[Ord. No. 03-2017]
The Legislature of the State of New Jersey has in N.J.S.A. 40:48-1,
et seq., delegated the responsibility to local governmental units
to adopt regulations designed to promote public health, safety, and
general welfare of its citizenry. Therefore, the Board of Commissioners
of the Borough of Cape May Point of Cape May County, New Jersey does
ordain as follows.
[Ord. No. 03-2017]
It is the purpose of this chapter to promote the public health,
safety, and general welfare, and to minimize public and private losses
due to flood conditions in specific areas by provisions designed to:
a. Protect human life and health;
b. Minimize expenditure of public money for costly flood control projects;
c. Minimize the need for rescue and relief efforts associated with flooding
and generally undertaken at the expense of the general public;
d. Minimize prolonged business interruptions;
e. Minimize damage to public facilities and utilities such as water
and gas mains, electric, telephone and sewer lines, streets, bridges
located in areas of special flood hazard;
f. Help maintain a stable tax base by providing for the sound use and
development of areas of special flood hazard so as to minimize future
flood blight areas;
g. Ensure that potential buyers are notified that property is in an
area of special flood hazard; and
h. Ensure that those who occupy the areas of special flood hazard assume
responsibility for their actions.
[Ord. No. 03-2017]
In order to accomplish its purposes, this ordinance includes
methods and provisions for:
a. Restricting or prohibiting uses which are dangerous to health, safety,
and property due to water or erosion hazards, or which result in damaging
increases in erosion or in flood heights or velocities;
b. Requiring that uses vulnerable to floods including facilities which
serve such uses, be protected against flood damage at the time of
initial construction;
c. Controlling the alteration of natural floodplains, stream channels,
and natural protective barriers, which help accommodate or channel
flood waters;
d. Controlling filling, grading, dredging, and other development which
may increase flood damage; and
e. Preventing or regulating the construction of flood barriers which
will unnaturally divert flood waters or which may increase flood hazards
in other areas.
[Ord. No. 03-2017; Ord. No. 06-2017]
Unless specifically defined below, words or phrases used in
this chapter shall be interpreted so as to give them the meaning they
have in common usage and to give this chapter its most reasonable
application.
AH ZONE
Shall mean areas subject to inundation by 1-percent-annual-chance
shallow flooding (usually areas of ponding) where average depths are
between one and three feet. Base Flood Elevations (BFEs) derived from
detailed hydraulic analyses are shown in this zone.
AO ZONE
Shall mean areas subject to inundation by 1-percent-annual-chance
shallow flooding (usually sheet flow on sloping terrain) where average
depths are between one and three feet.
ADVISORY BASE FLOOD ELEVATION (ABFE)
Shall mean the elevation shown on a community's Advisory
Flood Hazard Area Map that indicates the advisory stillwater elevation
plus wave effect (ABFE = SWEL + wave effect) resulting from a flood
that has a one (1%) percent or greater chance of being equaled or
exceeded in any given year.
ADVISORY FLOOD HAZARD AREA (AFHA)
Shall mean the land in the floodplain within a community
subject to flooding from the 1% annual chance event depicted on the
Advisory Flood Hazard Area Map.
ADVISORY FLOOD HAZARD AREA MAP
Shall mean the official map on which the Federal Emergency
Management Agency has delineated the areas of advisory flood hazards
applicable to the community.
APPEAL
Shall mean a request for a review of the Flood Plain Administrator's
interpretation of any provision of this ordinance or a request for
a variance.
AREA OF SHALLOW FLOODING
Shall mean a designated AO or AH Zone on a community's
Digital Flood Insurance Rate Map (DFIRM) with a 1% annual or greater
chance of flooding to an average depth of one to three feet where
a clearly defined channel does not exist, where the path of flooding
is unpredictable and where velocity flow may be evident. Such flooding
is characterized by ponding or sheet flow.
AREA OF SPECIAL FLOOD HAZARD
Shall mean land in the floodplain within a community subject
to a 1% or greater chance of flooding in any given year. It is shown
on the FIRM as Zone V, VE, V1-30, A, AO, A1 A30, AE, A99, or AH.
BASE FLOOD
Shall mean a flood having a 1% chance of being equaled or
exceeded in any given year.
BASE FLOOD ELEVATION (BFE)
Shall mean the flood elevation shown on a published Flood
Insurance Study (FIS) including the Flood Insurance Rate Map (FIRM).
For Zones AE, AH, AO, and A1-30 the elevation represents the water
surface elevation resulting from a flood that has a 1% or greater
chance of being equaled or exceeded in any given year. For Zones VE
and V1-30 the elevation represents the stillwater elevation (SWEL)
plus wave effect (BFE = SWEL + wave effect) resulting from a flood
that has a 1% or greater chance of being equaled or exceeded in any
given year.
BASEMENT
Shall mean any area of the building having its floor subgrade
(below ground level) on all sides.
BREAKAWAY WALL
Shall mean a wall that is not part of the structural support
of the building and is intended through its design and construction
to collapse under specific lateral loading forces without causing
damage to the elevated portion of the building or supporting foundation
system.
COASTAL A ZONE
Shall mean the portion of the Special Flood Hazard Area (SFHA)
starting from a Velocity (V) Zone and extending up to the landward
Limit of the Moderate Wave Action delineation. Where no V Zone is
mapped the Coastal A Zone is the portion between the open coast and
the landward Limit of the Moderate Wave Action delineation. Coastal
A Zones may be subject to wave effects, velocity flows, erosion, scour,
or a combination of these forces. Construction and development in
Coastal A Zones is to be regulated the same as V Zones/Coastal High
Hazard Areas.
COASTAL HIGH HAZARD AREA
Shall mean an area of special flood hazard extending from
offshore to the inland limit of a primary frontal dune along an open
coast and any other area subject to high velocity wave action from
storms or seismic sources.
DEVELOPMENT
Shall mean any man-made change to improved or unimproved
real estate, including but not limited to buildings or other structures,
mining, dredging, filling, grading, paving, excavation or drilling
operations, or storage of equipment or materials located within the
area of special flood hazard.
DIGITAL FLOOD INSURANCE RATE MAP (DFIRM)
Shall mean the official map on which the Federal Insurance
Administration has delineated both the areas of special flood hazards
and the risk premium zones applicable to the community.
ELEVATED BUILDING
Shall mean a non-basement building built, in the case of
a building in an Area of Special Flood Hazard, to have the top of
the elevated floor or, in the case of a building in a Coastal High-Hazard
Area or Coastal A Zone, to have the bottom of the lowest horizontal
structural member of the elevated floor, elevated above the base flood
elevation plus freeboard by means of piling, columns (posts and piers),
or shear walls parallel to the flow of the water, and adequately anchored
so as not to impair the structural integrity of the building during
a flood up to the magnitude of the base flood. In an Area of Special
Flood Hazard "elevated building" also includes a building elevated
by means of fill or solid foundation perimeter walls with openings
sufficient to facilitate the unimpeded movement of flood waters. In
Areas of Coastal High Hazard and Coastal A Zones "elevated buildings"
also includes a building otherwise meeting the definition of "elevated
building" even though the lower area is enclosed by means of breakaway
walls.
EROSION
Shall mean the process of the gradual wearing away of land
masses.
EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
Shall mean a manufactured home park or subdivision for which
the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including, at a minimum, the
installation of utilities, the construction of streets, and either
final site grading or the pouring of concrete pads) is completed before
the effective date of the floodplain management regulations adopted
by a community.
FLOOD OR FLOODING
Shall mean a general and temporary condition of partial or
complete inundation of normally dry land areas from:
a.
The overflow of inland or tidal waters; and/or
b.
The unusual and rapid accumulation or runoff of surface waters
from any source.
FLOOD INSURANCE RATE MAP (FIRM)
Shall mean the official map on which the Federal Insurance
Administration has delineated both the areas of special flood hazards
and the risk premium zones applicable to the community.
FLOOD INSURANCE STUDY (FIS)
Shall mean the official report in which the Federal Insurance
Administration has provided flood profiles, as well as the Flood Insurance
Rate Map(s) and the water surface elevation of the base flood.
FLOODPLAIN MANAGEMENT REGULATIONS
Shall mean zoning ordinances, subdivision regulations, building
codes, health regulations, special purpose ordinances (such as a floodplain
ordinance, grading ordinance and erosion control ordinance) and other
applications of police power. The term describes such State or local
regulations, in any combination thereof, which provide standards for
the purpose of flood damage prevention and reduction.
FLOODPROOFING
Shall mean any combination of structural and nonstructural
additions, changes, or adjustments to structures which reduce or eliminate
flood damage to real estate or improved real property, water and sanitary
facilities, structures and their contents.
FREEBOARD
Shall mean a factor of safety usually expressed in feet above
a flood level for purposes of flood plain management. "Freeboard"
tends to compensate for the many unknown factors that could contribute
to flood heights greater than the height calculated for a selected
size flood conditions, such as wave action, bridge openings, and the
hydrological effect of urbanization of the watershed.
HIGHEST ADJACENT GRADE
Shall mean the highest natural elevation of the ground surface
prior to construction next to the proposed or existing walls of a
structure.
HISTORIC STRUCTURE
Shall mean any structure that is:
a.
Listed individually in the National Register of Historic Places
(a listing maintained by the Department of Interior) or preliminarily
determined by the Secretary of the Interior as meeting the requirements
for individual listing on the National Register;
b.
Certified or preliminarily determined by the Secretary of the
Interior as contributing to the historical significance of a registered
historic district or a district preliminarily determined by the Secretary
to qualify as a registered historic district;
c.
Individually listed on a State inventory of historic places
in states with historic preservation programs which have been approved
by the Secretary of the Interior; or
d.
Individually listed on a local inventory of historic places
in communities with historic preservation programs that have been
certified either:
1.
By an approved State program as determined by the Secretary
of the Interior; or
2.
Directly by the Secretary of the Interior in states without
approved programs.
LIMIT OF MODERATE WAVE ACTION (LIMWA)
Shall mean inland limit of the area affected by waves greater
than 1.5 feet during the Base Flood. Base Flood conditions between
the V Zone and the LiMWA will be similar to, but less severe than
those in the V Zone.
LOWEST FLOOR
Shall mean the lowest floor of the lowest enclosed area (including
basement). An unfinished or flood resistant enclosure, usable solely
for the parking of vehicles, building access or storage in an area
other than a basement is not considered a building's lowest floor
provided that such enclosure is not built so to render the structure
in violation of other applicable non-elevation design requirements
of 44 CFR Section 60.3.
MANUFACTURED HOME
Shall mean a structure, transportable in one or more sections,
which is built on a permanent chassis and is designed for use with
or without a permanent foundation when attached to the required utilities.
The term "manufactured home" does not include a "recreational vehicle."
NEW CONSTRUCTION
Shall mean structures for which the start of construction
commenced on or after the effective date of a floodplain regulation
adopted by a community and includes any subsequent improvements to
such structures.
NEW MANUFACTURED HOME PARK OR SUBDIVISION
Shall mean a manufactured home park or subdivision for which
the construction of facilities for servicing the lots on which the
manufactured homes are to be affixed (including at a minimum, the
installation of utilities, the construction of streets, and either
final site grading or the pouring of concrete pads) is completed on
or after the effective date of the floodplain management regulations
adopted by the municipality.
PRIMARY FRONTAL DUNE
Shall mean a continuous or nearly continuous mound or ridge
of sand with relatively steep seaward and landward slopes immediately
landward and adjacent to the beach and subject to erosion and overtopping
from high tides and waves from coastal storms. The inland limit of
the primary frontal dune occurs at the point where there is a distinct
change from the relatively steep slope to a relatively mild slope.
RECREATIONAL VEHICLE
Shall mean a vehicle which is [i] built on a single chassis;
[ii] 400 square feet or less when measured at the longest horizontal
projections; [iii] designed to be self-propelled or permanently towable
by a light duty truck; and [iv] designed primarily not for use as
a permanent dwelling but as temporary living quarters for recreational,
camping, travel, or seasonal use.
SAND DUNES
Shall mean naturally occurring or man-made accumulations
of sand in ridges or mounds landward of the beach.
START OF CONSTRUCTION
Shall mean (for other than new construction or substantial
improvements under the Coastal Barrier Resources Act (P.L. No. 97-348))
includes substantial improvements and means the date the building
permit was issued, provided the actual start of construction, repair,
reconstruction, rehabilitation, addition, placement, or other improvement
was within 180 days of the permit date. The actual start means either
the first placement of permanent construction of a structure on a
site such as the pouring of a slab or footings, the installation of
pilings, the construction of columns, or any work beyond the stage
of excavation, or the placement of a manufactured home on a foundation.
Permanent construction does not include land preparation,
such as clearing, grading and filling nor does it include the installation
of streets and/or walkways, nor does it include excavation for a basement,
footings or piers, or foundations or the erection of temporary forms,
nor does it include the installation on the property of accessory
buildings, such as garages or sheds not occupied as dwelling units
or not part of the main structure. For a substantial improvement,
the actual start of construction means the first alteration of any
wall, ceiling, floor, or other structural part of a building, whether
or not that alteration affects the external dimensions of the building.
STRUCTURE
Shall mean a walled and roofed building, a manufactured home,
or a gas or liquid storage tank that is principally above ground.
SUBSTANTIAL DAMAGE
Shall mean damage of any origin sustained by a structure
whereby the cost of restoring the structure to its condition before
damage would equal or exceed 50% of the market value of the structure
before the damage occurred.
SUBSTANTIAL IMPROVEMENT
Shall mean any reconstruction, rehabilitation, addition,
or other improvement of a structure, the cost of which equals or exceeds
50% of the market value of the structure before the "start of construction"
of the improvement. This term includes structures which have incurred
"substantial damage," regardless of the actual repair work performed.
The term does not, however, include either:
a.
Any project for improvement of a structure to correct existing
violations of State or local health, sanitary or safety code specifications
which have been identified by the local code enforcement officer and
which are the minimum necessary to assure safe living conditions;
or
b.
Any alteration of a "historic structure," provided that the
alteration will not preclude the structure's continued designation
as a "historic structure."
VARIANCE
Shall mean a grant of relief from the requirements of this
chapter that permits construction in a manner that would otherwise
be prohibited by this chapter.
VIOLATION
Shall mean the failure of a structure or other development
to be fully compliant with this chapter. A new or substantially improved
structure or other development without the elevation certificate,
other certifications, or other evidence of compliance required in
44 CFR § 60.3(b)(5), (c)(4), (c)(10), (e)(2), (e)(4), or
(e)(5) is presumed to be in violation until such time as that documentation
is provided.
[Ord. No. 03-2017]
This chapter shall apply to all areas of special flood hazards
within the jurisdiction of the Borough of Cape May Point, Cape May
County, New Jersey.
[Ord. No. 03-2017; Ord. No. 06-2017]
The areas of special flood hazard for the Borough of Cape May
Point, Community No. 345289, are identified and defined on the following
documents prepared by the Federal Emergency Management Agency:
a. A scientific and engineering report "Flood Insurance Study, Cape
May County, New Jersey (All Jurisdictions)" dated October 5, 2017.
b. "Flood Insurance Rate Map for Cape May County, New Jersey (All Jurisdictions)"
as shown on Index and panel(s) 34009C0286F, 34009C0287F, 34009C0278F,
34009C0279F, whose effective date is October 5, 2017.
c. Best Available Flood Hazard Data. These documents shall take precedence
over effective panels and FIS in construction and development regulations
only. Where the effective mapping or Advisory Base Flood Elevation
conflict or overlap, whichever imposes the more stringent requirement
shall prevail.
d. The above documents are hereby adopted and declared to be a part
of this chapter. The Flood Insurance Study, maps and advisory documents
are on file at 215 Lighthouse Avenue, Cape May Point, New Jersey.
[Ord. No. 03-2017]
No structure or land shall hereafter be constructed, relocated
to, extended, converted, or altered without full compliance with the
terms of this chapter and other applicable regulations. Violation
of the provisions of this chapter by failure to comply with any of
its requirements (including violations of conditions and safeguards
established in connection with conditions) shall constitute a misdemeanor.
Any person who violates this chapter or fails to comply with any of
its requirements shall upon conviction thereof be fined not more than
$1,000 or imprisoned for not more than 30 days, or both, for each
violation, and in addition shall pay all costs and expenses involved
in the case. Nothing herein contained shall prevent the Borough of
Cape May Point, from taking such other lawful action as is necessary
to prevent or remedy any violation.
[Ord. No. 03-2017]
This chapter is not intended to repeal, abrogate, or impair
any existing easements, covenants, or deed restrictions. However,
where this chapter and other ordinance, easement, covenant, or deed
restriction conflict or overlap, whichever imposes the more stringent
restrictions shall prevail.
[Ord. No. 03-2017]
In the interpretation and application of this chapter, all provisions
shall be:
a. Considered as minimum requirements;
b. Liberally construed in favor of the Governing Body; and
c. Deemed neither to limit nor repeal any other powers granted under
State statutes.
[Ord. No. 03-2017]
The degree of flood protection required by this chapter is considered
reasonable for regulatory purposes and is based on scientific and
engineering considerations. Larger floods can and will occur on rare
occasions. Flood heights may be increased by man-made or natural causes.
This chapter does not imply that land outside the area of special
flood hazards or uses permitted within such areas will be free from
flooding or flood damages.
This chapter shall not create liability on the part of the Borough
of Cape May Point, any officer or employee thereof or the Federal
Insurance Administration, for any flood damages that result from reliance
on this chapter or any administrative decision lawfully made thereunder.
[Ord. No. 03-2017]
A Development Permit shall be obtained before construction or development begins, including placement of manufactured homes, within any area of special flood hazard established in subsection
90-3.2. Application for a Development Permit shall be made on forms furnished by the Flood Plain Administrator and may include, but not be limited to; plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, drainage facilities; and the location of the foregoing. Specifically, the following information is required:
a. Elevation in relation to mean sea level, of the lowest floor (including
basement) of all structures;
b. Elevation in relation to mean sea level to which any structure has
been floodproofed;
c. Certification by a registered professional engineer or architect
that the floodproofing methods for any nonresidential structure meet
the floodproofing criteria in subsection 90-5.2-2; and
d. Description of the extent to which any watercourse will be altered
or relocated as a result of proposed development.
[Ord. No. 03-2017]
The Flood Plain Administrator is hereby appointed to administer
and implement this chapter by granting or denying development permit
applications in accordance with its provisions.
[Ord. No. 03-2017]
Duties of the Flood Plain Administrator shall include, but not
be limited to:
a. Permit Review.
1. Review all development permits to determine that the permit requirements
of this chapter have been satisfied.
2. Review all development permits to determine that all necessary permits
have been obtained from those Federal, State or local governmental
agencies from which prior approval is required.
3. Review all development permits in the coastal high hazard and Coastal
A Zone area of the area of special flood hazard to determine if the
proposed development alters sand dunes so as to increase potential
flood damage.
4. Review plans for walls to be used to enclose space below the base
flood level in accordance with subsection 90-5.3-2d.
b. Use of Other Base Flood Data. When base flood elevation data has not been provided in accordance with subsection
90-3.2 Basis for Establishing the Areas of Special Flood Hazard, the Flood Plain Administrator shall obtain, review, and reasonably utilize any base flood elevation data available from a Federal, State or other source, in order to administer subsection 90-5.2-1, Specific Standards, Residential Construction, and 90-5.2-2, Specific Standards, Nonresidential Construction.
c. Information to Be Obtained and Maintained.
1. Obtain and record the actual elevation (in relation to mean sea level)
of the lowest floor (including basement) of all new or substantially
improved structures, and whether or not the structure contains a basement.
2. For all new or substantially improved floodproofed structures:
(a)
Verify and record the actual elevation (in relation to mean
sea level); and
(b)
Maintain the floodproofing certifications required in subsection
90-4.1c.
3. In coastal high hazard and Coastal A Zone areas, certification shall be obtained from a registered professional engineer or architect that the provisions of subsections
90-5.3b1 and
90-5.3b2 (a) and (b) are met.
4. Maintain for public inspection all records pertaining to the provisions
of this ordinance.
d. Alteration of Watercourses.
1. Notify adjacent communities and the New Jersey Department of Environmental
Protection, Dam Safety and Flood Control Section and the Land Use
Regulation Program prior to any alteration or relocation of a watercourse,
and submit evidence of such notification to the Federal Insurance
Administration.
2. Require that maintenance is provided within the altered or relocated
portion of said watercourse so the flood carrying capacity is not
diminished.
e. Substantial Damage Review.
1. After an event resulting in building damages, assess the damage to
structures due to flood and non-flood causes.
2. Record and maintain the flood and non-flood damage of substantial
damage structures and provide a letter of Substantial Damage Determination
to the owner and the New Jersey Department of Environmental Protection,
Dam Safety and Flood Control Section.
3. Ensure substantial improvements meet the requirements of subsections
90-5.2a Specific Standards, Residential Construction, 90-5.2b, Specific Standards, Nonresidential Construction, and 90-5.2c, Specific Standards Manufactured Homes.
f. Interpretation of FIRM Boundaries. Make interpretations where needed, as to the exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in subsection
90-4.4.
[Ord. No. 03-2017; Ord. No 14-2017]
a. Appeal Board.
1. The Cape May Point Planning Board as established by Board of Commissioners
shall hear and decide appeals and requests for variances from the
requirements of this chapter.
2. The Cape May Point Planning Board shall hear and decide appeals when
it is alleged there is an error in any requirement, decision, or determination
made by the Flood Plain Administrator in the enforcement or administration
of this chapter.
3. Those aggrieved by the decision of the Cape May Point Planning Board,
or any taxpayer, may appeal such decision to the Superior Court of
New Jersey, as provided in Rule 4:69-1 et seq. of the New Jersey Rules
of Court.
4. In passing upon such applications, the Cape May Point Planning Board,
shall consider all technical evaluations, all relevant factors, standards
specified in other sections of this chapter, and:
(a)
The danger that materials may be swept onto other lands to the
injury of others;
(b)
The danger to life and property due to flooding or erosion damage;
(c)
The susceptibility of the proposed facility and its contents
to flood damage and the effect of such damage on the individual owner;
(d)
The importance of the services provided by the proposed facility
to the community;
(e)
The necessity to the facility of a waterfront location, where
applicable;
(f)
The availability of alternative locations for the proposed use
which are not subject to flooding or erosion damage;
(g)
The compatibility of the proposed use with existing and anticipated
development;
(h)
The relationship of the proposed use to the comprehensive plan
and floodplain management program of that area;
(i)
The safety of access to the property in times of flood for ordinary
and emergency vehicles;
(j)
The expected heights, velocity, duration, rate of rise, and
sediment transport of the flood waters and the effects of wave action,
if applicable, expected at the site; and
(k)
The costs of providing governmental services during and after
flood conditions, including maintenance and repair of public utilities
and facilities such as sewer, gas, electrical, and water systems,
and streets and bridges.
5. Upon consideration of the factors of subsection
90-4.4a4 and the purposes of this chapter, the Cape May Point Planning Board may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
6. The Flood Plain Administrator shall maintain the records of all appeal
actions, including technical information, and report any variances
to the Federal Insurance Administration upon request.
b. Conditions for Variances.
1. Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of 1/2 acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing items (a)—(k) in subsection
90-4.4a have been fully considered. As the lot size increases beyond the 1/2 acre, the technical justification required for issuing the variance increases.
2. Variances may be issued for the repair or rehabilitation of historic
structures upon a determination that the proposed repair or rehabilitation
will not preclude the structure's continued designation as a
historic structure and the variance is the minimum necessary to preserve
the historic character and design of the structure.
3. Variances shall only be issued upon a determination that the variance
is the minimum necessary, considering the flood hazard, to afford
relief.
4. Variances shall only be issued upon:
(a)
A showing of good and sufficient cause;
(b)
A determination that failure to grant the variance would result
in exceptional hardship to the applicant; and
(c)
A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public as identified in subsection
90-4.4a4, or conflict with existing local laws or ordinances.
5. Any applicant to whom a variance is granted shall be given written
notice that the structure will be permitted to be built with a lowest
floor elevation below the base flood elevation and that the cost of
flood insurance will be commensurate with the increased risk resulting
from the reduced lowest floor elevation.
[Ord. No. 03-2017]
In all areas of special flood hazards, compliance with the applicable
requirements of the Uniform Construction Code (N.J.A.C. 5:23) and
the following standards, whichever is more restrictive, are required:
a. Anchoring.
1. All new construction and substantial improvements shall be anchored
to prevent flotation, collapse, or lateral movement of the structure.
2. All manufactured homes to be placed or substantially improved shall
be anchored to resist flotation, collapse or lateral movement. Methods
of anchoring may include, but are not to be limited to, use of over-the-top
or frame ties to ground anchors. This requirement is in addition to
applicable State and local anchoring requirements for resisting wind
forces.
b. Construction Materials and Methods.
1. All new construction and substantial improvements shall be constructed
with materials and utility equipment resistant to flood damage.
2. All new construction and substantial improvements shall be constructed
using methods and practices that minimize flood damage.
c. Utilities.
1. All new and replacement water supply systems shall be designed to
minimize or eliminate infiltration of flood waters into the system;
2. New and replacement sanitary sewage systems shall be designed to
minimize or eliminate infiltration of flood waters into the systems
and discharge from the systems into flood waters;
3. On-site waste disposal systems shall be located to avoid impairment
to them or contamination from them during flooding; and
4. For all new construction and substantial improvements the electrical,
heating, ventilation, plumbing and air-conditioning equipment and
other service facilities shall be designed and/or located so as to
prevent water from entering or accumulating within the components
during conditions of flooding.
d. Subdivision Proposals.
1. All subdivision proposals and other proposed new development shall
be consistent with the need to minimize flood damage;
2. All subdivision proposals and other proposed new development shall
have public utilities and facilities such as sewer, gas, electrical,
and water systems located and constructed to minimize flood damage;
3. All subdivision proposals and other proposed new development shall
have adequate drainage provided to reduce exposure to flood damage;
and
4. Base flood elevation data shall be provided for subdivision proposals
and other proposed new development which contain at least 50 lots
or five acres (whichever is less).
e. Enclosure Openings. All new construction and substantial improvements
having fully enclosed areas below the lowest floor that are usable
solely for parking of vehicles, building access or storage in an area
other than a basement and which are subject to flooding shall be designed
to automatically equalize hydrostatic flood forces on exterior walls
by allowing for the entry and exit of floodwaters. Designs for meeting
this requirement must either be certified by a registered professional
engineer or architect or must meet or exceed the following minimum
criteria: A minimum of two openings in at least two exterior walls
of each enclosed area, having a total net area of not less than one
square inch for every square foot of enclosed area subject to flooding
shall be provided. The bottom of all openings shall be no higher than
one foot above grade. Openings may be equipped with screens, louvers,
or other covering or devices provided that they permit the automatic
entry and exit of floodwaters.
[Ord. No. 06-2017]
In all areas of special flood hazards where base flood elevation data have been provided as set forth in subsection
90-3.2, Basis for Establishing the Areas of Special Flood Hazard or in subsection
90-4.3b, Use of Other Base Flood Data, the following standards are required:
a. Residential Construction.
1. For Coastal A Zone construction see Subsection
90-5.3 Coastal High Hazard Area and Coastal A Zone.
2. New construction and substantial improvement of any residential structure
located in an A or AE Zone shall have the lowest floor, including
basement together with the attendant utilities (including all electrical,
heating, ventilating, air-conditioning and other service equipment)
and sanitary facilities, elevated at or above the base flood elevation
plus two feet or as required by ASCE/SEI 24-14, Table 2-1, or the
best available flood hazard data elevation, whichever is more restrictive;
[Amended 4-11-2019 by Ord. No. 02-2019]
3. Require within any AO or AH Zone on the municipality's FIRM
that all new construction and substantial improvement of any residential
structure shall have the lowest floor, including basement together
with the attendant utilities and sanitary facilities, elevated above
the depth number specified in feet plus two feet, above the highest
adjacent grade (at least three feet if no depth number is specified),
or at or above the best available flood hazard data elevation, whichever
is more restrictive. And, require adequate drainage paths around structures
on slopes to guide floodwaters around and away from proposed structures.
[Amended 4-11-2019 by Ord. No. 02-2019]
b. Nonresidential Construction. In an Area of Special Flood Hazard, all new construction and substantial improvement of any commercial, industrial or other nonresidential structure located in an A or AE Zone (for Coastal A Zone construction see Subsection
90-5.3 Coastal High Hazard Area and Coastal A Zone) shall have the lowest floor, including basement together with the attendant utilities (including all electrical, heating, ventilating, air-conditioning and other service equipment) and sanitary facilities:
Either:
1. Elevated to or above the base flood elevation plus two feet or as
required by ASCE/SEI 24-14, Table 2-1, or the best available flood
hazard data elevation, whichever is more restrictive; and
[Amended 4-11-2019 by Ord. No. 02-2019]
2. Require within any AO or AH Zone on the municipality's DFIRM
to elevate above the depth number specified in feet plus two feet,
above the highest adjacent grade (at least three feet if no depth
number is specified), or at or above the best available flood hazard
data elevation, whichever is more restrictive. And, require adequate
drainage paths around structures on slopes to guide floodwaters around
and away from proposed structures;
Or:
[Amended 4-11-2019 by Ord. No. 02-2019]
3. Be floodproofed so that below the base flood level plus two feet
or as required by ASCE/SEI 24-14, Table 6-1, or the best available
flood hazard data elevation, whichever is more restrictive, the structure
is watertight with walls substantially impermeable to the passage
of water;
[Amended 4-11-2019 by Ord. No. 02-2019]
4. Have structural components capable of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy; and
5. Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting the applicable provisions of this subsection. Such certification shall be provided to the official as set forth in Subsection
90-4.3c2(b).
c. Manufactured Homes.
1. Manufactured homes shall be anchored in accordance with Subsection
90-5.1a2.
2. All manufactured homes to be placed or substantially improved within
an area of special flood hazard shall:
(a)
Be consistent with the need to minimize flood damage;
(b)
Be constructed to minimize flood damage;
(c)
Have adequate drainage provided to reduce exposure to flood
damage;
(d)
Be elevated on a permanent foundation such that the top of the
lowest floor is at or above the base flood elevation plus two feet
or as required by ASCE/SEI 24-14, Table 2-1, or the best available
flood hazard data elevation, whichever is more restrictive; and
[Amended 4-11-2019 by Ord. No. 02-2019]
(e)
The manufactured home chassis is supported by reinforced piers
or other foundation elements of at least equivalent strength that
are no less than 36 inches in height above grade and be securely anchored
to an adequately anchored foundation system to resist floatation,
collapse, and lateral movement.
[Ord. No. 03-2017; Ord. No. 06-2017]
Coastal high hazard areas (V or VE Zones) and coastal A Zones are located within the areas of special flood hazard established in Subsection
90-3.2. These areas have special flood hazards associated with high velocity waters from tidal surges and hurricane wave wash; therefore, the following provisions shall apply:
a. Location of Structures.
1. All buildings or structures shall be located landward of the reach
of the mean high tide.
2. The placement of manufactured homes shall be prohibited, except in
an existing manufactured home park or subdivision.
b. Construction Methods.
1. Elevation. All new construction and substantial improvements shall
be elevated on piling or columns so that:
(a)
The bottom of the lowest horizontal structural member of the
lowest floor (excluding the piling or columns) is elevated to or above
the base flood elevation plus one foot or as required by ASCE/SEI
24-14, Table 4-1, or the best available flood hazard data elevation,
whichever is more restrictive;
(b)
All electrical, heating, ventilating, air-conditioning, mechanical
equipment and other equipment servicing the building is elevated two
feet above the base flood elevation, or the best available flood hazard
data elevation, whichever is more restrictive; and
[Amended 4-11-2019 by Ord. No. 02-2019]
(c)
With all space below the lowest floor's supporting member
open so as not to impede the flow of water, except for breakaway walls
as provided for in section 5.3-2d.
2. Structural Support.
(a)
All new construction and substantial improvements shall be securely
anchored on piling or columns.
(b)
The pile or column foundation and structure attached thereto
shall be anchored to resist flotation, collapse or lateral movement
due to the effects of wind and water loading values each of which
shall have a 1% chance of being equaled or exceeded in any given year
(100-year mean recurrence interval).
(c)
Prohibit the use of fill for structural support of buildings
within Zones V1-30, VE, V, and Coastal A on the community's FIRM.
3. Certification. A registered professional engineer or architect shall develop or review the structural design specifications and plans for the construction and shall certify that the design and methods of construction to be used are in accordance with accepted standards of practice for compliance with the provisions of subsections
90-5.3b1 and
90-5.3b2(a) and
(b).
4. Space Below the Lowest Floor.
(a)
Any alteration, repair, reconstruction or improvement to a structure
started after the enactment of this chapter shall not enclose the
space below the lowest floor unless breakaway walls, open wood lattice-work
or insect screening are used as provided for in this section.
(b)
Breakaway walls, open wood lattice-work or insect screening
shall be allowed below the base flood elevation provided that they
are intended to collapse under wind and water loads without causing
collapse, displacement or other structural damage to the elevated
portion of the building or supporting foundation system. Breakaway
walls shall be designed for a safe loading resistance of not less
than 10 and no more than 20 pounds per square foot. Use of breakaway
walls which exceed a design safe loading of 20 pounds per square foot
(either by design or when so required by local or State codes) may
be permitted only if a registered professional engineer or architect
certifies that the designs proposed meet the following conditions.
(1)
Breakaway wall collapse shall result from a water load less
than that which would occur during the base flood; and
(2)
The elevated portion of the building and supporting foundation
system shall not be subject to collapse, displacement or other structural
damage due to the effects of wind and water load acting simultaneously
on all building components (structural and non-structural). Water
loading values used shall be those associated with the base flood.
Wind loading values used shall be those required by applicable State
or local building standards.
(c)
If breakaway walls are utilized, such enclosed space shall be
used solely for parking of vehicles, building access, or storage and
not for human habitation.
(d)
Prior to construction, plans for any breakaway wall must be
submitted to the Construction Code Official or Building Sub-Code Official
for approval.
c. Sand Dunes. Prohibit man-made alteration of sand dunes anywhere in
the Borough of Cape May Point.