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 Township Committee
of the Township of Dennis of Cape May County, New Jersey does ordain
as follows:
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.
In order to accomplish its purposes, this chapter 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.
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.
AO ZONE
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.
AH ZONE
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.
APPEAL
A request for a review of the Construction Official's
interpretation of any provision of this chapter or a request for a
variance.
AREA OF SHALLOW FLOODING
A designated AO or AH zone on a community's Digital
Flood Insurance Rate Map (DFIRM) with a one percent 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
Land in the floodplain within a community subject to a one
percent 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
A flood having a one percent chance of being equaled or exceeded
in any given year.
BASE FLOOD ELEVATION (BFE)
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-percent 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-percent
or greater chance of being equaled or exceeded in any given year.
BASEMENT
Any area of the building having its floor subgrade (below
ground level) on all sides.
BREAKAWAY WALL
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
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
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.
CUMULATIVE SUBSTANTIAL IMPROVEMENT
Any reconstruction, rehabilitation, addition, or other improvement
of a structure that equals or exceeds 50 percent of the market value
of the structure at the time of the improvement or repair when counted
cumulatively for 10 years.
DEVELOPMENT
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)
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
A non-basement building (i) 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 (ii) 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
The process of gradual wearing away of land masses.
EXISTING MANUFACTURED HOME PARK OR SUBDIVISION
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
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)
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)
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
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
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
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
The highest natural elevation of the ground surface prior
to construction next to the proposed or existing walls of a structure.
HISTORIC STRUCTURE
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)
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
The lowest floor of the lowest enclosed area [including basement].
An unfinished or flood resistant enclosure, useable 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
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
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
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
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
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
Naturally occurring or man-made accumulations of sand in
ridges or mounds landward of the beach.
START OF CONSTRUCTION
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
A walled and roofed building, a manufactured home, or a gas
or liquid storage tank that is principally above ground.
SUBSTANTIAL DAMAGE
Damage of any origin sustained by a structure whereby the
cost of restoring the structure to its before damaged condition would
equal or exceed 50% of the market value of the structure before the
damage occurred. Substantial Damage also means flood-related damages
sustained by a structure on two or more separate occasions during
a 10-year period for which the cost of repairs at the time of each
such flood event, on the average, equals or exceeds 25 percent of
the market valve of the structure before the damages occurred.
SUBSTANTIAL IMPROVEMENT
Any reconstruction, rehabilitation, addition, or other improvement
of a structure during a 10-year period the cost of which equals or
exceeds 50% of the market value of the structure before the "start
of construction" of the improvement. Substantial improvement also
means "cumulative substantial improvement." This term includes structures
which have incurred "substantial damage", regardless of the actual
repair work performed or "repetitive loss". 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
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
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.
This chapter shall apply to all areas of special flood hazards
within the jurisdiction of the Township of Dennis, Cape May County,
New Jersey.
The areas of special flood hazard for the Township of Dennis,
Community No. 340552, 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 10/05/2017.
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b) "Flood Insurance Rate Map for Cape May County, New Jersey
(All Jurisdictions)" as shown on Index and panel(s)
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34009C0037F,
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34009C0039F,
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34009C0017F,
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34009C0019F,
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34009C0038F,
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34009C0036F,
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34009C0108F,
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34009C0106F,
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34009C0107F,
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34009C0109F,
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34009C0116F,
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34009C0117F,
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34009C0136F,
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34009C0137F,
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34009C0139F,
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34009C0128F,
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34009C0126F,
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34009C0127F,
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34009C0129F,
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34009C0133F,
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34009C0131F,
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34009C0132F,
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34009C0134F,
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34009C0143F,
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34009C0141F,
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34009C0142F,
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34009C0144F,
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34009C0251F,
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34009C0252F,
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34009C0153F,
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34009C0154F,
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34009C0163F,
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34009C0161F,
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34009C0162F,
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34009C0164F,
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whose effective date is 10/05/2017.
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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 571 Petersburg Road, Dennisville, New Jersey.
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No structure or land shall hereafter be constructed, re-located
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
$500.00 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. Each day that the violation persists shall be deemed
a separate offense. Nothing herein contained shall prevent the Township
of Dennis, from taking such other lawful action as is necessary to
prevent or remedy any violation.
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.
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.
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 Township
of Dennis, 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.
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
105-3.2. Application for a Development Permit shall be made on forms furnished by the Construction Official 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
105-5.2-2; and,
d) Description of the extent to which any watercourse will be altered
or relocated as a result of proposed development.
The Construction Official is hereby appointed to administer
and implement this chapter by granting or denying development permit
applications in accordance with its provisions.
Duties of the Construction Official shall include, but not be
limited to:
When base flood elevation data has not been provided in accordance with subsection
105-3.2, Basis For Establishing the Areas of Special Flood Hazard, the Construction Official shall obtain, review, and reasonably utilize any base flood elevation data available from a Federal, State or other source, in order to administer subsections
105-5.2-1, Specific Standards, Residential Construction, and 105-5.2-2, Specific Standards, Nonresidential Construction.
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
105-4.4.
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:
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.
In all areas of special flood hazards where base flood elevation data have been provided as set forth in subsection
105-3.2, Basis For Establishing the Areas of Special Flood Hazard or in subsection
105-4.3-2, Use Of Other Base Flood Data, the following standards are required:
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 section 5.3 COASTAL HIGH HAZARD AREA AND COASTAL A ZONE) shall
have the lowest floor, including basement together with the attendant
utilities and sanitary facilities as well as all electrical, heating,
ventilating, air-conditioning and other service equipment:
either
a) Elevated to or above the base flood elevation plus two feet or as
required by ASCE/SEI 24-14, Table 2-1, whichever is more restrictive;
and
b) 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). And, require adequate drainage paths around
structures on slopes to guide floodwaters around and away from proposed
structures;
or
c) Be floodproofed so that below the base flood level plus two feet
or as required by ASCE/SEI 24-14, Table 6-1, whichever is more restrictive,
the structure is watertight with walls substantially impermeable to
the passage of water;
d) Have structural components capable of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy; and,
e) 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 4.3-3 b) ii.
Coastal high hazard areas (V or VE Zones) and coastal A Zones
are located within the areas of special flood hazard established in
subsection 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:
Prohibit man-made alteration of sand dunes within Coastal A
Zones, VE and V Zones on the community's DFIRM which would increase
potential flood damage.
If any section, subsection, paragraph, sentence, clause, or
phrase of this chapter shall be declared invalid for any reason whatsoever,
such a decision shall not affect the remaining portions of the chapter,
which shall remain in full force and effect, and for this purpose
the provisions of this chapter are hereby declared to be severable.
This chapter shall be effective on September 12, 2017 and shall
remain in force until modified, amended or rescinded by the Township
of Dennis, Cape May County, New Jersey.