[HISTORY: Adopted by the Village Council of the Village of Ridgewood 2-8-1984 by Ord. No. 1914. Amendments noted where applicable.]
Land use and development — See Ch. 190.
The flood hazard areas of the Village of Ridgewood are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief and impairment of the tax base, all of which adversely affect the public health, safety and general welfare.
These flood losses are caused by the cumulative effect of obstructions in areas of special flood hazard which increase flood heights and velocities and, when inadequately anchored, damage uses in other areas. Uses that are inadequately floodproofed, elevated or otherwise protected from flood damage also contribute to the flood loss.
Editor's Note: Original Section 1.1, Statutory authorization, was deleted 10-13-1992 by Ord. No. 2375.
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:
Protect human life and health.
Minimize expenditure of public money for costly flood control projects.
Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public.
Minimize prolonged business interruptions.
Minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in areas of special flood hazard.
Help maintain a stable tax base by providing for the second use and development of areas of special flood hazard so as to minimize future flood blight areas.
Ensure that potential buyers are notified that property is in an area of special flood hazard.
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:
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.
Requiring that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction.
Controlling the alteration of natural floodplains, stream channels and natural protective barriers which help accommodate or channel floodwaters.
Controlling filling, grading, dredging and other development which may increase flood damage.
Preventing or regulating the construction of flood barriers which will unnaturally divert floodwaters 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 meanings they have in common usage and to give this chapter its most reasonable application.
As used in this chapter, the following terms shall have the meanings indicated:
- A request for a review of the chief construction official's interpretation of any provision of this chapter or a request for a variance.
- AREA OF SPECIAL FLOOD HAZARD
- The land in the floodplain within a community subject to a one-percent or greater chance of flooding in any given year.
- BASE FLOOD
- The flood having a one-percent chance of being equaled or exceeded in any given year.
- Any area of the building having its floor subgrade (below ground
level) on all sides.[Added 8-11-1987 by Ord. No. 2106]
- 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.[Added 8-11-1987 by Ord. No. 2106]
- 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 located within the area of special flood hazard.
- DEVELOPMENT PERMIT
- A preliminary subdivision permit, a preliminary site plan or a building permit as required in Chapter 190, Land Use and Development, of the Village Code.
- ELEVATED BUILDING
- A nonbasement building built in an area of special flood hazard to
have the top of the elevated floor elevated above the ground level 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 of 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 floodwaters.[Added 8-11-1987 by Ord. No. 2106]
- FLOOD INSURANCE RATE MAP (FIRM)
- The official map on which the Federal Insurance Administration has delineated both the areas of special flood hazard and the risk premium zones applicable to the community.
- FLOOD INSURANCE STUDY
- The official report provided in which the Federal Insurance Administration has provided flood profiles, as well as the Flood Boundary-Floodway Map and the water surface elevation of the base flood.
- FLOOD or FLOODING
- A general and temporary condition of partial or complete inundation of normally dry land areas from:
- The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than 0.2 foot.
- LOWEST FLOOR
- 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 as to render the structure in violation of other applicable nonelevation
design requirements.[Amended 8-11-1987 by Ord. No. 2106]
- NEW CONSTRUCTION
- Structures for which the start of construction commenced on or after the effective date of this chapter.
- START OF CONSTRUCTION
- For other than new construction, includes substantial improvement
and means the date the building permit was issued, provided that the actual
start of construction, repair, reconstruction, 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 piles, 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, 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.[Amended 8-11-1987 by Ord. No. 2106]
- A framed and roofed building or a gas or liquid storage tank that is principally above ground.
- SUBSTANTIAL IMPROVEMENT
- Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure either before the improvement or repair is started or, if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either:
- (1) Any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or
- (2) Any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places.
- A grant of relief from the requirements of this chapter which permits construction in a manner that would otherwise be prohibited by this chapter.
This chapter shall apply to all areas of special flood hazard within the jurisdiction of the Village of Ridgewood, State of New Jersey.
[Amended 10-10-1995 by Ord. No. 2541; 11-10-1998 by Ord. No. 2649]
The areas of special flood hazard identified by the Federal Emergency Management Agency, "Flood Insurance Study, Bergen County, New Jersey," revised and to be effective December 8, 1998, with the accompanying Flood Insurance Rate Maps, is hereby adopted by reference and declared to be a part of this chapter. The Flood Insurance Study is on file at the Department of Public Works, Director's Office, 131 North Maple Avenue, Ridgewood, New Jersey.
[Amended 10-13-1992 by Ord. No. 2375]
No structure or land shall hereafter be constructed, located, 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 violation. Any person who violates this chapter or fails to comply with any of its requirements shall, upon conviction thereof, be subject to the penalty contained in Chapter 1, General Provisions, Article I, of this Code. Nothing herein contained shall prevent the Village of Ridgewood 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 any 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:
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 areas of special flood hazard 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 Village of Ridgewood, 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 within any area of special flood hazard established in § 154-6. Application for a development permit shall be made on forms furnished by the Planning Board 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 and drainage facilities and the location of the foregoing.
Specifically, the following information is required:
The elevation in relation to mean sea level of the lowest floor (including basement) of all structures.
The elevation in relation to mean sea level to which any structure has been floodproofed.
Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in § 154-16B and are in accordance with "Waterproofing" and "Floodproofing" as contained in the latest issue of the BOCA Building Code.
A description of the extent to which any watercourse will be altered or relocated as a result of proposed development.
Each permit under this chapter shall be supported by a certification from a registered professional engineer or architect certifying to the fact that the design and methods of construction proposed in the application are in accordance with the accepted standards of practice for meeting the applicable provisions of this chapter.
[Added 8-11-1987 by Ord. No. 2106]
The Construction Official is hereby appointed to administer and implement this chapter by granting or denying development permit applications in accordance with its provisions.
The duties of the Construction Official shall include but not be limited to the following:
Permit review. The Construction Official shall:
Review all development permit applications to determine that the permit requirements of this chapter have been satisfied.
Review all development permit applications to determine that all necessary permits have been obtained from those federal, state or local governmental agencies from which prior approval is required.
Review all development permit applications to determine if the proposed development is located in the floodway. If located in the floodway, he shall assure that the encroachment provisions of § 154-17A are met.
Use of other base flood data.
When base flood elevation and floodway data has not been provided in accordance with § 154-6, Basis for establishing areas of special flood hazard, the Department of Public Works shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source in order to administer § 154-16, Specific standards, Subsection A, Residential construction, and Subsection B, Nonresidential construction.
[Added 8-11-1987 by Ord. No. 2106]
Information to be obtained and maintained.
The Construction Official shall:
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.
Maintain for public inspection all records pertaining to the provisions of this chapter.
Alteration of watercourses. The Construction Official shall:
Require that the applicant notify adjacent communities and the New Jersey Department of Environmental Protection, Division of Water Resources, Bureau of Floodplain Management, prior to any alteration or relocation of a watercourse and submit evidence of such notification to the Federal Insurance Administration.
Require that maintenance is provided within the altered or relocated portion of said watercourse so that the flood-carrying capacity is not diminished.
Interpretation of FIRM boundaries. The Construction Official shall make interpretations where needed as to the exact location of the boundaries of the areas of special flood hazard (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 § 154-14.
The Planning Board, as established by the Village of Ridgewood, shall hear and decide appeals and requests for variances from the requirements of this chapter.
The Planning Board shall hear and decide appeals when it is alleged there is an error in any requirement, decision or determination made by the Construction Official in the enforcement or administration of this chapter.
In its review of such applications, the Planning Board shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter and:
The danger that materials may be swept onto other lands to the injury of others.
The danger to life and property due to flooding or erosion damage.
The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner.
The importance of the services provided by the proposed facility to the community.
The necessity to the facility of a waterfront location, where applicable.
The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage.
The compatibility of the proposed use with existing and anticipated development.
The relationship of the proposed use to the Comprehensive Plan and floodplain management program of that area.
The safety of access to the property in times of flood for ordinary and emergency vehicles.
The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site.
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.
Upon consideration of the factors of Subsection A(4) above and the purposes of this chapter, the Planning Board may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
The Construction Official shall maintain the records of all appeal actions, including technical information, and report any variances to the Federal Insurance Administration upon request.
Conditions for variances.
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, provided that items in Subsection A(4)(a) through (k) above have been fully considered. As the lot size increases beyond 1/2 acre, the technical justification required for issuing the variance increases.
Variances may be issued for the reconstruction, rehabilitation or restoration of structures listed on the National Register of Historic Places or the State Inventory of Historic Places without regard to the procedures set forth in the remainder of this section.
Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.
Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
Variances shall only be issued upon:
A showing of good and sufficient cause.
A determination that failure to grant the variance would result in exceptional hardship to the applicant.
A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety or extraordinary public expense or create nuisances, cause fraud on or victimization of the public as identified in Subsection A(4) above, or conflict with existing local laws or ordinances.
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 floor elevation.
In all areas of special flood hazard, the following standards shall be required:
Anchoring. All new construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure.
Construction materials and methods.
All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.
New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the systems into floodwaters.
On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.
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.
[Added 8-11-1987 by Ord. No. 2106]
All subdivision proposals shall be consistent with the need to minimize flood damage.
All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.
All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage and shall be in accordance with § 190-72 Developments in flood hazard areas, and § 190-88B, Site plan submission, review and approval required, as contained in Chapter 190, Land Use and Development, Code of Laws, Village of Ridgewood.
Base flood elevation data shall be provided for subdivision proposals and other proposed development which contain at least 50 lots or five acres, whichever is less.
Enclosure openings. For all new construction and substantial improvements, fully enclosed areas below the lowest floor that 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 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 coverings or devices, provided that they permit the automatic entry and exit of floodwaters.
[Added 8-11-1987 by Ord. No. 2106]
In all areas of special flood hazard where base flood elevation data have been provided as set forth in § 154-6, Basis for establishing areas of special flood hazard, or in § 154-13B, Use of other base flood data, the following standards are required:
Residential construction. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated to or above base flood elevation.
Nonresidential construction. New construction and substantial improvement of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated to or above the level of the base flood elevation. Attendant utilities and sanitary facilities shall have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy and be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certifications shall be provided to the Construction Code Official as set forth in § 154-13C(2).
Located within areas of special flood hazard established in § 154-6 are areas designated as "floodways." Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles and erosion potential, the following provisions apply:
Encroachments, including fill, new construction and substantial improvements, and other development shall be prohibited unless a technical evaluation demonstrates that encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.
In all areas of special flood hazard in which base flood elevation data has been provided and no floodway has been designated, the cumulative effect of any proposed development, when combined with all other existing and anticipated development, shall not increase the water elevation of the base flood more than 0.2 of a foot at any point.
Any development and/or construction of any nature whatsoever that falls within a special flood hazard area as delineated on the official Flood Hazard Boundary Maps prepared by the Federal Insurance Administration, as amended from time to time, shall be performed in accordance with the requirements contained herein or in accordance with Chapter 190, Land Use and Development, Code of Laws, Village of Ridgewood, whichever imposes the more stringent restrictions.