Scarinci Hollenbeck, LLC, LLCScarinci Hollenbeck, LLC, LLC

Firm Insights

New NJ Flood Maps and Regulations Pose Challenges and Opportunities

Author: William C. Sullivan, Jr.

Date: February 14, 2013

Key Contacts

Back

On January 24, 2013, Governor Chris Christie and the NJ Department of Environmental Protection (“NJDEP”) announced emergency regulations that adopted the Federal Emergency Management Agency (“FEMA”)’s updated Advisory Base Flood Elevation (ABFE) maps. 

The new regulations also amended the Flood Hazard Area Control Act (“FHACA”) regulations in light of the devastation caused by Superstorm Sandy.  In summary, these regulations accomplish the following:

five year tax abatement
  1. The State adopted the height and construction requirements in FEMA’s ABFE maps as a State standard for reconstruction.
  2. The State adopted new Permits by Rule that allow property owners with damage exceeding 50% of the property’s value who rebuild to the ABFEs (plus one additional foot) to do so without applying for permits.  Regulations for General Permits and Individual Permits were also amended to ease rebuilding, if the building is elevated.
  3. The State will allow “wet floodproofing” for non-residential buildings, meaning that the building may flood but it can structurally withstand the impact, where elevating the building or dry floodproofing would be difficult or very expensive.

As explained by the Governor’s Office, elevating buildings out of the “A” or “V” zones as depicted on these maps will save the average property owner tens of thousands of dollars in flood insurance premiums.

Although these maps are advisory from FEMA’s perspective and are to be finalized within the next year, they are being used by the State as the foundation for these new regulations.  The maps can be viewed at www.region2coastal.com.

NJDEP did not amend the existing regulatory prohibition of multi-family residential development or the discouragement of commercial development in the “V zone.”  The new maps include significant areas of new “V zone” in places as diverse as downtown Jersey City and Bay Head.  This new linkage between the existing limit on development and the FEMA maps could affect waterfront redevelopment and downtown business recovery from Sandy, unless the regulation or the maps are modified.  Property owners can petition FEMA informally, before the maps are final, to alter the V-zone boundary as to their property on the grounds that site-specific conditions would prevent a three-foot wave from striking their building; e.g. if there is another structure between the petitioner’s building and the water body.   FEMA has acknowledged that they have not yet fully vetted the V-zone boundaries – it was one of the reasons why FEMA has not finalized the map adoption.

The emergency rules were effective on January 24, 2013 and will be published in the February 19, 2013 New Jersey Register.  Nevertheless, because they are intended to be adopted as final regulations, a public hearing is scheduled for March 7, 2013 at the Council Chambers in Long Branch at 5:30 p.m and written comments will be due 30 days from publication in the Register.

These new regulations and maps could have a dramatic effect on rebuilding and other development in New Jersey.  Property owners and municipalities should immediately review the maps and evaluate how to best protect their interests under these unprecedented circumstances.

No Aspect of the advertisement has been approved by the Supreme Court. Results may vary depending on your particular facts and legal circumstances.

Scarinci Hollenbeck, LLC, LLC

Related Posts

See all
Crypto Enforcement: A Former Prosecutor’s Warning to Criminals and the Public post image

Crypto Enforcement: A Former Prosecutor’s Warning to Criminals and the Public

Cryptocurrency intimidates most people. The reason is straightforward. People fear what they do not understand. When confusion sets in, the common reaction is either to ignore the subject entirely or to mistrust it. For years, that is exactly how most of the public and even many in law enforcement treated cryptocurrency. However, such apprehension changed […]

Author: Bryce S. Robins

Link to post with title - "Crypto Enforcement: A Former Prosecutor’s Warning to Criminals and the Public"
Understanding Chattel Paper: A Key Component in Secured Transactions post image

Understanding Chattel Paper: A Key Component in Secured Transactions

Using chattel paper to obtain a security interest in personal property is a powerful tool. It can ensure lenders have a legal claim on collateral ranging from inventory to intellectual property. To reduce risk and protect your legal rights, businesses and lenders should understand the legal framework. This framework governs the creation, sale, and enforcement […]

Author: Dan Brecher

Link to post with title - "Understanding Chattel Paper: A Key Component in Secured Transactions"
Crypto Compliance: A Comprehensive Guide post image

Crypto Compliance: A Comprehensive Guide

For years, digital assets operated in a legal gray area, a frontier where innovation outpaced the reach of regulators and law enforcement. In this early “Wild West” phase of finance, crypto startups thrived under minimal oversight. That era, however, is coming to an end. The importance of crypto compliance has become paramount as cryptocurrency has […]

Author: Bryce S. Robins

Link to post with title - "Crypto Compliance: A Comprehensive Guide"
Supreme Court and Title VII: Implications for Reverse Discrimination post image

Supreme Court and Title VII: Implications for Reverse Discrimination

Earlier this month, the U.S. Supreme Court issued a decision in Ames v. Ohio Department of Youth Services vitiating the so-called “background circumstances” test required by half of federal circuit courts.1 The background circumstances test required majority group plaintiffs pleading discrimination under Title VII of the Civil Rights Act to meet a heightened pleading standard […]

Author: Matthew F. Mimnaugh

Link to post with title - "Supreme Court and Title VII: Implications for Reverse Discrimination"
SPACs Are Back, What You Need to Know post image

SPACs Are Back, What You Need to Know

Special purpose acquisition companies (better known as SPACs) appear to be making a comeback. SPAC offerings for 2025 have already nearly surpassed last year’s totals, with additional transactions in the pipeline. SPACs last experienced a boom between 2020–2021, with approximately 600 U.S. companies raising a record $163 billion in 2021. Notable companies that went public […]

Author: Dan Brecher

Link to post with title - "SPACs Are Back, What You Need to Know"
Short Form Merger: Streamlining the Process for Businesses post image

Short Form Merger: Streamlining the Process for Businesses

Merging two companies is a complex legal and business transaction. A short form merger, in which an acquiring company merges with a subsidiary corporation, offers a more streamlined process that involves important corporate governance considerations. A short form merger, in which an acquiring company merges with a subsidiary corporation, offers a more streamlined process. However, […]

Author: Dan Brecher

Link to post with title - "Short Form Merger: Streamlining the Process for Businesses"

No Aspect of the advertisement has been approved by the Supreme Court. Results may vary depending on your particular facts and legal circumstances.

Sign up to get the latest from our attorneys!

Explore What Matters Most to You.

Consider subscribing to our Firm Insights mailing list by clicking the button below so you can keep up to date with the firm`s latest articles covering various legal topics.

Stay informed and inspired with the latest updates, insights, and events from Scarinci Hollenbeck. Our resource library provides valuable content across a range of categories to keep you connected and ahead of the curve.

Let`s get in touch!

* The use of the Internet or this form for communication with the firm or any individual member of the firm does not establish an attorney-client relationship. Confidential or time-sensitive information should not be sent through this form.

Sign up to get the latest from the Scarinci Hollenbeck, LLC attorneys!