Ocean City Planning Board Reviews Flood Regulation Ordinance

OCEAN CITY, NJ — The Ocean City Planning Board has determined that Ordinance 2601, which addresses resiliency and landscape regulations, is substantially consistent with the city’s master plan. The ordinance is scheduled for a second reading and public hearing before the City Council in February.

Ordinance 2601 revises the definition of zoning flood elevation as a response to New Jersey's Resilience and Landscape (REAL) Rules. These regulations were adopted as part of the New Jersey PAC initiative. The ordinance primarily focuses on residential uses, with additional changes expected to address commercial issues in the future.

Board members discussed the complexities involved, noting that the regulations deal with both FEMA requirements and Uniform Construction Code (UCC) standards. Official statements indicated that the highest elevation requirement between these two sets of rules would typically apply. "This is just first step," one official said, adding that it will "probably address the more prevalent issues."

The board also considered how the new standards might affect future construction, particularly regarding vertical space and setbacks. Another official noted that post-Sandy ordinances had a "concerted interest there to maintain that vertical space." The new standard will likely push the starting point for elevations further, potentially creating more space under buildings.

The Planning Board's review included an assessment of how Ordinance 2601 aligns with master plan goals, such as promoting public health, safety and general welfare, and coordinating regulations that influence land development. The board concluded that the ordinance supports these long-range objectives.

Further discussions are anticipated regarding commercial properties, as the current ordinance mainly impacts residential zones. The City Council will hold a public hearing on Ordinance 2601 in February for its second reading.