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Substantial Improvement Requirements The NFIP requires that if the cost of reconstruction, rehabilitation, addition or other improvements to a building equals or exceeds 50% of the building’s market value, then the building must meet the same construction requirements as that for a new building. The construction standards for a new building are a function of the zone in which the building is located. For Mantoloking, and as shown on the NEW FIRM MAP included with this notice, there are two (2) flood zone designations, namely Zone V (VE) and Zone A (AO). The definition of each zone is as given hereinafter, and is taken from the text “Coastal Construction Manual”, FEMA-55, February 1986. FIRM’s prepared for coastal communities depicts the 100-year coastal flood plain and the elevations of the 100-year flood. On this type of FIRM, the 100 year coastal flood plain is divided into two adjacent zones that define the different degrees of hazard present, and thus require different flood plain management techniques to satisfy the damage reduction requirements of the NFIP. The V zone (velocity zone) is that portion of the coastal 100-year flood plain that would be inundated by tidal surges with velocity wave action. Generally, the V zone indicates the inland extent of a 3-foot breaking wave, where the stillwater depth during the 100-year flood decreases to less than 4 feet. The A zone is that portion of the 100-year flood plain not subject to wave action. However, the residual forward momentum of the breaking wave may be present in this zone. The minimum requirements for construction in V zones differ significantly from the minimum requirements for construction in coastal A zones. In V zones, all new construction and substantial improvements to existing structures must be elevated on adequately anchored pilings or columns so that the bottom of the lowest horizontal structural members of the lowest floor (excluding the pilings and columns) is at or above the base flood elevation (BFE). A registered professional engineer or architect must certify that the structure is securely fastened to adequately anchored pilings or columns to withstand velocity waters and hurricane wave wash forces. In addition, the space below the lowest floor may be used solely for parking of vehicles, building access, or storage and must be free of obstructions, or may be enclosed with non supporting breakaway walls, open wood lattice work, or insect screening intended to collapse under wind and water loads without damaging the elevated portion of the building or the foundation. Additional NFIP standards for V zones require that fill not be used for the structural support of new or substantially improved structures, and that sand dunes and mangrove stands may not be altered so as to increase the potential for flood damage. In coastal A zones, the FIRM identifies the appropriate 100 year flood elevation. The A zone is that portion of the 100 year coastal floodplain subject to wave action of lesser severity. It is important to note that because of forward momentum of breaking waves, water may be moving at high velocities in this zone, especially in the vicinity of the V zone/A zone interface. At a minimum, new construction or substantial improvements of residential structures in coastal A zones must be elevated so that the lowest floor, (including basements) is at or above the BFE. In the coastal AO zone, the BFE as designated for Mantoloking, is the ground elevation, in the location of the house, plus one (1) foot. These elevations may be accomplished through use of fill. As noted previously, the Borough of Mantoloking will provide written (or verbal) determinations of which zone a home or property is located. Contact the Borough Construction Office at (732) 899-6601.
Similarly, substantially damaged buildings must also be brought up to the same standards; i.e., a residence damaged so that the cost of repairs equals or exceeds 50% of the building’s value before it was damaged, must be elevated above the base flood elevation for the flood hazard zone in which the home is located. This requirement is enforced through Borough Ordinances and the requirements that the property owner would need to secure local construction permits prior to any reconstruction work could begin. Retrofitting One of the topics included in the CRS Program is designated as “retrofitting” of a home. This term applies to modifications to homes, which provide protection from damage due to flooding. Five retrofitting techniques, which are specifically discussed in the CRS Program, include; 1. Elevation – Raising of the lowest floor to above base flood elevation. 2. Barriers – Construction of some type of barrier between the floodwaters and the home.
3. Dry Floodproofing – Sealing of a building to ensure that floodwaters cannot get inside.
4. Wet Floodproofing – Construction of the structure is such that waters are allowed into the structure (below the first floor) and all valuable items are removed from this area of the home. 5. Basement Protection – Preventing basement flooding from sewer backup or sump pump failure. The idea of retrofitting a home to protect it from flood damage should be considered by each homeowner. Contact any of the individuals indicated on the list included at the end of this notice for further information. Retrofitting is a particular concern with respect to those homeowners who have filed previous claims through their flood insurance policy. The intent of the CRS Program is to make homeowners aware of means and techniques to protect their homes against flood damage. Further, when damage does occur, the program looks to have improvements made to avoid repetitive losses, thereby being able to afford reasonable insurance premium rates. The Borough will be evaluating the repetitive loss situation as to what improvements may be prudent from a Municipal standard as well as on an individual basis, all for the betterment of the Community. Drainage Maintenance
The municipal drainage system consists primarily of underground pipelines and catch basins located at street level. The Borough conducts semi-annual inspections of all catch basins and removes all sand and debris which has accumulated in the structure. The drainage system provides an important function in that it minimizes, where possible, localized flooding caused by rainwaters. In order for drainage systems to function properly, it is necessary to minimize the debris, which gets carried into the catch basins. Front yards, sidewalks, and gutters must be maintained and cleaned by each homeowner to assist in this matter. The Borough of Mantoloking had previously adopted an anti-litter ordinance, which prohibits the disposal of debris within the Municipality. This ordinance in part is for the purpose of keeping litter out of the Municipal storm drainage system. Any violations should be reported to the Borough Hall (732-899-6600). Natural and Beneficial Functions The Borough’s location on a barrier island obviously is the reason for the Flood Hazard potential as presented in this notice. The beach dune system is the most important flood hazard safety structure within the Borough of Mantoloking. Dune Ordinance #407 provides for the implementation of certain design standards and criteria for installation and maintenance of walkways and dune platforms, together with standards for maintenance of dune elevation and vegetative cover. Dune grass is a dune builder’s best friend, and is well adapted to its purpose. It has developed a high tolerance for salt. Besides, its leaves bend down in the winter storm spray and protect the tiny stomata on their undersides, thus minimizing salt ingress. Dune grass grows where few other plants can survive. It can even grow down the dune face and start out the berm, until inundation by seawater halts its progress. Although hardy in many respects, dune grass cannot tolerate much disturbance. One beach buggy driven across an area of rhizomes can damage scores of plants. The Mantoloking Ordinance prohibits even an owner from walking on his own dune except for maintenance, and except for a narrow delineated pathway to the ocean, or better still, an elevated walkway that permits dune grass to grow underneath and trap sand there as well. Mantoloking is fortunate because its County Officials have become aware of the importance of dunes. They regularly provide the Borough with dune fencing for its walkways, to guide the unwary away from sensitive areas. In October they generally also provide a supply of dune grass plants which the Borough, in turn makes available to its residents. The Mantoloking Reporter carries a notice of times and procedures. This supply is a boon to those who find it inconvenient to order from a nursery in Cape May or Delaware, and do not have dune grass that can be transplanted from an off-dune area. Sand fencing is vital in controlling the shape and location of the dune, to protect the most seaward dune grass, and to help the dune grass minimize the loss of sand to landward, and thus out of the beach/dune system. Frequently, the most seaward fencing will be a parallel line adjacent to the prevailing seaward edge (or “toe”) of the dune where the slope of the dune changes abruptly to meet that of the berm. This performs a vital role in protecting the forward slop of the dune and its vegetation from careless incursion, and may invite nesting Piper Plovers, but it is not efficient in trapping sand, particularly during storms in which the wind may blow almost parallel to the shoreline. Good efficiency results from zigzag fencing, composed of sections of 12 feet or longer, oriented at an angle of 30 degrees or more to the shoreline. Other configurations are favorites. Water Quality The storm drainage system carries untreated stormwater runoff directly to Barnegat Bay. Illegal sanitary tie-ins, pet wastes, and discharge of wastes such as oil, paint, and fertilizer, impacts our environment. Sanitary waste, pet waste, oil, paint, and fertilizer pollute the water, destroy aquatic plants, endanger wildlife, and decrease the beauty of the Bay and Ocean. It is a violation of New Jersey State Law to discharge hazardous substances to the environment (including waste motor oil, petroleum products, pesticides, and herbicides). Any such discharges shall be reported to the New Jersey Environmental Hotline at 1-877-927-6337. Flood InformationThe Borough of Mantoloking has furnished available flood information at the Bay Head Reading Center of the Ocean County Library and an information center located outside the Building Department office on the second floor in the Mantoloking Borough Hall. Information includes identification of properties within special flood hazard areas, the flood zone in which a property is located, and identification of the base flood elevation for that property. This information will give property owners and prospective buyers the ability to determine the potential for flood damage to a particular property or structure. See list of available reference material provided hereinafter.
The following is a list of contact personnel who have the knowledge, experience, and have agreed to discuss flood hazard and flood protection methods with you:
Local Directory of Sources for Consultation or Additional Information
New Jersey Floodplain Management ServicesNew Jersey NFIP Coordinator, Clark Gilman (609) 292-2296
Ocean County Soil Conservation District David Friedman, District Director (609) 971-7002
Borough Coordinator, John Jones (732) 295-8395
Dune Consultant. Dr Stewart Farrell (609) 652-4245
Borough Building Inspector, John Wardell (732) 899-6601
Mantoloking Building Department (732) 899-6601
Borough Engineer, Thomas Guldin, P.E. (908) 437-0330
Corps of Engineers (215) 656-6500
FEMA Regional Office, Cynthia Pollnow, (212) 225-7200 Community Mitigation Branch Chief
NATIONAL FLOOD INSURANCE PROGRAMCOMMUNITY RATING SYSTEM LIST OF DOCUMENTS AVAILABLE IN PUBLIC LIBRARY AND MANTOLOKING BOROUGH HALL
1. National Flood Insurance Rate Map for Borough of Mantoloking.
2. Guide to Insurance Rate Maps.
3. Mandatory Purchase of Flood Insurance Guidelines.
4. Elevated Residential Structures.
5. Design and Construction Manual for Residential Buildings in Coastal High Hazard Areas
6. Design Manual for Retrofitting Flood-Prone Residential Structures
7. Design Guidelines for Flood Damage Reductions
8. Reducing Losses in High Risk Flood Hazard Areas – A Guide Book for Local Officials
9. Flood Insurance Study – Borough of Mantoloking
10. Federal Emergency Management – Answers to Questions About The National Flood Insurance Program
11. State of New Jersey – Hurricane Evacuation Study Map (Ocean County Storm Surge Inundation Areas and Evacuation Network)
12. Protecting Flood Plain Resources
13. Beach and Dune System Audit, Spring 1994, Borough of Mantoloking
14. Floodplain Management Resource Center Information
15. Local Directory of Sources for Consultation or Additional Information
16. The National Flood Insurance Program Compilation of Local Documents for the Borough of Mantoloking, Ocean County, New Jersey
FIRM MAP: (Northern Limits to Downer Avenue | Downer Avenue to Southern Limits). Printed copies are available from the Borough Hall.
This notice is forwarded semi-annually to each homeowner as part of our ongoing participation in the National Flood Insurance Program, Community Rating System. If anyone has any suggestions as to revising this notice to make it more worthwhile, or what additional topics or information should be discussed, we welcome your input. |
