Starting this summer, new homes built in flood zones along the Jersey Shore will be required to meet higher elevation standards. The New Jersey state government finalized a regulation on Tuesday that mandates new buildings in these areas must be constructed 4 feet above current requirements. The change is intended to prepare coastal communities for rising sea levels and increased flooding linked to climate change.
Marjorie Kaplan, co-director of the New Jersey Climate Change Resource Center at Rutgers University, commented on the rationale behind the regulation: “If you construct something today, … we could expect that it will live through the end of the century. So, it just seems prudent to be protective.”
The rule reflects scientific projections for sea level rise and land subsidence along New Jersey’s coast by 2100. It applies not only to new construction but also to certain significantly renovated buildings. Additionally, state officials noted last fall that the affected coastal flood zone has expanded from covering 16% of New Jersey’s land area to about 17%.
Cape May Mayor Zachary Mullock expressed concerns about potential impacts on homeowners and historic properties in his town, which features many Victorian-era houses. “It’s going to be very hard not to look like a house on stilts,” he said. However, Mullock acknowledged that for new buildings, the higher standard is justified: “It’s smart, building for the future,” he said. “I mean, we know from the science that we are going to experience stronger storms, greater storm surge. We know that the state of New Jersey is sinking while the water’s rising.” Cape May already requires new construction to exceed minimum elevation standards by two feet; Mullock anticipates only minimal added costs from further increasing height.
Janine Barr, senior research specialist at Rutgers’ Bloustein School of Planning and Public Policy, explained that scientists project between 2.2 and 3.8 feet of sea level rise in New Jersey by 2100 under an intermediate greenhouse gas emissions scenario—or up to 4.5 feet if rapid ice-sheet loss occurs. These estimates consider ocean warming expansion, melting ice sheets, regional land subsidence from past glacial activity and groundwater pumping.
Last year, state environmental officials reduced their proposed elevation increase from five feet down to four based on updated science and allowed a transition period where permit applications could still use old rules for up to 180 days after finalization.
Some business leaders and local officials have opposed the stricter regulation over concerns about its economic impact on homeowners and property values at the shore. Ray Cantor of the New Jersey Business and Industry Association described it as an “extreme measure” last fall: “It will have devastating economic impacts to coastal and river communities and their residents and exacerbates the affordability crisis while making it harder to build affordable housing,” he said.
There are exemptions available when elevating would cause unreasonable costs or when projects face significant engineering constraints; these cannot harm neighboring properties or compromise public health or safety. Projects including affordable housing can also receive exemptions.
Jennifer Coffey, executive director of the Association of New Jersey Environmental Commissions criticized this provision: “It is unconscionable to provide a waiver to permit the development of homes for people who are least financially able to recover from impacts in the most risky areas of New Jersey,” she said. “It’s the opposite of our environmental justice regulations, and we think that needs to be fixed by Governor Sherrill.”
Coffey nevertheless supports most aspects of the regulation: “It takes new roadways, new police stations, new hospitals and new residents out of the floodplain from this increasing sea level rise,” she said. “It is going to save lives.”
