Overview

Longport’s Board of Commissioners hit pause on a controversial zoning ordinance that would have prohibited any habitable use of ground-floor levels in flood-zone homes. The proposal, aimed at aligning with FEMA and NJ DEP standards, sparked pushback from builders and homeowners who argued it went “far above” existing requirements. After lengthy public comment on September 17, the commissioners postponed a vote and formed a working group to refine the draft. For coastal property owners, this is a reminder of how local floodplain management rules can reshape both design and resale value. Primary keyword: Longport flood ordinance

What the Draft Ordinance Said

The amendment to Chapter 99 zoning would have banned any bedrooms, kitchens, bathrooms, or plumbing fixtures on the lowest level below the first elevated floor. Even walls or partitions in these areas would have been prohibited. Floodplain Administrator Bruce Funk defended the measure as necessary to keep enclosures strictly for access, parking, or storage. Recent inspections had uncovered unpermitted gyms, offices, and half-baths in these spaces, all of which were ordered reverted to code compliance.

Builders Push Back

Local developers—including Jim Leeds Jr. and Joe DiLorenzo—criticized the proposal as government overreach. Leeds argued it exceeded state and federal mandates, while DiLorenzo called for better homeowner education rather than stricter bans. Both urged the borough to clarify enforcement rather than create confusion about what’s permitted. Residents echoed concerns about property rights and flexibility, particularly for converting non-living space into usable family areas

City’s Position

Mayor Nicholas Russo and Commissioners Dan Lawler and Jim Ulmer ultimately agreed to table the ordinance. They emphasized the need for collaboration and potential NJ DEP input before revisiting. For now, the rule is off the table, but the working group will likely bring back a revised draft. Officials maintain that safety in flood zones is paramount, and noncompliant conversions could put residents at risk during storm events

Local Geography & Impact

In Longport, many homes sit along narrow lots close to bulkheads or on lower bayside streets prone to flooding. Ground-floor conversions are tempting in these zones but raise life-safety issues. If the ordinance resurfaces, properties along Atlantic Avenue, Monmouth Avenue, and the south-end back bay blocks would be most directly affected, since these areas often see water infiltration during storm surges.

Why It Matters

The debate illustrates the tension between flood resilience and homeowner flexibility. For buyers, it underscores the importance of verifying compliance with FEMA’s National Flood Insurance Program standards. For sellers, disclosure of any past or present ground-floor conversions could become even more critical in future transactions.

“These islands are already built out, so there’s only so much property to go around,” said Mike Sutley, Team Leader at Lexy Realty Group. “Markets go up and down, but over the long haul, that scarcity keeps values moving in the right direction.” (Evergreen quote applied to contextualize demand despite regulatory shifts.)

Micro-FAQ

Can I still use my garage as storage?
Yes, storage and parking remain permitted uses under FEMA guidelines.

Why does FEMA care about ground-floor space?
Floodwaters endanger occupants on lower levels; regulations reduce risk and preserve insurance eligibility.

What happens if my home already has a converted space?
Inspectors may require reversion to code; enforcement varies by timing and scope.

Key Takeaways

• Longport paused its proposed ordinance restricting ground-floor usage; no immediate changes apply.

• Builders pushed for education rather than bans, but officials remain committed to flood safety.

• Homeowners and buyers should track the working group’s recommendations and ensure any spaces below Base Flood Elevation are compliant.
  
  
  

Sources: Downbeach Buzz.