Ventnor Flood Elevation Rules and Building Height Concerns

Downbeach BUZZ reported on a Ventnor commission discussion about New Jersey “PACT” rules, base flood elevation changes, and how those changes could interact with local building regulations.

This topic can sound abstract, but the core issue is very practical: if flood elevation standards rise and local building height is measured from that higher starting point, structures can end up taller above grade even if the “allowed height” number stays the same.

According to the reporting summarized in the packet, Ventnor officials discussed exactly that concern.

What the article says about base flood elevation changes

According to Downbeach BUZZ:

• The contemplated rules would raise base flood elevation by 4 to 5 feet, depending on flood zone.

That is a specific, measurable shift. When you raise the baseline that construction must start from, stairs, access, and overall building mass can change.

The height concern: “about 55 feet above grade”

The article includes a concrete example of how this could translate.

According to the report, if local building height is measured starting from base flood elevation, structures could reach about 55 feet above grade.

That number is notable because residents often react less to “code terms” and more to visible outcomes: how tall a building feels from the sidewalk, whether it blocks light, or how it changes the streetscape.

Practical constraints discussed: stairs and fire access

The reporting also flags operational concerns:

• whether Ventnor lots can accommodate stair access requirements at those heights, and

• whether fire department ladders can reach the tops of elevated structures.

Those are not aesthetic arguments. They’re safety and feasibility arguments, and they often become the reason a town revisits local standards.

Possible local response: adjust height and lot coverage rules

According to Downbeach BUZZ, the discussion included the idea that Ventnor may adjust local regulations regarding building height and lot coverage to prevent “excessive heights.”

That’s an important phrase: it signals the City is thinking about local controls that might be used to offset a higher flood-elevation baseline.

This does not mean changes are adopted. It means the issue is on the table.

Cost impacts and affordability concerns

The article also describes increased construction costs as an anticipated outcome and notes potential impacts on affordable housing feasibility.

Even without expanding beyond the packet, that’s a common chain reaction: higher elevation requirements can mean more structure, more materials, and more engineering.

The “substantial improvement” trigger: the 50% rule

The reporting also references the substantial-improvement concept: elevation may be required when remodeling exceeds 50% of home value.

The packet summary adds a Ventnor-specific detail discussed:

• Ventnor’s modification is described as applying the 50% cap per year rather than cumulatively over a 10-year period.

The article also mentions an appraisal strategy discussed for establishing higher structural value to expand renovation headroom before triggering the 50% threshold.

Because this is reporting on a discussion, not a published guidance document in the packet, it’s best treated as “topics raised” rather than final policy direction.

Key takeaways

• The article describes contemplated “PACT” rules raising base flood elevation 4–5 feet, depending on flood zone.

• It suggests building height measured from base flood elevation could put structures at about 55 feet above grade.

• Officials discussed stairs/access feasibility and fire ladder reach.

• The piece reports Ventnor may consider adjusting local height and lot coverage rules to prevent “excessive heights.”

• It references the 50% substantial improvement trigger and describes a Ventnor approach discussed as “per year” rather than cumulative over 10 years.

Micro-FAQ

Is Ventnor changing its building rules right now?
The packet reflects a reported discussion, not an adopted ordinance or formal rule change.

Why does base flood elevation affect how tall buildings look?
If the required starting elevation rises, the finished building may sit higher, and the total height above grade can increase.

What should homeowners renovating watch for?
The 50% substantial-improvement concept is a key trigger in the discussion described, but homeowners should rely on official local guidance when making decisions.

Sources: Downbeach BUZZ