Long Branch, NJ Environmental Rules: Coastal Development (2026)

Monmouth County's 27-mile coastline and extensive bay shorelines are regulated under multiple layers of coastal law. NJ Coastal Area Facility Review Act (CAFRA, N.J.S.A. 13:19-1 et seq.) and Coastal Zone Management Rules (N.J.A.C. 7:7) govern development from Cheesequake Creek (Aberdeen/Old Bridge) south through Raritan Bay, around Sandy Hook, down the Atlantic oceanfront through Point Pleasant Beach, and inland along the Navesink and Shrewsbury Rivers. CAFRA permits from NJDEP are required for most development in the coastal zone, including residential additions exceeding specific thresholds (generally 300 sq ft addition in V-zone, 5,000 sq ft for larger upland projects). Coastal General Permits streamline routine small projects. NJ Public Trust Doctrine, grounded in Matthews v. Bay Head Improvement Association (1984) and Raleigh Avenue Beach v. Atlantis Beach Club (2005), guarantees public access to tidal beaches — municipalities and private owners cannot exclude public from the wet-sand area below high-tide line and must provide reasonable access. Sandy Hook Unit of Gateway National Recreation Area is federally managed under NPS rules. Sea level rise adaptation is increasingly required — NJ Protecting Against Climate Threats (PACT) rules published 2024 affect coastal design standards. Superstorm Sandy (2012) devastated Monmouth shore — recovery rebuilding must meet CAFRA and FEMA Advisory Base Flood Elevation standards.