Toms River, NJ Environmental Rules: Flood Zones (2026)
FEMA flood zone rules in Toms River, NJ, also called floodplain regulations or special flood hazard area (SFHA) rules, determine flood insurance requirements and elevation standards for new construction.
Key Facts
- Permit required
- Before any flood-zone construction
- Elevation rule
- Lowest floor: BFE + 1 foot
- Administered by
- Township Engineer
- Adopted
- 3-12-2013, Ord. No. 4396-13
- Appeals go to
- Planning Board
Summary
Toms River Township requires a development permit for any construction in a special flood hazard area, and new or substantially improved homes must have their lowest floor elevated at least one foot above the base flood elevation.
New construction and substantial improvement of any residential structure shall have the lowest floor, including basement together with the attendant utilities and sanitary facilities, elevated at or above the base flood elevation or advisory base flood elevation, whichever is more restrictive, plus one foot or more;
(2) Require within any AO Zone on the municipality's FIRM that all new construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated above the highest adjacent grade one foot above or more the depth number specified in feet (at least three feet if no depth number is specified) or at or above the advisory base flood elevation plus one foot, whichever is more restrictive; and, require adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures.
B. Nonresidential construction. In an area of special flood hazard, all new construction and substantial improvement of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement together with the attendant utilities and sanitary facilities, either:
(1)
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: rev 4954830; v33 updated 2026-04-22; through 04-22-2026).
Full Breakdown
Before any construction, filling, grading, or manufactured home placement in a mapped flood hazard area, Toms River Township requires a development permit from the Township Engineer under Chapter 313, § 313-12. New residential construction and substantial improvements must elevate the lowest floor, including any basement, at or above the base flood elevation or advisory base flood elevation (whichever is more restrictive) plus one foot, per § 313-17A. New encroachments in a designated floodway are barred unless an engineering study proves no increase in flood levels. The Planning Board hears variance appeals.
Violations & Fines
Building or substantially improving a structure without the required development permit, or below the mandated flood elevation, violates Chapter 313 and is punishable under N.J.S.A. 40:49-5 and 40:69A-29, with each day of noncompliance a separate offense.
Frequently Asked Questions
Do I need a permit to build in a Toms River flood zone?
How high must a new home's floor be above flood level?
Sources & Official References
Other rules in Toms River
Compare Toms River to another location·View the New Jersey environmental rules overview
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Flood Zones in Nearby Cities
How other cities in this county handle flood zones.