Central to the meeting was a discussion on the REAL Act, a legislative measure that introduces stricter floodplain regulations scheduled to take effect on July 20. The act’s passage on January 20 has prompted an influx of inquiries from residents, particularly concerning the increased base flood elevation requirements. These changes stipulate that any new construction or substantial improvement to existing structures in flood-prone areas must adhere to updated height requirements, which raise the base flood elevation by four feet. Consequently, construction projects must now account for this additional elevation in their design plans, impacting both residential and commercial properties.

The meeting included insights from professionals such as Kathy Shaw, a consultant, and Steven Winters, a certified floodplain manager, who provided an overview of how these regulations will transform the landscape for Highlands. Winters emphasized the challenges posed by these new standards, particularly for homes and commercial properties in inundation zones, which will now require additional permanent permitting from the New Jersey Department of Environmental Protection (NJDEP). The heightened base flood elevation mandates that mechanical installations, traditionally placed at lower levels, must now be situated above the new design flood elevation, complicating design and construction processes.

Further complicating matters is the introduction of a tiered permitting system, replacing the previous “permit by rule” approach. This new structure requires applicants to navigate different permit types, such as general permits, permits by certification, or permits by registration, with some necessitating engineering input. The transition has raised concerns among design professionals and contractors, who are still adapting to the REAL Act’s implications.

The discourse also addressed the specific challenges for properties that straddle multiple flood zones. Structures partially located in high-risk V zones will be subject to the stricter requirements of these zones, potentially increasing insurance and compliance costs. The meeting participants discussed the complexities of such cases, highlighting the need for careful planning to ensure compliance without incurring unnecessary expenses.

Another focal point of the meeting was the introduction of new resources aimed at assisting residents and professionals with the transition. A forthcoming New Jersey D map will be made available online. This map is intended to provide clarity for those affected by the new regulations, although properties within these zones are not mandated to obtain flood insurance. Additionally, a tidal flooding dashboard was unveiled, offering real-time, user-friendly information about local flooding events. This tool is designed to enhance public understanding by visualizing flood frequencies and intensities, aiding residents in preparing for potential weather events.

The meeting also highlighted the importance of securing elevation certificates, especially during real estate transactions in flood zones. Elevation certificates are important for informing prospective buyers about a property’s compliance status with flood regulations. The council underscored the need for public engagement and education, announcing the creation of a knowledge-based FAQ on the 4Runner site, where residents can submit questions about floodplain management.

As the borough moves toward redevelopment, attention was drawn to two designated areas, Captain’s Cove Marina and the Bay Avenue Business District, which are being aligned with flood compliance regulations. The complexities of these redevelopment efforts were discussed, particularly the unique regulatory requirements for mixed-use commercial structures compared to residential buildings.

A representative from the Shortly Safe program introduced their initiative to streamline weather communications and public outreach, a move aimed at bolstering the borough’s resiliency efforts in response to recent severe weather events. This partnership seeks to provide targeted and actionable weather updates tailored specifically to Highlands.