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Bradley Beach adopts zoning change to ease basement rules for properties with high groundwater
Summary
Council adopted Ordinance 2026-24 amending Chapter 450 to allow narrowly defined relief for homeowners who document hardship from seasonal high groundwater, including limited increases in separation and building height tied to lot zone and documentation requirements.
Bradley Beach Borough Council voted to adopt Ordinance 2026-24, a targeted amendment to zoning Chapter 450 aimed at easing construction constraints for properties affected by a high seasonal groundwater table.
Councilman Cart told the council the ordinance creates a narrowly defined mechanism for relief so homeowners who can document a groundwater-related hardship may obtain limited exceptions to separation requirements. He said the ordinance changes the minimum separation between the lowest basement floor and the seasonal high-water table, increasing the previously referenced one-foot standard by two feet in certain circumstances and allowing adjustments tied to lot size and zoning. The ordinance includes definitions for basements and crawl spaces and details about documentation homeowners must supply.
During public comment, resident Thomas J. Coan thanked the council for moving quickly and said the amendment respects local home rule: “I think people think, oh, well, it's 2 feet is again the maximum, but it's also it could be 6 in depending on how the house is constructed,” he said, praising the borough’s proactive stance. The council closed public comment and approved the ordinance by roll call; members present voted yes and several officials were excused.
Council members said the change responds to anecdotal reports from residents dealing with high groundwater and noted the land use board had reviewed the ordinance and found it consistent with the master plan. The ordinance’s relief is limited, requires documentation, and is intended to be narrowly applied to proven hardship cases.
