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Mantoloking council introduces broad land‑use overhaul; public hearing set for May 19
Summary
The council introduced Ordinance 2026‑10 to amend Chapter 30 (Land Use Regulations), revising definitions, lot coverage rules, fence and retaining‑wall standards, building footprint and wing‑connection rules, and a native‑plant landscaping requirement; members scheduled a follow‑up hearing May 19 and residents raised concerns about ambiguous language.
The Mantoloking Borough Council introduced Ordinance 2026‑10 on April 21, presenting a comprehensive set of amendments to Chapter 30 (Land Use Regulations) and setting a second‑reading/public hearing for May 19.
The ordinance text supplied to the council revises multiple core definitions — including “Accessory Structure,” “Habitable Floor,” “Lot Coverage” and “Existing Grade” — and clarifies what counts toward lot coverage (for example, roofed areas, attached and detached structures, decks over eight inches above existing grade, certain wall caps and decorative walls). It also adds definitions for breezeways, building footprint connections, freestanding walls, and distinguishes decorative retaining walls.
Key substantive changes in the draft include:
- A new minimum 20‑foot width for conditioned connections between two building wings; connections over 10 feet must be enclosed below the Design Flood Elevation (DFE). - Limits and measurement rules for fences and freestanding walls, with most residential fences limited to 4 feet in required yards (6 feet for some rear lot lines and building‑envelope fences), and a prohibition on barbed wire/razor wire. Retaining walls are limited in height and must use decorative finishes above adjacent grade; oceanfront properties are excepted for retaining‑wall height. - Clarified treatment of attached garages and conditions under which space above an attached garage may be used as habitable area. - A landscaping requirement that at least 30% of proposed plantings be native New Jersey coastal species (the ordinance lists acceptable groundcovers, grasses, shrubs and trees as examples).
Two residents raised questions earlier in the meeting about ambiguous language in Ordinance 26‑10 and asked for clearer protections for neighboring properties. The council did not take final action on the ordinance; it was introduced and will be the subject of a public hearing on May 19, when the council will accept public comment and consider adoption.
