This project is located in an area of Toms River with a Property Owners Association with very restrictive zoning.  Houses were limited to one story of living space and 20 feet of height. After Superstorm Sandy, the zoning restrictions made it impossible to rebuild and conform to both the Associations rules and FEMA flood zone requirements, and the immediate reaction to the storm had rules requiring 4 feet of freeboard over the base flood elevation.  We had to work with rules that were in flux during the process, but the resulting house ultimately met both the Owner’s needs and all the new rules.