Breakaway walls or no?

[James Mc Ree]

I bought a property in a V flood zone in a year-round NJ beach community.  The V zone is a "high hazard" area for the 100-year flood.  The house will be new construction and elevated about 10 feet to get more favorable flood insurance treatment.  What to do with that 10 feet from ground level to the lowest floor?

The bottom 10 feet would be used for parking. The house will be elevated on pylons (concrete columns). FEMA and the municipal government discourage the use of walls and other enclosures in this space. We are allowed to leave it open, screen it with insect screen to form something like a screened-in room, or install breakaway walls that will blow or wash away with only 20 pounds of pressure but otherwise provide a weak, visually appealing enclosure. Any thoughts on which approach would be best, especially with regards to property value and flood insurance cost?

My thoughts so far:

The "leave it open" approach is lowest cost for construction and I think most favorable for insurance.  Parking and access is maximized.  Curb appeal might not be great compared to other approaches, but that could just be a personal preference.

The screening approach is similar to leaving it open.  Construction cost is slightly higher.  The screening and storage of anything in this space will wash away in a flood and not covered by flood insurance.  It also would not be secure.  It might be a good party area, but I don't know if the screen adds much.

Breakaway walls can be louvered, lattice or similar walls that provide an enclosure.  This would be the highest cost option.  I think the breakaway walls look nicer.  The homeowner could potentially store property here as it would be out of sight, but not secure.  It still would wash away and would not be covered by insurance.  Downsides are higher construction cost and they will blow/wash away.  The homeowner will pay a higher cost to replace them if desired.  I've heard they also raise flood insurance premiums.  I think that is because these walls wash downstream and cause more damage and clean-up.

Does anyone know how much more I should expect to pay in flood insurance for breakaway walls?  Any thoughts on the property value impact?

My inclination is to go with open space and exposed pylons.

thanks, Jim.