Washington Board grants variance for floodplain accessory structure at 2333 Stonebridge Court

The City of Washington, Missouri, Board of Adjustment on June 9 granted a variance allowing construction of an accessory storage structure at 2333 Stonebridge Court in the city flood plain, provided the structure meets anchoring, flood-opening and wet-floodproofing requirements and a floodplain development permit is issued.

The variance matters because the city code generally requires structures to be elevated 2 feet above the base flood elevation; accessory structures used only for storage and not for habitation may be allowed at the base flood elevation if they are wet-floodproofed, have required openings and the board grants a variance. The board’s decision directs the city engineer to proceed with the floodplain development permit for the structure described in the resolution of decision.

City staff described the proposal as an accessory structure of about 196 square feet located in the rear corner of the parcel near the creek. "The code right now, for any structure, it needs to be elevated 2 feet above the base flood elevation," said Charles, the city engineer. He added that the code contains language "that allows accessory structures not used for, you know, habitation, only for storage, or parking, to be at the base flood elevation if they, you know, are properly anchored and they have flood openings or wet flood proof," and that the applicant had installed the required openings and was working on anchoring.

Homeowner Michael Angelo spoke in support of the request. "I've actually cut out the holes that he required—even larger than what's supposed to be there. I already have that done, and I will be getting them bolted down over and above what's even required to," Angelo said, and confirmed there will be no electricity in the shed.

Staff noted that placing the structure at base flood elevation can affect flood insurance. Charles told the board applicants were informed they "would be required to have, you know, flood insurance and increase their premiums and stuff like that." Board members also clarified that electrical service or appliances would not be allowed at base flood elevation unless such equipment were elevated.

The board read a resolution of decision that cites city code section 415.08(g) and grants the variance "provided that all other ordinances and regulations of the City of Washington are met." The resolution further directs the city engineer to proceed with the floodplain development permit for the described structure. The roll call recorded Kevin Creedy as yes, Gwen Montel as yes, Mark Scornia as yes and Samantha Wacker as yes; Jason Pelin was recorded as not voting/present in the roll call at the resolution reading. The action outcome was recorded as approved.

The decision allows the homeowner to proceed toward a permit but leaves the structure subject to the city’s floodplain permit conditions, required anchoring and wet-floodproofing, the owner’s obligation to carry flood insurance, and the restriction on electrical installations unless elevated.