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Planning Commission reviews draft floodplain ordinance aligned with state model; adds no-rise and elevation requirements
Summary
Senior Planner Sarah Pizzo presented a draft floodplain management ordinance to the Mountlake Terrace Planning Commission on Oct. 13 requiring lowest-floor elevations, no-rise engineering for floodway encroachments and new subdivision requirements. The draft follows Washington's model ordinance and Department of Ecology recommendations.
The Mountlake Terrace Planning Commission heard a presentation Oct. 13 on a draft floodplain management ordinance that staff said brings city rules into alignment with the state model ordinance and Department of Ecology recommendations.
Senior Planner Sarah Pizzo said the update is intended to keep the city in the National Flood Insurance Program (NFIP) administered by FEMA and to reduce flood risk for residents by clarifying permit submittal requirements, engineering standards and the floodplain administrator’s responsibilities.
Key provisions in the draft require applicants to provide the proposed elevation of a structure’s lowest floor relative to mean sea level, and engineering analysis demonstrating a no-rise of the base flood elevation for development in a mapped floodway. The draft clarifies that the floodplain administrator — Building Official Matthew Gissel — must verify no-rise certifications and maintain elevation records when provided.
The draft requires base flood elevation data on subdivision and large-site proposals greater than 50 lots or five acres (whichever is less). Where base flood elevation (BFE) is known, the draft calls for new construction and substantial improvements to have the lowest floor elevated at least 1 foot above BFE; mechanical equipment and utilities must be elevated or waterproofed to the same standard.
For nonresidential structures where BFE is unavailable, the draft requires the lowest floor to be two feet above the highest adjacent grade or for the structure to be engineered to resist flood forces. The draft also restricts enclosed areas below the lowest floor to vehicle parking, access and storage only, and explains engineered openings or professional floodproofing as alternatives where appropriate.
Pizzo said the city completed the state Department of Commerce 60-day review and received no comments; she said Ecology supports the changes and that staff had not worked directly with FEMA but expects federal support when Ecology acts in that role. Commissioners asked whether Mountlake Terrace contains mapped floodways and for parcel-level impact information; Pizzo said staff would clarify whether floodways appear on current maps and would attempt to provide parcel-impact data.
No ordinance action was taken. The commission approved the Sept. 22, 2025 meeting minutes earlier in the session and heard no public comment on the topic.
Byline: Mountlake Terrace Planning Commission reporting; staff presentation by Senior Planner Sarah Pizzo.
