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Washington Board of Adjustment grants variance for 100 West Tenth Street to follow FEMA floodproofing
Summary
The Board of Adjustment on Sept. 22, 2025 approved a variance allowing a nonresidential portion of the building at 100 West Tenth Street to meet FEMA's watertight floodproofing standard instead of the city's Section 4.15.85(A) elevation/opening requirements, while retaining city requirements that utilities and mechanical equipment be elevated.
The City of Washington Board of Adjustment on Sept. 22, 2025 voted to grant a variance that lets the owner of Lot 1 at 100 West Tenth Street meet FEMA floodproofing standards for a nonresidential structure rather than comply with the city's Section 4.15.85(A) enclosure-elevation and flood-opening rules.
Planning staff told the board the applicant was not present but proposed to keep the lower portion of the building as storage and to make the basement watertight under FEMA's nonresidential floodproofing guidelines. "Applicant's not here, but I'll I'll speak about it," a staff member said while presenting a site plan showing the part of the building within the 100-year floodplain.
Board members pressed staff on safety and code details. One board member said he had a "particular concern" for emergency responders who often operate in flooded conditions at night and warned against locating furnaces, water heaters or similar mechanicals in areas that could flood. Staff and other members confirmed that the variance would apply only to the specific paragraph in Section 4.15.85(A) and that all other city ordinances, including the requirement that utilities and mechanical equipment be elevated above the base flood elevation plus two feet, would remain in effect.
A member reading the resolution summarized the board's finding: the property is within the city limits in an M-2 industrial zone and the requested variation is limited to permitting the structure below the base flood elevation to be watertight in accordance with FEMA for nonresidential use, provided all other city ordinances are met and city engineers are directed to issue a permit. "Now, therefore, be it resolved that the request to vary the flood damage prevention specific standards to meet FEMA regulations for nonresidential structures below the base flood elevation provide that all other ordinances and regulations of the City of Washington are met," the resolution states.
The board conducted a roll-call vote. Jason Pillen, Kevin Creedy, Samantha Wacker, Mark Piantic and Gwen Mobel voted in favor; the resolution carried. The board directed city engineers to issue a building permit under the conditions stated in the decision.
The action changes which technical standard must be met for the lower enclosed area of this existing building: instead of the city's requirement for engineered flood openings and floor elevation to the base flood elevation for enclosed areas, the owner will be permitted to demonstrate compliance by making the enclosure watertight under FEMA's standards for nonresidential structures. The board emphasized that other code requirements'notably elevation of utilities and mechanical systems'remain mandatory.
The board's decision does not specify an exact construction or permit timeline; staff were directed to process the permit per the resolution. The meeting adjourned shortly after the vote.
