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Board hears first reading of floodplain zoning recode; staff recommend higher elevation standard and broader flood coverage
Summary
On Nov. 12 the Washington County Board of Supervisors received a first read of a model floodplain/zoning ordinance (DCR/FEMA guidance) recommending raising finished‑floor elevation to two feet above flood elevation and expanding regulatory coverage toward the 500‑year flood standard; no action was taken.
Washington County staff and FEMA representatives presented a first reading on Nov. 12 of proposed changes to the county’s flood hazard zoning provisions, urging the board to consider adopting a model recode that would increase finished‑floor elevation requirements and broaden the area subject to regulation.
Zoning staff and planning officials cited Department of Conservation and Recreation model language and FEMA guidance used in the draft ordinance. Staff said the county’s current ordinance (adopted in 2010) ties the lowest enclosed floor of dwellings to the mapped base flood elevation, while building‑code and FEMA best practices increasingly recommend higher minima. "Best practices recommended today to us is that that lowest enclosed floor be 2 feet above flood elevation and non‑dwellings be flood proof 2 feet above flood elevation," a county official said.
Staff also noted that most of the county’s floodplain mapping is estimated rather than based on site‑specific studies and argued that regulating to a 500‑year (0.2% annual chance) flood in some contexts would extend protection to more at‑risk areas. Present at the discussion were FEMA staff (Mr. Bradfield and a colleague) available to answer technical questions about mapping and mitigation.
Board members and staff emphasized this was a first reading with no action required; staff flagged specific text changes in the packet (changes shown in red) and asked supervisors to review the suggested elevation standard on page 16. The ordinance recode is being considered as part of post‑disaster mitigation steps following recent flooding in the county.
Board members praised FEMA and state partners for on‑site assistance and acknowledged that the policy changes under consideration could increase construction costs while reducing long‑term insurance and public costs associated with flood damage.
