Port Townsend, WA Environmental Rules: Flood Elevation Requirements (2026)
Key Facts
- Freeboard required
- 2 feet above base flood elevation
- Critical facilities
- 3 feet above base flood elevation
- Governing chapter
- PTMC 16.08, Flood Damage Prevention
- Enclosure vents
- 1 sq in per sq ft enclosed area
- Administering office
- Planning and Community Development Dept.
Summary
Port Townsend requires new and substantially improved residential structures in flood hazard areas to elevate the lowest floor at least two feet above base flood elevation, exceeding FEMA's minimum standard.
In all special flood hazard areas (SFHAs) where base flood elevation data has been provided as set forth in PTMC 16.08.070 or 16.08.150(B), the following provisions are required:
A. Residential Construction. (For manufactured homes see subsection (E) of this section.)
1. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated two feet or more above base flood elevation.
2. Fully enclosed areas below the lowest floor that are subject to flooding shall be used only for parking, storage, or building access and shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria:
a. A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.
b. The bottom of all openings shall be no higher than one foot above grade.
c. Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of floodwaters.
B. Nonresidential Construction. New construction and substantial improvement of any commercial, industrial or other nonresidential structure shall either be:
1. Elevated.
Official source re-checked September 8, 2026: no newer edition of the code had been published (publisher’s edition: current through Ordinance 3364, passed May 18, 2026).
Full Breakdown
Under PTMC 16.08.170(A), new construction and substantial improvements to residential buildings in the special flood hazard area must have the lowest floor, including any basement, elevated two feet or more above the base flood elevation shown on the FEMA flood insurance rate map -- a two-foot freeboard margin above FEMA's one-percent-annual-chance flood standard. Critical facilities like fire stations and water treatment plants face a stricter three-foot freeboard requirement under PTMC 16.08.170(D). Fully enclosed areas below the elevated floor may be used only for parking, storage, or building access, and must have flood vents sized at one square inch per square foot of enclosed area to equalize hydrostatic pressure.
Violations & Fines
Building without a floodplain development permit or below-BFE construction is a code violation enforced under Chapter 1.20 PTMC, subject to civil citation and correction orders from the planning director.
Frequently Asked Questions
Does Port Townsend require freeboard above FEMA's base flood elevation?
What about critical facilities like fire stations?
Sources & Official References
Other rules in Port Townsend
Compare Port Townsend to another location·View the Washington environmental rules overview
See something wrong?
Help us keep this page accurate. If you notice an error or outdated information, let us know.