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equipment have low damage potential and are anchored or are readily removable from the area within the time available after forecasting and warning. This shall be a condition of approval. 10. Wet-floodproofing of structures is required to comply with the Variance criteria in MCC 16.19.170: (A) Variances shall only be issued upon a showing that: 1. There is a good and sufficient cause; The proposed structure would be for purpose of siting a metal fabrication business engaged in the fabrication of cell towers. The structure may not be elevated due to the frequent use of forklifts entering and exiting the structure. To accomplish elevation of the structure and safe ingress and egress of the machinery associated with the use would require significant fill that could render compliance with 16.19.130(D) difficult or impossible. Floodproofing the structure while still maintaining large access and ingress for machinery would be similarly difficult. Allowing wet-floodproofing, engineered to meet all other relevant criteria in MCC 16.19, is the only way to permit the use and structure proposed by the applicant. The criterion is met. 2. Failure to grant the variance would result in exceptional hardship to the applicant; Failure to grant this variance would result in complex, and potentially dangerous, construction to elevate an industrial structure with ramps for forklifts. The large access and ingress points required for the machinery involved in the use, and the transportation of large products produced, presents a significant obstacle for engineering floodproofing components that are capable of resisting hydrostatic and hydrodynamic loads. The engineering and construction expenses may preclude utilizing elevation or floodproofing for the proposed structure. Wet-floodproofing, as described in the FEMA technical bulletin 7, would allow the structure to be built with components that are capable of withstanding direct and prolonged contact with floodwaters without sustaining significant damage. The use proposed for the structure is permitted in the IC zone, and the locations where the use is permitted are limited. The cost of alternative construction or location presents an exceptional hardship to the applicant. The criterion is met. 3. The granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public, or conflict with existing local laws; The proposed structure is for industrial/commercial purposes and will be occupied during work hours by employees. It will not be used as a residence, nor frequented by the public. Water level gages monitor Mill Creek a quarter mile southeast of the subject parcel, and the East fork of Pringle Creek a quarter mile northwest of the subject parcel. Adequate notice of rising floodwaters appear to be available, providing time for evacuation. Therefore, granting this variance will neither create additional threats to public safety, nor cause extraordinary public expenses. The requirements of MCC 16.19.130(D) are to “provide certification from a registered civil engineer demonstrating that the proposed structure will not result in an increase floodplain area on other properties and will not result in an increase in erosive velocity of the stream that may cause channel scouring or reduce slope stability downstream of the development or fill.” This certification will be required as a condition of approval, and will assure that the proposed structure does not increase flood heights. There is no indication that granting of this variance will result in fraud or victimization of the public. Approval of this variance does not conflict with existing local laws. The criterion is met.