(A) (1) The City Council, as established by the city, shall hear and decide appeals and requests for variances from requirements of this chapter.
(2) The City Council shall hear and decide appeals when it is alleged that there is an error in any requirement, decision or determination made by the City Administrator in the enforcement or Administration of this chapter.
(3) Any person aggrieved by the decision of the City Council or any taxpayer may appeal such decision to the District Court as provided in Neb. RS 23-168.04 (for counties) and Neb. RS 19-912 (for municipalities).
(4) In passing upon such applications, the City Council shall consider all technical evaluation, all relevant factors, standards specified in other sections of this chapter, and:
(a) The danger that materials may be swept onto other lands to the injury of others;
(b) The danger to life and property due to flooding or erosion damage;
(c) The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner;
(d) The importance of the services provided by the proposed facility to the community;
(e) The necessity to the facility of a waterfront location, where applicable;
(f) The availability of alternative locations, not subject to flooding or erosion damage, for the proposed use;
(g) The compatibility of the proposed use with casting and anticipated development;
(h) The relationship of the proposed use to the Comprehensive Plan and Floodplain Management Program for that area; and
(i) The safety of access to the property in times of flood for ordinary and emergency vehicles:
1. The expected heights, velocity, duration, rate of rise and sediment transport of the flood waters and the effects of wave action, if applicable, expected at the site; and
2. The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water systems and streets and bridges.
(B) (1) Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing divisions (B)(2) through (B)(5) below have been fully considered. As a lot size increases beyond the one-half acre, the technical justification required for issuing the variance increases.
(2) Variances may be issued for the repair or rehabilitation of historic structures upon a determination that the proposed repair or rehabilitation will not preclude the structure’s continued designation as a historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure.
(3) Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
(4) Variances shall only be issued upon:
(a) A showing of good aid sufficient cause;
(b) A determination that failure to grant the variance would result in exceptional hardship to the applicant; and
(c) A determination that the granting of the 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 ordinances.
(5) (a) The applicant shall be given a written notice over the signature of a community official that:
1. The issuance of a variance to construct a structure below base flood level will result in increased premium rates for flood insurance up to amounts as high as $25 for $100 of insurance coverage; and
2. Such construction below the base flood level increases risks to life and property.
(b) Such notification shall be maintained with the record of all variance actions as required by this chapter.
(Ord. 15-1, passed 9-9-2015)