A. Where an application has been filed for a variance from the floodplain standards adopted by or pursuant to this title, the building official shall approve the application and grant the variance if and only if the building official finds that:
1. The property which is the subject of the variance application has physical characteristics so unusual that complying with such standards would create an exceptional hardship, either to the owner of such property or to the owners of surrounding property;
2. Such physical characteristics are unique to such property and pertain to the land itself, not to the owner of the property, the inhabitants of the property, or any building, structure or other development located on the property;
3. The variance from the floodplain standards is the minimum necessary to afford relief in light of the flood hazards threatening the property; and
4. The variance is otherwise consistent with the purposes of the floodplain regulations and floodplain standards adopted by or pursuant to this chapter.
B. In determining whether a variance for development proposed on property within a special flood hazard area is consistent with the purposes of the floodplain regulations and floodplain standards adopted by or pursuant to this chapter, the building official shall consider all of the following technical factors:
1. The danger that materials may be swept onto other lands to the injury of others;
2. The danger of life and property due to flooding or erosion damage;
3. The susceptibility of the proposed development, or the contents of any building or structure constructed or installed as part of such development to flood damage;
4. The importance of any services to be provided to the community as a result of the proposed development;
5. The availability of alternative locations for the proposed development which are not subject to flooding or erosion damage;
6. The compatibility of the proposed development with existing and other anticipated development;
7. The relationship of the proposed development to the comprehensive plan and floodplain management program for the area;
8. The safety of access to the proposed development in time of flood for ordinary and emergency vehicles;
9. The expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site of the proposed development; and
10. The cost of providing government services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, water, gas and electric systems, streets and bridges.
(Ord. 2131 §7)