Whenever the standards of this chapter place undue hardship on a specific development proposal, the applicant may apply to the village for a variance. The village shall review the applicant’s request for a variance, and shall submit its recommendation to the village. The village may attach such conditions to granting of a variance, as it deems necessary, to further the intent of this section.
(A) No variance shall be granted, unless the applicant demonstrates that all of the following conditions are met:
(1) The development activity cannot be located outside the floodplain;
(2) An exceptional hardship would result if the variance were not granted;
(3) The relief requested is the minimum necessary;
(4) There will be no additional threat to public health, safety, or creation of a nuisance;
(5) There will be no additional public expense for flood protection, rescue or relief operations, policing, or repairs to roads, utilities, or other public facilities;
(6) The applicant’s circumstances are unique, and do not establish a pattern inconsistent with the intent of the NFIP; and
(7) All other state and federal permits have been obtained.
(B) The village shall notify an applicant in writing that a variance from the requirements of the building protections standards of § 156.36, that would lessen the degree of protection to a building, will:
(1) Result in increased premium rates for flood insurance, up to $25 per $100 of insurance coverage;
(2) Increase the risk to life and property; and
(3) Require that the applicant proceed with knowledge of these risks, and that the applicant acknowledge, in writing, the assumption of the risk and liability.
(C) Variances to the building protection requirements of § 156.36 of this chapter, which are requested in connection with reconstruction, repair, or alteration of a historic site, or historic structure as defined in HISTORICAL STRUCTURE in § 156.02, may be granted using criteria more permissive than the requirements of §§ 156.35 and 156.36 of this chapter, subject to the conditions that:
(1) The repair or rehabilitation is the minimum necessary to preserve the historic character and design of the structure; and
(2) The repair or rehabilitation will not result in the structure being removed as a certified historic structure.
(D) Any variance granted for an agricultural structure shall be decided individually based on a case-by-case analysis of the building’s unique circumstances. Variances granted shall meet the following conditions, as well as those criteria and conditions set forth in this section. In order to minimize flood damages during the 100-year flood and the threat to public health and safety, the following conditions shall be included for any variance issued for agricultural structures that are constructed at-grade and wet-flood proofed:
(1) All agricultural structures considered for a variance from the floodplain management regulations of this section shall demonstrate that the varied structure is located in wide, expansive floodplain areas, and no other alternate location outside of the special flood hazard area exists for the agricultural structure. Residential structures, or animal confinement facilities, such as farm houses, cannot be considered agricultural structures;
(2) Use of the varied structures must be limited to agricultural purposes in Zone A, only as identified on the community’s Flood Insurance Rate Map (FIRM);
(3) For any new, or substantially damaged, agricultural structures, the exterior and interior building components, and elements such as the foundation, wall framing, exterior and interior finishes, flooring, and the like, below the base flood elevation must be built with flood-resistant materials in accordance with § 156.36 of this chapter;
(4) The agricultural structures must be adequately anchored to prevent flotation, collapse, or lateral movement of the structures, in accordance with § 156.36 of this chapter. All of the building’s structural components must be capable of resisting specific flood-related forces, including hydrostatic, buoyancy, and hydrodynamic and debris impact forces. Any mechanical, electrical, or other utility equipment must be located above the base flood elevation, or flood proofed so that they are contained within a watertight, flood proofed enclosure that is capable of resisting damage during flood conditions, in accordance with § 156.36 of this chapter;
(5) The NFIP requires that enclosure, or foundation walls, subject to the 100-year flood, contain openings that will permit the automatic entry, and exit, of floodwaters, in accordance with § 156.36(B) of this chapter;
(6) The agricultural structures must comply with the floodplain management floodway provisions of § 156.35 of this chapter. No variances may be issued for agricultural structures within any designated floodway; and
(7) Wet-flood proofing construction techniques must be reviewed and approved by the Floodplain Administrator, and a registered professional engineer or architect, prior to the issuance of any floodplain development permit for construction.
(Ord. 522011, passed 5-2-2011)