(A) 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 § 153.086(D)(1) through (12) below have been fully considered. As the lot size increases beyond the one-half acre, the technical justification required for issuing the variance increases.
(B) Variances may be issued for the reconstruction, rehabilitation or restoration of structures and contributing structures listed on the National Register of Historic Places or the State Inventory of Historic Places, without regard to the contributing structures procedures set forth in the remainder of this section.
(C) Variances may be issued by a community for new construction and substantial improvements and for other development necessary for the conduct of a functionally dependent use provided that:
(1) The criteria of divisions (A), (D), (E) and (F) of this section are met; and
(2) The structure or other development is protected by methods that minimize flood damages during the base flood and create no additional threat to public safety.
(D) Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.
(E) Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
(F) Variances shall only be issued upon receiving written justification:
(1) A showing of good and sufficient cause;
(2) A determination that failure to grant the variance would result in exceptional hardship to the applicant; and
(3) A determination that 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 or ordinances.
(G) Any applicant to whom a variance is granted for a building with the lowest floor below the base flood elevation shall be given written notice that the cost of flood insurance will be commensurate with the increased risk resulting from lowest floor elevation.
(Ord. 1-1987, passed 4-13-1987)