A. Authority; Duties:
1. The zoning board of adjustment shall also serve as the appeals board to hear and render judgment on requests for variances from the requirements of the floodplain management regulations.
2. The appeals board shall hear and render judgment on an appeal only when it is alleged there is an error in any requirement, decision or determination made by the city building inspector in the enforcement or administration of the city floodplain management regulations.
B. Right Of Appeal: Any person aggrieved by the decision of the appeals board may appeal such decision in any court of competent jurisdiction. The city building inspector shall maintain a record of all actions involving an appeal and shall report variances to the federal emergency management agency (FEMA), upon request.
C. Issuance Of Variances:
1. Variances may be issued for the reconstruction, rehabilitation or restoration of structures listed on the National Register of Historic Places or the State Register of Historic Places, without regard to the procedures set forth in the remainder of this section.
2. Variances may be issued for new construction and substantial improvements to be erected on a lot of one-half (1/2) acre or less in size, contiguous to, and surrounded by, lots with existing structures constructed below the base flood level, provided all relevant factors have been fully considered. As the lot size increases beyond the one-half (1/2) acre, the technical justification required for issuing the variance increases.
3. Upon consideration of all factors noted above, the appeals board may attach such conditions to the granting of variances as it deems necessary to further the purpose and objectives of the city floodplain management program.
4. Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.
5. Prerequisites for granting variances shall be as follows:
a. Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
b. Variances shall only be issued upon: 1) showing a 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, the creation of nuisances, fraud or victimization of the public, or conflict with existing local laws or ordinances.
c. Any applicant for whom a variance is granted shall be given written notice that the structure will be permitted to be built with the lowest floor elevation below the base flood elevation, and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation.
d. Variances may be issued by the city for new construction and substantial improvements and for other development necessary for the conduct of a functionally dependent use; provided, that: 1) the criteria outlined in this code 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 threats to public safety. (Ord. 294, 1-27-1987)