§ 13-02-050. Conditions for variances.

(a)

Variances may be issued for new construction and substantial improvements to be erected on a lot of one-half (½) acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided the relevant factors in section 13-02-030(b) have been fully considered. As the lot size increases beyond the one-half (½) acre, the technical justification required for issuing the variance increases.

(b)

Variances may be issued for the repair or rehabilitation of historical 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

(c)

Variances shall not be issued within any designated floodway if any increase in flood levels during the base flood discharge would result.

(d)

Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief. "Minimum necessary" means to afford relief with a minimum of deviation from the requirements of this chapter. For example, in the case of variances to an elevation requirement, this means the city commission need not grant permission for the applicant to build at grade, or even to whatever elevation the applicant proposed, but only to that elevation which the city commission believes will both provide relief and preserve the integrity of the local chapter.

(e)

Variances shall only be issued upon:

(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.

(f)

Variances may be issued 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 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 threats to public safety.

(g)

Upon consideration of the factors noted above and the intent of this chapter, the city commission may attach such conditions to the granting of variances as it deems necessary to further the purpose and objectives of this chapter.

(Ord. No. 1388, 12-7-10; Ord. No. 1569 , 6-13-18)