Chapter 13.96
VARIANCE PROCEDURE
Sections:
13.96.030 Conditions for variances.
13.96.040 Notice to applicant.
13.96.010 Nature of variance.
The variance criteria set forth in this chapter are based on the general principle of zoning law that variances pertain to a piece of property and are not personal in nature. A variance may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this division would create an exceptional hardship to the applicant or the surrounding property owners. The characteristics must be unique to the property and not be shared by adjacent parcels. The unique characteristic must pertain to the land itself, not to the structure, its inhabitants, or the property owners.
It is the duty of the city to help protect its citizens from flooding.This need is so compelling and the implications of the cost of insuring a structure built below flood level are so serious that variances from the flood elevation or from other requirements in the flood ordinance are quite rare. The long-term goal of preventing and reducing flood loss and damage can only be met if variances are strictly limited.
Therefore, the variance guidelines provided in this chapter are more detailed and contain multiple provisions that must be met before a variance can be properly granted. The criteria are designed to screen out those situations in which alternatives other than a variance are more appropriate. (Ord. 2022-10 § 2, 2022; Ord. 96-3 § 7 (Exh. B (part)), 1996)
13.96.020 Appeal board.
A. Prior to granting a request for variance, the city shall consider all technical evaluations, all relevant factors, standards specified in other sections of this division, and the:
1. Danger that materials may be swept onto other lands to the injury of others;
2. Danger to life and property due to flooding or erosion damage;
3. Susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the existing individual owner and future owners of the property;
4. Importance of the services provided by the proposed facility to the community;
5. Necessity to the facility of a waterfront location, where applicable;
6. Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;
7. Compatibility of the proposed use with existing and anticipated development;
8. Relationship of the proposed use to the comprehensive plan and floodplain management program for that area;
9. Safety of access to the property in time of flood for ordinary and emergency vehicles;
10. Expected height, velocity, duration, rate of rise, and sediment transport of the floodwaters expected at the site; and
11. Costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems, and streets and bridges.
B. Any applicant to whom a variance is granted shall be given written notice over the signature of a community official that:
1. The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars for one hundred dollars of insurance coverage; and
2. Such construction below the base flood level increases risks to life and property. It is recommended that a copy of the notice shall be recorded by the floodplain administrator in the office of the Tulare County recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land.
C. The floodplain administrator will maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Insurance Administration, Federal Emergency Management Agency. (Ord. 2022-10 § 2, 2022; Ord. 96-3 § 7 (Exh. B (part)), 1996)
13.96.030 Conditions for variance.
A. Generally, variances may be issued for new construction, substantial improvements, and other proposed new development 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 that the procedures of Chapters 13.88 and 13.92 have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the variance increases.
B. Variances may be issued for the repair or rehabilitation of historic structures (as defined in Chapter 13.80) upon a determination that the proposed repair or rehabilitation will not preclude the structure’s continued designation as an 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 mapped regulatory 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 division. For example, in the case of variances to an elevation requirement, this means the city need not grant permission for the applicant to build at grade, or even to whatever elevation the application proposes, but only to that elevation which the city believes will both provide relief and preserve the integrity of the local ordinance.
E. Variances shall only be issued upon a:
1. Showing of good and sufficient cause;
2. Determination that failure to grant the variance would result in exceptional hardship (as defined in Chapter 13.80) to the applicant; and
3. Determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, or extraordinary public expense, create a nuisance (as defined in Chapter 13.80, see “Public safety and nuisance”), cause fraud or victimization (as defined in Chapter 13.80) of the public, or conflict with existing local laws or ordinances.
F. Variances may be issued for new construction, substantial improvement, and other proposed new development necessary for the conduct of a functionally dependent use; provided, that the provisions of subsection (A) of this section are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and does not result in additional threats to public safety and does not create a public nuisance.
G. Upon consideration of the factors of the purpose of this chapter, the city may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.
H. Agricultural Structures. A variance is authorized to be issued for the construction or substantial improvement of agricultural structures that are not elevated or dry floodproofed, provided the requirements of this section are satisfied and:
1. A determination has been made that the proposed agricultural structure:
a. Is used exclusively in connection with the production, harvesting, storage, raising, or drying of agricultural commodities and livestock, or storage of tools or equipment used in connection with these purposes or uses, and will be restricted to such exclusive uses.
b. Has low damage potential.
c. Does not increase risks and pose a danger to public health, safety, and welfare if flooded and contents are released, including but not limited to the effects of flooding on manure storage, livestock confinement operations, liquefied natural gas terminals, and production and storage of highly volatile, toxic, or water reactive materials.
d. Complies with the wet floodproofing construction requirements of subsection (H)(2) of this section.
2. Wet Floodproofing Construction Requirements.
a. Anchored to resist flotation, collapse, and lateral movement.
b. When enclosed by walls, walls have flood openings that comply with the flood opening requirements of ASCE 24, Chapter 2.
c. Flood damage-resistant materials are used below the base flood elevation.
d. Mechanical, electrical, and utility equipment are elevated above the base flood elevation. (Ord. 2022-10 § 2, 2022; Ord. 96-3 § 7 (Exh. B (part)), 1996)
13.96.040 Notice to applicant.
Any applicant to whom a variance is granted shall be given written notice over the signature of a community official that:
A. The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars for one hundred dollars of insurance coverage; and
B. Such construction below the base flood level increases risks to life and property. It is recommended that a copy of the notice shall be recorded by the floodplain administrator in the office of the Tulare County recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land. (Ord. 2022-10 § 2, 2022; Ord. 2009-02 § 6, 2009: Ord. 96-3 § 7 (Exh. B (part)), 1996: Ord. 649 § 1 (part), 1982)