Chapter 14.44
VARIANCES
Sections:
14.44.010 Variances.
A. No variances shall be granted to any development located in a designated floodway as defined in RMC 14.08.010.
1. Whenever the standards of this title place undue hardship on a specific development proposal, the applicant may apply to the village of Riverdale board of trustees for a variance.
2. The village of Riverdale board of trustees shall review the applicant’s request for a variance and shall submit its recommendation to the village of Thornton board of trustees. The village may attach such conditions to granting of a variance as it deems necessary to further the flood protection intent of this title.
B. 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 SFHA; and
2. An exceptional hardship would result if the variance were not granted; and
3. The relief requested is the minimum necessary; and
4. There will be no additional threat to public health, safety, beneficial stream uses and functions, especially aquatic habitat, or creation of a nuisance; and
5. There will be no additional public expense for flood protection, lost environmental stream uses and functions, rescue or relief operations, policing, or repairs to streambeds and banks, roads, utilities, or other public facilities; and
6. The provisions of RMC 14.24.030 and 14.32.030 shall still be met; and
7. The activity is not in a designated floodway; and
8. The applicant’s circumstances are unique and do not establish a pattern inconsistent with the intent of the NFIP; and
9. The granting of the variance will not alter the essential character of the area involved including existing stream uses; and
10. All other required state and federal permits or waivers have been obtained.
C. The director of building and zoning shall notify an applicant in writing that a variance from the requirements of Chapter 14.36 RMC that would lessen the degree of protection to a building will:
1. Result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars per one hundred dollars of insurance coverage; and
2. Increase the risks to life and property; and
3. Require that the applicant proceed with knowledge of these risks and that the applicant will acknowledge in writing the assumption of the risk and liability.
D. Variances requested in connection with restoration of a historic site or historic structure as defined in RMC 14.08.010, “Historic structures,” may be granted using criteria more permissive than the requirements of subsections B and C of this section, 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. (Ord. 2008-22 §§ 15.1200 – 15.1204, 2008)