[HISTORY: Adopted Malone Village Board 3-9-1987 by Local Law
No. 2, 1987. Amendments noted where applicable.]
The Board of Trustees of the Village of Malone finds that the
potential and/or actual damages from flooding and erosion may be a
problem to the residents of the Village of Malone, New York, and that
such damages may include destruction or loss of private and public
housing; damage to public facilities, both publicly and privately
owned; and injury to and loss of human life. In order to minimize
the threat of such damages and to achieve the purposes and objectives
hereinafter set forth, this local law is adopted.
It is the purpose of this local law to promote the public health,
safety and general welfare and to minimize public and private losses
due to flood conditions in specific areas by provisions designed to:
A.Â
Regulate uses which are dangerous to health, safety and property,
due to water or erosion hazards, or which result in damaging increases
in erosion or in flood heights or velocities.
B.Â
Require that uses which are vulnerable to floods, including facilities
which serve such uses, be protected against flood damage at the time
of initial construction.
C.Â
Control the alteration of natural floodplains, stream channels and
natural protective barriers which are involved in the accommodation
of floodwaters.
D.Â
Control filling, grading, dredging and other development which may
increase erosion or flood damages.
E.Â
Regulate the construction of flood barriers which will unnaturally
divert floodwaters or which may increase flood hazards to other lands.
F.Â
Qualify for and maintain participation in the National Flood Insurance
Program.
The objectives of this local law are to:
A.Â
Protect human life and health.
B.Â
Minimize expenditure of public money for costly flood control projects.
C.Â
Minimize the need for rescue and relief efforts associated with flooding
and generally undertaken at the expense of the general public.
D.Â
Minimize prolonged business interruptions.
E.Â
Minimize damage to public facilities and utilities, such as water
and gas mains, electric, telephone and sewer lines, and streets and
bridges located in areas of special flood hazard.
F.Â
Help maintain a stable tax base by providing for the sound use and
development of areas of special flood hazard so as to minimize future
flood blight areas.
G.Â
Provide that developers are notified that property is in an area
of special flood hazard.
H.Â
Ensure that those who occupy the areas of special flood hazard assume
responsibility for their actions.
A.Â
Unless specifically defined below, words or phrases used in this
local law shall be interpreted so as to give them the meaning they
have in common usage and to give this local law its most reasonable
application.
B.Â
APPEAL
AREA OF SHALLOW FLOODING
AREA OF SPECIAL FLOOD HAZARD
BASE FLOOD
BASEMENT
BREAKAWAY WALL
BUILDING
CELLAR
DEVELOPMENT
ELEVATED BUILDING
FLOOD BOUNDARY AND FLOODWAY MAP (FBFM)
FLOOD OR FLOODING
FLOOD HAZARD BOUNDARY MAP (FHBM)
FLOOD INSURANCE RATE MAP (FIRM)
FLOOD INSURANCE STUDY
FLOODPROOFING
FLOODWAY
FLOOR
FUNCTIONALLY DEPENDENT USE
HIGHEST ADJACENT GRADE
LOWEST FLOOR
MANUFACTURED HOME
MEAN SEA LEVEL
MOBILE HOME
NATIONAL GEODETIC VERTICAL DATUM (NGVD)
NEW CONSTRUCTION
ONE-HUNDRED-YEAR FLOOD
PRINCIPALLY ABOVE GROUND
REGULATORY FLOODWAY
START OF CONSTRUCTION
STRUCTURE
SUBSTANTIAL IMPROVEMENT
VARIANCE
As used in this local law, the following terms shall have the meanings
indicated:
A request for a review of the local administrator's
interpretation of any provision of this local law or a request for
a variance.
A designated AO or VO Zone on a community's Flood Insurance
Rate Map (FIRM), with base flood depths from one to three feet, where
a clearly defined channel does not exist, where the path of flooding
is unpredictable and indeterminate and where velocity flow may be
evident.
The land in the floodplain within a community subject to
a one-percent-or-greater chance of flooding in any given year. This
area may be designated as Zone A, AE, AO, A1-99, V, VO, VE or V1-30.
It is also commonly referred to as the "base floodplain" or "one-hundred-year
floodplain."
The flood having a one-percent chance of being equaled or
exceeded in any given year.
That portion of a building having its floor subgrade (below
ground level) on all sides.
A wall that is not part of the structural support of the
building and is intended, through its design and construction, to
collapse under specific lateral loading forces without causing damage
to the elevated portion of the building or the supporting foundation
system.
Any structure built for support, shelter or enclosure for
occupancy or storage.
The same meaning as "basement."
Any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, mining,
dredging, filling, paving, excavation or drilling operations, located
within the area of special flood hazard.
A nonbasement building which is built to have the lowest
floor elevated above the ground level by means of fill, solid foundation,
perimeter walls, pilings, columns (posts and piers) or sheer walls.
An official map of the community published by the Federal
Emergency Management Agency as part of a riverine community's
Flood Insurance Study. The "FBFM" delineates a regulatory floodway
along watercourses studied in detail in the Flood Insurance Study.
A general and temporary condition of partial or complete
inundation of normally dry land areas from:
An official map of a community, issued by the Federal Emergency
Management Agency, where the boundaries of the areas of special flood
hazard have been defined but no water surface elevation is provided.
An official map of a community, on which the Federal Emergency
Management Agency has delineated both the areas of special flood hazard
and the risk premium zones applicable to the community.
The official report provided by the Federal Emergency Management
Agency. The report contains flood profiles, as well as the Flood Boundary
and Floodway Map and the water surface elevations of the base flood.
Any combination of structural and nonstructural additions,
changes or adjustments to structures which reduce or eliminate flood
damage to real estate or improved real property, water and sanitary
facilities, structures and their contents.
The same meaning as "regulatory floodway."
The top surface of an enclosed area in a building, including
the basement, i.e., top of slab in concrete slab construction or top
of wood flooring in wood frame construction.
A use which cannot perform its intended purpose unless it
is located or carried out in close proximity to water, such as a docking
or port facility necessary for the loading and unloading of cargo
or passengers, shipbuilding and ship repair. The term does not include
long-term storage, manufacture, sales or service facilities.
The highest natural elevation of the ground surface, prior
to construction, next to the proposed walls of a structure.
The lowest level, including basement or cellar, of the lowest
enclosed area. An unfinished or flood resistant enclosure usable solely
for parking of vehicles, building access or storage, in an area other
than a basement, is not considered a building's "lowest floor,"
provided that such enclosure is not built so as to render the structure
in violation of the applicable non-elevation design requirements of
this local law.
A structure, transportable in one or more sections, which
is built on a permanent chassis and designed to be used with or without
a permanent foundation when connected to the required utilities. The
term also includes "park trailers," "travel trailers" and similar
transportable structures placed on a site for 180 consecutive days
or longer and intended to be improved property.
For purposes of the National Flood Insurance Program, the
National Geodetic Vertical Datum (NGVD) of 1929 or other datum to
which base flood elevations shown on a community's Flood Insurance
Rate Map are referenced.
The same meaning as "manufactured home."
As corrected in 1929, a vertical control used as a reference
for establishing varying elevations within the floodplain.
Structures for which the start of construction commenced
on or after the effective date of this local law.
The same meaning as "base flood."
At least 51% of the actual cash value of the structure, excluding
land value, is above ground.
The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than a designated height as determined by the Federal Emergency Management Agency in a Flood Insurance Study or by other agencies as provided in § 24-14B of this local law.
The initiation, excluding planning and design, of any phase
of a project or physical alteration of the property, and shall include
land preparation, such as clearing, grading and filling; installation
of streets and/or walkways; excavation for a basement, footings, piers
or foundations; or the erection of temporary forms. It also includes
the placement and/or installation on the property of accessory buildings
(garages, sheds), storage trailers and building materials. For manufactured
homes, the "actual start" means affixing of the manufactured home
to its permanent site.
A walled and roofed building, a manufactured home or a gas
or liquid storage tank that is principally above ground.
Any repair, reconstruction or improvement of a structure,
the cost of which equals or exceeds 50% of the market value of the
structure either before the improvement or repair is started or, if
the structure has been damaged and is being restored, before the damage
occurred. For the purposes of this definition, "substantial improvement"
is considered to commence when the first alteration of any wall, ceiling,
floor or other structural part of the building commences, whether
or not that alteration affects the external dimensions of the structure.
The term does not, however, include either any project for improvement
of a structure to comply with existing state or local building, fire,
health, sanitary or safety code specifications which are solely necessary
to assure safe living conditions or any alteration of a structure
or contributing structure listed on the National Register of Historic
Places or a State Inventory of Historic Places.
A grant of relief from the requirements of this local law,
which permits construction or use in a manner that would otherwise
be prohibited by this local law.
This local law shall apply to all areas of special flood hazard
within the jurisdiction of the Village of Malone, New York.
The areas of special flood hazard identified by the Federal
Emergency Management Agency in a scientific and engineering report
entitled the "Flood Insurance Study for the Village of Malone, of
Franklin County, New York," dated October 1977, with accompanying
Flood Insurance Rate Maps and Flood Boundary — Floodway
Maps, is hereby adopted and declared to be a part of this local law.
The Flood Insurance Study and maps are on file at the Village Office,
14 Elm Street, Malone, New York 12953.
A.Â
This local law is adopted in response to revisions to the National Flood Insurance Program, effective October 1, 1986, and shall supersede all previous laws adopted for the purpose of establishing and maintaining eligibility for flood insurance and specifically shall repeal Local Law No. 2 of 1978, being Chapter 24 of the Village of Malone, New York, Code.
B.Â
In their interpretation and application, the provisions of this local
law shall be held to be minimum requirements, adopted for the promotion
of the public health, safety and welfare. Whenever the requirements
of this local law are at variance with the requirements of any other
lawfully adopted rules, regulations or ordinances, the most restrictive,
or that imposing the higher standards, shall govern.
The invalidity of any section or provision of this local law
shall not invalidate any other section or provision thereof.
A.Â
No structure shall hereafter be constructed, located, extended, converted
or altered and no land shall be excavated or filled without full compliance
with the terms of this local law and any other applicable regulations.
Any infraction of the provisions of this local law by failure to comply
with any of its requirements, including infractions of conditions
and safeguards established in connection with conditions of the permit,
shall constitute a violation.
B.Â
Any person who violates this local law or fails to comply with any
of its requirements shall, upon conviction thereof, be fined no more
than $250 or be imprisoned for not more than 15 days, or both. Each
day of noncompliance shall be considered a separate offense.
C.Â
Nothing herein contained shall prevent the Village of Malone, New
York, from taking such other lawful action as is necessary to prevent
or remedy an infraction.
D.Â
Any structure found not to be in compliance with the requirements of this local law for which the developer and/or owner has not applied for and received an approved variance under §§ 24-22 and 24-23 will be declared noncompliant, and notification will be sent to the Federal Emergency Management Agency.
The degree of flood protection required by this local law is
considered reasonable for regulatory purposes and is based on scientific
and engineering considerations. Larger floods can and will occur on
rare occasions. Flood heights may be increased by man-made or natural
causes. This local law does not imply that land outside the area of
special flood hazards or uses permitted within such areas will be
free from flooding or flood damages. This local law shall not create
liability on the part of the Village of Malone, New York, any officer
or employee thereof or the Federal Emergency Management Agency for
any flood damages that result from reliance on this local law or any
administrative decision lawfully made thereunder.
The Building Inspector is hereby appointed local administrator
to administer and implement this local law by granting or denying
development permit applications in accordance with its provisions.
A.Â
A development permit shall be obtained before the start of construction or any other development within the area of special flood hazard as established in § 24-6.
B.Â
Application for a development permit shall be made on forms furnished
by the local administrator and may include, but not be limited to,
plans, in duplicate, drawn to scale and showing the nature, location,
dimensions and elevations of the area in question; and existing or
proposed structures, fill, storage of materials and drainage facilities
and the location of the foregoing.
C.Â
The following information is required where applicable:
(1)Â
Elevation in relation to mean sea level of the proposed lowest floor,
including the basement or cellar, of all structures.
(2)Â
Elevation in relation to mean sea level to which any nonresidential
structure will be floodproofed.
(3)Â
When required, a certificate from a licensed professional engineer or architect stating that the utility floodproofing will meet the criteria in § 24-18C(1).
(4)Â
A certificate from a licensed professional engineer or architect stating that the nonresidential floodproofed structure will meet the floodproofing criteria in § 24-19.
(5)Â
A description of the extent to which any watercourse will be altered
or relocated as a result of proposed development.
Upon placement of the lowest floor, or floodproofing by whatever
means, it shall be the duty of the permit holder to submit to the
local administrator a certificate of the elevation of the lowest floor,
or floodproofed elevation, in relation to mean sea level. The elevation
certificate shall be prepared by or under the direct supervision of
a licensed land surveyor or professional engineer and certified by
the same. When floodproofing is utilized for a particular building,
the floodproofing certificate shall be prepared by or under the direct
supervision of a licensed professional engineer or architect and certified
by the same. Any further work undertaken prior to submission and approval
of the certification shall be at the permit holder's risk. The
local administrator shall review all data submitted. Deficiencies
detected shall be cause to issue a stop-work order for the project
unless immediately corrected.
Duties of the local administrator shall include, but not be
limited to:
A.Â
Permit application review. The local administrator shall:
(1)Â
Review all development permit applications to determine that the
requirements of this local law have been satisfied.
(2)Â
Review all development permit applications to determine that all
necessary permits have been obtained from those federal, state or
local governmental agencies from which prior approval is required.
(3)Â
Review all development permit applications to determine if the proposed
development adversely affects the area of special flood hazard. For
the purposes of this local law, "adversely affects" means physical
damage to adjacent properties. An engineering study may be required
of the applicant for this purpose.
B.Â
Use of other base flood and floodway data. When base flood elevation data has not been provided in accordance with § 24-6, Basis for establishing areas of special flood hazard, the local administrator shall obtain, review and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, including data developed pursuant to § 24-18D(4), in order to administer § 24-19, Specific standards for flood hazard reduction, § 24-20, Standards for areas without base flood elevations, and § 24-21, Floodways.
C.Â
Information to be obtained and maintained. The local administrator
shall:
(1)Â
Obtain and record the actual elevation, in relation to mean sea level,
of the lowest floor, including basement or cellar, of all new or substantially
improved structures and whether or not the structure contains a basement
or cellar.
(3)Â
Maintain for public inspection all records pertaining to the provisions
of this local law, including variances, when granted, and certificates
of compliance.
D.Â
Alteration of watercourses. The local administrator shall:
(1)Â
Notify adjacent communities and the New York State Department of
Environmental Conservation prior to any alteration or relocation of
a watercourse and submit evidence of such notification to the Regional
Director, Federal Emergency Management Agency, Region II, 26 Federal
Plaza, New York, New York 10278.
(2)Â
Require that maintenance is provided within the altered or relocated
portion of said watercourse so that the flood carrying capacity is
not diminished.
E.Â
Interpretation of FIRM boundaries.
(1)Â
The local administrator shall have the authority to make interpretations
when there appears to be a conflict between the limits of the federally
identified area of special flood hazard and actual field conditions.
(3)Â
The local administrator shall use flood information from any other
authoritative source, including historical data, to establish the
limits of the areas of special flood hazard when base flood elevations
are not available.
A.Â
All floodplain development found ongoing without an approved permit shall be subject to the issuance of a stop-work order by the local administrator. Disregard of a stop-work order shall be subject to the penalties described in § 24-9 of this local law.
B.Â
All floodplain development found which is not in compliance with the provisions of this local law and/or the conditions of the approved permit shall be subject to the issuance of a stop-work order by the local administrator. Disregard of a stop-work order shall be subject to the penalties described in § 24-9 of this local law.
The local administrator and/or the developer's engineer
or architect shall make periodic inspections at appropriate times
throughout the period of construction in order to monitor compliance
with permit conditions and enable said inspector to certify that the
development is in compliance with the requirements of either the development
permit or the approved variance.
A.Â
It shall be unlawful to use or occupy or to permit the use or occupancy
of any building or premises, or both, or part thereof hereafter created,
erected, changed, converted or wholly or partly altered or enlarged
in its use or structure until a certificate of compliance has been
issued by the local administrator stating that the building or land
conforms to the requirements of this local law.
B.Â
All other development occurring within the designated flood hazard
area will have, upon completion, a certificate of compliance issued
by the local administrator.
In all areas of special flood hazards, the following standards
are required:
A.Â
Anchoring.
(1)Â
All new construction and substantial improvements shall be anchored
to prevent flotation, collapse or lateral movement of the structure.
(2)Â
All manufactured homes shall be installed using methods and practices
which minimize flood damage. Manufactured homes must be elevated and
anchored to resist flotation, collapse or lateral movement. Manufactured
homes shall be elevated to or above the base flood elevation or two
feet above the highest adjacent grade when no base flood elevation
has been determined. Methods of anchoring may include, but are not
to be limited to, use of over-the-top or frame ties to ground anchors.
This requirement is in addition to applicable state and local anchoring
requirements for resisting wind forces.
B.Â
Construction materials and methods.
C.Â
Utilities.
(1)Â
Electrical, heating, ventilation, plumbing, air-conditioning equipment
and other service facilities shall be designed and/or located so as
to prevent water from entering or accumulating within the components
during conditions of flooding. When designed for location below the
base flood elevation, a professional engineer's or architect's
certification is required.
(2)Â
All new and replacement water supply systems shall be designed to
minimize or eliminate infiltration of floodwaters into the system.
(3)Â
New and replacement sanitary sewerage systems shall be designed to
minimize or eliminate infiltration of floodwaters.
(4)Â
On-site waste disposal systems shall be located to avoid impairment
to them or contamination from them during flooding.
D.Â
Subdivision proposals.
(1)Â
All subdivision proposals shall be consistent with the need to minimize
flood damage.
(2)Â
All subdivision proposals shall have public utilities and facilities,
such as sewer, gas, electrical and water systems, located and constructed
to minimize flood damage.
(3)Â
All subdivision proposals shall have adequate drainage provided to
reduce exposure to flood damage.
(4)Â
Base flood elevation data shall be provided for subdivision proposals
and other proposal developments, including proposals for manufactured
home parks and subdivisions, greater than either 50 lots or five acres.
E.Â
Encroachments.
(1)Â
All proposed development in riverine situations where no flood elevation data is available (unnumbered A Zones) shall be analyzed to determine the effects on the flood carrying capacity of the area of special flood hazard set forth in § 24-14A(3). This may require the submission of additional technical data to assist in the determination.
(2)Â
In all areas of special flood hazard in which base flood elevation data is available pursuant to § 24-14B or 24-18D(4) and no floodway has been determined, the cumulative effects of any proposed development, when combined with all other existing and anticipated development, shall not increase the water surface elevation of the base flood more than one foot at any point.
In all areas of special flood hazard where base flood elevation data has been provided as set forth in § 24-6, Basis for establishing areas of special flood hazard, and § 24-14B, Use of other base flood data, the following standards are required:
A.Â
Residential construction. New construction and substantial improvements
of any resident structure shall:
(1)Â
Have the lowest floor, including basement or cellar, elevated to
or above base flood elevation.
(2)Â
Have fully enclosed areas below the lowest floor that are subject
to flooding designed to automatically equalize hydrostatic flood forces
on exterior walls by allowing for the entry and exit of floodwaters.
Designs for meeting this requirement must either be certified by a
licensed professional engineer or architect or meet or exceed the
following minimum criteria:
(a)Â
It must have a minimum of two openings having a total net area
of not less than one square inch for every square foot of enclosed
area subject to flooding.
(b)Â
The bottom of all such openings shall be no higher than one
foot above the lowest adjacent finished grade.
(c)Â
Openings may be equipped with louvers, valves, screens or other
coverings or devices, provided that they permit the automatic entry
and exit of floodwaters.
B.Â
Nonresidential construction.
(1)Â
New construction and substantial improvements of any commercial,
industrial or other nonresidential structure, together with attendant
utility and sanitary facilities, shall either have the lowest floor,
including basement or cellar, elevated to or above the base flood
elevation or be floodproofed so that the structure is watertight below
the base flood level with walls substantially impermeable to the passage
of water. All structural components located below the base flood level
must be capable of resisting hydrostatic and hydrodynamic loads and
the effects of buoyancy.
(a)Â
If the structure is to be elevated, fully enclosed areas below
the base flood elevation shall be designed to automatically (without
human intervention) allow for the entry and exit of floodwaters for
the purpose of equalizing hydrostatic flood forces on exterior walls.
Designs for meeting this requirement must either be certified by a
licensed professional engineer or a licensed architect or meet the
following criteria:
[1]Â
It shall have a minimum of two openings having a total net area
of not less than one square inch for every square foot of enclosed
area subject to flooding.
[2]Â
The bottom of all such openings shall be no higher than one
foot above the lowest adjacent finished grade.
[3]Â
Openings may be equipped with louvers, valves, screens or other
coverings or devices, provided that they permit the automatic entry
and exit of floodwaters.
(b)Â
If the structure is to be floodproofed:
[1]Â
A licensed professional engineer or architect shall develop
and/or review structural design, specifications and plans for the
construction and shall certify that the design and methods of construction
are in accordance with accepted standards of practice to make the
structure watertight with walls substantially impermeable to the passage
of water and with structural components having the capability of resisting
hydrostatic and hydrodynamic loads and effects of buoyancy.
[2]Â
A licensed professional engineer or licensed land surveyor shall
certify the specific elevation, in relation to mean sea level, to
which the structure is floodproofed.
(2)Â
The local administrator shall maintain on record a copy of all such
certificates noted in this section.
New construction or substantial improvements of structures, including manufactured homes, shall have the lowest floor, including basement, elevated to or above the base flood elevation as may be determined in § 24-14B or two feet above the highest adjacent grade where no elevation data is available.
A.Â
New construction or substantial improvements of structures, including
manufactured homes, shall have the lowest floor, including the basement,
elevated at least two feet above the highest adjacent grade next to
the proposed foundation of the structure.
B.Â
Fully enclosed areas below the lowest floor that are subject to flooding
shall be designed to automatically (without human intervention) allow
for the entry and exit of floodwaters for the purpose of equalizing
hydrostatic flood forces on exterior walls. Designs for meeting this
requirement must either be certified by a licensed professional engineer
or a licensed architect or meet the following criteria:
(1)Â
The areas shall have a minimum of two openings having a total net
area of not less than one square inch for every square foot of enclosed
area subject to flooding.
(2)Â
The bottom of all such openings shall be no higher than one foot
above the lowest adjacent finished grade.
(3)Â
Openings may be equipped with louvers, valves, screens or other coverings
or openings, provided that they permit the automatic entry and exit
of floodwaters.
Located within areas of special flood hazard are areas designated as floodways. (See definition, § 24-4.) The floodway is an extremely hazardous area due to high velocity floodwaters carrying debris and posing additional threats from potential erosion forces. When floodway data is available for a particular site as provided by §§ 24-6 and 24-14B, all encroachments, including fill, new construction, substantial improvements and other development, are prohibited within the limits of the floodway unless a technical evaluation demonstrates that such encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge.
A.Â
The Zoning Board of Appeals, as established by the Village of Malone,
New York, shall hear and decide appeals and requests for variances
from the requirements of this local law.
B.Â
The Zoning Board of Appeals shall hear and decide appeals when it
is alleged that there is an error in any requirement, decision or
determination made by the local administrator in the enforcement or
administration of this local law.
C.Â
Those aggrieved by the decision of the Zoning Board of Appeals may
appeal such decision to the Supreme Court pursuant to Article 78 of
the Civil Practice Law and Rules.
D.Â
In passing upon such applications, the Zoning Board of Appeals shall
consider all technical evaluations, all relevent factors, standards
specified in other sections of this local law and:
(1)Â
The danger that materials may be swept onto other lands to the injury
of others.
(2)Â
The danger to life and property due to flooding or erosion damage.
(3)Â
The susceptibility of the proposed facility and its contents to flood
damage and the effect of such damage on the individual owner.
(4)Â
The importance of the services provided by the proposed facility
to the community.
(5)Â
The necessity to the facility of a waterfront location, where applicable.
(6)Â
The availability of alternative locations for the proposed use which
are not subject to flooding or erosion damage.
(7)Â
The compatibility of the proposed use with existing and anticipated
development.
(8)Â
The relationship of the proposed use to the Comprehensive Plan and
floodplain management program of that area.
(9)Â
The safety of access to the property in times of flood for ordinary
and emergency vehicles.
(10)Â
The costs to local governments and the dangers associated with
conducting search and rescue operations during periods of flooding.
(11)Â
The expected heights, velocity, duration, rate of rise and sediment
transport of the floodwaters and the effects of wave action, if applicable,
expected at the site.
(12)Â
The costs of providing governmental services during and after
flood conditions, including search and rescue operations and maintenance
and repair of public utilities and facilities, such as sewer, gas,
electrical and water systems, and streets and bridges.
A.Â
Upon consideration of the factors of § 24-22D and the purposes of this local law, the Zoning Board of Appeals may attach such conditions to the granting of variances as it deems necessary to further the purposes of this local law.
B.Â
The local administrator shall maintain the records of all appeal
actions, including technical information, and report any variances
to the Federal Emergency Management Agency upon request.
C.Â
Conditions for variances.
(1)Â
Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of 1/2 acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided that § 24-22D(1) through (12) have been fully considered. As the lot size increases beyond the 1/2 acre, the technical justification required for issuing the variance increases.
(2)Â
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.
(3)Â
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:
(4)Â
Variances shall not be issued within any designated floodway if any
increase in flood levels during the base flood discharge would result.
(5)Â
Variances shall only be issued upon a determination that the variance
is the minimum necessary, considering the flood hazard, to afford
relief.
(6)Â
Variances shall only be issued upon receiving written justification
of:
(a)Â
A showing of good and sufficient cause.
(b)Â
A determination that failure to grant the variance would result
in exceptional hardship to the applicant.
(c)Â
A determination that the granting of a variance will not result
in increased flood heights, additional threats to public safety and
extraordinary public expense, create nuisances, cause fraud on or
victimization of the public, or conflict with existing local laws
or ordinances.
(7)Â
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.