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<br />(5) Upon consideration of the factors mentioned above and the <br />purposes of this chapter, the Planning Commission may attach <br />such conditions to the granting of a variance as it deems <br />necessary to further the purposes of this chapter. <br /> <br />(6) The Administrator shall maintain the records of all appeal <br />actions. including technical information, and report any <br />variances to the Colorado Water Conservation Board and the <br />Federal Emergency Management Agency. <br /> <br />I. Conditions for variances. <br /> <br />(l) Generally, variances may be issued for new construction and <br />substantial improvements to be erected on a lot of one-half <br />0/2) acre or less in size contiguous to and surrounded by <br />lots with existing structures constructed below the base <br />level, provided that all items in this section have been <br />fully considered. As the lot size increases beyond one-half <br />(1/2) acre, the technical justification required for issuing <br />the variance increases, <br /> <br />(2) Variances may be issued for the reconstruction, <br />rehabilitation or restoration of structures listed on the <br />National Register of Historic Places or the Colorado <br />Inventory of Historic Places. <br /> <br />(3) Variances shall not be issued within any designated floodway <br />if any increase in flood levels during the base flood <br />discharge would result. <br /> <br />(4) Variances shall only be issued upon a determination that the <br />variance is the minimum necessary. conside ring the flood <br />hazard, to afford relief. <br /> <br />(5) Variances shall only be issued upon: <br /> <br />(a) A showing of good and sufficient cause; <br /> <br />(b) A determination that failure to grant the variance <br />would result in exceptional hardship to the applicant; <br />and <br /> <br />(c) A determination that the granting of a variance will <br />not result in increased flood heights, additional <br />threats to public safety or extraordinary public <br />expense, create nuisances, cause fraud on or <br />victimization of the public or conflict with existing <br />local laws or ordinances. <br /> <br />(6) Any applicant to whom a variance is granted shall be given <br />written notice that the structure will be permitted to be <br />buil t with a lowest floor elevation below the base flood <br />elevation and that the cost of flood insurance will be <br />commensurate with the increased risk resulting from the <br />reduced lowest flood elevation. <br /> <br />Page 19 <br />