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demonstrating that the proposed encroachment shall not result in any increase in flood levels during the occurrence of the base flood discharge. ~` (c) If section 7-22(a) & (b) are satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of this Article III. ARTICLE IV. FLOODPLAIN VARIANCE PROCEDURE Sec. 7-23. Nature of floodplain variances. The issuance of a floodplain variance is for floodplain management purposes only. Insurance premium rates are determined by statute according to actuarial risk and will not be modified by the granting of a floodplain variance. The floodplain variance criteria set forth in this section of the chapter are based on the general principle of zoning law that floodplain variances pertain to a piece of property and are not personal in nature. A floodplain variance may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this chapter 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. Floodplain variances shall be approved only in rare circumstances. The long term goal of preventing and reducing flood loss and damage can only be met if floodplain variances are strictly limited. Therefore, the floodplain variance guidelines provided in this chapter are more detailed and contain multiple provisions that must be met before a floodplain variance can be properly granted. The criteria are designed to screen out those situations in which alternatives other than a floodplain variance are more appropriate. Sec. 7-24. Conditions for floodplain variances. (a) Generally, floodplain variances may be issued for new construction, substantial improvement, 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 Articles II and III have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the floodplain variance increases. (b) Floodplain variances may be issued for the repair or rehabilitation of "historic structures" (as defined in section 7-5) upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as ,~„ Ordinance No. NS-2789 Page 22 of 27