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Findings Prior to approving an application for a Flood Variance,the Review Authority must find that all of the following are true: (a) There is good and sufficient cause for the Flood Variance; (b) Failure to grant the Flood Variance would result in exceptional hardship to the applicant, (c) The Flood Variance will not result in increased flood heights, create additional threats to public safety, produce extraordinary public expense, create nuisances, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances, (d) The Flood Variance is the minimum necessary, considering the flood hazard, to afford relief, and (e) Granting of the Flood Variance will not constitute a grant of special privileges inconsistent with the limitations on similarly situated properties subject to the County's flood regulations. The Department of Public Works is in the process of reviewing the findings to determine if the findings can be made in the affirmative. Council of Governments The Council of Governments has responded that this project is subject to the SJMSCP and is located within the unmapped land use area. Per requirements of the SJMSCP, unmapped projects are subject to case- by-case review. This can be a ninety (90) day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. It is also recommended that the project applicant obtain an information package. Environmental Review and Planning Commission The Community Development Department will complete the environmental review and determine a recommendation to the Planning Commission. An Initial Study and the environmental review document must be posted for thirty (30) days. Upon completion and circulation of the Initial Study and environmental review document, the Community Development Department will determine the recommendation to the Planning Commission and schedule the project to be heard by the Planning Commission. NOTE: Insurance premium rates are determined by statute according to actuarial risk and will not be modified by the granting of a Flood Variance. The issuance of a Flood 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 ($25.00) for one hundred dollars ($100.00) of insurance coverage, and such construction below the base flood level increases risks to life and property. RG:dm PA-1900158(FVR)DC08212019 Attachments c: PG&E Dane Crough PA-1900158 (FVR) DC Memo 2