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2. Such construction below the base or regional flood level increases risks to life and property. Such <br />notification must be maintained with a record of all variance actions. <br /> (d) Factors used in decision making. In passing variance applications, the City Council must consider <br />all relevant factors specified in other sections of this chapter and those factors identified in division (5) of <br />this section. <br /> (e) Submittal of hearing notices to the Department of Natural Resources (DNR). The Zoning <br />Administrator must submit hearing notices for proposed variances to the DNR sufficiently in advance to <br />provide at least ten days' notice of the hearing. The notice may be sent by electronic mail or U.S. Mail to <br />the respective DNR area hydrologist. <br /> (f) Submittal of final decisions to the DNR. A copy of all decisions granting variances must be <br />forwarded to the DNR within ten days of such action. The notice may be sent by electronic mail or U.S. <br />Mail to the respective DNR area hydrologist. <br /> (g) Record-keeping. The Zoning Administrator must maintain a record of all variance actions, <br />including justification for their issuance, and must report such variances in an annual or biennial report to <br />the Administrator of the National Flood Insurance Program, when requested by the Federal Emergency <br />Management Agency. <br /> (4) Conditional uses. <br /> (a) Application. An application for a conditional use permit under the provisions of this chapter will be <br />processed and reviewed in accordance with Chapter 1007: Zoning Code, in addition to the following <br />supplemental information: <br /> 1. Determination of flood hazards. Upon receipt of an application for a conditional use permit for a <br />use within the Flood Plain Overlay District where the regulatory flood protection elevation is unknown, the <br />applicant shall be required to furnish the following information as is deemed necessary by the Zoning <br />Administrator for the determination of the regulatory flood protection elevation: <br /> a. A typical cross section showing the channel of the stream, elevation of land areas adjoining each <br />side of the channel, cross-sectional areas to be occupied by the proposed development and high water <br />information; <br /> b. Plan (surface view) showing elevations or contours of the ground; pertinent structures, fill or <br />storage elevations; size, location and spatial arrangement of all proposed and existing structures on the site; <br />location and elevation of streets; photographs showing existing land uses and vegetation upstream and <br />downstream; and soil type; and <br /> c. Profile showing the slope of the bottom of the channel or flow line of the stream for at least 500 <br />feet in either direction from the proposed development. <br /> 2. One copy of the above information shall be transmitted to a designated engineer or other expert <br />person or agency for technical assistance in determining whether the proposed use adversely affects the <br />capacity of the flood plain and to determine the regulatory flood protection elevation. Procedures consistent <br />with Minnesota Regulations NR 86-87 shall be followed in this expert evaluation. The designated engineer <br />or expert shall: <br /> a. Estimate the peak discharge of the regional flood; <br /> b. Calculate the water surface profile of the regional flood based upon a hydraulic analysis of the <br />stream channel and overbank areas; and <br /> c. Compute the area necessary to convey the regional flood without increasing flood stages more <br />than one-half foot. An equal degree of encroachment on both sides of the stream within the reach shall be <br />assumed in computing the area of the regional flood.