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Flood Zone InfoThe City of Yelm Critical Areas Code provides this guidance for properties located within the flood plain. 14.08.120 Frequently Flooded Areas 14.08.120(E)(1) Structures Shall Be Located Outside the Floodplain. All structures, utilities, and other improvements shall be located on the buildable portion of the site out of the floodplain unless there is no buildable site area out of the floodplain. For sites with no buildable area out of the floodplain, structures, utilities, and other improvements shall be placed on the highest land on the site, oriented parallel to flow rather than perpendicular, and sited as far from the watercourse and other critical areas as possible. If the administrator detects any evidence of active hyporheic exchange on a site, the development shall be located to minimize disruption of such exchange. 4.08.120(F)(1)Divisions of Land. a. All new divisions of land, including subdivisions, short subdivisions, boundary line adjustments, binding site plans, and master planned communities shall not create any building lot for commercial or residential purposes with any portion within the floodplain. b. Floodplain areas shall be dedicated as open space. c. No infrastructure required for the subdivision with the exception of utility transport lines identified by the appropriate utility capital facilities plan shall be located within the floodplain. d. Subdivisions and short subdivisions shall be designed to minimize or eliminate flood damage and impacts to floodplain functions and values. Public utilities and facilities that are installed as part of such subdivisions, such as sewer, gas, electrical, and water systems, shall be located and constructed to also minimize flood damage and impacts to floodplain functions and values. Subdivisions should be designed using natural features of the landscape and should not incorporate flood protection changes. e. Subdivisions and short subdivisions shall have adequate natural surface water drainage to reduce exposure to flood hazards; and f. Subdivisions and short subdivisions shall show the 100-year floodplain, floodway, and channel migration zone on the preliminary and final plat and short plat maps and designate such areas as "no build," when applicable. 14.08.070 Modifications and variances. A. Modifications to the prescriptive standards for the protection of critical areas may be authorized by the city. The site plan review committee shall review the request and make a written finding that the request meets or fails to meet the modification criteria as part of the underlying permit approval. B. Modification Criteria. A modification may be granted only if the applicant demonstrates that the requested modification includes the best available science and gives special consideration to conservation or protection measures necessary to preserve or enhance anadromous fish habitat. C. Variances from the standards of this chapter may be authorized by the city in accordance with the procedures set forth in Chapter 2.26 YMC. The hearing examiner shall review the request and make a written finding that the request meets or fails to meet the variance criteria. D. Variance Criteria. A variance may be granted only if the applicant demonstrates that the requested action conforms to all of the criteria set forth as follows: 1. Special conditions and circumstances exist that are peculiar to the land, the lot, or something inherent in the land, and that are not applicable to other lands in the same district; 2. The special conditions and circumstances do not result from the actions of the applicant; 3. A literal interpretation of the provisions of this chapter would deprive the applicant of all reasonable economic uses and privileges permitted to other properties in the vicinity and zone of the subject property under the terms of this chapter, and the variance requested is the minimum necessary to provide the applicant with such rights; 4. Granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands, structures, or buildings under similar circumstances; 5. The granting of the variance is consistent with the general purpose and intent of this chapter, and will not further degrade the functions or values of the associated critical areas or otherwise be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the subject property; 6. The decision to grant the variance includes the best available science and gives special consideration to conservation or protection measures necessary to preserve or enhance anadromous fish habitat. E. Conditions May Be Required. In granting any modification or variance, the city may prescribe such conditions and safeguards as are necessary to secure adequate protection of critical areas from adverse impacts, and to ensure conformity with this chapter. F. Time Limit. A modification or variance shall be valid for the time period of the underlying permit approval. G. Burden of Proof. The burden of proof shall be on the applicant to bring forth evidence in support of the application and upon which any decision has to be made on the application.