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,"3� Substantial damage and substantial improvement determinations as detailed in section 30- 1913(cc), including the cost of improvements. repairs, and market value: and (4) All variance actions, including justification for their issuance. (Code 1982, § 902.16(2)(A)—(2)(F); Ord. No. 11-05, 5 14, 10-17-2011) Sec. 30-1893. - Board of adjustments; appeals and variances. (a) Powers arrd duties of board of adjarstmews. The planning commission, which serves as the board of adjustments under this article pursuant to subdivision II of division 2 of this article, shall be the board of adjustments under this division., with the following powers and duties: (1) The board of adjustments shall hear and decide appeals where it is alleged there is error in any order, requirement, decision, or determination made by an administrative official in the enforcement or administration of this division. (2) The board of adjustments shall hear and decide requests for variances from the provisions of this division pursuant to the standards set forth in this section. In exercising these powers and duties, the city council shall follow the procedures, rules and regulations established in subdivision II of division 2 of this article. (b) Rlrles. The board of adjustments shall adopt rules for the conduct of business and may exercise all of the powers conferred on such boards by state law. (c) Variarrcesgerremlyl . The board of adjustments may authorize upon appeal in specific cases such relief or variance from the terms of this division as will not be contrary to the public interest, and only for those circumstances such as hardship, practical difficulties, or circumstances unique to the property under consideration, as provided for in subdivision II of division 2 of this article. In the granting of such variance, the board of adjustments shall clearly identify in writing the specific conditions that existed consistent with the criteria specified in subdivision II of division 2 of this article which justified the granting of the variance. (d) Variances must not be issued within any designated regulator- floodway if any increase in flood levels during; the base flood structure would result; (e) In addition to the criteria set forth in d-isieti 2, subdivision II of this article, the following additional variance criteria of the Federal Emergency Management Agency must be satisfied for the issuance of a variance for any property within any designated regulatory floodplain: (1) Variances shall only be issued upon a showing of good and sufficient cause, and a determination that failure to grant the variance would result in exceptional hardship to the applicant. (2) A determination [of] the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances,