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(134) The request for variance is not an after -the -fact request. <br />Sec. 39.032. Special variances for historic structures. <br />Variances may be approved by the planning and zoning commission in the following <br />special circumstances: <br />For historic structures, upon a determination that the proposed repair or rehabilitation <br />will not preclude the structure's continued designation as a historic structure and the <br />variance is the minimum necessary to preserve the historic character and design of the <br />structure. <br />Sec. 39.033. - Special conditions. <br />The planning and zoning commission may attach reasonable conditions to a variance <br />to further the purposes of this article. <br />Sec. 39.034. - Variance notification. <br />(1) The floodplain administrator will notify in writing an applicant to whom a variance is <br />granted that: <br />(a) The issuance of a variance to construct a structure below the base flood elevation <br />will result in increased premium rates for flood insurance commensurate with the <br />increased risk resulting from the reduced lowest floor elevation; and <br />(b) Construction below the base flood level increases risks to life and property. <br />(2) A copy of the notice will be recorded by the floodplain administrator in the Hays, <br />Caldwell, Guadalupe, or Comal County, as appropriate, deed records in a manner so <br />that it appears in the chain of title of the affected parcel of land. The floodplain <br />administrator will maintain a record of all actions involving an appeal and will report <br />all variances issued to FEMA. <br />(3) The floodplain administrator will notify in writing if the variance is denied. <br />Sec. 39.035. Stop work orders. <br />Upon notice from the floodplain administrator that work on any building, structure, <br />dike, bridge or any improvement which would affect water drainage is being done contrary <br />to the provisions of this chapterar- title, or in a dangerous or unsafe manner, such work shall <br />be immediately stopped. Notice will be in writing and be given to the owner of the property <br />or to his agent, or to the person doing the work, and will state the conditions under which <br />work may be resumed. When an emergency exists, no written notice is required to be given <br />