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CITi' OF NORTft"OL.rI,STED ORDINANCE N0. 79-109 PAGE 7. (d) In passing upon such applications, the Boarcl of Building Code Appeals shall consider all technical evaluations, all relevant factors, standards specified in other sections of this ordinance, and: (i) the danger that ma.terials may be swept onto other lands to the injury of others; (ii) the danger to life and property due to flooding or erosion damage; (iii) the susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; (iv) the importance of the services provided by the proposed facility to the coirnnunity; (v) the availability of alternative locations, for the proposed use which are not subject to flooding or erosion damage; (vi) the necessity to the facility of a waterfront location, where applicable; (vii) the compatibility of the proposed use with existing and anticipated development; (viii) the relationship of the proposed use to the comprehensive plan and flood plain management program for that area; (ix) the safety of access to the property in times of flood for ordinary and emergency vehicles; (x) the expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters and the effects of wave action, if applicable, expected at the site; and (xi) the costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as set?er, gas, electrical, and water systems, and streets and bridges. (e) Upon consideration of the factors of Section 4 E(1)(d) and the purposes of this ordinance, the Board of Building Code Appeals may attain such conditions to the granting of variances as it deems necessary to further the purposes of this ordinance. (f) The Building Commissioner shall maintain the records of all appeal actions and report any variances to the Federal Emergency Management Agency upon request. F. Conditions for Variances (1) Generally, variances may be issued for new construction and sub- stantial improvements to be erected on a lost of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing items (i) -(xi) in Section 4 E(1)(d) have been fully considered. As the lost size increases beyond the one-half acre, the technical justification required for issuing the variance increases. (2) Variances may be issued for the reconstruction, rehabilitation, or restoration of structures listed on the National Register of Historic Places or the State Inventory of Historic Places, without regard to the procedures set forth in the remainder of this section.