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(a) the danger that materials may be swept onto other lands <br />to the injury of others; <br />(b) the danger to life and property due to flooding or <br />erosion damage; <br />(c) the susceptibility of the proposed facility and its <br />contents to flood damage and the effect of such damage <br />on the individual owner; <br />(d) the importance of the services provided by the proposed <br />facility to the community; <br />(e) the necessity to the facility of a waterfront location, <br />where applicable; <br />(f) the availability of alternative locations, not subject <br />to flooding or erosion damage, for the proposed use; <br />(g) the compatability of the proposed use with existing and <br />anticipated development; <br />(h) the relationship of the proposed use to the comprehensive <br />plan and flood plain management program for that area; <br />(i) the safety of access to the property in times of flood <br />for ordinary and emergency vehicles; <br />(j) the expected heights, velocity, duration, rate of rise <br />and sediment transport of the flood waters and the effects <br />of wave action, if applicable, expected at the site; and <br />(k) the costs of providing governmental services during <br />and after flood conditions including maintenance and <br />repair of public utiliities and facilities such as <br />sewer, gas, electrical, and water systems, and streets <br />and bridges. <br />(1) Generally, variances may be issued for new construction <br />and substantial improvements to be erected on a lot of <br />one-half acre or less in size contiguous to and surrounded <br />by lots with existing structures constructed below the <br />base flood level, providing items (a - k) have been <br />fully considered. As the lot size increases beyond the <br />one-half acre, the technical justification required for <br />issuing the variance increases. <br />- 2 - <br />