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5. The necessity to the facility of a water -front location, where applicable. <br />6. The availability of alternative locations for the proposed use, which are not <br />subject to flooding or erosion damage. <br />The compatibility of the proposed use with the existing and anticipated <br />development. <br />8. The relationship of the proposed use to the comprehensive plan and floodplain <br />management program for the area. <br />The safe access to the property in times of flood for ordinary and emergency <br />vehicles. <br />10. The expected heights, velocity, duration, rate of rise and sediment transport of <br />the floodwaters and the effects of wave action, if applicable, expected at the <br />site. <br />11. The costs of providing governmental services during and after flood conditions, <br />including maintenance and repair of public utilities and facilities such as sewer, <br />gas, electrical and water systems, and streets and bridges. <br />In reviewing the above considerations, staff believes the proposed addition <br />does not further exacerbate any of the above circumstances and therefore <br />should be considered. <br />In addition to the above factors to be considered, Section 17.56.240.0 establishes the <br />criteria the Board of Adjustment must use when considering a variance. The criteria for <br />approval are as follows: <br />1. Generally, a variance may be issued for new construction and substantial <br />improvements to be erected on a lot of one -half acre or less in size contiguous to <br />and surrounded by lots with existing structures constructed below the base flood <br />level, providing subsections B.1 through B.11 of this section have been fully <br />considered. As the lot size increases beyond one -half acre, the technical justification <br />required for issuing the variance increases. <br />The property in consideration is currently 1.2 acres. However, the proposed <br />development would subdivide the property and the resulting lot in consideration <br />would be 9,122 square feet (0.21 acres). The applicant has provided technical <br />justification in the attached letter from their engineer. The neighboring lots to the <br />north have structures constructed below the base flood elevation, and subsections <br />B.1 through B.11 were addressed above. <br />Staff believes this criterion has been met. <br />4 <br />