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Section 11. Variances Procedures. (1) The Board of Building Code Appeals as established by the City of University City, hereinafter referred to as the appeal board, shall hear and decide appeals and requests for ~ariances from the requirements of this ordinance. The appeal board shall lhear and decide appeals when it is alleged there is an error in any requirement, deci- sion, or determination made by the local administrator in the enforcement or administration of this ordinance. (3) Any person aggrieved by the decision of the appeal board or any taxpayer may appeal such decision to a Court of competent jurisdiction. (4) Variances may be issued by the appeal board for the re- construction, rehabilitation or restoration of structures listed on tee National Register of Historic places or the State Inventory of Historic Places, without regard to the procedures set forth in the reaminder of this section. (5) In passing upon applcations, the appeal board shall consider all technical evaluations, all relevant factors, standards specified in other sections of this ordinance, and: (a) the danger that materials may be swept onto other lands to the injury of others; (b) the danger to life and property due to floodi.ng or erosion damage; (c) the susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; (d) the importance of the services provided by the proposed facility to the coneunity; (e) the necessity to the facility of a waterfront location, where applicable; ' (f} the availability of alternative locations, not subject to flooding or erosion damage, for the proposed use; (g) the compatibility of the proposed use with existing and anticipated development; (h) the relationship of the proposed use to the comprehen- sive plan and flood plain management program for that area; (i) the safety of access to the property in times of flood for ordinary and emergency vehicles; (j) the expected heights, velecity, duration, rate of rise and sediment transport of the flood waters and the' effects of wave action, if applicable, expected at the site; and, (k) the costs-of providing governmental services during and after flood conditions including maintenance and 'repair of public utilities and facilities such as sewer, gas, electrical, and water .systems, and streets and~brtdges, (1) Generally, variances may'be issued for new construction and substantial improvements to be erected Un a lot 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 {a-k) have been fully considerated. As the lot size increases beyond the one- half acre, the technical justification required for' issuing the variance increases. -5-