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11. (4) The susceptibility of the proposed facility and its contents to • flood damage, and the effect of such damage on the individual owners. (5) The importance of the services provided by the facility to the community. (6) The requirements of the facility for a waterfront location. (7) The availability of alternative locations for the proposed use not subject to flooding. (8) The compatibility of the proposed use with existing development and development anticipated in the foreseeable future. (9) The relationship of the proposed use to the city's comprehensive plan and the flood plain management program for the area. (10) The safety of access to the property by emergency and other vehicles in time of flooding. 11) The od waters ex velocity, duration, rate of use and sed d at the site. •(b) The Board may grant such a variance only after it has determined that it will not: 1) result in unacceptable or prohibited increases in flood hei, to 3) cause threats to public safety; v public expense: M create nuisances; or (5) cause fraud or victimization of the public. Section 31-125.2. Notification. The Director of Planning shall notify any applicant for approval of a site plan which proposes the construction or location of a structure in the flood fringe that such action may increase risks to life and property and will result in increased premium rates for flood insurance. A record of such notifications, and of any variances granted pursuant to Section 125.1, shall be maintained by the director, and any such variances noted in the annual report to the Federal Insurance Administrator. ARTICLE XXI. BOARD OF ZONING APPEALS Section 31-230. Powers of board. • The board of zoning appeals, in appropriate cases and subject to appropriate conditions and safeguards, shall have the following powers: