(C) Removal permit criteria. The Board, in determining whether to grant or deny a removal/conversion permit shall consider the aggravation of the shortage of safe, decent and affordable rental housing units, especially lodging house units, in the city and its neighborhoods which may result from the removal/conversion, especially for low to moderate income, handicapped or elderly tenants.
(1) In making such determination, the Board, in its discretion, shall make findings on any or all of the following factors:
(a) The benefits and detriments to the persons whom the ordinance and this Subsection seek to protect;
(b) The hardships imposed on the tenant(s) residing in the lodging house units proposed to be removed or converted;
(c) Circumstances demonstrating hardship and inequity to the applicant seeking a permit;
(d) The rate of vacancy in the city at the time the applicant applies for a permit;
(e) Whether the majority of the tenants are elderly, as defined in Subsection 10-2.1 or handicapped, as defined in Subsection 10-2.1 or low or moderate income as defined in Subsection 10-2.1 or low income as defined in Subsection 10-2.1; or
(f) Any other relevant factors.
(2) Any removal/conversion permit granted by the Board may be subject to such terms and conditions which the Board may require in furtherance of the purposes of the Subsection.
(D) Hearings. Removal/conversion hearing shall be conducted in accordance with the provisions of M.G.L. Chapter 30A, Section 11 except that requirements (7) and (8) of such Section 11 shall not apply to such hearings.