(2) Criteria. In reviewing an application for a removal permit the Board shall consider relevant factors including, without limitation, the aggravation of the shortage of safe, decent and affordable housing accommodations in the city and its neighborhoods which may result from the removal, especially for tenants of low and moderate income, and handicapped or elderly tenants. In making such determination the Board shall review and make findings as to all relevant factors including, without limitation, the following:
(a) The benefits and detriments to the persons whom this Section and this Subsection seek to protect;
(b) The hardships imposed on the tenant(s) residing in the housing accommodation proposed to be removed;
(c) Circumstances demonstrating hardship and inequity to the applicant seeking a removal permit;
(d) The rate of vacancy in the city at the time the applicant applies for a removal permit; and
(e) Substantiated evidence demonstrating the occurrence at the site of the housing accommodation of arson or a suspicious fire, as defined in Subsection 10-2.15.
(3) Mandatory granting of removal permit.
(a) The Board shall grant a removal permit where the applicant demonstrates to the Board by sufficient evidence:
1. That the applicant is in compliance with all the requirements of this Section; and
2. That tenants who occupy a majority of all of the units in a building or project and who have resided in the building or project for one year or longer prior to the filing of the removal permit application:
a. Have unequivocably agreed to purchase such building and convert it to a limited equity cooperative pursuant to M.G.L. Chapters 156B, 157 and 157B; or