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• 3. On November 16, 1992, the city received an inquiry from a neighbor asking if the garage conformed to zoning requirements. Upon review by the city administrator, it was discovered that the garage violated the city's zoning ordinances regarding required setbacks, lot coverage and maximum number of parking spaces, and that the building permit had been mistakenly issued by the city's building official. 4. On November 17, 1992, the city issued a stop work order on the garage. 5. Under the unique facts of this case involving the mistaken issuance of a building permit, the good faith reliance thereon by the property owner, and substantial completion of the garage prior to discovery of the mistake, the Braces' property, including the garage, cannot be put to a reasonable use without the granting of variances. Under these circumstances, use of the rear yard for a four-car garage is reasonable. 6. The mistaken issuance of the building permit is a circumstance which is unique to the property and not created by the property owner. 7. The 988 square foot garage is larger than other garages in the neighborhood; however, the regulations prohibit the use of the • garage for commercial purposes and the garage in no way alters the essential residential character of the locality. 8. Granting of the variance will not be detrimental to the public welfare and is in accordance with other variances for oversized garages which have been granted inthe area. Offsite visual impacts from the garage are minimal. 9. There is substantial and conflicting evidence in the record regarding whether the variance will substantially diminish or impair property values or improvements in the area. The city has reviewed this evidence carefully and finds that the granting of the variance will not substantially diminish or impair property values or improvements in the area. 10. The property owners have demolished an existing two-car garage and expended considerable funds and resources to construct a four-car garage in reliance upon a mistakenly-issued building permit. Under these circumstances, the granting of a variance is necessary for the preservation and enjoyment of substantial property rights. 11. The garage complies with zoning height requirements and does not impair an adequate supply of light and air to adjacent property. 12. The variance will not impair the orderly use of the public streets.