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completion of the garage prior to discovery of the mistake, <br /> the Braces' property, including the garage, cannot be put to <br /> a reasonable use without the granting of variances. Under <br /> these circumstances, use of the rear yard for a four -car <br /> garage is reasonable. <br /> 6. The mistaken issuance of the building permit is a <br /> circumstance which is unique to the property and not created <br /> by the property owner. <br /> 7. The 988 square foot garage is larger than other garages <br /> in the neighborhood; however, the regulations prohibit the <br /> use of the garage for commercial purposes and the garage in <br /> no way alters the essential residential character of the <br /> locality. <br /> 8. Granting of the variance will not be detrimental to the <br /> public welfare and is in accordance with other variances for <br /> oversized garages which have been granted in the area. <br /> Offsite visual impacts from the garage are minimal. <br /> 9. There is substantial and conflicting evidence in the <br /> record regarding whether the variance will substantially <br /> diminish or impair property values or improvements in the <br /> area. The city has reviewed this evidence carefully and <br /> finds that the granting of the variance will not <br /> substantially diminish or impair property values or <br /> improvements in the area. <br /> 10. The property owners have demolished an existing two -car <br /> garage and expended considerable funds and resources to <br /> construct a four -car garage in reliance upon a mistakenly <br /> issued building permit. Under these circumstances, the <br /> granting of a variance is necessary for the preservation and <br /> enjoyment of substantial property rights. <br /> 11. The garage complies with zoning height requirements and <br /> does not impair an adequate supply of lights and air to <br /> adjacent property. <br /> 12. The variance will not impair the orderly use of the <br /> public streets. <br /> 13. The variance will not increase the danger of fire or <br /> endanger the public safety. <br /> 14. If the variance were not granted, a particular hardship <br /> would result to the property owners because of the owners' <br /> justifiable reliance on the mistakenly- issued building <br /> permit. <br /> 10 <br />