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7. The mistaken issuance of the building permit is a circumstance which is unique to the property and not created by the property owner. 8. A 780 square foot garage is only slightly larger than other garages in the neighborhood and in no way alters the essential residential character of the locality. 9. 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 in the area. Offsite visual impacts from a 780 square foot garage would be minimal. 10. The granting of a variance to permit a 780 square foot garage will not substantially diminish or impair property values or improvement in the area. A 780 square foot garage is similar in size to the existing garage on adjacent property. 11. The property owners have demolished an existing two -car garage and expended considerable funds and resources to construct a larger 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. 12. A 780 square foot garage would be required to comply with zoning height requirements and would not impair an adequate supply of light and air to adjacent property. 13. The variance will not impair the orderly use of the public streets. 14. The variance will not increase the danger of fire or endanger the public safety. 15. If the variance were not granted, a particular hardship would result to the property owners because of the owners' justifiable reliance on the mistakenly- issued building permit. 16. The variance will result in no financial gain to the property owner. 17. Denial of the variance would result in substantial hardship to the property owner, both in terms of potential financial losses and in terms of loss of enclosed parking, particularly during the 1993 winter season. 12