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ANALYSIS Existing Conditions. As noted previously, the subject site is located at the intersection of Ryan Drive and Ryan Lane. Due to its triangular shape and inclusion within a 65 foot wide Northern States Power easement, the site has a limited amount of buildable area. The existing 1,800 square foot Auto Shop is located in the northeast portion of the site. Proposed Structure Expansion. The applicant is proposing to construct a 1,350 square foot addition to the western side of the existing Auto Shop. As shown on the submitted floor plan (Exhibit C), the proposed expansion would accommodate two new vehicle service bays. In total, five service bays would exist as a result of the building expansion. The proposed building addition is proposed to lie five feet from the rear lot line of the property. As a result, a variance from the required 20 foot rear yard is required. Evaluation Criteria. In considering all requests for variance, it must be found that the proposal will not: 1. Impair an adequate supply of light and air to adjacent property. 2. Unreasonably increase the congestion in the public street. 3. Increase the danger of fire or endanger the public safety. 4. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance., 5. Violate the intent and purpose of the City Comprehensive Plan. The proposed building expansion will not effect the supply of light and air to adjacent properties, adversely affect area traffic, create a fire hazard, or increase the danger of fire or endanger the public safety. The intent of the required 20 foot rear yard setback is to provide adequate spacing between structures. Because the rear yard "faces" the Burlington Northern rail line, the granting of the requested variance would not result in an encroachment upon existing structures. Recognizing that the existing site structure lies 4.68' from the rear lot line, the proposed building addition setback (five feet) does not constitute an increase in an pre- existing condition. In addition to the preceding findings, the City Code further stipulates that a variance from the terms of the Zoning Ordinance may not be granted unless it can be demonstrated that: Special conditions and circumstances exist which are peculiar to the land, structure, or building involved. a. Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. Page 4