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Planning Case No. 452-96 New Apostolic Church; 3025 County Road H September 4, 1996 Page 6 between churches and residences is 30 feet. The buffer provided along the north property line is 12 feet where the dimension is critical to the placement of the building.. The size of the building and site layout is overcrowding the site, and creates an incompatible situation for the adjacent single family residences. g. The proposed variance does not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. The Board of Adjustment may impose such restrictions and conditions upon the premises benefited by a variance as may be necessary to comply with the standards established by this Title or to reduce or minimize the effect of such variance upon other properties in the neighborhood and to better carry out the intent of the variance. The proposed variance would move the proposed building further from the residence to the north of the property, and would allow a wider area for landscaping and buffering between the church property and adjacent residential property than would be provided if the building met the front setback. The Zoning Code requires that each of the criteria noted above be met for a variance to be granted. The preceding analysis shows the request meeting only criteria g, and perhaps e. It should be noted that the parking spaces illustrated on the revised site plan do not meet the requirements of the Zoning Code. Standard spaces are required to be 20 x 9 feet. The spaces shown are 18 x 9 feet. Compact spaces are to be 8.5 x 16 feet. The compact spaces are located in the first bay of parking (starting from the west side) along the north property line. The stalls are angled and are 12 feet wide. The length of the side stripes is 16 feet but because of the angling, only contain an effective length of 7-9 feet. The north edge of these parking spaces would have to be"sawtoothed" into the landscaped buffer for them to have an effective length of 16 feet. (This issue is discussed later under the "Development Review" section of this report.) The applicant would have to obtain a variance for the size of the parking stalls in order to use the site layout submitted. Two other items need to be mentioned. The number of parking spaces is one less than required. The number of compact spaces exceeds the 10% allowance. No variances related to these issues has been requested at this time. Staff Recommendation: Denial of the variance application. A resolution recommending denial has been prepared and is included with this report. It should be noted that the denial of a variance application may be appealed by the applicant to the City Council (Section 1125.02. Subd.3.) If adjacent property owners •