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Lakeview Family Dentistry — Site plan and variance requests Page 3 b. Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner and, The property is unique in that it is legal nonconforming and the existing impervious surface of the lot exceeds the maximum impervious surface requirement per ordinance, and therefore any modification to the existing building requires a variance. Additionally, the property is uniquely shape, limiting the design and layout of the site. c. Character ofNei,-hborhood. The variance, ifgranted, will not alter the essential character of the neighborhood. Other neighboring properties are also legal nonconforming to the zoning district requirements and have similar uses and impervious surface coverage. The property is also located within the Downtown District and the applicant is proposing to match the existing architectural details of the building, meeting the Downtown Design Guidelines. The proposed site plan will not alter the essential character of the neighborhood and will continue to conform to the Downtown Design Guidelines. It is in staff s opinion that there are practical difficulties in meeting the impervious surface coverage requirement outlined in the Shoreland Overlay District. The applicant's request to add on to an existing building is reasonable and the expansion is intended to meet the needs of the growing business. The property is unique in that the existing building does not conform to the Shoreland Overlay District standards, although it conforms to the C-1 zoning district standards. The proposed addition and site plan will be of matching materials to the existing building and therefore will not alter the character of the neighborhood. (3) Spirit and Intent. The granting of the variance would be in keeping with the spirit and intent of this chapter and with the policies of the City's Comprehensive Plan. The spirit and intent of the ordinance is to allow central business district properties to have a sufficient amount of parking and buildable area on site to accommodate business operations. The C-1 zoning district allows up to 90% of a lot to be covered by impervious surface coverage to ensure adequate parking for various users. The proposed impervious surface percent is still well below what is allowed in the C-1 zoning district, meeting the spirit and intent of the ordinance. (4) Prohibited Use. The variance, if granted, shall not have the effect of allowing any use prohibited in the district. The use of the site is permitted in the C-1 zoning district. (S) Hazard Consideration. The variance, if granted, shall not permit a lower degree of flood protection than required by this chapter. The variance shall be determined the minimum necessary, considering the flood hazard, to afford relief, and the variance shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. The property is not located within a FEMA designated floodplain. However, the building addition will be required to meet building code regulations regarding low floor separation from