a. That primary views from adjacent properties, as well as from the street, are not significantly impaired by the additional square footage;

b. That there are unusual characteristics applicable to the parcel which minimize the impact of a greater floor area;

c. That the proposed structure(s) are appropriate in mass, bulk, and character for the parcel, the neighborhood, and the zoning district, and meet(s) all design review criteria;

d. That the additional square footage will not substantially reduce the privacy otherwise available to residents of adjoining properties.

a. A floor area exception is generally disfavored where the application proposed to create a new or expand an existing nonconformity on the property. For purposes of this Section, floor area in the existing structure that is in excess of the requirements of this Chapter shall not be considered to be an “existing nonconformity” on the property, and the grant of a floor area exception hereunder shall not be deemed to create a “new nonconformity.” Additionally, for purposes of this Section, where an applicant proposes to construct new and additional parking spaces, construction of parking structures or spaces within a setback shall not be deemed to create a nonconformity;

b. A floor area exception is generally disfavored where the proposed new construction is a continuation, expansion, or subsequent phase of a project for which one or more variances were granted, which project was completed within two years prior to the floor area exception application.