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This cycle is further exacerbated by the fact that the land that a car wash is built on is considered a "single -use property" by the lender. (See Exhibit B.) Lenders use this designation to evaluate risk. If a site is considered a single -use property, it can't be easily converted for any other use because of the unique car wash infrastructure mentioned above. If a bank lends an owner the money for a car wash and the business fails, the bank is unable to depend on other retail businesses to develop in the conveyor tunnel, for example. The new retail business would require serious financial support to convert the car wash equipment to suit its use. Thus again, by approving the proposed Project, the City will adversely affect the present economic stability and/or the future economic development of property in the surrounding area. (See Exhibit B.) In sum, the reasonably foreseeable consequence of inundating the City with car washes is to reduce the profit margins of each business to the extent at least some will go out of business. This is exactly the devastation the Conklin's fear for Speedie Wash and their future, and which they ask the City to prevent by denying approval of the CUP. This consequence will in turn reduce the City's tax revenue, reduce the number of jobs, and detrimentally impact the vitality of current and future businesses as a result of failed businesses and vacant, aesthetically displeasing properties. Accordingly, approving the CUP will adversely affect the present economic stability and future development of the area surrounding the Project. 4. The Proposed Express Car Wash Will Adversely Affect The General Plan. The foregoing discussions clearly show that the Russell Fischer Car Wash Project is contrary to the health, safety, and general welfare of those residing and working in the vicinity of the Project, as well as adverse to the present economic stability and future economic development of properties in the surrounding areas. These effects are contrary to Santa Ana's General Plan, Land Use Element Goal 1, to promote a "balance of land uses," because the Russell Fischer car wash will oversaturate this specific type of business within the City, and the City residents/visitors are currently, amply afforded car wash facilities and services. With at least 22 car washes (35 car wash facilities when mobile washes are included) already operating in the City, the Russell Fischer Car Wash Project fails to address any basic community need or provide any needed service. The Project is also contrary to Land Use Element Goal 2, "to promote land uses that enhance the City's economic and fiscal viability." As discussed above, the Russell Fischer Car Wash Project, like all car washes, will provide little sales tax revenue to the City, it will directly reduce the viability of existing car washes in the vicinity as well as sensitive neighboring businesses such as the dental office and massage business located only feet away, and provide few employment opportunities. Specific to this Goal is Policy 2.2 — "Support commercial land uses in adequate amounts to accommodate the City's needs for goods and services." With at least 22 car washes already operating in Santa Ana (35 including mobile wash facilities), there is absolutely no need for the Russell Fischer Car Wash Project. 10 75A-20