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surroundings, the strict application of the zoning ordinance is <br />found to deprive the subject property of privileges not otherwise <br />at variance with the intent and purpose of the provisions of this <br />Chapter. <br />There are special circumstances related to the property as <br />street dedications are required, site plan considerations for <br />the proposed use and the irregular shape of the lot. A 2-foot <br />dedication of the property is required along Tustin Avenue, <br />thereby reducing the size of the property and reducing the <br />landscaped setback to 10 feet for a portion of the street <br />frontage. The lot is constricted by the Costa Mesa Freeway <br />which binds the site to the east. Due to the freeway right-of- <br />way the depth of the lot narrows from the north to the south as <br />the freeway continues. In addition, complexities of car wash <br />stacking and circulation patterns make it difficult to create a <br />functional site plan that meets all the development standards <br />and does not create stacking on the adjacent streets. <br />2. That the granting of a variance is necessary for the preservation <br />and enjoyment of one (1) or more substantial property rights. <br />Granting this variance is necessary for the preservation and <br />enjoyment of substantial property rights. The interrelated <br />property at 301 North Tustin Avenue is currently developed <br />with a car wash, service station and convenience store with <br />minimal landscaping. The proposed integrated development <br />will have more landscaping than what is currently on site and <br />will allow for continued operation of a car wash. Amending <br />the variance to allow for a portion of the lot to have a <br />reduced landscape setback would allow the property owner <br />to redevelop with a car wash and provide for adequate <br />stacking and vehicular turn movements. <br />3. That the granting of a variance will not be materially detrimental <br />to the public welfare or injurious to surrounding property. <br />Granting this variance will not be detrimental to the public or <br />surrounding properties. The proposed project will reduce the <br />number of driveways to the site. In addition, the building has <br />been designed to incorporate high quality materials, <br />enhanced landscaping and will continue to provide a service <br />to the nearby community and public. The surrounding uses <br />are commercial and professional uses and will not be <br />detrimentally impacted by the reduced yards. <br />4. That the granting of a variance will not adversely affect the <br />General Plan of the city. <br />Resolution No. 2019-099 <br />Page 5 of 8 <br />