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CUP No. 2015-01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Page 6 • The proposed project will be in compliance with all applicable regulations and provisions of Chapter 41 of the Santa Ana Municipal Code. Site improvements are proposed to bring the site into compliance with the zoning code. Landscaping setbacks and on -site landscaping will be provided according to the current standards. Finally, on -.site improvements will be made to ensure the facility complies with local, regional and federal water quality standards. • The proposed use will not adversely affect the General Plan. Land Use Element Policy 2.2 supports commercial land uses in adequate amounts to accommodate the City's needs for goods and services. Land Use Element Policy 2.8 promotes rehabilitation of commercial properties, and encourages increased levels of capital investment. Urban Design Element Policy 1.5 encourages enhanced architectural forms, textures, colors and materials are expected in the design of all projects. The proposed mixed -use car wash and commercial building will be consistent with each of these General Plan policies. Variance No. 2015-01 (Front-Yard Setbacks Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that the following can be established: • That there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings. • That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights. • That the granting of the variance will not be detrimental to the public or surrounding property. • That the granting of the variance will not adversely affect the General Plan. If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. The applicant is requesting approval of a variance to allow a reduction in required front -yard setbacks. The existing site contains a total of 2.71 acres and maintains approximately 325 feet of street frontage on South Bristol Street. Although the site is designed to conform to current SAMC front -yard setback standards, the City intends to widen a portion of Bristol Street south of Warner Avenue. This widening will require the property owner to dedicate 10 feet of property to the City. Although the project proposes a 22 -foot front -yard setback between the current public right -of -way 31 C -8