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CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Page 7 and edge of the first drive aisle, the front -yard setback will be reduced to 12 feet after the widening, which is less than the 15 feet required by SAMC Section 41 -368. As a result, special circumstances exist with respect to future setbacks and have created a situation where the property has remained partially vacant and underutilized, Staff recommends approval of the variance from the minimum front -yard setbacks based on the following facts and findings: The project site has a special circumstance related to its location on a major arterial that is planned for future widening. The widening of Bristol - Street in the area creates a special circumstance applicable to the property, as the applicant will be unable to maintain the required front -yard setback once the widening is complete. The project is being designed to provide a generous front -yard setback before the widening, and will enhance front -yard landscaping to assist with screening of the building and drive aisles once the street widening is complete. • The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the variance will preserve the property owner's ability to utilize a commercially zoned property to the greatest extent possible. The variance will allow the applicant the ability to Construct and operate a significant mixed -use car wash and commercial development on a site that is currently underdeveloped. The granting of the variance will not be detrimental to the public or surrounding properties. The project fully complies with all other required building setbacks, minimum lot size, and minimum street frontage.. Additionally, conditions have been placed on the project to ensure that the site will remain in compliance with all other development standards applicable to the property. Finally, the project will not adversely affect the General Plan as the proposed use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the proposed mixed -use car wash and commercial development that promote a balance of land uses to address basic community needs and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The South Coast Speedwash project will include significant new construction and tenant improvements to a site that has remained underutilized since the original car wash was developed on the site. Finally, Policy 5,5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The South Coast Speedwash project will be located on one of the City's most significant commercial corridor and conditions of approval will ensure that its operations will be compatible with the surrounding community. 31 C -9