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Section 41 -1359, have been established for Variance No. 2016 -03 for the proposed reduction in required parking: That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, that the strict application of the zoning ordinance Is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. The project site has no special circumstance related to its location and surroundings. The proposed use is located on a parcel that is surrounded by commercial and residential land uses. Due to its location in a built -out center, no opportunities to provide additional parking on the project site exist. In addition, the existing tenant mix at the multi- tenant integrated development site does not generate the possibility for a shared parking approach as the site is already deficient in meeting the City's off - street parking requirements. As a result, approval of a parking variance will continue the negative impacts to the surrounding community and to existing tenants whose patrons are unable to find adequate parking spaces on the site and who have to seek on- street parking in surrounding residential areas. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance is not necessary for the preservation and enjoyment of substantial property rights, The site is already developed with two commercial buildings: a freestanding restaurant building and a multi -unit commercial building with a varied mix of commercial tenants, including eating establishments, offices, service uses, and retail stores. Approval of the variance will continue the negative impacts to already - constricted parking supplies at the site, resulting in detrimental impacts to other tenants on the site and to the surrounding community. These negative impacts will result in additional nuisances, constricted parking and circulation, resulting in the reduction of property values, and blight. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will be materially detrimental to the public welfare and will be injurious to surrounding property. Banquet facilities hold the majority of events during evening hours, which are also the peak times for eating Resolution No. 20116 -xx 31A-19 Page 4 or 7