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2. Parking, rear setback and landscaping: Staff finds that these variances will minimize any future detriment to the public welfare. The proposed plan seeks to establish an optimum balance between the community's interest in keeping as much parking on site as possible and the need to maintain appropriate green space. Additional landscaping provided in the public right of way will provide additional buffers around the business on the west and south. b. That the granting of the variance(s) will not substantially diminish or impair property values or improvements in the area. 1. Side setbacks and lot width: Staff finds that these variances will not substantially diminish or impair property values as they recognize existing conditions on the property and no prior impact on values has been shown to exist 2. Parking, rear setback and landscaping: Staff cannot predict whether these variances will substantially diminish or impair property values. It is a fact that allowing the site to deteriorate would have a negative effect on property values. Placing a different business in the existing structure would not necessarily have a better impact; the last few such businesses have failed. Any owner proposing to establish a vital, successful business on this site would need to make significant investments in upgrading the property and would need variances to do so. c. That the granting of the variance(s) is necessary for the preservation and enjoyment of substantial property rights. Staff finds that the granting of these variances is necessary for the preservation and enjoyment of substantial property rights. In fact, under its present zoning, any use of this property at all would require some combination of variances. d. That the variances(s) will not impair an adequate supply of light and air to adjacent property. 1. Side setbacks and lot width: Staff finds that these variances will not impair an adequate supply of light and air to the adjacent properties, as these conditions already exist and have not been shown to impair the supply of light and air to adjacent properties. 2. Parking, rear setback and landscaping.• Staff finds that the variance will not impair an adequate supply of light and air to the adjacent properties. e. That the variance(s) will not impair the orderly use of the public streets; 1. Side setbacks and lot width: Staff finds that these variances will not impair the orderly use of the public streets, as these conditions already exist and have not been shown to cause such impairment. 2. Parking, rear setback and landscaping: Staff finds that the variances will not impair the orderly use of the public streets. The prospective owners have made a good faith effort to keep as much parking as possible on the site and to confine the traffic impact to the part of Lindig that is immediately adjacent to the restaurant.