What is the test for establishing that parking at a business park benefits the property in the vicinity?

It is stated in City of Whittier v. Dixon, 24 Cal.2d 664, 668, 151 P.2d 5, 7, 153 A.L.R. 956, that 'parking places that tend to stabilize a business section, by making it readily accessible to trade, benefit the property in the vicinity.' However, on the record before this court it is not established by substantial evidence that petitioner's property is 'in the vicinity.' The substantial evidence is to the contrary.