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"Section 35. 6 Landscaping. (a) A detailed landscape <br /> plan shall be submitted in connection with an application for <br /> a use permit for every new service station showing the location, <br /> size, and species of all proposed plant materials. <br /> " (b) Landscaped areas shall be established on all service <br /> station sites. Landscaping shall comprise a minimum of ten (10) <br /> percent of the net site area, defined as that site area excluding <br /> the area covered by structures and gasoline pumps. In certain <br /> areas of higher land uses or smaller lot sizes a lesser percent <br /> may be approved by the Zoning Administrator if the Zoning <br /> Administrator finds that the proposed landscape area is of <br /> excellent design. The landscaping in such areas shall be <br /> designed so as not to obstruct necessary sight distances and <br /> traffic flow, shall offer adjacent residential and commercial <br /> properties a degree of visual screening, shall provide for <br /> reduction of noise emanating from the station, and shall be <br /> of such quality as to enhance the site and maintain the <br /> character and integrity of the neighborhood. <br /> " (c) Driveway and corner planters shall be required, and <br /> the planting material shall not exceed three E3) feet in height, _ <br /> and shall be generally low-maintenance plant materials which <br /> will not obstruct the view of drivers and customers. Al1 <br /> other planters shall be located so as not to obstruct necessary <br /> sight distances or traffic flow. <br /> " (d) All landscaped areas shall be separated from paved <br /> areas by a minimum six (6) inch high concrete curb. <br /> " (e) A sprinkler system shall be provided in all landscaped <br /> areas, and landscaping shall be maintained at all times. <br /> " (f) All service stations, existing upon the effective <br /> date of this section which do not meet the minimum provisions <br /> -23R <br />