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I . I : I Mr. Andy Saberi c/o William H. Paynter and Thomas I. Saberi, Attorneys Zoning Administrator Page 3 - 11. The Zoning Administrator's report dated November 4, 1996, does not recommend revocation of the use permit in the sense of requiring termination of the operation of a service station on the Property. Said report recommends that the operation of a service station combined with a "mini mart" (convenience store) be permitted on the Property, subject to conditions in addition to, or modifying, the conditions specified in the use permit issued in 1982. 12. The Property is located on the northeasterly corner of the intersection of Woodside Road (which extends northerly/southerly at that location) with Horgan Avenue. The premises adjacent to the Property to the north is occupied by a convalescent hospital. The premises to the east and adjacent to the Property is occupied by a single-story office building. The Property is approximately 11,110 square feet in area. Vehicular ingress/egress to and from the Property is provided by one driveway on Horgan Avenue and two driveways on Woodside Road. 13. Zon. Ord. Section 35.2 provides that the minimum lot area for new service station sites established after the enactment of Zon. Ord. Article 35 (regulating service station uses) shall be 20,000 square feet. The service station operation conducted on the Property pre-existed the enactment of said Article 35. - 14. The continued use of the Property for service station operations, so long as otherwise in compliance with pertinent provisions of the Zon. Ord. including, but not necessarily limited to, the provisions of Articles 15 and 35, constitutes a permissible non-conforming use pursuant to Zon. Ord. Section 33.2 with respect to the substandard size of the Property. 15. Under prior use permits pertaining to the Property, including that issued in 1982, two "service islands" (Le., locations providing fuel pumping facilities for customers) were permitted. Upon reinstituting business in August 1996, a third service island, located nearest to the driveway fronting on Horgan Avenue, was placed in operation. 16. Prior to reopening for business in August 1996, the service station/convenience store was not operated on a 24-hour basis. Upon said reopening, the operation was conducted on a 24-hour basis. 17. In addition the above-referenced condition that all requirements of Article 35 of the Zon. Ord. be met, the use permit dated September 15, 1982, was also conditioned upon the requirement that an architectural permit be applied for and approved and that plans pertaining thereto show a detailed and '-' MINUTE BOOK NO. 55 Page No. 035 Fndgs-3