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<br /> Mr. Andy Saberi <br /> c/o William H. Paynter and <br /> Thomas I. Saberi, Attorneys <br /> Zoning Administrator <br /> Page 8 <br /> finds that the proposed landscape area is of excellent design. The <br /> landscaping in such areas shall be designed so as not to obstruct <br /> sight distances and traffic flow. shall offer adjacent residential and <br /> commercial properties a degree of visual screening, shall provide <br /> for reduction of noise emanating from the station, and shall be of <br /> such quality as to enhance the site and maintain the character and <br /> integrity of the neighborhood. <br /> c. Driveway and corner planters shall be required, and the <br /> planting material shall not exceed 3 feet in height, and shall be <br /> generally low-maintenance plant materials which will not obstruct <br /> the view of drivers and customers. All other planters shall be <br /> located so as not to obstruct necessary sight distances or traffic <br /> flow. <br /> d. All landscaped areas shall be separated from paved <br /> areas by a minimum 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 date of this <br /> section which do not meet the minimum provisions for landscaping <br /> as provided in subsection b. through e. hereof, inclusive, shall <br /> comply with said provisions within 3 years of the effective date of <br /> this section." <br /> 42. The service station use of the Property was in existence upon the <br /> effective date of the aforesaid section and more than 3 years have elapsed since <br /> the effective date. Section 35.6 pertains to the service station operation on the <br /> Property and. particularly, subsections b. through e. thereof. Therefore, <br /> landscaping shall conform to the provisions thereof. <br /> 43. Lighting from fixtures installed or reinstalled on the Property upon <br /> reopening for business in August 1996 is of such intensity as to cause off-site <br /> glare which is annoying to residents in the vicinity of the Property. <br /> 44. The Owner contends that the lighting from the fixtures installed or <br /> reinstalled constitutes "existing lighting" and that light bulbs, only, were replaced. <br /> The Owner further contends that the intensity of the lighting meets standards of <br /> the industry, but admits that said standards do not take into consideration the <br /> area of illumination. <br /> MINUTE BOOK NO. 55 <br /> Page No. 040 <br /> Fndgs-3 <br />