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21. <br /> <br />22. <br /> <br />Vehicular access points shall create a minimum of conflict with <br />through traffic movement, and shall be subjec~ to the approval of the <br />City. <br /> <br />An internal site pedestrian circulation system shall be defined and <br />appropriate provisions made to protect such areas from encroachments <br />by parked cars or moving vehicles. <br /> <br />All street frontages shall be landscaped and actively maintained from <br />the edge of the improved street to the structure walls. This <br />requirement shall not apply to any portion of the affected area of the <br />site that is, or financially ensured to be, developed with required site <br />improvements in conformity with this Chapter. At all other <br />boundaries of the lot, a strip of not less than 10 feet shall be <br />landscaped and screened. <br /> <br />Stacking of vehicles shall not be permitted on a public street. <br /> <br />There shall be no off-street parking or outside sales and display areas <br />within 17.5 feet of any street right-of-way. <br /> <br />Open and outdoor storage areas and/or open and outdoor service, <br />sales, display or rental areas shall not encroach on the required off <br />street parking, loading area or traffic maneuvering area required by <br />this Chapter. <br /> <br />Off street parking areas, driveways, traffic maneuvering areas, open <br />and outdoor storage areas, open and outdoor service, sales, display or <br />rental areas shall be surfaced with concrete or blacktop and finished <br />with continuous concrete curbing not less than six (6) inches high <br />above hardsurface grade. Any site proposing to install any of the <br />above named site improvements is subject to the site plan review <br />process established in Section 9.03.06. Any site not containing the <br />applicable site improvements on January 1, 1993 shall be considered <br />nonconforming and shall come into compliance by January 1, 1997 or <br />upon loss of nonconforming designation, whichever comes first. To <br />the extent possible, the City shall attempt to identify all such parcels <br />which become classified as nonconforming under the provisions of <br />this subdivision and shall notify the property owners and operators in <br />writing of the change in status and the terms and conditions which <br />apply. The owner of any property that is deficient in site <br />improvements may apply to the Council for an extension of the <br />January 1, 1994 compliance date. Any such application shall be in <br />writing and be received by the City no later than September 1, 1993. <br />Failure to submit a timely extension application shall constitute a <br />waiver of the right to request an exception. The City Council may <br />grant such an extension if upon the Council's determination, the <br />applicant demonstrates that the amortization period is an unreasonable <br />burden upon the business and does not allow adequate time to recover <br />a reasonable return upon the business investment. The applicant shall <br />have the burden of proof to demonsn:ate hardship with the established <br />compliance date and also the time required for an extension. In <br />making its decision, the Council may consider any factor relevant to <br />the issue, including but ot limited to: <br /> <br /> <br />