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Board of Appeals Mobil Oil Corporation SP-96-28 3. <br /> 3. In 1995 this site was granted a Special Permit and Variance to allow the <br /> construction of a canopy and commencement of convenience store operations. <br /> At this time substantial landscaping and highway improvements were made to <br /> the area. <br /> 4. The existing structures on the lot do not conform to the current Zoning By- <br /> laws insofar as they encroach upon existing setback requirements; the main <br /> building and usage constitute lawful, pre-existing use and structure. <br /> B. S eciti <br /> 1. The existing gasoline station and convenience store constitute a lawful pre- <br /> existing structure and use entitled to be continued under Section 174-17 <br /> notwithstanding that they do not conform to the current provisions of the <br /> Zoning By-laws. <br /> 2. The current zoning authorizes car-washing establishments by Special Permit <br /> under Section 174-25.F.4. <br /> 3. While the construction of the car wash facility represents a change, extension <br /> and alteration of the existing non-conforming use of the site the Board <br /> determined that the increase in non-conformity will not result in a structure or <br /> use which is more detrimental to the neighborhood than the prior non- <br /> conforming structure and its use. <br /> 4. The plans of the proposed structure, its location on the lot, and the intended <br /> use of the structure comply with the general provisions set forth within the By- <br /> laws; and the proposed structure per se will not increase any building non- <br /> conformity. <br /> 5. The site is both adequate and suitable for the proposed use and provides <br /> sufficient land area for parking. <br />