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Page 93 1 station. 2 The facility will remain a public utility 3 that serves the public and advances the general 4 welfare. We satisfy the positive criteria because the 5 upgrades are for an inherently beneficial use and the 6 benefits are for greater electric reliability. The 7 property's particularly suited for public utilities due 8 to its history and longevity of use. 9 The 26kV switchgear and ancillary equipment 10 will cause visual impact, we acknowledge that. 11 Therefore we have done our best to try to retain as 12 many trees on the property. However, there will be an 13 impact. I believe that this impact is outweighed by 14 the provision of safe and reliable electricity. We are 15 proposing improvements that are similar to what we 16 already have at the station. 17 The lightning mast. There are already 18 lightning masts at the station. So I believe that the 19 improvements will be seen as an intensification of the 20 use. The station aesthetics will be improved by a 21 modern fence. This is a modern equivalent to the fence 22 that exists. And we will -- and the most important 23 thing is that it complies with modern security 24 standards. 25 John Futey, our landscape architect, has