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Harry Schroeder/Amoco Station 7July 1992 Page 2 The current proposal does not increase the number of signs or the area of signage on the property. A • variance was granted in 1979 for the existing pylon sign on the property. A variance was also granted in 1976 to allow the existing canopies to be constructed. Apparently, there was no discussion of a variance for the signage on the canopy at the time the variance for the canopy was reviewed. In 1983 a study was conducted addressing the land use and aesthetic issues related to the redevelopment options at the intersection of Snelling Avenue and Larpenteur Avenue. The study, entitled "Snelling Larpenteur Redevelopment Study", included discussions related to the appearance of future improvements in the area. Among the items commented on in the study was the desire to subdue the signage at this intersection. This intersection is fairly cluttered with signage due to the commercial activities in three of the four quadrants. While signage is a necessity for retail establishments, controls must be placed on the amount and character of such signage in order to avoid excessive proliferation of signs. Excessive signage creates a cluttered and confusing environment that can be distracting to motorists and can result in increased accidents. In addition, too much signage degrades the appearance of an area, particularly when the signs differ greatly in terms of size, shape, color and material. With respect to this proposal our principal concern is related to vehicular safety. The signage at this intersection is already confusing, allowing the canopy signage to be illuminated will add to the visual confusion at night. We feel the signage on the subject property goes beyond identification and is really designed to present a consistent corporate image. The subject property could be adequately identified with less signage. • We are also concerned with the precedent set. by granting a variance that would result in signage that is more than triple the amount permitted in~the B-2 District. Particularly in light of the fact that this property is located in front of a retail strip center. The existing canopies already partially obscure the signs on this center. The Applicant's proposal will increase the height of the fascia portion of these canopies from 18 inches to 30 inches, further obsuring these signs. It would seem likely that the City could receive requests from the stores' operators in this center to increase the size or height of their signage in response to this situation. Site Plan Comments The Applicant is also proposing to change the configuration of the entry into the property and add landscaping on the eastern portion of the property adjacent to Snelling Avenue. These improvements would require the vacation of the right-of--way for the old frontage road which is pending. The proposed configuration of the entry drive would increase the area devoted to landscaping adjacent to Snelling Avenue. This is consistent with the objectives of the redevelopment study for this area. Anything that can be done to add green space to this busy intersection will improve the appearance of the area. However, the landscaping, as shown on the Site Plan, could be improved. The plant species selected are too small and the spacing is too far apart. In addition, the idea of using ornamental trees is contrary to the desire to maintain clear views of the signage for the shopping center located behind the subject property. Crab trees have low branches that wilt most likely obstruct these signs even when they are mature. A taller overstory tree may partially obstruct these signs initially (though there are species with sparse leaves) but as they mature, signage would be visible below the lowest •