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Planning Commission . 462-96: Mounds View Square Signage November 20, 1996 Page 4 intended to overcome the blocking effect of the bridge, not only of signage but of the shopping center building also. (It should be noted that because of the shape of the center, only about 1/4 of the front face--from Budget Liquors to the Hypnosis Center--is visible to Highway 10 when traveling west without the bridge in place, until you drive past the point where the bridge will be located.) We have estimated that the sign for Minnesota Center(shown in a picture submitted by the applicant) is approximately 10-12 feet high. The entrance signs at Northtown are approximately 10-12 feet high. The proposed sign for Mounds View Square will look more massive than a sign such as the one at Northcourt Commons because it is a solid wall. We would recommend that the signage at Mounds View Square only be allowed at 12 feet if a shorter wall is extended the base of the sign or either side, earth is bermed up behind the shorter wall and tied into landscaping to soften the effect. Trees should also be planted behind the larger part of the wall. The Planning Commission will have to use its judgement as to whether the dimensions requested are the minimum necessary to overcome the blocking effect of the bridge. A ten foot by 15 foot sign may be sufficient. Staff would also note that the size of the monument sign at Long Lake Road and Highway 10 may need to be adjusted in height and size so it coordinates with the design of the bridge. The criteria for approval of variances to the Sign Code are stated below with comments from staff as to how this proposal meets the criteria. a. Exceptional or extraordinary circumstances apply to the property which do not apply generally to other properties in the same zone or vicinity and result from lot size or shape, topography or other circumstances over which the owners or the property since the effective date hereof had no control. c. �•. .. .. .. _ .. . : . :: The property is developed with a retail building that is L-shaped and set back from Highway 10. The City is proposing to construct a pedestrian bridge across Highway 10 at Long Lake Road which will block the view of a portion of the front face of the shopping center and its center identification sign until motorists travel under the bridge. The monument signs proposed at the two driveway entrances will alert motorists to where to turn in the most efficient way possible, since they will be at the roadway edge and more at eye level. They will compensate for the lack of visibility of the center. At present it is very difficult to find the driveway entrances into Mounds View Square at night. The monument sign at the intersection of Long Lake Road and Highway 10 will provide signage in advance of the bridge structure for motorists traveling west, which is needed 111 since the bridge will block the view of the center identification sign.