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EMBIT a 1. Yes, the granting of the variance will not be detrimental to the public . welfare or injurious to other property in the neighborhood or village. The request is to provide signage for Herberger's Department Store (which will be located on the west side of Apache Plaza), on the existing Apache Plaza pylon sign fronting on Silver Lake Road. Apache Plaza has 530,000 square feet of gross leaseable building area, with 3,000 lineal feet of exterior wall space located within the main mall area. As a matter of policy, Apache Plaza controls both exterior and interior signing of all tenants in an attempt to maintain a harmonious appearance for the shopping center. It is the feeling of Apache Plaza Ltd., the owner of Apache Plaza, that the pro- posed signing corresponds with Apache's attempt to maintain the architectural integrity of the complex. 2. Yes, a particular hardship to the applicant would result if the strict letter of the regulations are adhered to. Herberger's is a 40,000 square foot department store, which will be located on the westerly side of Apache Plaza. This location provides neither signage nor storefront visibility from Silver Lake Road, the main north/south arterial within the Apache area. Lack of signage on Silver Lake Road would severely limit the potential for Herberger's to be successful at Apache Plaza. Although Herberger's is a • highly recognizable tradename within the outstate Minnesota area, the Apache Plaza store will only be Herberger's second entry into the Minneapolis/St. Paul metropolitan area marketplace. In order to achieve maximum market penetration and compete effectively in the marketplace, Herberger's must have exposure to the major arterials within the vicinity of Apache Plaza. The proposed signage would provide Herberger's with visibility and exposure to existing automobile traffic within the Apache Plaza area. 3. Yes, the conditions upon which the application for a variance are based are unique to the parcel of land for which the variance is sought and are not appli- cable generally to other property within the same land use classification. As previously stated, Apache Plaza is a 530,000 square foot shopping complex located on 52 acres of land in the City of St. Anthony. The proposed single tenant use is 40,000 square feet, which exceeds the total square footage of •