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2.The existing service station on the property operates under the conditions of a special use permit/conditional use permitand conforms to theuses in the B-2 Zoning District. 3.The existingpole sign on the property is considered alegal non-conformingsigndue to its type, sign copy area, and height. 4.The proposed change in signage to the existing pole sign would still render the sign to be alegal non-conforming sign. 5.The existing sign located in the northwest corner of the property is 15’ feet 10” inches in height and has a total sign copy area of 84.50 square feet. 6.The proposed section within the existing sign to be replaced with a digital price sign is 15.35 square feet with twenty-four (24) inch letters. 7.The proposed change in signage should not conflict with the intent of the zoning ordinance, comprehensive plan or Guiding Plan for the B-2Zoning District. 8.The proposed digital price sign should not result in a sign that is inconsistent with the purpose of the zoning district or current land use in which the property is located. 9.The sign will be used to advertise the price of petroleum products on the property located at 1310 County Road E. 10.There is an existing electronic message board located on the property in the northeast corner used to market the auto repair shop just south of the subject property. This off- premise electronic message board is approximately twenty (20) square feet in size. Variance Findings: 1.The proposal is generally in harmony withthe purpose and intent of the ordinance because the ordinance general allows flexibility for signage related matters. 2.The sign copy area is not being increased in size, which should minimize visual impact of the digital LED price sign on adjacent property owners and the traveling public. 3.The proposal is consistent withthe comprehensive plan because it allows the reasonable use of commercial property. 4.Signsarepermitted and reasonable uses within the B-2 Zoning District. 5.Unique circumstances as it relates to signage affect the use of the lot as a functioning service station. Safety of the station attendant and the security of the store pose unique circumstances for the applicant and property ownerwhen digital technology is not utilized. 6.Since the sign remains static the majority of the time and only displays the cost of one petroleum product, the signis unlikely to have a negative impact on theproperty or the neighborhood. 7.The signas proposed would be visible from County Road E, which abuts Highway51; however,the sign and itsintensity should not affect the area as the sign has technology in place to adjust itsbrightness during daylight and evening hours. 8.The proposed variance for the digital LED price sign doesnot appear to be based on economic considerations alone. City of Arden Hills Planning Commission Meeting for September 4, 2013 P:\Planning\Planning Cases\2013\PC 13-012 -Brausen_Shell Signage Variance Page 6of 8