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Har Mar Mall, Case 1754 Page 3 11. Along with the redevelopment and addition to the Center, the Har Mar people are proposing the change in their sign locations and size. The sign regulations allow a shopping center of this scale to have up to three pylon signs at 200 square feet each and a height of 35 feet. Thus, the total signage allowed on the pylons would be 600 square feet. The applicants propose to combine the number of pylons to two. The northerly pylon placed off of County Road B would have 160 square feet and a height of 20 feet. The southerly pylon is proposed to have an area of 375 square feet and a height of 45 feet. This sign would be setback the required 30 feet from the public right-of-way. Drawings of these signs are indicated on the sheet showing the exterior elevations of the proposed structures. You will note, however, the height of the sign is shown as 35 feet on the drawing, whereas 45 feet is actually proposed. The reason for the additional height is to get the lower portion of the sign further off of the ground, currently indicated at 6-1/2 feet. If the variance is conditioned on there being two pylon signs only, it would appear that the proposed signage concept is reasonable. 12. The Engineering Department notes that the drawings do not indicate the construction ,of a concrete curb around the southerly portion of the parking lot which is required by ordinance. The Engineering Department also indicates there are areas on the site plan where easements are needed and, in some cases, where there are encroachments on existing easements. These engineering details would appear to be appropriate if left as a condition subject to staff approval. 13. The overall development proposal requires approval of the development plan in accordance with the Shopping Center District requirements, approval of Special Use Permit for site plan for the area of land zoned B-1B, and approval of variance to the sign regulations with the condition that there be two pylon signs: one 160 square feet in area with a height of 20 feet and one with an area of 375 square feet and a height of of 45 feet, each of which shall be 30 feet back from the required right-of-way. Site plan approval should also be conditional upon the final determination of the right-of-way line for the east side of Snelling Avenue, requiring that the parking shall be 15 feet from such line. Construction of the sidewalk along Snelling Avenue and County Road B should be considered as a condition to the development approval. Attached is a statement from the applicant's architect outlining the basic development proposal.