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Details of the canopy have not been provided. However, the development • standards for Elk River Crossing includes design criteria for canopies. The design criteria states that canopies located over pump islands are allowed provided the architectural design, colors and character of the canopy shall be consistent with the principle building on site. The fascia of the canopy shall not be illuminated. Canopy lighting shall consist of canister spot lights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. The exterior material of the quick lube is proposed to be concrete block. The exterior material should be split faced rock to match the convenience store/car wash. No colors have been proposed. The color should match the colors used in the convenience store/car wash. Signage The convenience store/car wash and the quick lube will each be allowed 2 wall signs consisting of individual letters. Awning signs and canopy signs, including canopies over gas pumps, shall be counted as wall signs. Awning and canopy signs shall not be illuminated. The sign area shall not exceed seven (7) percent of the area of the building wall, including doors and windows, to which the sign is to be affixed • The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and in may include decorative brick and/or decorative glazed block as accents. The sign is shown within the UPA easement. The applicant will have to provide written approval from UPA at the time of application for a sign permit. The freestanding development sign for Elk River Crossing will also be located on this site near the northwest corner. It is not included as part of this conditional use permit and will be subject to it's own sign permit. Landscaping As with most commercial development, and convenience stores in particular, there is minimal amount of green space. There is the 10 foot wide area around the perimeter of the lot that is available for landscaping. The applicant has proposed 9 street trees along 181st Avenue and 5 along Zane Street, 6 cherry trees and 3 white pines along Highway 169. There are also some bushes proposed along the Highway 169 frontage. Three honey locusts are proposed at both the southwest and northeast ends of the carwash. • Landscaping along the rear of the car wash includes 3 white pines and some