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previous version of the draft revisions was discussed by the Planning Commission at the May 8, 2013, meeting. The minutes from this meeting are included as an attachment. In coming up with development design standards, it is important to strike a balance between regulations that are either too prescriptive or too permissive. When cities put in place strict standards, it can have the effect of deterring development. On the other hand, relaxed standards can result in development that is not in line with a The City has an additional opportunity to negotiate with developers on the design of a project because all significant developments and redevelopments in the B-2 and B-3 Districts are required to be approved through the PUD process. This gives the City the ability to address design-related concerns specific to a site that may not be covered in the design standard regulations; however, any conditions imposed by the City through negotiations must have a rational basis related to the expected impacts of a development. Discussion Building Materials Section D of the design standards specifies acceptable and undesirable building materials. Staff has revised this section to expand and refine the list of permitted and discouraged materials as wells as to build in more flexibility for staff in the development review process. Research was conducted on high-quality building materials that are currently not on the acceptable materials list and which meet the design guidelines. Many of these materials are permitted by other local municipalities that have established design standards for commercial centers or downtowns. Design guidelines for Roseville, Shoreview, Burnsville, and Hopkins were reviewed. The section on undesirable building materials has been expanded to include brick veneer and mirrored or reflective glass. Given the pace at which building material technology evolves, staff believes a provision should be included in the section that allows the Community Development Department to approve new materials of equal quality other than those listed. An example of how this provision could be worded is included in the draft. Commercial Façade Transparency Section F of the design standards includes requirements on the transparent window and door coverage for commercial properties. Window transparency for multi-family residential uses, which are allowed in the B-2 District as a conditional use, is not addressed. Additionally, specific guidelines on the arrangement of windows on a building and the permitted materials for windows and doors are not included. Staff has made revisions to include transparency requirements for residential facades. The specifications are intended to conform to the existing design standards while recognizing that City of Arden Hills City Council Work Session for October, 21 2013 23 Page of