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r • B-4 RETAIL CENTER DISTRICT Purpose of District I. To meet retail shopping needs of the surrounding community by providing a district that will accommodate a wide range of retail goods and services. 2. To promote business prosperity by creating an attractive and functional retail center. 3. To provide an integrated retail trade center that groups compatible retail uses in one or more multiple-occupancy buildings. Free standing, single-occupancy buildings will be allowed if planned and constructed as part of a unified development that contains a retail center or is developed after such a retail center is developed. 4. To produce a positive visual image by establishing a high standard of design and development. 5. To allow transitional uses that will allow an orderly phasing out of existing uses and development that are not appropriate in a contemporary retail center and a phasing in of uses and development as warranted by market conditions. 6. To encourage grouping of uses that are mutually supportive and have similar require- ments for vehicular and pedestrian accessibility and exposure. 7. To alleviate potential traffic congestion on local streets by the design of the circulation pattern and arrangement of uses. Development Standards 1320.10 Special Requirements for the B-4 Retail Center District. Subd. 1 Procedure. The application and the administrative and review procedure established in Section 1355.04 Subd 3, Conditional Use Permits and in Appendix A, Procedural Manual, shall be followed for all development that involves new building construction, modification of a building's exterior, or modification of the site. This provision is subject to any modifications or additions set forth in this Section. The prescribed procedure may be modified by the City to allow planning flexibility and to encourage cooperative dialogue between the applicant and the City. Subd.2 Permitted Uses. Due to the replacement, reuse or redevelopment nature of potential development in this district, the list of 1-2 permitted uses as of April 1991, that are not permitted in the 114 District, will be allowed in buildings existing in April 1991 as permitted uses until redevelopment or replacement of the building or buildings housing such uses occurs. Such uses will not be allowed in buildings constructed after April 1991. The permitted uses on the Land Use Chart, Section 1320.05, in the B-4 District will be permitted either as replacement uses in buildings existing as of April 1991 or as uses in replaced or redeveloped buildings. Subd.3 Uses Allowed by Conditional Use Permit. Due to the replacement, reuse or redevelopment nature of potential development in this district,the existing I-2 uses allowed by conditional use permit as of April 1991 will be allowed to continue as conditional uses until redevelopment or replacement of the building or buildings housing such uses occurs. No new I-2 uses by conditional use permit will be allowed unless those uses are permitted or allowed by conditional use permit in the B-4 7