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.y 1320.085—Special Requirements for the B2 General Business District Subdivision one outlines the procedure for evaluating new development, redevelopment and significant modifications to a site,which will now be required to go through the PUD process. The PUD process allows a more open conversation on building and site design. The design standards set the starting point for the discussion and list the expectations of the City. The PUD process requires a public hearing with the Planning Commission and City Council approval. In order to promote other minor improvements and upgrades to a site, certain types of changes are not considered significant modifications and are recommended to be exempt from the PUD Process. The exemptions are listed in subdivision one. This provides some flexibility so that minor changes can move forward in a timely fashion with administrative review and approval. Section 1320.085 also includes additional prohibited uses that apply to the B2 District that would otherwise be permissible under the regular land use chart in 1320.05. The newly prohibited uses include individual retail stores greater than 50,000 square feet(except for fitness clubs), tattoo parlors, and "payday" loan establishments. Approved outdoor garden centers are now permitted. As noted earlier in this memo, all drive-up windows in the 132 District are now subject to the regulations for drive-in business and fast food restaurants. Like other districts, there is a • procedure for waiving the 1,320 foot proximity requirement if certain conditions are met. Although the provisions have not been removed from this section, the City may want to consider removing the provisions for institutional housing that were adopted earlier this year. The institutional housing use only applies to the former Holiday Inn property, and that interim use cannot be extended when it expires in 2011. Removing the institutional use would make the student housing a legal, nonconforming use, which simply means they could not expand that use. They would still be subject to all other existing agreements. All other design standards in 1320.085 that were adopted in 2007 have been relocated. There is now a reference to Section 1325.05 Subd 8 for the new design standards, which are an integration of the existing design standards and the guidelines in the"Guiding Plan for the 132 District." 1325.05 Subd 8—General Regulations 4 Design Standards Although these amendments focus on the new 1325.05 Subd 8,please note that all other standards in the zoning code still apply to development proposals. For example, the other requirements already listed in 1325, which include parking, landscaping, fences, lighting, etc, still apply. The new design standards will supplement the existing regulations. City of.4rden Hills Planning Commission Meeting for November 5, 2008 IlAhdocsllahlAHdatalPlanninglPlanning Cases12008108-028 B2 Design Standards1110508-PC report-B2 Design SYandards.doc Page 5 of 8