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ARDEN HILLS PLANNING COMMISSION – February 3, 2016 2 stores would include antique stores, collectable stores, consignment shops, and second-hand stores such as Goodwill or Salvation Army. City Planner Streff stated that thrift stores operate differently than other retail businesses in that they receive used materials from the general public at their place of business and process items for resale. Larger thrift stores often have unique operational characteristics related to managing the collection, processing, and disposal of donated items. These characteristics may include a dedicated donation drop-off area on the exterior of the building, use of container or semi-trailers for exterior storage, and larger waste and recycling collection areas for disposal of non-saleable items. City Planner Streff explained that staff presented options for amending the Zoning Code to address thrift store businesses at the City Council Work Sessions on October 19, 2015, and December 21, 2015. The City Council directed staff to proceed with a Zoning Code Amendment that would create a new land use category for Thrift Store and establish specific Conditional Use Permit criteria for thrift store businesses. Additionally, the City Council agreed that the thrift store land use should only be allowed in the B-4 Zoning District and be classified as a conditional use. The Planning Commission discussed creating a separate land use category for thrift store business at their work session on September 9, 2015. At that time, the Planning Commission did not support this type of an amendment to the Zoning Code. City Planner Streff reviewed the Summary of Proposed Ordinance Amendments and Additions in detail with the Commission. City Planner Streff provided the Findings of Fact for review: General Findings: 1) The proposed amendments advance the City’s land use goals by further clarifying the difference between the sale of new and used goods in order to achieve the highest possible development standards. 2) The proposed amendments advance the City’s land use goals by creating development standards that visually enhance development and promote compatibility with nearby properties and neighborhood character. 3) The proposed amendments advance the City’s land use goals by adopting specific Conditional Use Permit (CUP) criteria for Thrift Stores to ensure that that the vision of the City is met. 4) The proposed amendments advance the City’s implementation strategies identified in the Land Use Chapter of the Comprehensive Plan to ensure the construction of high quality, sustainable, and aesthetically enhanced developments. 5) The proposed amendment advances the City’s implementation strategies identified in the Economic Development Chapter of the Comprehensive Plan by identifying and promoting the market strengths of Arden Hills. City Planner Streff stated that staff recommends approval of Planning Case 15-020 to amend Section 1305, Section 1320, and Section 1325 of the Zoning Code Ordinance, as presented in the February 3, 2016, Report to the Planning Commission. City Planner Streff reviewed the options available to the Planning Commission on this matter: