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ARDEN HILLS CITY COUNCIL—FEBRUARY 29, 2016 5 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 reported 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. City Planner Streff reviewed the proposed Ordinance amendments in detail with the City Council. He explained at the Planning Commission meeting on February 3, 2016, the Commission discussed the Code amendments for retail and thrift store establishments at length. The discussion largely focused on the limited Zoning Districts in which thrift stores would be either permitted or conditional and the need for additional standards for these establishments. The majority of the Commission agreed that the proposed Code amendments were reasonable in order to clarify the different uses, update the Land Use Chart, and to include the Conditional Use Permit criteria for thrift stores. The Commission recommended approval (3-2, Holewa and Bartel) of the proposed amendment but decided to also include the B-2, B-3, and I-Flex Districts as districts where thrift stores should be classified as conditional. City Planner Streff stated that the Planning Commission reviewed Planning Case 15-020 at their regular meeting on February 3, 2016. The Planning Commission offers the following findings of fact for consideration: 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 indicated that the findings of fact for the Zoning Code Amendment support approval. The Planning Commission reviewed Planning Case 15-020 and recommended approval