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ARDEN HILLS PLANNING COMMISSION – November 4, 2015 2 A. Planning Case 15-019; Zoning Code Amendment – Façade Transparency – Public Hearing Associate Planner Bachler explained that at the Joint Work Session on March 16, 2015, the City Council and Planning Commission discussed the need to clarify the façade transparency requirements included in the B-2 and B-3 District Design Standards. Currently, the Design Standards require commercial and multi-family residential buildings to provide a certain percentage of transparent window coverage on façades that front a public street or that are reasonably visible from the right-of-way. There have been recent development projects in the City where questions have arisen about the intent of the transparency requirements and how visible a building’s interior needs to be to satisfy the standards. Associate Planner Bachler indicated that staff presented recommended revisions to the B-2 and B-3 District Design Standards at the Planning Commission Work Session held on September 9, 2015. The Planning Commission was supportive of the changes proposed and staff is now requesting that the Planning Commission hold a formal public hearing and consider approval of Planning Case 15-019. Associate Planner Bachler explained that the recommended revisions state that transparent windows or doors must allow views of interior uses or activities. The purpose of this revision is to prohibit the use of walls, display areas, or other obstructions that could block views of the building’s interior from the exterior. He noted that the City Attorney has advised that in cases where there are privacy, such as patient treatment or residential uses, the City should be flexible with these requirements. Associate Planner Bachler provided the Findings of Fact for review: 1. The City Council accepted the Guiding Plan for the B-2 District on October 27, 2008. 2. The City Council adopted design standards in Section 1325.05 of the Zoning Code on November 24, 2008, that was in substantial conformance with the Guiding Plan for the B- 2 District. 3. The City Council amended Section 1325.05 Subd. 8 of the Zoning Code on December 8, 2008 to apply the B-2 Design Standards to the B-3 District. 4. The proposed amendments would provide developers with clarity in the development review process and ensure that development in the B-2 and B-3 Districts continues to be well-designed. 5. The proposed amendment is in conformance with the Guiding Plan for the B-2 District. 6. The proposed amendment is in conformance with the Purpose and Intent of Section 1325.05 Subd. 8 of the Zoning Code, Additional Design Standards for New Development, Redevelopment, and Modifications to Existing Site in the B-2 and B-3 Districts. 7. The proposed amendment advances the land use goals in the City’s comprehensive plan because it establishes design standards that will ensure the construction of high-quality and aesthetically enhancing development. Associate Planner Bachler stated that staff recommends approval of Planning Case 15-019 to amend Section 1325.05, Subd. 8 of the Zoning Code pertaining to the Commercial and