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D. The provisions in this Section may be modified by the City Council to allow planning flexibility without the need for a variance to encourage cooperative dialogue between the applicant and the City. Minor improvements to existing uses should be encouraged without costly upgrades or complete changes to a site. Subd.2 Uses. A. Permitted uses (as specified in the Land Use Chart, Section 1320.05, for the B-2 District) that occupy existing buildings do not require a conditional use permit prior to occupancy. Other city permits may be required. B. Conditional uses (as specified in the Land Use Chart, Section 1320.05, for the B-2 District) require an approved conditional use permit prior to occupancy. Other city permits may be required. C. The following land uses are not compatible with the stated purpose of the B-2 District and shall be prohibited: 1. Individual retail businesses larger than 50,000 square feet except for Sports and Fitness Clubs. 2. Open sales, rental or storage lots, including but not limited to cars, buses, trucks, motorcycles, bicycles, recreational vehicles, trailers, boats, mobile homes, machinery, lumber, building materials, and similar items. Approved open air garden centers shall be exempt. 3. Mini storage facilities; 4. Tattoo parlors; S. Consumer Small Loan establishments; 6. Outdoor bulk storage buildings, including but not limited to, forest, metal, concrete, agricultural and petroleum products, chemicals and similar products; and, 7. Manufacturing or processing that generates hazardous waste without a valid Hazardous Waste Generator's license from the Ramsey County Public Health Department. Subd. 3 Special Regulations for Drive -up Windows. Section 1325.04 of the Zoning Ordinance specifies additional requirements for drive -up windows and automobile service stations. In accordance with Section 1320.085, Subd. 1, the City Council as part of the land use application review shall require the following conditions to be met in determining site suitability for drive -up windows: (revised 6/27/2022) A. The architectural treatment, circulation plan, and signage system of such businesses shall be designed to visually and functionally integrate the building and the site on which it is located. B. The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non -motorized movements, specifically pedestrian and bicyclists.