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<br /> <br />Page 16 <br /> <br />The JDA should discuss if a Street Screen located along the western border of the property that <br />screens the entire site meets the intent behind the TRC and the desire of the JDA for the <br />aesthetics of the Rice Creek Commons area. <br />Figure 10-2 Illustration showing required Street Screen along all frontages without a Building within the BTZ <br /> <br />8.0 Street Design Standards <br />8.3 Project Circulation Plan <br />A Project Circulation Plan must be submitted with a site plan or subdivision application <br />(whichever comes first) for an area of four (4) acres or larger that is subject to the requirements <br />of this section. The Project Circulation Plan shall be developed and reviewed for its consistency <br />with this section and the Regulating Plan, which illustrates proposed locations for new and <br />improved streets within the Plan Area. Required streets on the Regulating Plan shall be <br />mandatory and their alignments may be adjusted per Section 3.3 Permitted Adjustments. <br />(c) Approvals: A Project Circulation Plan may only be approved by the JDA. <br />3. The JDA, with the recommendation of the Arden Hills Public Works and Community <br />Development Departments, may waive the requirement for a Project Circulation Plan <br />through the Permitted Adjustment process. This is permitted if the JDA finds that a <br />plan is not necessary due to the nature of the proposed development on the site, the <br />existence of surrounding incompatible development, or other factors unique to the <br />property which make strict compliance unfeasible. <br />4. A subdivision or site plan may not be approved if the Project Circulation Plan is not <br />approved. <br /> <br />The Applicant has not submitted a Project Circulation Plan. The JDA may waive the <br />requirements with the recommendation of the Arden Hills Public Works and Community <br />Development Departments. The JDA must find that the plan is not necessary due to the nature of <br />the proposed development on the site, the existence of surrounding incompatible development, or <br />other factors unique to the property which make strict compliance unfeasible. The Applicant <br />should identify if they intend to make this request. <br /> <br />9.0 Open Space Standards