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(a) Meet the retail shopping needs of the surrounding community by providing a district that will . acco~modate a wide range of retail goods and serVlces. (b) Promote business prosperi ty by creating an attractive and functional retail center. (c) Provide an integrated retail trade center that groups compatible retail uses in one or more mUltiple-occupancy buildings. Free-standing, single-occupancy buildings will be allowed if planned and constructed as part of a unified development that contains a retail center or is developed after such a retail center is developed. (d) Produce a positive visual image by establishing a high standard of design and development. (e) Allow transitional uses that will allow an orderly phasing out of existing uses and development that are not appropriate in a contemporary retail center and a phasing in of uses and development as warranted by market conditions. (f) Encourage grouping of uses that are mutually supportive and have similar requirements for . vehicular and pedestrian accessibility and exposure. (g) Alleviate potential traffic congestion on local streets by the design of the circulation pattern and arrangement of uses. (h) Implement that part of the Arden Hills Comprehensive Plan known as the Lexington Avenue Business Area Plan. (2) Procedure. The application and the administrative and review procedure established in Section VIII.C., Special Use Permits, shall be followed for all development that involves new building construction, modification of a building's exterior, or modification of the site. Special use permits are not required for permitted uses that occupy approved buildings that do not require exterior building modification or site modification. This provision is subject to any modifications or addi tions set forth in this Section. The prescribed procedure may be modified by the City to allow planning flexibility and to encourage cooperative dialogue between the applicant and the City. . 6 .