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these areas, Staff recommends that a study be undertaken, similar to the recently adopted Guiding Plan for the B2 District, within each of the remaining three districts. In the interim, staff feels that in order to improve the process and review of minor and insignificant changes within the B4 and I -Flex Districts there is an opportunity for small amendments to the special requirements for these districts. Special Requirements for the B4 and I -Flex Districts Section 1320 of the City's Zoning Code outlines the purpose, land uses, and specific provisions for each of the City's zoning districts. Within this section special requirements are outlined that include the procedural process for reviewing applications in each zoning district and also any additional regulations that may apply. The existing procedure for both the B4 and I -Flex Districts requires any exterior modification of a building or site to get a conditional use permit (CUP) or a CUP Amendment. This requires a submittal of a formal land use application and review from the Planning Commission and the City Council, as well as a public hearing. Staff is not proposing to change this procedure for significant modifications to a building or site; however, in order to promote minor improvements and upgrades to a site, certain types of changes not considered significant modifications, would be exempt from the CUP process. The exemptions are listed in subdivision one (Attachment B), but would include such things as replacing a door, adding a window, or minor reconfigurations of a parking lot. This provides some flexibility so that minor changes can move forward in a timely fashion with administrative review and approval, and does not hinder property owners from making minor improvements to their properties. In addition to the procedural changes explained above, the language within the B4 District for the special regulations for drive-in businesses, and fast food restaurants were also amended (Attachment B). The intent and purpose of this subdivision has not been altered, but the phrase "drive -up windows" has been added and the review procedure has been updated to better match that of the recently amended B2 District. Recommendation Staff recommends the approval of the proposed zoning code changes. The purpose and intent of the B4 and I -Flex Districts is not proposed to be altered; however, the procedure for approving minor and insignificant building and site modifications would be exempt from the current CUP process. Staff feels that this would better promote minor site upgrades and improvements while maintaining the intent of the regulations. All site and building modifications would continue to City of Arden Hills Planning Commission Meeting for December 3, 2008 1lMetro-inet.uslardenhillslPlanninglPlanning Cases 12008108-030 B4 and I -Flex Zoning Code Amendment (Pending)1120308 -PC report - B4 and I -Flex Amendments.doc Page 2 of 3