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. e . C. APPROACHES TO DEVELOPMENT Each community has a method of reviewing and regulating development to ensure that it is consistent with their community's goals and established performance standards. Following are some of the unique ways in which some metro area communities approach the development review or permitting process. The City of Vadnais Heights takes a highly regulatory approach to the development review process in it's City Center District. In this district there are no permitted uses, all development is by a special use permit. A less regulatory approach is to require a conditional use permit only for those uses that have a high potential to produce negative impacts on the surrounding area. In Brooklyn Park all businesses adjacent to residential districts require a site plan review for new construction or significant changes. All commercial development in White Bear Lake that occurs adjacent to residential districts must be through the issuance of a conditional use permit. Businesses that wish to locate adjacent to residential properties must comply with the following conditions: ~ Between the hours of 10:00 p.m. to 6:00 a.m., deliveries and/or delivery truck access to the site are limited to single unit, two-axle vehicles not in excess of 26,000 pounds gross vehicle weight. Additionally, if delivery vehicles establish a pattern of violating the City's noise ordinance, the City may impose additional restrictions on deliveries to mitigate the problem. ~ No building, loading dock or loading berth is allowed within 50 feet of a residentially zoned property. ~ The business must provide a screening/buffer zone along the boundary of the residential property. This screening/buffer zone must be at least 20 feet in width and include the following: an opaque wooden or masonry fence at least 8 feet high, a planting strip which includes a combination of deciduous trees to provide added screening above the fence line and evergreens to provide enhanced noise buffering as needed. An earthen berm may also be required to reduce noise and improve screening. This screening/buffer plan is subject to city approval. ~ All lighting must be equipped with sharp cut-offs with concealed luminaries. Pole heights cannot exceed 25 feet in height. Within 50 feet of the residentially zoned land, pole height is limited to 12 feet. Where backs of stores and/or loading areas are immediately adjacent to residentially zoned land, wall packs, mounted not higher than 10 feet, must be used instead of poles wherever possible. The lighting plan is subject to city approval. ~ The businesses' operations and deliveries shall not disturb the peace and repose of adjacent residences as outlined in the city's noise ordinance. ~ No use of forklifts is allowed out of doors within 150 feet of residentially zoned property. Minnetonka has established a special Planned 1-394 District. The purpose ofthis district is to establish a comprehensive, planned framework for development within the highly visible 1-394 Roseville Shopping Center District Study Phase I Report Page 16