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4 Inasmuch as the Constitutional provision of "due process of law" requires that public hearings discuss all substantive issues (see for example "Zoning Variances and the First Promise of the American Creed"), any issues in regard to the conformance or non- conformance of a special use permit to the intent of the district standards, raised during the hearing require documentation as to finding of the City Council regarding such issues--with reasons stated. I will raise such issues later in this memo. Let us now examine the specific intent of the New Brighton Sign Ordinance. Section 14-200 "Special Considerations" paragraph C.3. is the first specific reference to the problem at hand, it states: "Buildings having multiple occupancies with both individual and shared entrances: The procedures to be followed shall be as outlined in Section 14-180, Areas of Special Control." Inasmuch as this paragraph indicates that the procedures to be followed shall be as outlined in Section 14-180, it seems to leave the question of standards open. Section 14-180 in paragraph a) recognizes that regulations of the ordinance cannot sensitively handle all the sign situations and authorizes the City Council to designate areas of special control as follows: a) Scenic Areas b) Shopping Centers c) Renewal Areas Reading of the ordinance will convince one that the subject property is neither a scenic area nor a renewal area. (Renewal areas are defined as areas designated for renewal, redevelopment or development or as development districts in accordance with the procedures established in Minnesota Statutes.) The definition of shopping center is as follows: "Sh9Pping centers are more intensive commercial areas whose character indicates that signs should be permitted which differ from those which would otherwise be applicable under this ordinance. A shopping center is a premise planned and developed as a unit, with an undivided or non-segregated parking area, that is advertised as a center and has multiple occupancy by business or service firms. It may be either of the following: a regional or community shopping center; or a street intersection, square or similiar areas which is devoted to intensive shopping uses provided that driving speeds do not exceed 30 mph.1I In my opinion the subject property qualifies as a shopping center.