PC Packet 07-17-2012 - Laserfiche WebLink

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The proposed amendment does not impact this criterion. The building and site layout will not be altered from its original approval, other than the fourth floor use change. The building and site were designed to promote social interchange (numerous trail/sidewalk connections) and well as address the New Brighton gateway component by incorporating a "Welcome to New Brighton" phrase on the existing monument sign. Additionally, because of the orientation of the building, its impact to the residential use to the west should be minimal, especially as it relates to the amendment request to convert the forth floor to office. In addition to the special use permit criteria of the MX zoning district, the general health, safety, and welfare standards of Zoning Code Section 8-130 must also be considered. Staff provides the following analysis (staff responses to the criteria in italics): (1) That the establishment, maintenance, or operations of the special use will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare. The conversion from residential to office will not negatively impact the public health, safety, morals, comfort or general welfare. There are numerous other office uses in the area that fit in well with the other surroundings. (2) That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The conversion from residential to office should not be injurious to the use or enjoyment of other property in the immediate vicinity. The building was already approved for three levels of office. The additional 3,113 SF of office should have a negligible impact on the area. Further, the exterior finish of the building and site will not be changed, thus not likely to negatively impact property values n the neighborhood. (3) That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. Not applicable, other than New Brighton Exchange to the south, the area is fully developed. (4) That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. The proposed use change does not impact this criterion, although adequate utilities, access roads, and drainage are provided. (5) That the special use shall in all other respects conform to the applicable regulations of the district in which it is located. This criterion is met. An exclusively office building is a permitted use in the MX, Mixed Use zoning district. The special use permit for the fourth story will remain in force. To conclude, staff finds the proposed amendment to convert the fourth story of 1820 Old Highway 8 NW from residential to office meets all zoning requirements. Available off-street