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In addition to the criteria of Zoning Code Section 6-140 (4), the following special use standards <br />of Zoning Code Section 8-130 must be considered (staff responses in italics): <br /> <br />(1) That the establishment, maintenance, or operations of the special use will not be detrimental <br />to or endanger the public health, safety, morals, comfort or general welfare. <br /> <br />Staff finds this criterion to be met. The outdoor storage use already exists so there will be no <br />additional impact to the public health, safety, morals, comfort or general welfare. The proposed <br />improvements will actually lessen the impact of the outdoor storage by creating additional <br />screening from the roadways and pulling storage out of the 50’ OHWL setback of Jones Lake. <br /> <br />(2) That the special use will not be injurious to the use and enjoyment of other property in the <br />immediate vicinity for the purposes already permitted, nor substantially diminish and impair <br />property values within the neighborhood. <br /> <br />Staff finds this criterion to be met. The special use of outdoor storage is a common use along <br />this industrial corridor of the City. As previously stated, this outdoor storage already exists and <br />has for many years. By constructing an office use, the improvements will likely be a positive <br />impact to the neighborhood, not diminishing or impairing property values. <br /> <br />(3) That the establishment of the special use will not impede the normal and orderly development <br />and improvement of the surrounding property for uses permitted in the district. <br /> <br />Staff finds this criterion to be met. Most of the area is already developed with heavy industrial <br />uses. The continuation of outdoor storage as a special use will not impede the normal or orderly <br />development/improvement of the surrounding property. The I-2 zoning provides for the <br />allowance of heavy industrial uses, including outside storage. <br /> <br />(4) That adequate utilities, access roads, drainage and/or necessary facilities have been or are <br />being provided. <br /> <br />Staff finds this criterion to be met. The applicant will utilize existing roads and utilities that are <br />provided to the site. The City Engineer has provided additional related comments, which will <br />have to be incorporated into the final plans. <br /> <br />(5) That the special use shall in all other respects conform to the applicable regulations of the <br />district in which it is located. <br /> <br />Staff finds this criterion to be met. All standards have been discussed and examined within this <br />report and conditions of approval recommended to ensure compliance with all applicable <br />regulations. <br /> <br />With removal of all outdoor storage within the 50’ OHWL setback, and installation of <br />landscaping as noted within the northern front yard and eastern side yard, would staff <br />recommend approval of the Special Use Permit. <br /> <br />NONCONFORMING USE PERMIT ANALYSIS <br />The applicant is requesting a Nonconforming Use Permit to allow existing nonconformities to <br />remain. Those nonconformities consist of the following: