The City Planning Commission may permit within the Special Coney Island Mixed Use District:

(a)        change of commercial or manufacturing use to residential use; and

(b)        modification in yard and off-street parking regulations for residential uses in developments or enlargements;

provided that the following findings are made:

(1)        that a change of use from manufacturing or commercial to residential use shall not displace any building or use, or preempt any zoning lot which is essential to the normal functioning and growth of existing manufacturing or commercial uses within the district; and

(2)        that such residential uses shall not be exposed to inordinate noise, smoke, dust, noxious odor or other adverse influences from manufacturing uses and traffic.

The Commission may prescribe additional appropriate conditions and safeguards to minimize adverse effects on the character of the surrounding area.