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4. Conservation of property values: <br /> A commercial use, especially one that would need multiple variances, in the middle of a <br /> residential block would have an adverse effect on the residential property values. <br /> 5. Responsible development and growth: <br /> Responsible development and growth of Parry street is highly dependent on the success of the <br /> Howard Park Neighborhood Plan, which labels Parry Street as an area of"Future Development <br /> Opportunity". The Plan made no particular land use commitment for Parry Street, with the <br /> exception of proposed street using the existing alley alignment adjacent to the site. <br /> Recommendation: <br /> Based on information available prior to the public hearing, the staff recommends that the petition <br /> be sent to the Common Council with an unfavorable recommendation. <br /> Analysis: <br /> Parry Street is an area that has several development options,depending on the ultimate use of the <br /> land to the east along Eddy Street, and to the west along Frances Street. Future redevelopment <br /> efforts by the City in this area may require land purchases,potentially making the purchase of this <br /> site more expensive with the increase in improvement and land values that a business would <br /> generate. In addition, the number of variances from required development standards makes the <br /> site too small for the intended use. A commercial use that does not have direct access to a major <br /> street should be discouraged. <br /> Eugene Phillips <br /> #2632-12 <br /> Page 3 of 3 <br />