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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 a 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 />