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Staff Report 4/7/2016 <br />general welfare of the community. The petitioner is providing all the appropriate buffering <br />and screening. <br />(2) The use and value of the area adjacent to the property included in the variance will not be <br />affected in a substantially adverse manner. <br />The use of off - street parking area screening landscaping will minimize the impact of the <br />parking being located closer to the right of way. The slight increase in building size will not <br />adversely affect surrounding property values. <br />(3) The strict application of the terms of the zoning ordinance will result in practical difficulties <br />in the use of the property: <br />The irregular shape of the parcel creates a practical difficulty in meeting the strict <br />application of the maximum building setback and parking setback. The proposed retail <br />building is based on a pre- designcd square footage calculation that has been optimized for <br />the store's success. The strict application of the ordinance would force the developer to <br />alter their proven layout model. <br />Staff Comments: <br />This is a combined public hearing procedure, which includes a rezoning and 3 variances <br />from the development standards. The Commission will forward the rezoning to the <br />Common Council with or without a recommendation and either approve or deny the <br />variances. <br />The staff strongly encourages the petitioner to continue working with the Department of <br />Community Investment regarding site layout and quality of site design due to this location's <br />strategic value within the MLK Commercial Node. <br />Recommendation: <br />Based on information available prior to the public hearing, the staff recommends that the <br />rezoning petition be sent to the Common Council with a favorable recommendation. Staff <br />recommends approval of the variances. <br />Analysis: <br />The rezoning of this site, along with the proposed alley vacation, will create a larger, <br />cohesively zoned parcel ideal for development. The proposed retail store will eliminate <br />what are currently vacant lots, and provide goods to neighborhood residents. <br />APC # 2776 -16 Page 3 of <br />