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• <br />ITEM: Variance requests for 1871 Larpenteur Avenue <br />SUBMITTED BY: Heather Worthington, City Administrator <br />POLICY Hl <br />7/13/05 <br />REVIEWED BY: Falcon Heights Planning Commission <br />Deborah Jones, Planning and Zoning Coordinator <br />Dan Cornejo, Planning Consultant <br />Roger Knutson, City Attorney <br />EXPLANATION: <br />Background/History/Property Description: <br />1871 Larpenteur is located at the northeast corner of the intersection of Larpenteur Avenue and <br />Lindig Street in Falcon Heights. The legal description is "South 215.125 feet of Lot 1, Block 1, <br />Lindig Addition." The parcel is 56.94 feet wide by 215.125 feet deep, with an area of 12,632.4 <br />square feet. The property is zoned B-1 "Neighborhood Convenience District" and has been used <br />• for local commercial enterprises for at least 50 years, most recently as a coffee shop. The <br />The prospective purchasers of 1871 Larpenteur, Stanley and Carol Won, propose to create a new <br />restaurant business on the site. This is a legal use in a B-1 zone. In order to establish a viable <br />business, they propose to rehabilitate the existing structure and replace the greenhouse, which is <br />in very poor condition, with a new addition that would follow the east and west lines of the <br />existing building but extend farther to the rear (north). They also propose to redevelop the <br />remainder of the site with new parking lots and landscaping. In order to carry out this plan, they <br />have applied for seven related variances. <br />property is adjacent to residential property, R1 on the north and R-4 on the east, with R-4 (used <br />as R-1) across Lindig to the west and University owned public land across Larpenteur to the <br />south. The existing improvements consist of a principle structure originally built as a florist shop <br />with attached greenhouse, and two parking lots, one in front and one in the rear. The existing <br />structures are non-conforming with respect to setback. <br />Problem: The property is unique for a B-1 zoning designation. <br />The zoning restrictions would severely limit the development of the property, and impose <br />a hardship on any owner. <br />These variance requests have been made because of the unique conditions of the <br />property: <br />• 1. Narrowness of the lot (slightly less than 57 feet wide) <br />~~ <br />