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City of Falcon Heights • Planning Commission Workshop: Zoning Challenges of 1871 Larpenteur Avenue March 22, 2005 Purpose: To familiarize Commissioners with the challenges facing future owners of 1871 Larpenteur, formerly the Garden View Cafe. The property is on the market and Staff have received a number of inquiries that raise a range of possibilities. No applications have been received at this time, and no Commission action is required. Background: For background on the property, Commissioners are referred to the staff report in the packet for the March 22 meeting. Summary of issues: • The sum of the required side setbacks is greater than the width of the lot; the lot is unbuildable as a B-1 property without variances. • The present building is non-conforming and cannot be made conforming. Variances will be required for any rebuilding. • Conversion to residential use would require rezoning, most likely to a P.U.D., as the narrowness of the lot poses challenges to residential building also. • The neighborhood will be fully involved in any redevelopment or change of use. Communication among all parties will be essential at every stage. • Any future owner who wants to modify the existing structure or take on the greater • challenges of rebuilding or rezoning and redevelopment will need to be prepared to invest considerable time and money in the process. For a more complete outline of the issues related to various redevelopment scenarios, please see the attached handout, distributed at the beginning of the workshop. Note: The code amendment proposed for recommendation on May 24 would allow substantial modifications to the existing structure, even replacement, provided the same building envelope is maintained. The structure could even be enlarged, provided no non- conformity is increased. Points and Questions Raised by Commissioners • Because of the investment required, a new owner would need to be sure the plan would be profitable. • What was the intention of the comprehensive plan for this one small commercial property? The purpose of any one B-1 zone is to serve the immediate neighborhood. In this case, the plan may reflect the existing use of the property (when the plan was made) as much as any long-term intention. • Is Staff recommending rezoning this property as residential or PUD? There is no recommendation because no application has been received. All Staff is doing at this time is offering the Commission information on the property and the zoning issues • related to present and future use. Planning Commission Workshop: 1871 Larpenteur March 22, 2005 Page 1 of 1