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the land is zoned R-4 (Medium Density Multi-Family Residential) with the exception of • 1871 Larpenteur. North of properties adjacent to Larpenteur the land is R-1 (Single-Family Residential) all the way to Roselawn Avenue at the north edge of Falcon Heights. The south side of Larpenteur is occupied by University of Minnesota fields. Issues: Increased demand for housing is expected in inner ring suburbs, including Falcon Heights. According to the "City of Falcon Heights 2020 Comprehensive Plan Update" (1999), "The city's zoning code requires 10, 000 square feet for a single family lot and has a maximum medium density of 12 units per acre. The city is developed at a density that exceeds these current zoning code standards. It is likely that any development or redevelopment proposal will be done as a planned unit development and the desirable density will be determined at the time of the proposal. " Under existing density rules up to 3 residential units could be built on an R-41ot the size of 1871 Larpenteur. However, this property, being a corner lot adjacent to an R-1 zone, faces additional constraints on setback, and individuals who have inquired about multi-family use have mentioned interest in building at least 4 units. A PUD would almost certainly be required. 1871 Larpenteur presents some challenges to any future B-1 business use also. • The location does not have easy access, due to heavy traffic on Larpenteur and Lindig being a dead end street. • • Parking is limited, with awkward entry and exit. The present parking lots are nearly 20 years old and in poor repair. The front parking lot is non-conforming. New parking lots would have to conform to the code. • For most permitted or conditional business uses, the property would probably require significant investment to upgrade or even rebuild. Any new building would have to meet the zoning requirements for B-1. • The property is isolated from other businesses in Falcon Heights and separated from 75% of the city's residents by distance and busy streets. ATTACHMENTS: • Portion of plat map, including 1871 Larpenteur • Portion of the City zoning map • Property, structure and street outline map from RCGISUG website • 2003 aerial photo • Photographs of 1871 Larpenteur ACTION REQUESTED: • • Discussion of options and possibilities for 1871 Larpenteur Planning Commission Workshop: 3/22/05 Page 2 of 2