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• ITEM 1 6/28/05 ITEM: Variance requests for the Black Bamboo Restaurant, 1871 Larpenteur Avenue SUBMITTED BY: Deborah Jones, Zoning and Planning Coordinator REVIEWED BY: Heather Worthington, City Administrator Roger Knutson, City Attorney EXPLANATION: Background/History/Property Description: 1871 Larpenteur is located at the northeast corner of the intersection of Larpenteur Avenue and Lindig Street in Falcon Heights. The legal description is "South 215.125 feet of Lot 1, Block 1, Lindig Addition." The parcel is 56.94 feet wide by 215.125 feet deep, with an area of 12,632.4 square feet. The property is zoned B-1 "Neighborhood Convenience District" and has been used for local commercial enterprises for at least 50 years, most recently as a coffee shop. The property is adjacent to residential property, R1 on the north and R-4 on the east, with R-4 (used as R-1) across Lindig to the west and University owned public -land across Larpenteur to the • south. The existing improvements consist of a principle structure originally built as a florist shop with attached greenhouse, and two parking lots, one in front and one in the rear. The existing structures are non-conforming with respect to setback. The prospective purchasers of 1871 Larpenteur, Stanley and Carol Won, propose to create a new restaurant business on the site. This is a legal use in a B-1 zone. In order to establish a viable business, they propose to rehabilitate the existing structure and replace the greenhouse, which is in very poor condition, with a new addition that would follow the east and west lines of the existing building but extend farther to the rear (north). They also propose to redevelop the remainder of the site with new parking lots and landscaping. In order to carry out this plan, they have applied for seven related variances. Problem: The property is unique for a B-1 zoning designation. • The zoning restrictions would severely limit the development of the property, and impose a hardship on any owner. • These variance requests have been made because of the unique conditions of the property: 1. Narrowness of the lot (slightly less than 57 feet wide) 2. Required setbacks are greater than the width of the lot 3. There is an existing structure that is legally non-conforming; it is reasonable that • the existing setbacks be maintained. Staff Report: 1871 Larpenteur Variances June 28, 2005 Page 1 of 5