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LR-lC-1 Zoning Amendment March 18, 1999 Page 4 Hardcover Standards The LR-lC-1 hardcover limits of Section 10.26, Subd. 3D would appear to allow 1 ardcover up to 35% in areas more than 100’ from the shoreline. This is in conflict with the standards found elsewhere in the code which allow only 25% hardcover in the 75-250' setback zone, 30% in the 250- 500’ zone, and 35% in the 500-1000’ zone. It is unknown whether this was done on purpose as a concession to the LR-lC-1 district, but it does create potential confusion. Staff recommends that if the LR-lC-1 district is amended rather than eliminated, Subd. 3D should be revised to conform to the hardcover standards found elsewhere in the code. Opportunities for Housing Variety Along Highway 12 The number of multi-family dwelling units that might be developed or redeveloped in the existing LR-lC-1 zones under the current code (excluding the Tonka Ventures property which will provide 29 townhouse units) is likely less than 20. However, the City has provided for significant numbers of multi-family dwelling units in its Highway 12 Corridor along the north side of Highway 12 between Willow Drive and Old Crystal Bay Road. The 1988 Comprehensive Plan Amendment No. 2 contemplates (and provides for) from 50 to perhaps 250 units of townhomes being developed at densities up to 6-8 units per acre. This area of Orono does not suffer from the existing high-density problems of traffic, stormwater management, etc. that are found in Navarre. Development at higher densities in the Highway 12 corridor can be accomplished in a manner that addresses all related concerns, rather than adding to them as it would in Navarre. Public Comments The City received a letter from Paul Larson, owner of a 2-acre parcel in LR-lC-1, in opposition to the proposed elimination of the 50% density credit. He believes his property will become less valuable if the credit is eliminated, since he will lose 1/3 of the potential dwelling units he might be allowed under the current code. Larson was unable to attend either of the Planning Commission meetings, and his representative requested tabling of this item at the March 15 Planning Commission meeting. Planning Commission did not honor that request, but suggested that Larson address his concerns to the Council at the March 22 meeting. Code Change Creates Nonconformities The twinhome development (Navarro) and the pending Tonka Ventures townhomes would become legally nonconforming if the proposed code change is adopted. No other properties currently zoned LR-lC-1 have ever taken advantage of the 50% density credit.