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LR-lC-i Amendment March 9,1999 Page 2 It may be appropriate to reference the Shoreland PRD standards in the LR-lC-1 section so that the Shoreland standards aie not overlooked, especially since a majority of the LR-lC-1 properties yet to be developed are in the Shoreland District. Hardcover Standards The LR-lC-1 hardcover limits of Section 10.26, Subd. 3D would appear to allow hardcover 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. Public Comments The City has 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. Staff Recommendation Retention of the ability in LR-lC-1 to create attached dwelling units would enable clustering and the preservation of trees and green space that is no: possible in the LR-IC zone. If this option is chosen, reference to the Shoreland PRD regulations should be added to the LR-lC-1 language. Also, the hardcover standard should be revised to match the standards found elsewhere in the zoning code. Elimination of the 50% credit without retaining the ability for attached units, would functionally remove any distinguishing characteristics between the LR-IC and LR-lC-1 Districts. In this case, it would be most appropriate to eliminate the LR-lC-1 designation from the zoning code, and rezone all LR-lC-1 properties to LR-IC. Staff has drafted 2 options for amending the LR-lC-1 District for discussion and recommendation (Exhibits A). The first option has been revised since the last meeting to include the Shoreland reference and the hardcover amendment noted above. 1