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ANALYSIS OF THE PROPOSED TEXT AMENDMENT <br />The subject lot is zoned for 1 acre single family residential. The existing structure is a legal non- <br />conforming use that severely encroaches into the required street yard. The presence of Outlet A at <br />the lakeshore possibly restricts the ability to develop the property for single family residential. The <br />duplex cannot be removed and a new duplex constructed without a change to the zoning district <br />and/or revision of the duplex credit. <br />At the time the application was submitted, staff prepared a notice regarding amending the duplex <br />credit to be available to lots within 400 feet of the B-3 District. The effect of this amendment is to <br />eliminate the duplex credit for se\ -red areas next to commercial or industrial districts where a <br />duplex would be constructed within 200 feet. The areas that this would effect are shown in Exhibit <br />. The existing duplexes, the subject site, and four other single family residential lots would <br />become eligible for the duplex credit. All areas within 200* of commercial and industrial districts, <br />excluding the B3 district would no longer be eligible for the duplex credit. The language to exclude <br />the duplex credit to lots within 400' of the B3 district is provided in the exhibits . The proposed text <br />amendment conflicts with the comprehensive plan land use map which indicates that this area should <br />be developed at 1 acre density. <br />ISSUES <br />1.The subject lot is zoned for single family residential development at a density of 1 acre. The <br />subject lot is 1.01 acres. <br />2.The existing structure is a legal, non-conforming use. The building encroaches 29' into <br />the required front yard setback.