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for modest -cost housing. Policies address the promotion of a variety of densities and housing types, fostering the planned unit development approach to permit maximum flexibility in density and site design, encouraging the development of innovative housing types, and using development techniques and available financial aid programs. To implement these policies, the city proposes to reduce lot -size requirements for single - family housing to 8,000 square feet, increase density for multifamily housing, eliminate house -size requirements for single - family and multifamily housing; examine set -back and side-yard 'requirements to insure that they do not unneccessarily increase the cost of housing; adopt a PUD ordinance; and promote zero lot -line and other innovative housing approaches. The city's zoning ordinance and standards will provide three residential zones: low density standard will permit up to four units per acre; medium density, 8 to 10 units per acre; and high density just under 20 units per acre. These densities closely approximate the Council's land use advisory standards. This zoning system makes use of density transfers and the Planned Unit Development process to allow flexibility in site planning. The city has adopted this system because much of the remaining developable land is swampy or otherwise topographically unsuitable for development, thus necessitating such flexibility. The policies and implementation measures in the plan regarding low- and moderate - income housing are less specific. Although the plan states that subsidy programs are necessary to provide such housing in Shoreview, the only implementation measure outlined is to establish a housing and redevelopment authority (HRA) or contract with a county HRA or Metro HRA. No mention is made of specific programs the city wuld pursue or give priority to, such as the Section 8 Existing Program or new construction programs. The city should consider establishing a clear strategy for providing low- and moderate - income housing, as it has for modest- cost housing. The plan contains no data on the condition of the city's housing. Much of the city's housing is new, relative to other area cities, so that housing rehabilitation is not as important an issue as it is in some cities. The plan does, however, mention that several areas adjacent to lakes are dominated by housing converted from cottages to year -round housing, many of which are not up -to -code. The number of such housing is not given. The city states its intention to adopt a maintenance code with strong enforcement procedures, and to participate in the Metro HRA Home Improvement Loan and Grant Program. Other policies address protecting residential development from adverse environmental impacts and locating multifamily housing near high - intensity areas. - 9 -