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Page 4 of 14 Lot Size: 1622: 0.101 acres/4,415 square feet 1624: 0.091 acres/3,957 square feet The Subject Property is located on the north side of Lake Johanna, south of Lake Johanna Blvd. The two lots are riparian lots abutting Lake Johanna and are subject to applicable Shoreland Regulations under Zoning Code Section 1330. The property at 1622 Lake Johanna Blvd is developed with a single-family residential dwelling while the Subject Property at 1624 Lake Johanna Blvd is a vacant lot that is owned by the same property owner. Minnesota Statute has specific rules for shoreland lots. Small shoreland lots created before the adoption of local shoreland ordinances are often not suitable for the size and intensity of contemporary lakeshore development. The nonconforming lot provisions in the shoreland rules (Minnesota Rules 6120.3300 subp. 2(D)) work to bring nonconforming shoreland lots into conformance over time. According to statute, an individual nonconforming lot that is part of a contiguous group of lots under common ownership must be considered a separate parcel for sale or development, if: 1. The lot is at least 66% of lot area and width requirements in Minnesota Rule, part 6120.3300, subp. 2a; 2. The lot is connected to a public sewer or a Type 1 sewage system; 3. The impervious surface does not exceed 25%; and 4. The development is consistent with the comprehensive plan. If the lot does not meet all of these criteria, the lot must be combined with one or more of the contiguous lots so they equal a conforming lot as much as possible. The proposed new development on the Subject Property would not meet criterion number three, as the proposed impervious surface coverage exceeds 25 percent. Therefore, per the state rules, the 1622 lot must be combined with the 1624 Lake Johanna Blvd lot so they equal a conforming lot as much as possible. However, per the City Zoning Code, the proposed lot area after the lots are consolidated would be less than the minimum required lot area established for parcels zoned R-1 and developed as single family residential properties as well as the minimum required lot area established for riparian lots for general development waters. A variance from the City’s requirements is required for the proposed development. 3. Proposed Use The Applicant is proposing to demolish the existing structure and rebuild a 2,877 square foot single-family dwelling with an attached garage on the Subject Property. To construct the new dwelling with the proposed footprint, the Applicant is requesting to first consolidate the two parcels into one residential parcel. The new dwelling would then be constructed on the consolidated parcel. The Applicant, who is the architect of the proposed dwelling and represents the Property Owner, states that the variances are requested to allow for a new home that will be in keeping with the other lakeshore neighborhood homes. The narrative states that the existing dwelling sustained extensive damage throughout the home recently due to a burst pipe. A contractor was hired to make repairs but they ultimately damaged other parts of the first floor level. Faced with repairing the damage, the Property Owner has chosen to rebuild. As part of the rebuild, he has elected to expand the footprint of the dwelling.