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Page 6 of 14 setback of 30 feet and still be livable. Additional factors include the Shoreland requirements for structure setbacks and the Shore impact zone for riparian lots with frontage on general development waters. For lots under this designation, structures shall be setback 50 feet from the ordinary high water level and development shall be limited within 25 feet from the ordinary high water level. Given the required setbacks and the existing lot depth, there are considerable limitations to the redevelopment of the property. The Applicant also notes that the existing two parcels, 1622 and 1624, are undersized and while the total area would increase once the lots are combined, the new lot would still be below the minimum square footage for a residential lot. The consolidated lot area of 8,372 square feet and the lot coverage requirements for the R-1 Zoning District and Shoreland District present a challenge to how much hardcover and floor area could be developed for a dwelling that is also livable. The proposed new home would not be permitted without variances for lot area, lot depth, building area elevation, impervious surface and structure coverage, front yard and rear yard setbacks, Shore impact zone, and floor area ratio. 4. Approvals The Planning Commission is being asked to determine whether a variance request for the nine noted flexibilities should be granted. The evaluation of the proposal should be based on the requirements of Chapter 11 – Subdivisions, the District Provisions in Section 1320, the Shoreland Regulations in Section 1330, and the Requirements for a Variance in Section 1355.04, Subd. 4. Lake Johanna is classified as a General Development Lake and the Subject Property is subject to applicable provisions for a riparian lot with shoreland on general development waters. Plan Evaluation Chapter 11, Subdivisions Review The requested lot consolidation is subject to the Chapter 11 Subdivision requirements. The Applicant’s lot consolidation request would result in the combination of two existing platted lots of record. No new lots would be created as a result of the lot consolidation. Frontage on a Public Street – Meets Requirement Per Chapter 11, all lots are required to abut by their full frontage on a public street. The two existing lots abut Lake Johanna Boulevard and the proposed consolidated lot would maintain full frontage. Lot Dimensions and Area – Variance Requested All lots are required to meet the minimum lot dimensions and lot area required by the Zoning Code. Section 1320 and Section 1330 requires a minimum lot size of 14,000 square feet per single- family dwelling unit and a minimum lot depth of 85 feet. Lots abutting upon a watercourse, drainage way, channel or stream, including wetland or marsh, shall have an additional depth or width as required, to assure house sites that are not subject to flooding. The two existing platted lots of record are well below the minimum lot dimensions and lot area required by the Zoning Code, at 49 feet deep and areas of 4,415 and 3,957 square feet each. The proposed consolidated lot would not meet the required minimum lot dimensions or lot area. The proposed lot depth is approximately 49 feet and the proposed lot area is 8,372 square feet, both of