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The Applicant states that the proposed design is in keeping with a typical single-family home in the area, especially lakeshore properties. The narrative notes that the proposed new dwelling would be an enhancement to the lakeshore neighborhood while providing the Property Owner with safe access to the dwelling through the front entry and driveway and additional storage that is not available in a basement. In the submitted narrative, the Applicant notes that the existing lot depth is a difficulty for the property as it is constrained by the natural barrier of Lake Johanna and the constructed barrier of Lake Johanna Boulevard, a Ramsey County road. With an average lot depth of 49 feet, it would not be possible to construct a dwelling that could meet the front yard setback of 40 feet or rear yard 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. At the September 3, 2025, meeting, the Planning Commission reviewed the proposed dwelling, which included three levels of living space, a three -car garage, and decks on the first and third levels. Commissioners commented that a three-story dwelling with an attached three -car garage could result in the property being over -built. Neighbors made similar comments about the perceived impact of the house design. The Planning Commission recommended two additional conditions related to the dwelling's location on the property, lot coverage, and floor area ratio for the City Council to consider. Those recommended conditions are as follows: • As part of the proposed new home development, the Applicant shall not increase the existing nonconforming square footage equivalent that encroaches the shore impact zone of the Subject Property. • For Impervious Surface Coverage, Structure Coverage, and Floor Area Ratio, the Applicant shall not exceed a standard that is calculated by taking the existing nonconforming equivalent for the currently developed 1622 lot and adding to that the equivalent of the square footage that would meet the Zoning Code standards for the neighboring undeveloped lot. Plans submitted to the building department must not exceed that maximum allowable square footage based on the calculation. Given the feedback at the September 3, 2025, meeting, the Applicant incorporated the Planning Commission's recommended conditions into revised plans submitted for the Council meeting. The updated plans reduce the number of levels and garage spaces to two and substitute permeable pavers in place of decks and impervious concrete. The revised plans include an increased rear yard setback and reductions in structure coverage, impervious surface coverage, floor area ratio, and area built within the shore impact zone compared to the proposed plans reviewed by the Planning Page 7 of 18