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Commission. The Applicant also submitted an updated narrative to address how the conditions are addressed within the plans. The proposed would not be permitted without variances for lot area, lot depth, building area elevation, structure coverage, front yard and rear yard setbacks, Shore impact zone, and floor area ratio. 4. Approvals The City Council is being asked to determine whether the requests for a lot consolidation and for the nine variances 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. Plan Evaluation Chapter 11, Subdivisions Review The requested lot consolidation, which is necessitated by Minnesota Statute as referenced in the Site Data section, is subject to the City Code 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 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 130 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 which are below the minimums required in the R-1 Zoning District and Shoreland District. Therefore, a variance is requested for lot depth and area. Building Area Elevation — Variance Requested For lots abutting upon a watercourse, drainage way, channel or stream, including wetland or marsh, all building areas should be located outside the natural feature and a minimum of two (2) feet above the 100-year flood elevation. A riparian lot on Lake Johanna, the Subject Property is subject to the regulatory floodplain for the waterbody. As part of the Rice Creek Watershed District (RCWD) review of the proposed plans, a RCWD representative provided the 100-year regulatory floodplain elevation for Lake Johanna, which is 881.1. Based on this data, a minimum elevation of 883.1 would be required. Page 8 of 18