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The proposed building area is shown to be located outside of Lake Johanna and the proposed survey shows the first -floor elevation is 884 feet and the garage floor elevation is 883.1 feet. These building elevations would meet the provisions of the code. As part of the updated design, the Applicant shared with staff that there is a new request to allow for a three-foot storage crawl space below the first floor of the dwelling, with a described elevation of 881.1 feet. The Applicant discussed a potential crawl space with RCWD staff who confirmed this could be permitted, as long as it is not considered living space. While the proposed first floor and garage floor elevations will meet requirements, a variance is required for the proposed building elevation for the crawl space. A RCWD permit remains a requirement for floodplain alteration as it relates to the new home construction. This has been added as a condition of approval. Chapter 13, Zoning Regulations Review 1. District Provisions (R-1, Single Family Residential Zoning District) — Section 1320.06 and Shoreland Regulations —Section 1330 Lot Size and Dimensions — Variance Requested The Subject Property after the proposed lot consolidation has a lot area of 8,372 square feet and a minimum depth of 49 feet. 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. The consolidation of the two lots is statutorily required because of their size limitations and the two lots could not be developed for new residential uses separately. The Applicant is seeking a variance for the proposed lot size and dimensions. Structure Setbacks — Variance Requested In the R-1 District, the minimum front and rear setback requirements are 40 feet and 30 feet, respectively. The minimum side yard setback in the R-1 District is 10 feet and 25 feet combined. Additionally, Section 1330 — Shoreland Regulations requires a minimum structure setback from ordinary high water level of 50 feet. The current principal structure encroaches 0.4 feet into the Right -of -Way as measured from Lake Johanna Blvd and has a 9-foot setback as measured from ordinary high water level. The proposed new dwelling and attached garage would be located entirely on the Subject Property, with a front yard setback of 1.9 feet. Rear yard setback would be 11.2 feet from the proposed principal structure, as measured from ordinary high water level. The proposed side yard setbacks as measured from the principal structure are 27 feet to the northeast property line and approximately 44.25 feet to the southwest property line, for a total of 71.25 feet. The side yard setbacks would comply with the requirements for the R-1 District. Table 1 below provides the minimum district requirements for the R-1 District and Shoreland Overlay District with a preliminary analysis of setbacks for the proposed development: Table 1. Setbacks R-1 District Shoreland Overlay Requirements District Existing Proposed Minimum Front 40 feet 40 feet -0.4 feet 1.9, Variance Yard Setback Requested Minimum Rear 30 feet 50 feet (from 9 feet (from 11.2 feet (from OHW); Yard Setback OHW) OHW Variance Requested Minimum Side 10 feet (min)/25 R-1 Requirements 14.9 and 15.4 27 and 44.25 feet Yard Setback feet (total) apply feet (30.3 total) (71.25 total) Page 9 of 18