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In the revised plans, the Applicant decreased the structure coverage compared to the first version proposed by 1,348 square feet by reducing the size of the dwelling and removing a proposed deck. As proposed, the new dwelling would result in an increase of 640 square feet in structure coverage on the subject property compared to the existing dwelling. A variance is required for the proposed structure coverage. Floor Area Ratio — Variance Requested In the R-1 District, the maximum allowed Floor Area Ratio (FAR) is 0.3. The existing FAR on the 1622 Lake Johanna Blvd parcel is .65. The Applicant is proposing a FAR of 0.44 or 3,720 square feet on the consolidated lot area of 8,372 square feet. This is an increase of 851 square feet in floor area on the subject property but would also be a reduction from the existing non -conformity on the 1622 Lake Johanna Blvd parcel. A variance is required because the FAR remains in excess of the allowed maximum for R-1 districts. Building Height — Meets Requirements The maximum building height allowed in the R-1 District is 35 feet, measured as the average height between the eaves and the highest ridge of gable, hip, or gambrel roof. The proposed dwelling is a two-story structure with a proposed maximum height of 23 feet and 10 1/2 inches, which complies with the maximum requirement. 2. Additional Shoreland Regulations —Section 1330 The Applicant's request is also subject to the Shoreland Regulations for riparian lots on general development waters. Water frontage and Width at building line — Meets Requirements Regulations require a minimum water frontage and width at building line of 75 feet. The proposed water frontage and width at the building line of the new dwelling is greater than 75 feet and meets this requirement. Building Area Elevation — Variance Requested Within shoreland districts, the lowest floor must be as high as the Regulatory Flood Protection Elevation (RFPE), which refers to an elevation 1 foot (minimum) above the 100-year flood. This standard applies both in and outside of the Regulatory Floodplain. The 100-year floodplain elevation for Lake Johanna is 881.1 feet as noted by the RC" review. Per the Shoreland District standard, the required RFPE for the Subject Property is 882.1 feet minimum. The Applicant's proposal includes a lowest floor elevation of 881.1 feet for a three-foot crawl space. The crawl space triggers the requirement for a variance for the lowest floor elevation shown in the plans. Shore Impact Zone — Variance Requested In the Shoreland District, properties are subject to requirements for the shore impact zone, which is the land located between ordinary high water level and a line parallel to it at a setback of 50 percent of the structure setback. For riparian properties on Lake Johanna, the shore impact zone is the 25 feet between OHWL and inland. The existing dwelling at 1622 Lake Johanna Blvd is partially located within the shore impact zone. Page 11 of 18