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FILE#14-3664 May 15,2014 � Page 2 of 7 Background Applicants have requested approvals to conshuct a new residence to replace their existing residence on this very substandard lot. The existing residence and attached garage e�ibit a number of nonconformities: excess hardcover, substandard side and lake setbacks and garage encroachment of HCRRA right-of-way. The proposed residence will be similar in footprint to the existing but is being resized and relocated to meet the required 10' side setbacks, and be located entirely within the property boundaries. In order to accomplish this,the applicants request that the house be placed 57' from the OHWL. Crystal Bay Road is unique in that the street was never platted but exists by prescription between the homes and the lake. The rear of the lots abut the HCRRA railroad right-of-way. In many cases along the road, lots are not very deep and therefore a number of properties have been granted variances to the lake setback over the years. The applicants' property and the homes to its east gain vehicular access via a shared driveway that exists within the HCRRA right-of-way under a 2007 easement agreement between HCRRA and the City. Prior to HCRRA ownership, Burlington Northern (BN) allowed the existing garage on this property to be constructed with an encroachment of the BN land. The City also granted a variance for that location in 1973. Since HCRRA gained ownership, they have been fairly strict in not allowing new encroachments, and have indicated in the attached email dated April 9 (Exhibit .n that they aze amenable to the 1.7' proposed rear setback for the new home because it eliminates the existing encroachment. In addition to the house replacement, applicants propose to remove an existing underground garage that opens to Crystal Bay Road about 10' back from the traveled road. They propose to keep the driveway and a portion of the garage floor to create an open parking stall approximately 20' deep, which requires the construction of a new back retaining wall that will be approximately 8 feet in height. A guard rail or fence above this parking area is likely to be required. This parking area constitutes 0-75' hardcover; however, a significant amount of fill would be needed to eliminate this parking area, as the grade on either side is quite steep and additional retaining walls would likely be needed to stabilize the 80% slope that would result. ------------------------------------------------------------------------------------ LOT ANALYSIS WORSHEET Lot Area/Width: LR-1C Lot Area Lot Width Re uired 21,780 s.f. 0.50 acres) 100' Actual 5,237 s.f. 0.12 acres 52'/59' Existin ro osed Setbacks: LR-1C Re uired Ezistin Pro osed Lake 75' House: 67' House: 57' East Side 10' House: 5.2' House: 10.6' West Side 10' House: 9.9' House: 10.0' Rear 30' House: -7.9' House: 1.7' Average Lakeshore The existing and proposed homes are behind the average lakeshore setback line-no encroachment.