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ANALYSIS <br />Lot Area and Yards <br />Lot Area Lot Width Lakeside Yard Side Yard Street Yard <br />LR-IB <br />requirements <br />1 acre 140’ <br />subject <br />property <br />.24 acre 51'atOHWL <br />50' at 75' setback <br />111’with <br />porch <br />121.5’ without <br />deck <br />9.55’15.15’ <br />The zoning lot does not meet lot area or width requirements. Recently in this area there have been <br />lot line disputes regarding lot width. The existing residence does not meet side or street setbacks. <br />The screened area that was added is not located in either of these setbacks. The enclosed area is <br />located in the lakeside yard and encroaches in the average lakeshore setback. <br />Average Lakeshore Setback <br />No principal or accessory structure shall be located closer to the lakeshore than the average distance <br />from the shoreline of existing residence buildings on adjacent lots, except that this does not apply <br />to stairways, lifts, landings or lock boxes. Decks that are less than 30" above grade and do not have <br />guardrails are considt.red a non-encroachment. Converting the deck which was considered a non ­ <br />encroachment in the average lakeshore setback to an enclosed area requires a variance. The screened <br />area encroaches approximately 7' in front of the average lakeshore setback. <br />Structural Coverage <br />Total Lot Size Total Structural Coverage Percentage <br />10,350 s.f.1,698 s.f.-with porch <br />1,490 s.f.-without porch <br />16.4% <br />14.4% <br />A structural coverage variance is required. The deck that had not been enclosed did not contribute <br />to structural coverage because it did not have railings or walls that extended more than 6’ above <br />ground level (Section 10.03, Subdivision 14(C2)). The enclosed deck becomes structure and <br />exceeds the 15% lot coverage requirement on lots that are less than 2 acres in area. The total <br />ma.\imum allowed lot coverage for the subject property is 1,552.5 s.f. or 15%. <br />m23n Khosrow Datvari <br />1032 Loma Linda Avenue <br />Variance <br />217/93 <br />Page!