Attachment 4 - Letter of JustificationJA/FLEET
MCMANIS215 MASSOL AVENUE
PAGE 1 OF 2
PROJECT JUSTIFICATION
D E S C R I P T I O N
THE HOME POSSESSES A LARGE WELCOMING PORCH SPACE FROM STREET TO HOUSE – THIS DESIRABLE ELEMENT WILL REMAIN UNCHANGED. THE EXISTING NATIVE LOS GATOS STONE FRONT YARD LANDSCAPE WALLS WILL REMAIN UNCHANGED; COMPLEMENTING STONE WILL BE ADDED TO THE BASE OF THE HOUSE.
THE EXISTING HOME IS NON-HISTORIC and IS SITUATED BETWEEN A BEAUTIFUL MATURE OAK AT THE REAR OF THE HOME and A GROVE OF BEAUTIFUL MATURE OAKS AT THE FRONT OF THE HOME. THE
ADDITION HAS BEEN PLACED and DESIGNED WITH NO GRADING REQUIRED TO FIT SEAMLESSLY BETWEEN THE TREES; TREES THAT THE HOMEOWNERS APPRECIATE and HAVE PROFESSIONALLY MAINTAINED. THE HOME EXISTS AS A TWO BEDROOM and HAS BEEN DESIGNED TO REMAIN A TWO BEDROOM.
A NON-CONFORMING PORTION OF THE EXISTING STRUCTURE ENCROACHES INTO THE REQUIRED SIDE-YARD SETBACK BY 3’-0” ALONG THE NORTHERLY PROPERTY LINE. THIS PROJECT WILL ELIMINATE THAT ENCROACHMENT, BRINGING THAT PORTION OF THE HOME INTO COMFORMANCE WITH THE REQUIRED SIDE-YARD SETBACK.
THE REMODEL and ADDITION HAVE BEEN DESIGNED TO NOT INCREASE THE HOMES FOOTPRINT (OTHER THAN A SMALL INCREASE AT THE KITCHEN) SO AS NOT TO IMPACT THE SITES OAK TREES. THE TOWN’S ARBORIST HAS FOUND THIS DESIGN WILL NOT POSE DETRIMENTAL IMPACTS TO THE TREES. THE HOME HAS BEEN DESIGNED WITH THOROUGH CONSIDERATION OF THE TOWN’S DESIGN GUIDELINES. THE ADDITION IS CONSISTANT WITH THE HOMES EXISTING DESIGN STYLE, NEIGHBORHOOD SCALE and ITS FLOOR AREA IS BELOW THAT WHICH IS ALLOWED FOR THE SITE.
THE ALLOWABLE FLOOR AREA FOR THE SITE …………………………….1835 SF
THE HOMES PROPOSED FLOOR AREA ……………………………………….......................1714 SF
UNDER THE ALLOWABLE FLOOR AREA BY ………………………………….............-121 SF
P R O J E C T
DESIGN SUMMARY
ATTACHMENT 4
JA/FLEET
MCMANIS215 MASSOL AVENUE
PAGE 2 OF 2
PROJECT JUSTIFICATION
SUPPLEMENTAL PLANNING COMMENTS
1. REFERENCE THE NEIGHBORHOOD CONTEXT SHEET A-1.1. THEHOME IS NOT THE TALLEST IN ITS IMMEDIATE NEIGHBORHOOD-200, 218, 223 and 228 MASSOL ARE ALL TALLER.2.REFERENCE NEIGHBORHOOD CONTEXT SHEET A-1.1. THERE AREEIGHT HOUSES IN THE IMMEDIATE NEIGHBORHOOD WITHGREATER FLOOR AREAS.3. THERE ARE FOUR HOMES WITH GREATER F.A.R.'s.4. THE HOME'S FINISH MATERIALS WILL NOT DEVIATE FROM HOWIT CURRENTLY EXISTS - THEREFORE, IT DOES and WILLCONTINUE TO BLEND AMICABLY WITHIN ITS NEIGHBORHOOD.STONE VENEER WILL BE INCORPORATED INTO THE BASE OFHOUSE PER THE ELEVATIONS. THE NEW STONE WILL MATCHTHE EXISTING LOS GATOS STONE AS CLOSELY AS PRACTICALand COMPLEMENT THE EXISTING SITE STONE WORK.
SUMMARY
HPC:
THE PROJECT WAS REVIEWED BY THE HPC AND ALL OF HPC'S RECOMMENDATIONS FOR WINDOW/DOOR/CHIMNEY DESIGN HAVE BEEN INCORPORATED INTO THE HOME'S DESIGN.
THE PROJECT IS:
• BELOW ITS ALLOWABLE FLOOR AREA• BELOW THE FLOOR AREAS OF EIGHT OF ITS NEIGHBORS•BELOW THE FAR OF FOUR OF ITS NEIGHBORS• BELOW THE HEIGHTS OF NEIGHBORING HOMES• THOUGHTFULLY DESIGNED TO SITUATE HARMONIOUSLY INTO ITS UNIQUE SITE CONSTRAINTS OF BEAUTIFUL TREES, NATURAL GENTLE SITE SLOPE and THE EXISTING LANDSCAPE WALLS OF NATURAL LOS GATOS STONE• NO GRADING IS PROPOSED, NATURAL GRADE TO BE UNCHANGED• THE NORTHERLY PORTION OF THE BUILDING WILL BE BROUGHT INTO COMPLIANCE WITH THE REQUIRED SIDE-YARD SETBACK
THIS IS A WELL DESIGNED HOME REMODEL IN TERMS OF DETAIL, RESPECT FOR ITS BUILIDNG SITE, NEIGHBORHOOD COMPATIBILITY and THE INCORPORATION OF TOWN DESIGN GUIDELINES.