Attachment 3 - Letter of JustificationOctober 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 1 of 5
Letter of Justification
09/30/2024
To Los Gatos Building Department,
We had proposed a 750 SqFt extension at the rear of the single-family residence located at 311 Johnson
Ave, Los Gatos. During the September 12th HPC meeting, the committee had the following
recommendations:
• Keeping the windows of the new addition consistent with those of the existing house in
size, shape, and design.
• Providing greater articulation of the proposed addition's blank walls on the right and left
elevations.
We have since updated the drawings to keep the windows consistent with those of the existing house in
size, shape, and design, and we have provided clear articulation of the previous blank left and right walls.
The new proposal clearly articulates a Belly Band that separates the floors, and the windows on the left the
right (previously blank) walls match the existing houses window in shape, size, and design.
We had earlier requested a 239 Sqft addition during the July 24th HPC committee meeting but couple of
key events since have compelled the owners to take a more long-term view of the extension.
1. They recently received a letter from their insurance provider that their homeowner policy would be
cancelled due to the proximity of the tree (fire hazard) and that they would have to replace the entire roof
(The house was re-roofed with new plywood and composite in 2000).
ATTACHMENT 3
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 2 of 5
2. The house resides close to an earthquake fault zone and would require a soil report and further
foundation reinforcement. Any foundation they lay now will have to accommodate any future expansions
as well. This expansion would give an opportunity to bring this house up to modern building codes which
are safer for the neighborhood.
The homeowners have two young kids who would outgrow the 2-bedroom house in couple of
years and it would be much more economically feasible (based on quotes) to build once instead of
having to demolish and expand later initially wanted to make the rear portion of the house livable
and move in as soon as possible, but these delays and new requirements have them considering a
more comprehensive expansion.
The existing house was built circa 1900 with earliest site map in Sanborn maps from 1928. It is a folk
Victorian cottage with 964 Sq Ft of living space. The rear of house includes a kitchen that was moved there
in 1954 (See plumbing permit attached).
The kitchen (The highlighted area above) was moved to the old sunroom of the house in 1954 for which
plumbing, and gas extension permit was pulled in 1954. This kitchen as evidenced in pictures attached is
not up to code. The proposed plan is to remodel this portion and extend by 6 Ft towards the rear of the
house and go one level up to accommodate a master bedroom. No changes will be made to the main
house. The extension shall now look very similar to the neighboring houses on the street all of which have
a second floor.
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 3 of 5
The extension shall also comply with all setbacks and building height requirements as applied to this
property. The property also has an approved secondary dwelling unit in the backyard. The proposed
extension‘s exterior wall is more than 5FT from this secondary dwelling unit. The existing soils will be
properly prepared and compacted, and all earthworks shall be under the direction and recommendations
of a licensed Civil Engineer. The site contains one trees of size from ~30” in diameter. It is located 5 feet
from the rear of the house and poses a significant structural and fire risk. We have requested for a permit
to remove this tree and will comply with necessary replacement tree decision per Los Gatos Arborist.
The parcel is zoned R-1:8, and the proposed extension will comply with the Town of Los Gatos Zoning
Ordinance and follows the Town of Los Gatos Residential Design Guidelines.
The extension has been designed with simple wall massing, home also incorporates simple roof lines using
composition shingle roofing. The exterior of the home is designed with wood sidings and wood framed
windows same as the existing structure. The extension is compatible with the neighboring surroundings
and have been designed create the least amount of impact to the neighboring properties, and the
community.
FAR – Our site Gross is 5,120 SqFt and max out the FAR for this house at 1,776 SqFt excluding ADU and
Garage pre zoning regulations. This extension would make the main house 1,718 SqFt
The current owner has long term plans to raise his kids and be a part of this community. The house in its
current state is not up to code and this extension and remodel would make this house match better with
all the well-maintained houses on the Johnson Ave while maintaining its charming Victorian cottage
character.
2nd Floor
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 4 of 5
Photos of the House:
Rear:
Front:
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 5 of 5
Right Side:
Left Side:
This Page
Intentionally
Left Blank