Exhibit 5- Letter of Justification9-18-24
Letter of Justification: Proposed Residence at 16497 S. Kennedy Road
General: As is illustrated in the whole property LRDA plan (Sheet A3), there
are only tiny areas that are within the building envelope that are not
encumbered by easements, over 30% slope and/or heavily wooded.
The building site identified in the Tentative Map process is the most appropriate
location for the new residence, as it does not require cutting any significant
trees, requires the least amount of retaining wall, and is the least visible location
from any public way.
Retaining Walls:
The proposed retaining walls are all under 5’ tall, except only at the
required fire-apparatus turnaround. It is impossible to fit the required
turnaround onto this property without larger walls. Furthermore, terraced walls
are not possible, as the property or easement lines are within 2’ of the walls at
the both the uphill and downhill edges of the turnaround. It is important to note
that the location of the turnaround on this site will not be visible from any
public way, nor very visible from the private drive (Vivian Drive).
The proposed retaining walls conform to the HDS&G requirement to not
run in a straight line for more than 50’, except at the fire-apparatus turnaround,
which is required to be 75’ long. The walls will be painted a darker earth tone in
order to better blend with the landscape.
As explained above, the retaining walls cannot meet both the HDS&G
standards for combined cut and fill depths and the Fire Department
requirements for access and turnaround. Instead, the proposed design meets the
Fire Department requirements with the least length and height of wall that is
possible.
Note that the total length of walls could be reduced if the requirements
for four off-street parking spaces and three foot shoulders on the driveway were
relaxed.
Grading Depths:
The required maximum combined cut / fill grading depths are only
exceeded at the driveway and fire apparatus turnaround. Due to the slope and
constricted site width at the turnaround location, there is no way to meet the
HDS&G requirements while also meeting the Fire Department requirements.
EXHIBIT 5
Therefore, the Fire Department requirements are followed, using the smallest
cut / fill depths as possible.
Decks & balconies:
The proposed decks and balconies look out to the west and north. There
is only one adjacent residence to the west, and none to the north. The adjacent
residence to the west is over 150 feet away and 30’ lower than the proposed
house, and there are considerable mature oak trees between the two homes.
Furthermore, as shown in the Landscape Plans, considerable additional screen
planting is proposed along the common property line between these two houses.
The undersides of the decks and balconies are proposed to be enclosed to
the extent possible, and otherwise cantilevered without any support posts. The
cantilevered balconies will be protected with fire-resistive construction as
required by the new Wildland-Urban Interface Zone requirements.