16235 Short Rd - Staff Report Exh. 136 April2017
Dear Planning Commissioners:
In addition to the information provided to you rega rding the propose d demolition of an existing home and new
co n st ruction at 16235 Short Road, I wanted to r e-s tate thoughts I had given to Sally, Joel, and Levi when we walked
the story poles together late la st week .
While the proposed home is large (as is the lot at 39,2 04 SF), it is not the largest home in the neighborhood. As
designed, it is und er th e maximum allowable FAR of 6400SF and totals 6389SF . The largest hom e in the
neighborhood is 6532S F. The neighborhood is mi xe d in terms of architectural character, and most newer homes
are of significant size as well as two sto ry . Th e building sits well within all setbacks, and protects the privacy of
both sid e and rear neighbors in overall site planning.
Care has been taken to design a home that is compatible the neighborhood. The proposed home si t s further bac k
on the lot than its adjacent neighbors, providing further protection from the street. The bulk and mas s is
addressed with significant movement of the floor plates, as well as layering elements such as d ee p porch es,
alternating roof lines and gables, dormers, window seats, and layers of dense architectural trim details. Larry
Cannon also stated, "overall, the design is very well done with a carefully balanced mix of materials and an
abundance of detail that is authentic to the architectural style" and while "the proposed house is large, it is sim il ar
in size and sc ale to other nearby homes, including the one it's immediate right". Cannon also noted that we took
care to st ep the home's height, addressing the neig hbor to the left as well (where the porte-coch ere element is).
It is our interpretation that the cellar, as shown on the plans, does not count in the FAR . Per the cellar policy, our
proposa l meets the definition of area under a building footprint, and does not daylight 4' above gr ade. Pl ease see
the eleva t ions sh eets (A 3.1-3). The building footprint, as design ed, and calculat ed for in overall site cove ra ge,
co ntain s porche s an d lan ai spaces that are fully roofed and integral with the overall stru cture and d es ign of the
home . There is no language in the cellar policy, nor in th e d efi nition of building footprint, that indicat e th at
"building footprint" is defined by habitable space.
Additionally, the owners have socialized the plan s with the neighbors, and ex pect multiple letter s of support to be
given to you , as well as so me folks attending the meeting W ednes d ay. Th e owner walked the plans and elevations,
as well as 3D model images to the nei ghbors person ally, both before and after the story poles were installed . The
home ha s been very w ell received .
The owner ha s also h ired a Landsca pe architect, who ha s provided a rendering of the preliminary plan, attached
here. This plan shows that the street fa~ade is being addressed to further create a visual barrier with new
flowering tree s, as well as low gates and a wall that undulates alon g the street, allowing greater pede stri an
pathways, and frie ndly rece ption at both sid es of the circular drive. As many exis ting trees that can be protected,
are r emai ning, and the landscap e pl an includes additional priva cy hedges to adjacent neighbors as well. A future
pool an d shade structure are also noted .
The creek setba ck has bee n addresse d by the civil engineer, NNR, and all grading and drainage is per Public Works
required codes and ordinances.
SITE PLAN
1"=10'.{)"
5'·0" MINIMUM SETBACK
FOR ACCESSORY
STRUCTURES
POOL DECK
~----f4S
PLAY AREA
LIGHT
WELL
RES IDENCE
(SEE ARCHITECT'S PLAN)
DRY STACK STONE WALL
APPROXIMATE DRIP LINE OF (E) TREES
20 30
TRADITIONAL WOOD
PICKET FENCE
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REVISIONS
DATE 04 03 17
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