Item 2 - Exhibit 04 - Project Description and Letter of Justification1
EXHIBIT 4
2
Context
- Written Description of Proposed Project Pg. 3-5
- Layouts & Setbacks Pg. 6-11
- Architectural Style Pg. 12-3
- Proposed Design Pg. 14-19
- How We Read Our Neighborhood Pg. 20-23
- Letter of Justification Pg. 24-33
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WRITTEN DESCRIPTION OF
PROPOSED PROJECT
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WRITTEN DESCRIPTION OF PROPOSED PROJECT
- New Construction of Two-Story Single-Family home with a “Modernized
Victorian” architectural style.
- The exciting house will be fully deconstructed.
- Lot Description:
The 15 Loma Alta lot is a 100’ x 50’ corner lot with Loma Alta St. as
main street and Panighetti St. as side street.
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Project Data:
Address: 15 Loma Alta
APN: 532-29-073
Lot Size: 0.126 Acres (5500 ft2)
Net Lot Size: 0.126 Acres (5500 ft2)
Zoning District: R 1:8
Occupancy: Currently Unoccupied
Construction Type: Residential
Setbacks Allowed Existing Proposed
Front: 25’ 19’-6” 25’
Side: 8’ 8’ 8’
Panighetti St: 15’ 8’ 8’
Rear: 8’ 1’ 3’
FAR Allowed Existing Proposed
House: 1,903 ft2 1,462 ft2 First Floor:1,269 ft2
Second Floor:601 ft2
Garage: 542.3 ft2 468 ft2 483 ft2
Total: 2,995.3 ft2 1,930 ft2 2,386 ft2
Basement: Within the Boundary of First Floor
1,274 ft2 708 ft2
Total Proposed Living Area Including Basement: 2,578 ft2
Total Proposed Floor Area Including Basement: 3,061 ft2
Total Proposed Living Area Excluding Basement: 1,870 ft2
Total Proposed Floor Area Excluding Basement: 2,353 ft2
Total Allowable Floor Area Excluding Basement: 1,903 ft2
Total Requested Extra Floor Area: 0.00 ft2
Proposed Floor Area:
First Floor:
Living Area: 1,269 ft2
Garage: 483 ft2
Total: 1,752 ft2
Second Floor:
Living Area: 601 ft2
Total First & Second Floor: 1,870 ft2
Basement: 708 ft2
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LAYOUT & SETBACKS
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LAYOUT & SETBACKS
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1- Attention to the nature of the lot as being a corner lot and providing
architectural detail at the corner.
2- Understanding the location of oak tree and emphasizing it in the
design and using it beauty as an added value to the property.
3- Giving more setback at the corner to serve two purposes:
a- Having a better perspective of the house
b- Eliminating a mass volume at the corner.
4- Providing as much as possible backyard space and locating it next to
neighbor’s backyard. This layout helps both to receive maximum light
and air.
5- Using Panighetti St, side street, for garage access and locating the
garage as far away from Loma Alta, main street, and the important
corner spot.
6- Having proper height next to neighbors and prevent blocking their
indirect light. Please note that there is no direct light blocking. See also
diagram #7
7- Building mass has designed according to daylights from Dec.21st to
Jun.21st. It won’t create any shadow over neighbor’s house from 9 am
to 3 pm during summer and winter on any month.
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ARCHITECTURAL STYLE
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ARCHITECTURAL STYLE
Reference:
- A field Guide to American Houses (Recommended by Town of Los
Gatos)
- Elements of Victorian Houses.
1- Steep pitched gabled roof
2- Dormer’s “shed or gabled”
3- Shallow porch, usually one-story height and extended over
entrance or main and side wall both.
4- Double vertical windows
5- Diagonal porch-support braces
6- Top bracketed windows
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Proposed Design
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Human perspective from corner of Loma Alta St. and Panighetti Pl.
Bird eye view from corner of Loma Alta St. and Panighetti Pl.
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How We Read Our
Neighborhood
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LETTER OF JUSTIFICATION
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LETTER OF JUSTIFICATION
1- Justifying Two-story Design: There are number of immediate neighbors
with two-story houses which justifies our two-story design.
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2- Justifying Set Back: Panighetti Pl. provides access to garages of houses
that their main entrances are either on Los Gatos Blvd. or Whitney Ave.
Which makes it an access road not a street. Please refer to code 29.10.155
based on this code we are allowed to include the width of Panighetti Pl. for
garage access turn calculation. It also allows us to have an 8’ setback
along Panigheti Pl. on livable areas.
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Lot Examples in Panighettis Pl. with Little or no Set Backs
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Lot Examples with Same Situation as 15 Loma Alta & Panighettis Pl. with Little
or no Set Backs
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3- Justifying Metal Roof: Our immediate neighbor across Loma Alta St. has
metal roof.
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4- Justifying Modernization of Traditional Houses:
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Example of Houses with completely Modern Architectural Style
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