ADR asks redesign work for 47 Sylvan Lane: massing, sports court and floodway elevation are central concerns

The Ross ADR on May 20, 2025 reviewed a proposal at 47 Sylvan Lane to demolish an existing one-story home and construct a new two-story residence with a one-car garage, sports court, spa and other outdoor amenities. Staff asked the ADR to comment and provide a recommendation to Town Council.

Jason Yi, the project architect, described the irregular, narrow lot (about 21,584 square feet but nonconforming in width) and noted the property lies in a designated floodway. He said the new house would be elevated to meet FEMA regulations; the design locates living spaces above the base flood elevation and places outdoor amenities (deck, spa, sports court and turf area) at the rear. The architect said the buildable area is constrained by the creek, setbacks and an effective base flood elevation that raises the finished-floor requirements.

Why it matters: The project requires variances to place a sports court, deck and spa within side-yard setbacks and must comply with FEMA elevation requirements because it is in a floodway. ADR review focuses on neighborhood character as well as public-safety and drainage implications tied to elevation and stormwater design.

Comments from neighbors and ADR members A nearby resident raised concerns about sightlines from the proposed windows into her kitchen and requested screening; the applicant agreed to consider frosted glass and additional landscaping for privacy. The design team said the homeowners also own the adjacent property, which influences layout choices.

ADR members praised landscape improvements and stormwater measures but requested revisions to the front façade and massing. Several reviewers said the front elevation reads as a large, relatively unbroken 30-foot facade; members recommended stepping back the second-story massing, introducing more architectural relief and reconsidering the horseshoe driveway so vegetation can screen the house. Members also questioned the sports court’s proximity to the northern property line and the proposed 6-foot rebound wall and asked the applicant to explore relocating the spa equipment and AC units away from side-yard edges.

Technical and site details - Proposed new house: 2,371 square feet; garage: 663 square feet (architect’s presentation). - Lot size: stated as 21,584 square feet but irregular in shape and narrower than neighboring parcels. - Sports court: shown within the side-yard setback with a proposed 6-foot rebound wall; applicant said portions of the court are roughly 3 feet from a property line in places and planting strips are proposed for screening. - Stormwater: four bioretention areas were proposed (two under the deck and two in planting strips) to offset added impervious surface; permeable pavers and crushed gravel walks were also proposed.

Outcome and next steps ADR members did not grant a final recommendation. The committee asked the applicant to revise the design to reduce the visual massing at the street, reconsider the sports court location and setbacks, clarify spa-equipment location (the team suggested it could go beneath the raised deck) and return to ADR with updated plans. Staff will include the ADR’s comments and neighbors’ screening requests in the council packet.