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Attachment 1bARCHITECTURE PLANNING URBAN DESIGN CDG CANNON DESIGN GROU April 27, 2010 Ms. Suzanne Davis Community Development Department Town of Los Gatos 110 E. Main Street P.O. Box 949 Los Gatos, CA 95031 RE: 135 Riviera Drive Dear Suzanne: I reviewed the drawings and visited the site. My comments and recommendations are as follows: Neighborhood Context The site is large, occupied by an existing apartment complex, and bordered by other apartment complexes (two sides), single family homes (one side), and Highway 17. It is accessed by two short streets leading from Towne Terrace. Buffer- ing of the e`isting apartments is minimal on the south side of the site, but more substantial on other edges. The central common area of the complex, on which about one -half of the units face, is a very well landscaped and attractive focal point of the apartment complex. ALL air photo of the site and other photos of the complex and its surroundings are shown below and on the next page. TEL 415.331.3795 FM: 415.331.3n7 DMU algplaWpadlell. t 180 HARBOR DRNE SUITE 219 SAUS\LITO. U 94965 .EXHIBIT 8 135 Riviera Drive Deign Review Comments April 27, 2010 Page 2 CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO . CA 94965 Existing carports at southeast corner of the site General location for new buildings Existing apartments along north edge of the site Highway 17 edge of site Adjacent apartment complex to the south Attractively landscaped common open space 135 Riviera Drive Design Review Commence April 27.2010 Page 3 Issues and Recommendations SITE PIAN 1. The general placement of four new buildings on the site seems to work reasonably well. Only Building #1 which is located at the southwestern edge of the common open space appears to have any potential for negative impacts. The removal of some mature landscaping and the simulated stream that runs through the open space will be removed. However, it appears that the remainin landscaping and perhaps new landscaping will still make the common area pleas- ant and will buffer views between the existing and new structures. However, it is difficult to tell from the Preliminary Landscape Plan which existing plant materials will remain and what new landscaping is proposed. Recommendation. Request the applicant to submit a more detailed site plan delineating existing and new landscaping. 2. There are two areas where the ends of new buildings will impact the views and outdoor private space of adjacent units. One is the interface between new Buildings #2 & #3. The more significant impact would be between Building #1 and six adjacent existing apartment units. The separation is only about 35 -feet, and the spaces impacted are the prime living areas of those units. A photo of the impacted units is shown below. In addition, the side elevation of Building #1 (below) shows some upper floor windows which could create some privacy issues. I « Tight relationship Living Rooms and outdoor Closeness of new building will have private open space impacted significant negative impact on these 6 existing units Note: end elevation shows second floor windows on this end elevation. Building #1 end elevation Recommendation: Study shifting Building # 1 to the east. I note that the new parking ratio is greater than for the exist- ing complex. If some puking spaces could be removed, the elimination of those immediately to the east of Building #3 might allow some flexibility on the site plan. Also, consideration should be given to some taller landscaping in these locations and to some additional design and detail attention to the side elevations. CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO . CA 94965 Existing apartments adjacent to west end of Build- ing #1 135 Riviera Drive Design Review Commenm April2 Page 4 3. The view at the westerly entry to the complex from Rushmore Lane is not a very attractive one (see photos below). Extension of sidewalk to drive aisle would be desirable to avoid having ��� � to squeeze by parked car This entry view is a bit harsh Consider some landscape improvements (e.g., trellises or landscaped lattices along wall) Recommendation: Consider some additional landscape improvements to soften the tall retaining wall. possibilities include trellis elements and /or landscaped lattices which could have vine landscaping planted in very small pockets at the base of the wall. A couple of examples are shown below. CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO . CA 94965 1 135 Riviera Drive Design Review Comments April 27, 2010 Page 5 4. Access from one of the parking lots to the sidewalk at the western end of the south carports appears to require walking through a parking space (see diagram above on page 4). Recommendation: Extend the sidewalk to meet the drive aisle. BUIIAINGS 1. The forms and style of the proposed buildings are modem. This seems appropriate given the existing apartment buildings on the site, and the lack of architectural distinctiveness of other apartment complexes in the immediate vicin- ity. 2. Access to the upper units is by stains that is a bit in excess of 10 -feet and have a single run. This is not a very p1m, ant residential entry. Generally, stains to front door entries are best if they do not exceed the eye level of the pedestrian standing on the sidewalk in front of the stair (.e., the person about to climb the stair can see the destination level. Ex- amples of this are shown in the two photos below. There are different joint details Wood trellises seem out of character and colors for this material with the architectural style (applicant should provide photos and/or samples) (metal might be a better choice) Uncomfortably tall Ground floor unit entries Condition here is unclear single run stair are not very inviting Could be deep and potentially (10 ft, plus) y nvg dark second floor entries - Provide clearer plan & section Recommendation: This is a difficult problem to resolve, but I believe it is an important issue to address. Additional studies should be conducted to see if this condition can be mitigated. Some common approaches include lowering the ground floor units partially below grade level, or designing a split flight stair so that one reaches a landing that is not higher than the examples shown above, and then turns ninety degrees to ascend another modest run of stairs. CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219 . SAUSALITO . CA 94965 135 Riviera Drive Design Review Comments Ap ra 27, 2010 Page 6 3. The ground floor unit entries are wedged between a stair and a storage units, and are not very inviting. They also appear to have little usable outdoor private space after access paths to the entry door and the swing space for the storage unit are deducted (See Preliminary Landscape Plan diagram below right). This may be partially compensated for the easy access to ground level common open space, but limits usability and should be acknowledged. � --- J ` Entry area Ground floor entry Storage not very not very inviting usable because of triangular shape Recommendation: Study these entries more to enhance their sense of arrival qualities and usability. 4. The storage cabinets between units do not appear to be very functional because of their triangular shape at one end (See diagram above). Recommendation: Reconsider the design of these units. 5. The drawings are a bit unclear concerning the condition at the second floor entries to the upper units. The way that the stairs are shown of the floor plans makes it hard to evaluate. These entries could be deep and potentially dark. Recommendation: Provide dearer plan and section drawings. 6. Given the modern approach to the forms, style and other materials, the use of wood trellises seems out of charac- ter. Recommendation: Consider the use of a well detailed metal trellis. G CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO . CA 94965 Ground floor unit entry Condition here is unclear Could be deep and potentially dark second floor entries - Provide clearer plan & section 135 Riviera Drive Design Review Commence April 27, 2010 Page 7 7. The Hardipanel Artisan Matrix Panel System indicated above the upper unit entries can be an attractive material. However, there are at least two approaches to its use and detailing, as shown in the product literature photo below. One calls a great deal of attention to itself by virtue of the silver -toned joint strips (below left) while the other is rather quiet in appearance. (below right). Suzanne, please let me know if you have any questions, or if there ue specific issues of concern that I did not address. Sincerely, CANNON DESIGN GROUP Larry Cannon AICP 1 President CANNON DESIGN GROUP 180 HARBOR DRIVE. SUITE 219. SAUSALITO . CA 94965 Recommendation: Provide more information concerning the intended colors and detailing of this material. This Page Intentionally Left Blank