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.
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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.
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