Vista Project's Size Concerns Design Review

After two hearings, the Design Review Board is grappling with the sheer size of Christian Health Care Center's proposed 258-unit independent living complex for seniors.

Architects contracted by the health-care center have been asked to come before the volunteer body at least once more, armed with more detailed computer renderings of a 720-foot-long wing that largely dominated discussion at the board's Monday night meeting.

Chairman Larry Skott said more information was needed before the board could recommend the project to the zoning Board of Adjustment.

"At least let us try to get more comfortable with what it looks like," Skott said.

Discussion of the wing, which would be one residential component of the planned $100 million Vista project, prompted the board to ask for a three-dimensional model at its first hearing, in an attempt to better understand the impact of its size. Architect Glenn Tipton presented that model, which cost several thousand dollars to produce, alongside a variety of computer renderings of the proposed elevation at the Monday meeting.

The model, produced to scale, provided an overhead view of what the Vista would look like, after approximately 20 acres of largely woodlands are cleared on Christian Health Care Center's campus. However, 'one of the issues in preparing a mass model... (it) does not have the detail you see in the elevations," Tipton said.

To offer better perspective, the computer renderings were drawn to show the elevation in greater detail, although the images were not prepared with the aesthetic elements of the proposed one- and two-bedroom apartments within three-story buildings. Additionally, the renderings showed images of the elevation in question on either of its ends, without an overall view of what it would look like in relation to the entire project.

Some members of the board struggled with that fact. While the "mass model is very helpful," Mayor Rudy Boonstra said, he and Skott felt that the renderings did not provide enough detail of the impact of the wing.

"It's a big building, a big project. Maybe that's the issue," Skott said.

Although attorney Jerry Vogel ultimately agreed to work with the board on its concerns, he initially bristled at the reservations expressed, saying the size of the building simply wasn't within Design Review's purview.

Additionally, Vogel said the question of size wasn't entirely relevant.

"You virtually cannot see this building from anywhere in Wyckoff, even in winter," he said. "It's not going to have any impact... the only thing that will come out of it is a benefit," he said, with greater housing options for seniors and a planned traffic light to improve traffic at the corner of Sicomac and Cedar Hill.

Design Review acts in a purely advisory capacity, vetting architectural and aesthetic elements of proposals, without authority on site plans. However, members argued that while they can't necessarily redraw the center's plans, the board can and must comment on the aesthetic impact of a building's proposed size.

"The real issue is we're considering placing the largest building in the town of Wyckoff, and I'm struggling with the size," said member Daniel Hartigan.

"We do care about what it looks like, even if its not on Main Street," Skott said. "An elevation that is 700-feet-long does have to do with design."

However, board members were impressed with the facility's planned design, which Tipton characterized as "rustic" and "natural." The buildings are sketched to have a residential feel, incorporating cultured stone, wood, shingle siding, sloped roofs and some dormers, with underground parking for residents.

"It has a village-like feel, we believe," Tipton said. "We think it is a great combination of materials.. we think it will be a tremendous asset to Wyckoff."

Chairman Skott said he had "no problem with what it looks like." 

He also praised them for making efforts to "break up" the massing of the Vista, which would be anchored in its center by a variety of in-house services, such as restaurants, a wellness center, banking, performing arts center and more.

"We're just not convinced yet it won't look like a very large building," Skott said.

In addition to the requested computer renderings of the 720-foot wing, members asked center representatives to come back with renderings of proposed courtyards that will sit between the residential wings. They also wouldn't mind any other visual details that could be offered.

"Don't be shy about doing more than we're asking," Skott said.

Town Hall will be notified when the sketches are produced, allowing secretary Susan Schilstra to schedule another meeting of Design Review, which convenes on an as-needed basis.

Additionally, before the center can proceed to a review of its entire plans, the Shade Tree Commission will vet its landscaping plan. Like Design Review, Shade Tree acts in an advisory capacity to assist the land use boards. Shade Tree has not yet begun its review of the application.