SR 05:005 - Laserfiche WebLink

Honorable Mayor Hosterman and Members of the Council December 8, 2004 Page 2 economically more fragile than Main Street development because of limited walk-by customers, the lack of adjacent retail businesses, and less public visibility. To attract the critical mass of investment, workers, shoppers, and residents necessary for the entire downtown to reach its potential as the heart of Pleasanton, we need to encourage solid build'mg proposals, like this one, when they come forward. The Planning Commission was legitimately concemed because portions of the building being modified by the Ervin proposal are 104 years old. The Ervin building is on a City list of buildings more than 50 years old but has never been given any special historical designation, and for good reason. According to Charles Huff, an architectural historian 'with Pleasanton expertise, the existing Ervin building has limited historical value. The original building has been subject to both exterior and interior modifications. Even in its original condition, the architecture was not considered special for its time. In fact, the front fagade was in poor condition and lacked authentic design details until Mr. Ervin renovated the premises several years ago. Moreover, Mr. Ervin is proposing to carry the original fagade style and historical detailing forward with the proposed addition. The historical feel of the building and the downtown will be maintained and enhanced by the proposed retail addition. The Ervin building is a microcosm of the downtown. It is a location that could function effectively as retail, office, or residential. The proposed building addition design could function compatibly in all three uses. At Planning Commission, several Planning Commissioners asked about making the design more retail friendly, possibly by imposing plate glass in place of the proposed window panels with mullions and muntins. Requiring big picture windows against the wishes of the property owner goes beyond the Specific Plan policy that provides "Ensure that new buildings in the Downtown are designed to accommodate fkst-floor retail uses even if they are not initially used for retail businesses." (XI. 7. B. at p. 92) With 98 square feet of window space (two 7' x 7') mullion windows, the Ervin proposal exceeds that standard, exceeds what has been required from other side street development, and is actually going to be used for retail. The owner's proposed mullion window design matches the quasi-historical architecture of the existing building face more closely than the picture window design. Moreover, although the City and owner hope that Railroad Avenue will evolve toward retail, this is only a beachhead. The current viability of this location is based upon rdche retail and destination specific customers. In the course of the evolution of Railroad Avenue and downtown Pleasanton, the Ervin building may cycle between office, retail, and residential several times. The sturdy design, with mullions rather than large plate glass, is more amenable to a shift back to office or residential. The sturdy design with no setbacks also puts eyes on the street which will help maintain public safety when the fire station (now manned 24 hours per day by public safety officers) is replaced with the black box theatre (bringing nighttime crowds) and when the public trail and public restrooms are added along the railroad corridor.