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upper levels of the podium product could be softened with hanging vines. She expressed support for the stepback in height from three to four stories along the Bristol frontage. Commissioner De La Torre expressed general support for the project, but stated that the project lacks a "Wow" factor. He stated that the Bristol frontage design needs a great deal of improvement that potted plants currently proposed are not adequate landscaping for the live/work units. He discussed ways to improve the project entry, such as using decorative paving and incorporating water features at the entry or at the park. He discussed project amenities that could include fire places in the units and themed street lighting. Mr. De La Torre affirmed the comments of Commissioner Betancourt that the project should include single- family detached homes and expressed concern about the overall density of the project and the small size of the bedrooms. He encouraged the developer to work with staff to offer an affordability component to existing residents and questioned the number of parking spaces (15) for the live/work component. Commissioner Munoz reiterated previous Commissioners' concerns regarding the relocation of the existing residents. He stated that the Bristol Street frontage should be designed to be welcoming to pedestrians and he expressed concern that there be adequate shopping opportunities in Santa Ana for the new residents so that sales tax dollars can stay in town. Commissioner Alderete thanked the developer for the hard work they had put into the plan so far and asked to be given a copy of the proposed Relocation Plan. He reaffirmed Commissioners Gartner's and Betancourt's comments regarding the lack of urban style in the project design. He gave as examples the types of projects seen in Dwell magazine or on Colorado Blvd. in Santa Monica. He stated that the design should be cutting edge and acknowledged that, while not easy, is preferred. He stated that the project should be integrated into the surrounding community and that the project should potentially not be gated citing the recently completed Shea Homes project on the former Farmers Insurance site. Also commented that palm trees were not the best choice for the project and reiterated previous comments regarding the need to provide for dust protection for units facing Bristol Street. Chairman Leo commented provided background on concerns that the adjacent neighborhood has had with access from the existing apartments to their neighborhood and stated that this concern has driven some of the project design in order to address neighborhood concerns about parking intrusion. He inquired about potential fees for which the project would be responsible, such as an art in public places requirement and park fees. He expressed the need for the project to have quality amenities, particularly for such things as wiring or cabling to support latest technology. He expressed concern over dust generated by deteriorated paving on Bristol Street and requested that the Public Works Agency provide a plan of how Bristol would be repaved. Public comments: Julie Stroud stated that Bristol Street from Memory Lane to 22 Freeway will be completed in 2007 to address dust issue. Ms. Stroud expressed concern that the project as currently proposed was very different from the project initially presented to the Morrison Park Neighborhood Association. She stated that it did not appear to be an upscale project and expressed concern about the increase in density, from 245 existing units to 350 proposed units. She expressed concern with the idea of having high-rise development in this area in the future, questioned how connections to the adjacent shopping center had been handled, stated that the live/work units did not seem to serve a purpose. She stated that the adjacent neighborhood wanted to see single-family detached homes in this location and that the bedroom counts, up to five bedrooms, was too high. Planning Commission Minutes 3 February 12, 2007