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b. PUD-23. ElderCare Alliance Work Session before the Planning Commission to review and comment on a proposed Planned Unit Development (PUD) rezoning and development plan for an approximately 1 42,600-square-foot senior-care facility consisting of 110 assisted-living units and 35 skilled-nursing units to be located at 3949 Bernal A venue. Zoning for the property is A (Agricultural) District. Jerry Iserson presented the staff report, and noted that the applicant was in the process of working out the low and very-low income component with the City. He noted that staff had received many letters, phone calls, and emails with regard to this item. He noted that the Planning Commission may provide direction to staff and the applicant with regard to suggestions to modify the plan if necessary, or to request any additional information. It was not staff's intent to make a thorough presentation of the project at this point, and that the major issues would be addressed. The proposed use of senior care facility was allowed by the existing General Plan, and the applicant proposed a PUD. The applicant will attempt to comply with the goals of the Housing Element of the General Plan, which are to encourage additional housing units for seniors, as well as affordable units for seniors. Mr. Iserson suggested that the Commission focus on how the facility fits in with the area, and the intensity of the proposal, given that it had a 67% FAR. He noted that a major concern expressed was with regard to the size, massing, and height of the facility; the size and scale in a residential neighborhood; views of the buildings, which range from one- to three-stories; and primary impacts on adjacent neighbors. The applicant designed the plan to set the building back from residential property lines, especially the three story buildings, although the height of the building itself was also an issue. Most of the grading on the site was cut grading to try to lower the height of the building and to diminish the visual effects on the neighbors. The applicant also relied on perimeter landscaping to screen the views, and has used a building with wings to break up the massing. Mr. Iserson suggested that the Commission may want to focus on the sufficiency of the setbacks and the landscaping. A cluster of oak trees at the northwest comer of the site was proposed to be removed, and he suggested that the Commission may want to address whether the trees should be saved, and the emergency vehicle access route be changed to allow for that possibility. The Commission should focus on the appropriateness of the height and the massing and consider whether other layouts should be examined, such as removing the three-story elements and changing the one-story elements to two-stories. The applicant provided severalline-of-sight drawings, as well as perspectives with the grading and the trees. The Commission may determine whether that analysis was sufficient, or whether computer-generated photo montages should be submitted to provide a more accurate off-site view. PLANNING COMMISSION MINUTES December 11, 2002 Page 4