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one step back by one foot. Mr. Huff reiterated that there are many variances in the area and that the width of the lot itself is substandard. Commissioner Pentin inquired whether any variances will be requested when the project application comes before the Commission. Mr. Huff replied that more than likely they will need to request a variance for front yard tandem parking, and they may or may not require a variance for the second-story deck being too close to the front property line. He indicated that he will be gathering information on these items before the project is brought back to the Planning Commission and that he hopes to present other similar projects that have been approved. Jim Morgenroth, Downtown property owner, expressed full support of the project, noting that he had previously worked on the house as a contractor. He indicated that any future work on the house will require either a tear down or a retrofit as the existing foundation will not be adequate for sheer walls and the home will not meet current codes. Jerry Hodnefield, Downtown property owner, stated that he has walked the property, taken photographs, examined visual aspects, reviewed the proposed development plan, studied the required variances and recommendations of staff, and read comments submitted by the PHA. He indicated that he believes the concern about massing is strange since the property is already overwhelmed on both sides by two-story buildings. He noted that the property can hardly be seen from the street and, unless the building has some historic significance, he sees no need to require its retention. He pointed out that variances have been granted throughout the Downtown community, and he thinks the proposal will be a nice addition to the area as it will reflect the character of the neighborhood. He indicated that he supported renovation of older homes, and noting that the applicants will most likely spend about $500,000 to build the home, he cited the employment roject creates. Linda Garbarino, PHA President and Downtown property owner, asked the Planning Commission to look at the big picture which includes an entire historic neighborhood. She stated that if homes are demolished and new structures are built that do not fit, the neighborhood would be changed forever. She indicated that she finds the proposed home design beautiful; however, she believed that this proposal might work only on a larger lot with an appropriate scale, bulk, and mass. She noted that the lot is tiny, the floor area ratio (FAR) is over 70 percent, and the height and wedged-in look will exacerbate the process of trying to make the house fit on the lot. She added that the and cast shadows, and suggested a cottage with a more appropriate mass and scale. Brian Bourg, Downtown property owner, speaking as one of the residents most affected by this proposal, briefly described the variances for his home referred to by Mr. Huff and approved by staff when he remodeled their garage with bedrooms above. He PLANNING COMMISSION REGULAR MINUTES, April 13, 2011 Page 5 of 19