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~. Chairperson Arkin advised that he would like to see minutes for the neighborhood meetings before this application comes back to the Commission. Commissioner Blank noted that he would like to see the a-mails from the neighbors. Commissioner Fox noted that she would like to see what would be allowed on public and institutional properties. THE PUBLIC HEARING WAS OPENED. Terry Townsend, project architect, 147 Old Bernal Avenue, noted that under the current zoning, the facility could be expanded upon without a rezoning. The applicants proposed a residential use because they believed it was a better fit for the surrounding community. He noted that there was a 19-foot storm drain easement and asix-foot sanitazy sewer easement between where the subdivision was proposed and where it actually touches the existing building. An expansion of the existing facility downward on the exhibit would be impossible because it would cross those easements; however, a new structure independent of that could be proposed on the front parcel. He noted that the existing grass azea had been landscaped and was approved in 1971, and he could not find any evidence that it was stipulated to be a continued open space. Because of the easements, he believed that was the way the open space situation occurred, and that it was kept as a landscaped area. He pointed out the proposed parking azeas and added that West Neal Street was quite wide with adequate room for pazking on both sides of the street. Limited (~ setbacks to the porch of approximately 12 feet from the property line were proposed, and the distance to the asphalt was another 12 feet, for an effective 24-foot setback to the porch. The proposed reaz setback line was in line with an existing fence. He pointed out the existing and proposed landscaping. Mr. Townsend advised that two pazcels, similaz in size, would be created, generally following an R-1-10,000 zoning district, with the exception of the front porches. He described the gazage design, which would have the appearance of a two-caz gazage but would accommodate three cazs. The two-story structure would reduce the building footprint with a maximum proposed floor area ration (FAR) of 40 percent; the actual FARs aze 36 and 37 percent. This project would fall outside the Downtown Historical Area, but the applicants would implement much of the azchitecture designation for that district. He described the azchitectural features of the project. Steve Samuelian, applicant, 300 Neal Street, noted that he was one of the owners of Generations Healthcare. He added that many nursing home facilities were built between 30 and 50 years ago and that many of them were in dire need of repair. He noted that he and his partners decided to design and build a well designed and well kept facility. He described their business philosophy and goals and added that they wished to make the facility as comfortable as possible for its residents. ~' PLANNING COMMISSION MINUTES January 25, 2006 Page 15 of 19