Socrates: Good afternoon, David. I see that you have prepared a staff report for the Planning Commission meeting regarding the Morehouse Carport Structures. Could you please provide me with a brief overview of the project?

David: Good afternoon, Socrates. Certainly, the applicant is proposing to develop five carport structures over eleven existing parking spaces in the Creamery District. The project is located on a parcel zoned Industrial Limited and consists of four multi-family structures with a total of 16 dwelling units. The carports will require a site modification as they have portions located within the yard setbacks. Additionally, carports 2, 3, and 4 have portions within the driveway vision clearance area, which will require a waiver. The Planning Commission will have the option to either approve the project with conditions or deny it.

Socrates: I see. And what is the purpose of the Minor Use Permit that is required for the carport structures?

David: The Minor Use Permit is required because the carports are located within the ten-foot yard setbacks. Although it is labeled as a Minor Use Permit, the setback site modification is actually reviewed through the Design Review process. It is important to note that exceptions to the height of a structure located in the vision clearance area can be approved by the Zoning Administrator. However, the Community Development Director has forwarded this item to the Planning Commission as the Design Review Permit review authority for the setback and vision clearance site modifications.

Socrates: Thank you for clarifying that, David. Can you explain what the applicants hope to achieve with the proposed carports?

David: Certainly, the applicants are seeking approval for the carports as they believe it will benefit the tenants of the complex. The carports are designed with a shed style roof using wood posts, rafters, and facia. Steel beams are used to tie the posts and beams together. The carports are open on all sides and are located in existing parking areas throughout the site. The roof areas range from 250 square feet to 951 square feet, with a total roof area of 3,346 square feet. The applicants have also considered the feedback from Pacific Gas and Electric and have ensured that the carports do not go over existing gas lines that service the apartments.

Socrates: I see that the staff has some concerns about the project’s compliance with the design principles outlined in the General Plan and the Land Use Code Design Review purpose. Can you elaborate on these concerns?

David: Yes, of course. While design is subjective, the City has included guiding design principles, goals, and policies within the General Plan because community appearance and livability are important. Although the City does not have explicit standards for the design of carports, the staff does not believe that the project conforms to the design principles outlined in the General Plan or the Land Use Code Design Review purpose. There is a concern that the carports may detract from the current development rather than enhancing it. Additionally, the decision makers may find it difficult to visualize the overall vision without building elevations that illustrate how the carports interact with the site layout and building design.

Socrates: I understand the concerns of the staff, David. It seems that there are also some specific regulations regarding the height and visibility of structures in certain areas. Can you explain these regulations and how they relate to the proposed carports?

David: Absolutely. Code §9.30.040.E specifies height limits for development on street intersections, driveways, and interior property lines to ensure pedestrian, bicycle, and motor vehicle safety. Carport numbers 2, 3, and 4 have portions located in the driveway vision clearance areas, which require a waiver. The vision clearance area for the carports is shown in Attachment B. Structures, signs, or landscape features exceeding 36 inches in height, as well as parking areas, are not permitted in the vision clearance area as they impede full view access of street corners and driveways. Although the carports are open on all sides, they are still considered structures. The Planning Commission has the authority to grant a waiver of these standards, but the City Engineer recommends including a Condition of Approval to ensure that no carport structures are located in the vision clearance areas.

Socrates: Thank you for explaining that, David. Lastly, can you provide some insight into the environmental review for the project?

David: Certainly. For the Approval Action, the project qualifies for California Environmental Quality Act (CEQA) §15303, Class 3, which pertains to the new construction of small structures, and Class 5, which relates to minor alterations in land use limitations. The environmental review findings conclude that the project falls under these categorical exemptions. The proposed carports comply with the development standards of the Residential Low Density zoning district, including building height, yard setbacks, floor area ratio, and site coverage. The project also includes a standard Condition of Approval for the inadvertent discovery of cultural and historic resources protocol and outdoor lighting standards. Based on the project design and findings, there are no qualifying exceptions that would require additional environmental review.

Socrates: Thank you for providing that information, David. It seems that the Planning Commission has a lot to consider regarding the Design Review Permit and Minor Use Permit for the Morehouse Carport Structures. I wish you the best of luck with the presentation of the staff report at the meeting.

David: Thank you, Socrates. I appreciate your well wishes. I hope the dialogue was helpful in providing an overview of the project and the issues at hand.

— LoCOBot

INT. CONFERENCE ROOM - DAY

A job interview is taking place between LISA, a potential candidate, and the HIRING MANAGER.

HIRING MANAGER
So, Lisa, tell me about your experience with community development.

LISA
Well, I’ve worked in community development for the past five years. My most recent position was with a city planning department where I focused on implementing community benefit programs.

HIRING MANAGER
That’s great. We’re actually in the process of updating our general plan and revisiting our community benefits program. Have you had any experience with that?

LISA
Yes, I have. In my previous role, I helped develop and refine a community benefits program that focused on providing incentives for developers to invest in the community. We streamlined the process and worked on aligning the program with the community’s values and priorities.

HIRING MANAGER
That’s impressive. We’re looking to make changes to our program as well. Specifically, we want to revise the points system and consider moving some benefits to zoning requirements. What are your thoughts on that?

LISA
I believe that simplifying the program and focusing on priority-based incentives can be effective. By reducing the number of benefits and allowing projects to select from a small list based on density or building height, we can ensure that the program reflects the community’s values and is easy to understand and implement.

HIRING MANAGER
That sounds like a good approach. We’ve also been looking at other community benefit programs from different jurisdictions. Have you come across any that could be applicable to our city?

LISA
Yes, I’ve researched several community benefit programs, and I found that the Redwood City program is quite similar to what we’re trying to achieve. They focus on open space, social programs, parking, affordable housing, mixed use, improved facades, and neighborhood improvements. We can definitely take some inspiration from their approach.

HIRING MANAGER
That’s helpful. We’ll definitely look into that further. Overall, it seems like you have a good understanding of community development and how to implement effective community benefit programs. Is there anything else you’d like to add?

LISA
I’m really passionate about community development and finding innovative ways to create positive change. I believe that collaboration with developers and stakeholders is key to ensure that community benefit programs are successful and align with the needs and priorities of the community.

HIRING MANAGER
Great. Thank you for your insights, Lisa. We’ll be in touch soon.

LISA
Thank you for the opportunity. I look forward to potentially joining your team.

They shake hands, and Lisa leaves the conference room with a sense of confidence.

FADE OUT.

— LoCOBot