– All Piedmonters are invited on group bike tour –

At the City’s October 30 community workshop on walking and biking in Piedmont, interest was expressed in a bike tour of Piedmont’s conditions for bicyclists. An informal bicycle tour of Piedmont on Sunday, November 17 will give citizens a chance to evaluate several routes in our city.  The City’s consultant for the bike/pedestrian  plan, Niko Letunic, will be bicycling with the group to listen to citizen suggestions. Also bicycling with the group will be Dave Campbell, the advocacy director for the East Bay Bicycle Coalition and Tim Rood of the Piedmont CONNECT Green Transportation interest group.

On Tuesday, November 12, the Planning Commission will hold a hearing on conditions for pedestrians and cyclists in Piedmont. Citizens are encouraged to attend and express their needs and concerns about walking and biking in our City. The meeting starts at 5 p.m. in the City Hall Council Chambers (120 Vista Avenue).

Piedmont’s Pedestrian and Bicycle Master Plan (PBMP) consultant, Niko Letunic, has prepared a draft “existing conditions” paper, identifying and assessing most of Piedmont walking, public transit and bicycle routes.  The Piedmont Planning Commission will review the consultant’s work, provide direction and take additional input from the public.   Existing Conditions Draft Paper. Existing Conditions Draft Map.

Agenda item 4. PEDESTRIAN AND BICYCLE MASTER PLAN

The City’s consultant for the Pedestrian and Bicycle Master Plan (PBMB) will provide a summary of the needs assessment comments from the October 30, 2013 Community Workshop, a summary of the results to date of the on-line survey, and a report on the walk/bike audits at Piedmont schools as part of the Safe Routes to School component of the plan.  Additional comments from the public are welcome.

Take Piedmont’s online pedestrians and bicycles survey here for a chance to win a $25 gift certificate at Mulberry’s Market. 

The next phase of the PBMP will be the assessment of Piedmont’s walking and biking needs, challenges and opportunities.

The full November 12 Planning Commission agenda can be viewed here.

– Proposed changes in zoning to be considered by the City Council –

To increase low-income and affordable housing in Piedmont, apartments above businesses and smaller lot sizes have been proposed by the Planning Department.  The Planning Commission has made a recommendation to the City Council to approve changes in  Zone D Commercial and Zone A Single Family Residential.  

Uses in Zone D, the commercial zone, would change from business and single family residential to business, single family residential and multi-family apartments (Mixed Use).

The illustration provided by the planning staff in Zone D places multi-family apartment development above the Shell station at the corner of Wildwood and Grand Avenues. The ACE hardware store and nearby homes on Grand Avenue would fall into the newly reclassified zone permitting multi-family apartments above stores with a minimum density of 12 units per net acre.  The commercial properties in the Civic Center (the service station, two banks, and Mulberry’s Market) could likewise be developed with apartments above them.

– Voters or City Council authorized to make decisions on zone uses as proposed for the commercial Zone D ? –

Piedmont’s voter enacted City Charter states:

“The Council may classify and reclassify the zones established, but no existing zones shall be reduced or enlarged with respect to size or area, and no zones shall be reclassified without submitting the question to a vote at a general or special election. No zone shall be reduced or enlarged and no zones reclassified unless a majority of the voters voting upon the same shall vote in favor thereof;”

Former Piedmont Deputy City Attorney Linda C. Roodhouse noted:

June 7th, 2012

“I was the deputy City Attorney for Piedmont for many years and advised the planning department. I was also the City Attorney in Orinda for 11 years, until 2006. In both cities, I had a major role in the creation of new zoning codes. In Piedmont, the boundaries of a zone and the general land use within the zone are subject to voter approval. The City Council decides the specific rules and regulations within any zone, but the rules and regulations must be consistent with the charter description of authorized uses in a zone.”  Emphasis added

Barry Miller, Piedmont’s Zoning Consultant advised the City:

– Required lot size to be reduced in single family residential Zone A –

Properties in Zone A Single Family Residential could be entitled to lot size and street frontage reductions.  The proposal for the single family residential Zone A would allow lots to be reduced in size to 8,000 square feet and 60 foot street frontage from the current 10,000 square feet and 90 foot street frontage requirement.  Reductions would be determined by a lot averaging system based on lot dimensions within 500 feet of the subject property.  Historically, when appropriate, variances for lot sizes have been granted by the Planning Commission.

“Purposes: 1) to eliminate a perceived need to obtain a variance to build a single-family residence on a lot with fewer than 10,000 square feet; and 2) to remove unnecessary and archaic language” [referencing the notation of Charter requirements.] Planning staff explanation.

City Council member Keating recently wrote to PCA:

“First, changing the minimum lot size in a zone does not constitute rezoning, which would require a vote of the community. For example, Zone A is still residential although lots size requirements are being eliminated. And lot sizes are “archaic” as staff suggest – median lot size in Zone A is 6500 sq ft so most lots are below the 10,000 ft standard.”

– Environmental impacts not examined –

To implement the zoning change, the planning staff recommended and the Planning Commission approved a Negative Declaration as compliance with the California Environmental Quality Act (CEQA). The Negative Declaration relieves the City from further evaluation of any potential traffic, financial requirements, safety or other impacts of the proposed zoning changes. Although impacts can be examined, the Planning Commission did not undertake a detailed examination of potential impacts such as funding for services, infrastructure, traffic, safety, noise, etc.

 

“the proposed action to approve the amendments is exempt from CEQA because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment, under CEQA Guidelines”  Kate Black, City Planner – October 14, 2013

Additional housing units such as apartments would not add to the School Support Tax base as parcels are taxed $2,406 per year regardless of the number of housing units.

The major principle of Piedmont zoning has been preservation of the single-family residential character of the City.

The Piedmont City Code states:

SEC. 17.3 ESTABLISHMENT OF ZONES
17.3.1: Purpose. It is the purpose of this Chapter to provide for specified zones and uses therein and to prescribe the character of construction within the City, in accordance with the City Charter. The zoning system of the City consists of two parts:
(a) The City Charter, which contains the zoning policy and requirements for voter approval of zone classification changes.
(b) Chapter 17 of the City Code. (Ord. No. 488 N.S., 10/87) 17.3.2: Intent, Establishment of Zones. In order to (1) maintain the City of Piedmont as primarily a single-family residential city, (2) to designate, regulate, and restrict the location and use of all buildings and land, (3) to promote the public interest, health, comfort, economy and convenience, and (4) to preserve the public peace, safety, morals, order, and the public welfare, the City of Piedmont is divided into five zones as follows…:

The matter is tentatively scheduled to be considered by the City Council in November.

Planning Staff report October 14, 2013

Planning Staff report of September 30, 2013 with ordinance language. 

Smart Phone App Rates Product Toxicity –

At a public event on breast cancer awareness, sponsored by the Piedmont League of Women Voters and Piedmont CONNECT on Monday, Oct. 28 at the Piedmont Center for the Arts, the audience learned the latest technique to find out what chemicals are in everyday products — from household cleaners to cosmetics —and how unsafe or safe they are for our health. A smart-phone app — “Think Dirty” — reads barcodes for more than 12,000 products, lists their ingredients and rates their toxicity on a scale of 1 to 10. Users can scan a product and immediately learn if it is “clean” or “dirty,” and if deemed “dirty,” find similar and safe alternatives.

Dr. Connie Engle, Science and Education Manager, and Nancy Buermeyer, Senior Policy Analyst, both from the San Francisco-based Breast Cancer Fund, discussed what everyone can do to prevent exposure to known carcinogens in our lives.   “We want to take action to prevent breast cancer,” said Dr. Engle, “not just wear pink ribbons. Through legislation, advocacy and education, we want to eliminate or reduce exposure to harmful chemicals in our environment that contribute to breast cancer.”

On a “virtual tour” through a typical household, Dr. Engle pointed out the toxics in our kitchens, living rooms, bathrooms and personal care products and recommended alternative products. In the kitchen, she said bisphenol A (BPA) is found in food can linings and polycarbonates in plastic.  Her recommendations: use only glass or ceramic containers in microwaves, never plastic; eat organic and/or locally grown foods; buy cleaning products that disclose their ingredients or make your own with baking soda, castile soap and vinegar; use stainless steel or cast iron pots.

In the living room and bedroom, flame retardant chemicals known to cause cancer are being phased out, but unfortunately, she said are being replaced by products that are equally harmful. She recommended natural materials, such as wool or cotton. For personal care products, she said there is a bill in Congress to phase out the worst ingredients, but she recommended “go simple,” use the fewest ingredients possible and avoid synthetic fragrances.  She also pointed out the potential risks of radiation from medical and dental procedures and recommended asking your doctor/dentist about the need for each test they suggest.

Nancy Buermeyer, who spends much of her time in Washington, DC and recently testified before the Senate Environment & Public Works Committee, noted that chemicals in the U.S. are either not regulated at all or are regulated by a “hodgepodge of agencies.”   While there has been a 40 percent increase in breast cancer in a generation, she said the 1976 Toxic Substance Control Act  (TSCA) has not been updated in 37 years, and 62,000 out of 84,000 chemicals are not regulated at all. There is public pressure to amend TSCA, she said, as 28 states want it amended, and large retailers, such as Walmart and Target, are taking action to list ingredients on their products and to score their safety.  Unfortunately, she said, a proposed federal law to replace TSCA, the Chemical Safety Improvement Act, is worse than the existing law.

What You Can Do  

According to both speakers:

• use your buying power (try the “Think Dirty” phone app)

• engage locally to educate others, support needed legislation, and talk to decision makers

• make sure schools do not use pesticides.

Dr. Engle concluded, “Scientific studies of health impacts of chemicals can take 30 to 50 years.  So if it looks like a carcinogen or an endocrine disrupter, it probably is a carcinogen or endocrine disrupter, and you shouldn’t use it.”

For more information, visit the www.breastcancerfund.org website.

–  Public Workshop: How to Make Walking and Biking in Piedmont Safer and Easier – 

All are invited to attend and participate in the City Workshop on the New Bicycle/Pedestrian Master Plan Wednesday, October 30 , 7-8:30 pm at the Piedmont Community Hall.  The meeting will give citizens the chance to express their concerns about pedestrian and bicycle safety. This is the “needs assessment” phase of the planning project.

The City of Piedmont Planning Commission will host a public workshop on the recently launched process to develop Piedmont’s first Pedestrian and Bicycle Master Plan (PBMP). The purpose of the workshop is to hear from members of the community about the needs and concerns of pedestrians and cyclists in Piedmont; the obstacles and challenges to walking and biking in our city; and the public’s ideas for making walking and biking in Piedmont safer and easier. The input will be used to develop and prioritize recommended improvements throughout the city.

 “This workshop is one of the most important opportunities for
members of the public to find out more about the plan, and provide comments on how we can identify existing problems and arrive at solutions to make walking and biking in Piedmont safer and more convenient. The input will be used to develop and prioritize recommended physical improvements throughout the city.”  Kate Black, City Planner

In order to hear from as many people as possible, the City has also developed an online survey on the same subject (www.surveymonkey.com/s/WalkBikePiedmont). Everyone who responds to the survey will be eligible to win one of three donated $25 gift cards for Mulberry’s Market (courtesy of the City’s consultant on the PBMP). The survey will remain open through November 16, 2013.

People are also encouraged to email any additional thoughts and comments on the needs and challenges to walking and biking in Piedmont to Kate Black, City Planner, at kblack@ci.piedmont.ca.us.

In the meantime, the City is wrapping up an “existing conditions” report for the PBMP. This background report summarizes existing local conditions and issues relevant to walking and biking in Piedmont. It covers such topics as the city’s street network, key destinations around the city, facilities for walking and biking, and collision statistics.

The report will be made available to the public for review and comment once it has been finalized. The PBMP is being funded entirely through a grant from the Alameda County Transportation Commission (CTC; www.alamedactc.org) and through the City’s existing funds for pedestrian and bicycle improvements (pass-through Measure B funds), also distributed by the Alameda CTC.

For more information about the PBMP, contact Kate Black at kblack@ci.piedmont.ca.us or at (510) 420- 3063

– The Piedmont Center for the Arts’ First Annual Juried Art Show – 

The exhibition entitled “Return to Simplicity”  includes thirty-three Bay Area artists chosen by Juror René de Guzman, Oakland Museum of California Senior Curator of Art. The exhibit will be on display November 2-December 1 at 801 Magnolia Avenue, in the Piedmont Center for the Arts.  Gallery hours are 12 noon – 3 p.m.   Fridays, Saturdays and Sundays (except closed Friday, November 29).

The Opening Reception will be held on Friday, November 1, 6:00 – 9:00 pm.  Juror René de Guzman selected an array of paintings, mixed media, collage, drawings, photographs, prints, watercolors, gouache and assembled objects from more than 600 entries. Cash prizes are awarded to the top three artists through the generosity of the Thornborrow Memorial Trust.

List of Juried Art Show Artists

Irfan Akbar

Jizell Albright – Honorable Mention

Julie Alland

Elizabeth Bennett

Mark Brown

Laurie Chase

Bill Christensen

Leslie Claxton – Honorable Mention

Arielle Coupe – Honorable Mention

Pat Hayashi

Sonja Hinrichsen – First Place

Meiru Huang

Becky Johnson – Honorable Mention

Carter Johnston

Nancy Klehr

Ruth Koch

Zin Lim

Ellen Little – Honorable Mention

Monica Lowe – Honorable Mention

Mallory Lynch – Honorable Mention

Elaine Michaud

Ralph Moon

Leslie Morgan

Janet Norris

G B Paulding

Michele Pred

Michele Ramirez

Ari Salomon – Second Place

Rita Sklar

Blayre Stiller

Denise Tarantino – Third Place

Dwight Yassany

Mitsu Yoshikawa

For more information contact the links below:

Gallery Website: www.piedmontcenterforthearts.org

Gallery Contact: info@piedmontcenterforthearts.org

#  #  #

– Have a suggestion for the teacher or school support staff contracts? –

The Piedmont Unified School District will soon begin the negotiation process with represented employee groups:  Association of Piedmont Teachers (APT) representing certificated employees (teachers) and California School Employees Association (CSEA) representing classified employees in the District. Current collective bargaining agreements (CBAs) for both groups are in place through June 30, 2104.

Residents, parents, students, and interested individuals may submit ideas to the School Superintendent chubbard@piedmont.k12.ca.us  The current agreements can be viewed at:

 Teacher/Certified Employees Contract:  http://www.piedmont.k12.ca.us/forms/jobs/certificated_contract.pdf

Support staff/Classified Employees Contract: http://www.piedmont.k12.ca.us/forms/jobs/classified_contract.pdf

Suggestions mentioned by parents:

– Teachers should be required to regularly post homework assignments using a uniform format on the District website.

– Teachers should be required to make themselves available to students or parents either 30 minutes before or after school approximately three days per week.

Below is the Board of Education Staff report~~~~~~~~~~

TO: Board of Education
FROM: Constance Hubbard, Superintendent
Michael Brady, Assistant Superintendent, Business Services
Randall Booker, Assistant Superintendent, Educational Services
SUBJECT: NEGOTIATIONS PROCESS AND TIMELINE INVITATION TO PUBLIC TO PROVIDE INPUT PRIOR TO OFFICIAL START OF NEGOTIATIONS
______________________________________________________
I. SUPPORT INFORMATION
The District has Collective Bargaining Agreements (CBA) with two employee
groups. The Association of Piedmont Teachers (APT) represents certificated
employees and the California School Employees Association (CSEA) represents classified employees in the District. Current CBAs for both groups are in place through June 30, 2104 with no open articles.

The collective bargaining process includes the opportunity for the public to
comment on any issues that are covered by the CBA. The CBAs are posted on the District website at: www.piedmont.k12.ca.us . The community may send input to the Superintendent at chubbard@piedmont.k12.ca.us on any portion of either agreement.

As part of the process, the articles to be opened for discussion must be “sunshined” at a public hearing at a Regular Board meeting to provide an opportunity for public comment for the Board to consider in providing direction to the negotiating team for the District. Since all articles are open, the Board is seeking input as to which articles to include as part of the bargaining process this year. Although all articles are open for negotiation, it is customary to identify only those articles that either or both groups want to concentrate on and to identify the remaining articles as “closed.” The issues of compensation (salary and benefits) are considered automatic to be addressed in the bargaining process.

We have a tradition of using Interest Based Bargaining (IBB) for negotiations in the District. The IBB process allows all parties to keep the focus on interests and not on positions or individuals. It has allowed us to work together through these difficult economic times by keeping the interests of students in the forefront. The employees have not had an increase in the salary schedule and have agreed to limits on the District contributions toward health care, which has allowed us to maintain programs for students during the economic crisis that began in 2008-09.

The Board and employees groups are in the process of identifying the articles to be addressed for negotiations. Once identified, the articles will be sunshined and the public will have the opportunity to comment.

The community is invited to provide feedback to the Board as to issues and articles to be addressed in this year’s negotiations prior to the sunshining process.

Feedback needs to be received by November 6, 2013 for consideration by the Board in the determination of the articles to be addressed as part of the Association of Piedmont Teachers negotiations and by November 30, 2013 to be considered as part of the CSEA negotiations.

The sunshine process for APT is scheduled to begin on November 13, 2013, so that negotiations can begin in December. The public has the opportunity to comment on articles opened as part of the sunshine process.

II. RECOMMENDATION: REVIEW AND DISCUSSION (Consideration by Board of Education at October 23 meeting)

– Nominations Open for City Council and School Board –

November 8th Deadline for completion of nomination papers –

Are you interested in becoming an elected official in Piedmont? Candidates must follow specific procedures including filing nomination papers with voter signatures by November 8, 2013. 

The City of Piedmont will hold its regular Municipal Election on February 4, 2014. The nomination period for the three vacancies on the Piedmont City Council and two vacancies on the Board of Education opened on Monday, October 14. The deadline for filing papers is November 8, 2013. There is no cost to candidates to file for election. However, candidates pay for the printing of their statements in the sample ballot. On October 7, the Piedmont City Council estimated that cost for each candidate statement will be about $900. The statements are limited to 200 words for each candidate. Campaign expenses typically include posters, mailings and advertising. 

The City Council and Board of Education are Piedmont’s two elected bodies and guide the operation of City government and the Piedmont Unified School District respectively. Members of these bodies may serve a maximum of 2 four-year terms.

Potential candidates should go promptly to City Hall to obtain papers and information pertaining to the February 2014 Municipal Election.

Required documents must be filed by 5 pm November 8.

The California Elections Code requires that nomination papers be issued in person to the prospective candidate at City Hall. For detailed information on filing call City Clerk John Tulloch at 510-420-3040 or go to City Hall during normal business hours.

The City has issued the following:

The City of Piedmont is deeply saddened to announce the passing of City Attorney Thomas R. Curry on October 12, 2013.  Mr. Curry succumbed to an illness he had been fighting for some time.  Mr. Curry was appointed City Attorney of Piedmont by the City Council on July 6, 2010. Including his tenure with Piedmont, Mr. Curry had over 38 years in municipal law in both large and small cities.

A memorial service will be held at 3:00 pm on Tuesday, October 29, 2013 at St. Paul’s Episcopal Church, 1924 Trinity Ave., Walnut Creek.

Mr. Curry was appointed when City Attorney George Peyton retired.

Obituary.

– Re-subdivision of property, reasonable accommodation for the disabled, Conditional Use Permit permanence, mixed use in the Commercial Zone, parking requirements for Second Units, very low to low income requirements, multiple unit housing, parcel size requirements, etc. – 

On Monday, October 14, 2013, the Planning Commission will hold a hearing late in the meeting to consider potential changes to the City’s Zoning Code. The proposed changes are intended to facilitate increased housing density, clarify definitions, implement requirements by the State or Federal government, and reduce ambiguities.

The meeting agenda starts at 5:00 p.m. in City Hall. The zoning changes will be considered last in the meeting after all other items.  The Planning Commission will take a dinner break at 6:30 p.m., The time of the hearing on the numerous proposed changes to the City Zoning Code Chapter 17 is unknown. The Chapter 17 zoning changes are under Item #13. 

RE-SUBDIVISION OF PROPERTY:

All parcels in Piedmont are subdivided.  Changes in boundary lines are considered a re-subdivision.  Currently, to build on a substandard lot requires a variance approved by the Planning Commission. The proposed changes appear to dismiss the 10,000 and 20,000 square foot requirements in the Residential (A) and Estate (E) zones and negate voter approved requirements because of conflicting language.   The current Zone E minimum lot size of 20,000 square feet is proposed to be eliminated in Section 17.9.2 of the City Code. The explanation offered for this change is the need to be consistent with the reduction in residential subdivision lot size to a minimum of 8,000 square feet in proposed Section 17.10.2 applying to Piedmont’s Zone A (Residential Zone). However, in the existing Section 17.14.2 the required minimum lot size of 20,000 square feet in Zone E is not eliminated, leading to some confusion.

In Zones A (Residential),  C (Multiple Family) and D (Commercial) the minimum lot size is eliminated for single family residences (17.5.2, 17.7.2 and 17.8.2 ). The stated explanation is to eliminate the perceived need to obtain a variance to build a single-family residence on a lot with fewer than 10,000 square feet and to simplify the language of the Code.

The Piedmont Charter states:

“SECTION 9.02 ZONING SYSTEM

The City of Piedmont is primarily a residential city, and the City Council shall have power to establish a zoning system within the City as may in its judgement be most beneficial. The Council may classify and reclassify the zones established, but no existing zones shall be reduced or enlarged with respect to size or area, and no zones shall be reclassified without submitting the question to a vote at a general or special election. No zone shall be reduced or enlarged and no zones reclassified unless a majority of the voters voting upon the same shall vote in favor hereof; provided that any property which is zoned for uses other than or in addition to a single family dwelling may be voluntarily rezoned by the owners thereof filing a written document executed by all of the owners thereof under penalty of perjury stating that the only use on such property shall be a single-family dwelling, and such rezoning shall not require a vote of the electors as set forth above. (Emphasis added.)”

PROPOSED LANGUAGE: 17.5.2: Permitted Uses. The following principal uses are allowed as permitted uses in Zone A: (a) Single-family residences on a minimum lot size of 10,000 square feet, together with accessory structures located on the same lot or parcel of land, subject to the provisions of the City Charter, this, and other sections of the City Code. 

(Strike outs are eliminations in  proposed code language.)

Staff Report notes = Purposes: 1) to eliminate a perceived need to obtain a variance to build a single-family residence on a lot with fewer than 10,000 square feet; and 2) to remove unnecessary and archaic language. 

Similar elimination language referring to the City Charter  also applies to other zones.

Eliminating the language mentioning the City Charter or changing square footage requirements for the zones has not been accompanied by a staff ballot measure recommendation.

The proposed changes to Chapter 17 of the City Code will allow re-subdivision of an existing single family lot if there is a lot in the neighborhood below the current minimum standards.  A lot that is 16,000 square feet (or more) with 120 feet (or more) of frontage on a public or private street may be re-subdivided into two lots (or more) if it is within 500 feet of a lot containing 8,000 square feet or less and a lot with frontage that is 60 feet or less.  The neighboring substandard frontage and lot area may be in two different lots. That is, within 500 feet in any direction there can be a lot that is more than 8,000 square feet with a frontage of less than 60 feet and a different lot that is less than 8,000 square feet and has a frontage of more than 60 feet.

Each re-subdivision puts more lots within 500 feet of qualification. The areas of Piedmont that would be excluded from potential re-subdivision under the proposed revisions to Section 17.10.2 and 17.10.3 are those with lots of less than 16,000 square feet or less than 120 feet of frontage. 

COMMERCIAL ZONE (D) TO INCLUDE MIXED USE PROVISION AND MULTIFAMILY ZONE  DENSITY(C):

It is envisioned that over time, as commercial properties redevelop, the new provisions would create economic opportunities to allow the inclusion of housing. An example of this is the Grand Avenue Shell station, which could be redeveloped with ground floor retail and upper level housing. To encourage mixed commercial/residential developments, fees for mixed use projects would be reduced as much as the fees for affordable housing.

Section 17.2.43B: Mixed Use Commercial/Residential. Mixed Use Commercial/Residential means a development that combines commercial and residential uses and having both (a) ground floor retail, office or service commercial uses which will primarily serve City residents; and (b) a multiple dwelling at a minimum density of one dwelling unit per each 3,600 square feet of lot area, but not exceeding one dwelling unit per each 2,000 square feet of lot area. This establishes a minimum 12 units per net acre. The stated purpose is to provide clarity that single-family residences with a second unit are not considered or regulated as multiple dwellings.

The Planning Commission at the September 30 meeting wanted “different regulatory/development standards for the City’s Grand Avenue commercial district from that of the Civic Center commercial zone to reflect the fact that the Grand Avenue district is more “regional” in character than the Civic Center. ”  The Commission also wanted to allow senior housing development in Zone D (commercial zone)

To encourage multifamily housing in both zones, structure coverage limit is proposed to increase from 25 percent to 50 percent in Zone D and from 40 percent to 50 percent in Zone C.  A minimum density of 12 units per net acre is proposed for new multifamily and mixed use developments.

SMALL HOUSING UNITS: 

Units of 700 square feet or less need only provide one covered parking space instead of the current two covered parking spaces.

AFFORDABLE UNITS:

The proposal for Section 17.2.2B: Affordable Unit. “Affordable Unit” means a dwelling unit for sale or rent that meets the California State Department of Housing and Community Development standards of income eligibility and affordable rent levels for Alameda County. (Health and Safety Code sections 50052.5(h) and 50053.)

PERMANENCE OF CONDITIONAL USE PERMITS ZONE D:

Laws require that a Conditional Use Permit runs with the property making a breach of the original conditions approved by the City Council the only mechanism for revoking a CUP, unlike the current practice of routine reconsideration of a CUP.

RETENTION OF SMALLER HOUSES:

To provide a diversity of housing stock available, a new provision in Chapter 17 17.22.4(b) will discourage applications for a variance for floor area ratio for residences of 1,800 square feet or less.  The purpose of the provision is to give direction to staff with the intent of maintaining smaller homes or cottages for first time home buyers and housing for seniors desiring smaller homes. Many smaller homes in Piedmont have been changed from two-bedrooms with one bath houses of one story to three-bedrooms, two bath, two story houses.

REASONABLE ACCOMMODATION (17.2.59B):

“Reasonable Accommodation” means providing disabled persons flexibility in the application of land use and zoning regulations and procedures, or even waiving certain requirements, when necessary to eliminate barriers to housing opportunities. It may include such things as yard area modifications for ramps, handrails or other such accessibility improvements; hardscape additions, such as widened driveways, parking area or walkways; building additions for accessibility; tree removal; or reduced off-street parking where the disability clearly limits the number of people operating vehicles. Reasonable accommodation does not include an accommodation which would (1) impose an undue financial or administrative burden on the city or (2) require a fundamental alteration in the nature of the city’s land use and zoning program. (Govt. Code § 12927(c)(1),  1. and § 12955(l); 42 U.S.C. § 3604(f)(3)(B); 28 C.F.R. § 35.150 (a)(3).)

There are many other items under consideration not mentioned in this article – bicycle racks, cameras used for surveillance, temporary shelters, etc.

~~~~~~~~~~~~~~~~~~~~~~~~~

The Commission will hear comments from the public on the proposed changes and make their own comments.  The Commission may continue consideration of the proposed revisions to a future meeting or they may finalize recommendations to the City Council, in which case future hearings by the City Council will be scheduled.

First and second readings of the proposed code amendments are required by the City Council. Should the Commission take action to recommend approval of the Code Changes at this October 14th meeting, the recommendation will likely be heard at the November 18, 2013 City Council meeting.

Draft minutes of the September 30 Planning Commission meeting describing previous considerations of the changes.

Staff report prepared for September 30 meeting.

Staff report on changes to Chapter 17 for the October 14 meeting.

~~~~~~~~~~~~~~~~~~~~

Earlier in the meeting starting at 5:00 p.m., the Planning Commission will be given a presentation on the consultant Barry J. Miller’s proposed scope of work and scheduled work on the Housing Element of the Piedmont General Plan to be completed prior to the January 31, 2015 State deadline.  This agreement is for the 2015 -2022 Housing Element update, the next seven year period mandated by the State.  This agenda item is considered a public hearing open for public input.  

Residents are encouraged to attend the meeting and express their opinions and ideas.  The meeting will be broadcast on KCOM, cable 27 and streamed live on the City’s website. To view the meeting via the internet go to  www.ci.piedmont.ca.us. On the right hand side of the City’s website homepage under the “City Council” heading, click on the “Online Video” link, then scroll down under the “Sections on this Page” heading, click on the “Planning Commission” link, then on the “October 14, 2013”, click on the “Video” or “In Progress” link, and scroll down to Agenda #13 and start watching!

Email comments to kblack@ci.piedmont.ca.us and they will be forwarded to the Planning Commissioners and the City Council.  Contact Kate Black, City Planner, with questions and comments at 510-420-3050 or kblack@ci.piedmont.ca.us.