–  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 City Council will consider a range of issues during their Monday, October 21, meeting. –

In an atypically detailed description,  the Closed Session segment of the meeting’s agenda includes two subjects. The first item, U.S. v. City of Alameda, et al, was previously discussed in closed session by the City Council on June 21, 2010, September 7, 2010, January18, 2011, and July 1, 2013. The second closed session item is labor negotiations with Janae Novotny representing the City in bargaining with SEIU Local 1021, Childcare, Professional/Technical, Confidential, Mid Management (Police Captain, City Planner, Parks & Project Manager, Building Official).

The regular agenda begins at 7:30 p.m. in the Council Chambers, 120 Vista Avenue. The meeting includes:

– Update on Alameda County Waste Management Authority’s Household Hazardous
Waste Service Fee options and possible direction on the City’s position on said options

– Update on the City’s participation in the Mandatory Recycling Ordinance approved by the
Alameda County Waste Management Authority

– Update on the Pool operations

– 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.

– The Alameda County public is invited to meetings about a proposed fee for hazardous waste.- 

Stopwaste is holding four public meetings throughout the county to provide an opportunity for citizen input on hazardous waste services and fees. The household hazardous waste fee would be $$9.55 per year for each house and each multi-family building. The annual fee would appear on the property tax bill.

The meeting location nearest to Piedmont is Berkeley at the North Berkeley Senior Center, 1901 Hearst Avenue, at 7 pm on Tuesday, October 15. Other meetings will occur in Livermore, Castro Valley and Fremont.  Comments can be sent via email (hhwproject@stopwaste.org) or via phone (510-891-6500) More information on hazardous waste can be found at www.Household-Hazwaste.org.

Click for more information on Stopwaste and the proposal.  Stopwaste is an Alameda County organization setting policy on waste issues within the county. Piedmont has a voting member on Stopwaste, who is currently Piedmont City Council member Garrett Keating. 

The Piedmont Planning Commission has announced a Special Session on Monday, September 30, 2013, at 5:00 p.m in the Piedmont Police Department Emergency Operations Center (EOC) Conference Room, 403 Highland Avenue.  The purpose of the meeting is a WORK SESSION DISCUSSION OF PROPOSED ZONING CODE AMENDMENTS.  

The Planning Commission will review and discuss possible amendments to Chapter 17 of the Municipal Code to implement General Plan and Housing Element objectives and actions, and to comply with changes in State law. The Commission may make comments and provide direction to staff, but will not take final action on the proposed changes at this special work session.  All changes to Chapter 17 must be approved either by the City Council or Piedmont voters.

Members of the public will be provided an opportunity to comment on the proposed changes at the workshop.  Due to the location of the meeting, public broadcast of the meeting will not be available. 

Agenda

– Public Program Presented by Piedmont League of Women Voters –

Dr. Michael Hanemann, professor of environmental and resource economics at Arizona State University and UC Berkeley, will discuss California water issues  at a Piedmont League of Women Voters event on Monday, September 23, beginning at 7 pm, at 40 Highland Ave., Piedmont.

An economist who specializes in the economics of water and the environment, Dr. Hanemann will focus on agricultural uses of water in California and problems with the current system of water pricing and allocations.  He will discuss the history of agricultural water policy in California, the issues of changing supply and demand, the impacts of climate change on water use, and proposals for keeping water supplies viable in the future.

The meeting is free and open to the public.

Piedmont’s Planning Commission will receive a briefing on the bicycle/pedestrian plan contract tasks and timeline by the City’s new consultant, Niko Letunic of Eisen-Letunic. The initial phase to be completed by mid-September will be a “review and summary of existing local conditions and issues related to walking and bicycling.” The second phase will be “an assessment of the barriers, challenges and opportunities related to walking and bicycling in Piedmont.” The proposed plan is expected to be submitted to the City by June 2014.

At the Planning Commission meeting, the presentation will begin with an explanation of the funding of the $120,000 contract — $102,000 grant from the Alameda County Transportation Commission (CTC) and $18,000 from the City’s existing Measure B bike/pedestrian funds.

The public is invited to attend the Planning Commission meeting at 5 pm on Monday, September 9 in the Council Chamber.

Very low income housing units top the list –

At the Council meeting on August 5, the Council approved an agreement with Barry J. Miller in the amount of $34,780 for preparation of an update to the City’s Housing Element of the General Plan.  The planning costs for compliance with the state law continue to rise.  State laws require all cities to update their General Plan Housing Element every 7 years. Piedmont’s element needs to be updated in 2014.

Allocation of housing is based on State and regional determination of projected needs. This process is ongoing as population growth in the State and out-of-state migration results in increasing numbers of California residents. The Association of Bay Area Governments (ABAG) apportions specific new housing and jobs requirements for each city and county within its nine county Bay Area jurisdiction. 

Piedmont has struggled to meet ABAG’s requirements in the past because of the lack of available sites for new businesses and housing. As a fully built-out city with no opportunity to expand borders or annex properties, the City faces a dilemma every time the housing needs are allocated. Piedmont has argued against the allocation by demonstrating the problems associated with providing the housing units, specifically pointing to the City’s Charter, limited land area, costs, and zoning restrictions.  After a protracted process of negotiations and revised drafts, Piedmont achieved State certification of its Housing Element in 2011. (Read consultant Miller’s recitation of the months of rejections and revisions.) The Housing Element is the only part of a city’s general plan that is subject to State certification.

The Piedmont staff report states:

“As the Council is aware, one of the goals of the Housing Element is to define how the City has planned for its Regional Housing Needs Allocation (RHNA) – the amount of new housing units the City must show the State Department of Housing and Community Development (HCD) it can accommodate.

Under the existing Housing Element, the City was required to accommodate 40 new units, but the new RHNA allocation for the 2015-2022 Housing Element is 60 new units broken down by income category as follows:

Very Low Income  –  24 units
0-50%*
Low Income –  14 units
51-80%*
Moderate Income – 15 units
81-120%*
Above Moderate Income –  7 units
120%+*

*The income levels are expressed as percentages of Alameda County median income”

As a primarily single family residential city, Piedmont has long attempted to maintain its character through zoning and planning. Piedmont has addressed prior allocations through encouraging second units and infill of vacant lots.  New second units in Piedmont have frequently avoided parking requirements by agreeing to provide the units to very low income individuals for a ten year period.  A question has been raised about what happens to Piedmont meeting low income housing needs when the original ten-year period for the units has elapsed. Voter approval of zoning changes would be necessary to significantly increase Piedmont housing units.

To some, increased population is beneficial and indicates the desirability of the State’s strong economy. Advocates of infill and densification hope open space will be spared if people are housed in existing urban areas.

Opponents of infill and densification have described the imposition of housing unit allocations in urban areas as “the Manhattanization of California” changing the character of cities.

Compliance with State laws require a General Plan Housing Element that includes how a city will provide for the increases in housing units.   As of January 1, 2008, an amendment to the State Housing Element Law, mandates that cities strengthen provisions to respond to the housing needs of the homeless by identifying a zone or zones where emergency shelters are a permitted use without a conditional use permit.

For now, there is no penalty for not providing the prescribed number of units.  Piedmont currently has an approved Housing Element meeting all State requirements.  

Read the staff report.

Through the efforts of Piedmont City Planner Kate Black, the City has won a highly competitive grant of $102,000 from the Alameda County Transportation Commission (CTC) to fund the City’s proposed Pedestrian and Bicycle Master Plan, including a Safe Routes to School component.

At the Monday, August 5 City Council meeting, the Council will be asked to approve a $120,000 consulting contract to hire Niko Letunic of Eisen-Letunic to develop the City’s first pedestrian/bicycle master plan. The $18,000 shortfall in the contract will be paid for by local “pass through” funds from the City’s existing Measure B bike/pedestrian funds, with no money anticipated coming from the city’s General Fund.  The contract with Leutunic is contingent upon an agreement with the CTC. 

If approved by the Council and agreement with the CTC, during the next year, Leutunic will examine existing conditions and issues related to biking and walking in Piedmont, assess the barriers, challenges and opportunities. He will assess and analyze concerns and needs of pedestrians and cyclists in Piedmont, and based on the assessment, develop a designated citywide network of bicycle routes and prioritized capital or physical improvements to the City’s pedestrian and bicycle infrastructure. He will recommend policy decisions the City can make to improve non-motorized transportation and identify the top priorities and an implementation strategy. Throughout the process, there will be numerous opportunities for Piedmont residents to participate in the plan’s development through public hearings and workshops.

According to Black, the Alameda CTC received 29 applications for pedestrian and bicycle projects, requesting a combined $18.2 million in funding. After reviewing and scoring the applications, the CTC awarded only $3.7 million (20% of the total amount requested) toward only eight projects, including the Piedmont plan. Black said, “The City’s application was greatly bolstered by the 120 thoughtful letters of support submitted by Piedmont residents and organizations, including 55 written by Piedmont Middle School students.”

Staff report

Green vehicles added to municipal fleets – 

Four Bay Area communities will have all-electric Mitsubishi i-MiEV hatchbacks for three years to augment their municipal fleets. San Jose received 38 i-MiEVs on Thursday, June 27  and the remaining 12 will be delivered to Campbell, Los Gatos and Mill Valley in early July.

Mitsubishi Motors North America supplied the vehicles. Mike Albert Fleet Solutions, a national fleet management and services provider, developed the favorable leasing terms. Active International, a corporate trading and marketing solutions provider, funded the leases. Bay Area Climate Collaborative (BACC), a public-private initiative of the Silicon Valley Leadership Group and the Mayors of San Francisco, San Jose and Oakland, validated the Bay Area market for Active International, facilitated key business relationships in support of the deal and coordinated with the public agencies to help finalize agreements.

The Lithium-ion battery powered Mitsubishi i-MiEVs have a range of 62 miles per charge.

Read Green Car Congress