PUBLIC HEARING Introduction and 1st Reading of Ordinance 769 adding division 17.67 to Chapter 17 of the Piedmont Municipal Code for Ministerial Design Review Permits, amending Division 17.38 and Section 17.64.020 pertaining to Accessory Dwelling Unit — Piedmont City Council, September 5, 2023 (part 1 of 2)

City of Piedmont

COUNCIL AGENDA REPORT
DATE: September 5, 2023
TO: Mayor and Council
FROM: Rosanna Bayon Moore, City Administrator
SUBJECT: Introduction and 1st Reading of Ordinance 769 adding division 17.67 to Chapter 17 of the Piedmont Municipal Code for Ministerial Design Review Permits, amending Division 17.38 and Section 17.64.020 pertaining to Accessory Dwelling Units and Junior Accessory Dwelling Units, and adding provisions for the use of Pre-approved Plans, amending various sections of the Piedmont Municipal Code to update references to Piedmont’s Design Guidelines and Standards and clarifying application requirements, and amendments to implement objective standards for Multifamily and Mixed-use Commercial and Residential Buildings; and Consideration of amendments and adoption of the City of Piedmont Design Guidelines (to be renamed “City of Piedmont Design Standards and Guidelines”) (recommended CEQA action: exempt under Public Resources Code section 21080.17, CEQA Guidelines sections 15282(h), 15301 and 15303)
RECOMMENDATION:

1. Find that the proposed amendments to the Piedmont Municipal Code and the revisions to the City’s Design Guidelines are exempt from the California Environmental Quality Act (CEQA).

2. Approve the 1st reading of Ordinance 769 adding division 17.67 to Chapter 17 of the Piedmont Municipal Code for Ministerial Design Review Permits; amending Division

17.38 and Section 17.64.020 pertaining to Accessory Dwelling Units and Junior Accessory Dwelling Units, and adding provisions for the use of Pre-approved Plans; and amending Piedmont Municipal Code sections 17.02.010, 17.32.020, 17.34.020, 17.36.030,

17.36.040, 17.42.040, 17.46.080, 17.50.020, 17.62.030, 17.64.030, 17.66.010, 17.66.020,

17.66.040, 17.66.060, 17.78.040, 17.90.010, and 17.90.020 to update references to Piedmont’s Design Standards and Guidelines and clarify application requirements.

3. Approve the attached Resolution adopting the “City of Piedmont Design Standards and Guidelines” as shown in Exhibit A to the attached Resolution.

EXECUTIVE SUMMARY:

In 2020, the City received grant funds under SB 2 to implement plans and process improvements that streamline housing approvals and accelerate housing production (“SB 2 programs”). At this time, staff is advancing proposed amendments to the Piedmont Municipal Code for the City Council’s consideration. The proposed revisions incentivize production of ADUs and streamline review of multifamily and mixed-use developments as affordable housing types. Proposed changes to the City of Piedmont Design Guidelines support the ADU program, establish standards for streamlined review, and provide a pathway for projects to meet City requirements with ministerial approval, as provided under State law. The policy research and analysis completed for Piedmont’s SB 2 programs were presented at public events leading up to and including preparation of the 6th Cycle Housing Element. The City Council adopted the 6th Cycle Housing Element on March 20, 2023.

BACKGROUND:

In 2019, the Piedmont City Council authorized staff to pursue, enter into, and execute an SB 2 grant agreement to develop new fair housing programs, including new ADU incentives and objective design standards for multifamily and mixed-use commercial and residential developments. On August 17, 2020, the City Council approved a contract with Lisa Wise Consulting (LWC) to prepare the draft SB 2 programs. The goal of the SB 2 Planning Grant program is to accelerate housing production in the near-term. The deadline for satisfaction of the grant requirements is September 30, 2023.

Community engagement efforts have included establishment of the Housing Advisory Committee, a City committee of housing experts consisting of residents appointed by the City Council, the launch of the Fair Housing Community Survey, and the Piedmontishome.org fair housing website.

These activities have informed and led to the formal adoption of guiding principles for new SB 2 housing programs that seek to accomplish the following:

1. Support equitable distribution of affordable units across the City. A diversity of housing choices, including new affordable multi-family housing, new mixed-income multi-family housing, new residential mixed-use development, converted units, ADUs, and Junior ADUs, should be considered throughout the City’s neighborhoods, corridors, and zoning districts.

2. Promote and enhance community design and neighborhoods. Infill development should be compatible with the neighborhood context. Development and design standards should ensure that new construction enhances the area in terms of building scale, placement, and design; and is sensitive to impacts on the neighborhood, including impacts related to sunlight access, privacy, and roadway access. Each building must exhibit high-quality design and play a role in creating a better whole.

3. Remove barriers to development and access to housing through clear and objective standards.

Development standards and procedures should guide development that is equitable and feasible and that lead applicants through procedures that are transparent and predictable.

4. Facilitate the development of new housing units through strategic partnerships between the City and the broader community. Partnerships to facilitate development include striving to reach community consensus for desired designs; and achieving community support for new incentives, standards, and tools to meet housing goals.

5. (Build) social equity. Work with the Community to proactively facilitate greater social equity by considering City incentives and programs that will enable new homes and apartments for a range of Agenda Report Page 2 of 293
income levels, creating opportunities for all persons regardless of race, religion, ethnic background, or financial ability.

At the conclusion of its meeting on March 15, 2022, the Housing Advisory Committee was generally supportive of LWC’s recommendations, including the draft MODS program and the ADU incentives program, and provided feedback to City staff and consultants. Since then, several of LWC’s recommendations, have been included as programs in Piedmont’s 6th Cycle Housing Element, adopted by the City Council on March 20, 2023.

The Planning Commission considered the proposed MODS and ADU incentives amendments at public meetings on October 10, 2022, June 12, 2023, July 10, 2023, and August 14, 2023. Public correspondence received before and at these meetings included three letters (EBFE, CAL HFD, and PREC), and two public speakers. Written correspondence is provided as Attachment D.

Planning Commission staff reports and meeting minutes are available online as Attachment F, G, H, I, J, K, and L. At the conclusion of the item on August 14, 2023, the Planning Commission unanimously approved resolutions finding the proposed amendments exempt from CEQA and recommending City Council adoption of (1) an ordinance amending the Piedmont City Code and (2) a resolution amending the City of Piedmont Design Guidelines.

ANALYSIS:

Proposed Changes to Chapter 17 of the Piedmont Municipal Code

1. City Approved ADU Plans. After a robust public engagement process, the City’s housing team has developed planning permit-ready designs for a variety of ADU solutions appropriate to Piedmont’s landscape and setting. This program reduces the cost to an applicant to prepare architectural floor plans and elevations for a planning permit as an incentive to create a rentrestricted ADU. The ordinance (Attachment A) amends the City Code to establish a new City Code section 17.38.075 for a voluntary ADU incentive program.

The proposed amendments related to ADU incentives allow the Planning & Building Director or his/her designee to authorize the use of ADU floor plans and elevations, pre-approved by the City Council for very low income households, so long as the location and design of the unit meet the normal requirements for ADUs required by section 17.38.060, the roofing material and exterior siding material of the proposed unit are the same as that of the primary residence, and the applicant’s plans are the same as those approved by the City Council with only a 3 percent variation or less in any one dimension.

When approval of the Planning Division’s ADU permit is granted, the applicant must provide a covenant requiring a rent level affordable to households of very low income (50 percent of the area median income or less), for a period of 10 years, beginning either: (a) on the date of recordation or date of final building inspection, whichever is later; or (b) according to the terms of the conditions of approval for a recorded declaration. This staff report recommends that the City Council pre-approved ADU plans be added as a new Appendix A to the Piedmont Design Standards and Guidelines.

2. Revising Definitions of ADU and JADU. The proposed ordinance (Attachment A) amends the existing definitions of accessory dwelling unit and junior accessory dwelling unit to align with State law. A redlined version of the City Code changes is provided as Attachment C.

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3. Amending Division 17.66 to clarify review authority and procedures. The proposed ordinance amends division 17.66 (Attachment A) to update references to the Piedmont Design Standards and Guidelines, clarify the role of the Director to provide guidance to applicants on the types of design review applications, and review and approve applications for ministerial design review, pursuant to State law. These amendments refer applicants to a proposed new division

17.67, described below.

4. Adding New Division 17.67 for Ministerial Design Review. The ordinance (Attachment A) amends Chapter 17 of the City Code to create a new division 17.67, entitled Ministerial Design Review. Pursuant to State law and SB 35, a residential or mixed-use development application that meets the eligibility criteria specified in the law must be ministerially reviewed and approved without a public hearing, neighbor comments, or CEQA review. However, under State law, the City is authorized to impose objective design standards on such projects. The proposed code amendments establish that Piedmont’s multifamily objective standards apply to SB 35 ministerial projects.

The proposed new division 17.67 includes the following sections: Intent, Implementation, Permit required, Approval authority, Procedure (“Procedure: Application; Notice; Decision; Effective date; Decision by Director is final”), and Standards; Findings. The new division 17.67 would not apply to improvements not eligible for streamlined review under State law. Improvements such as the remodeling of existing residences will continue to require a discretionary design review process subject to public hearing, public comments, and CEQA review. In addition, the proposed division

17.67 allows an applicant to voluntarily seek discretionary review under division 17.66 if the applicant chooses discretionary review.

As proposed, the Planning & Building Director would apply division 17.67 in concert with City Code regulations and new objective standards to review applications eligible for SB 35 streamlined review. The determination of whether a proposed project complies with objective standards will be made by the Director. This agenda item also includes proposed amendments to the City of Piedmont Design Guidelines to establish new objective design standards for multifamily development and mixed-use commercial and residential development.

5. Amendments for Internal Consistency. The proposed amendments to the Piedmont Municipal Code (Attachment A) include changes to update the title of the City of Piedmont Design Standards and Guidelines and make necessary corresponding revisions to sections 17.02.010, 17.32.020,

17.34.020, 17.36.030, 17.36.040, 17.42.040, 17.46.080, 17.50.020, 17.62.030, 17.64.030,

17.66.010, 17.66.020, 17.66.040, 17.66.060, 17.78.040, 17.90.010, and 17.90.020 to update references to Piedmont’s Design Guidelines and Standards throughout Chapter 17.

Proposed Revisions to the Piedmont Design Standards and Guidelines The City Council in early 2020 last adopted updates to the Piedmont Design Guidelines. Staff is recommending amendments to the document, outlined below, and is requesting the full document to be approved by the Council, which includes the changes below, as shown in Exhibit A to Attachment B.

1. Change Title to Read Piedmont Design Standards and Guidelines. The draft resolution (Attachment B) re-adopts “The City of Piedmont Design Standards and Guidelines,” with a title that more accurately reflects the purpose and contents of the document.

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2. City Approved Plans for Rent-Restricted ADUs and JADUs. The draft resolution (Attachment B) inserts a new ADU incentive program into Division 5.03 of Chapter 5 of the Design Standards and Guidelines, entitled Building Design: Single-Family, Accessory Dwelling Units. A new section 5.03.05 will be inserted into the document to support the use of the preapproved plans for the production of rent-restricted housing. In addition, the City approved ADU floor plans and elevations will be inserted as Appendix A. As prepared, the Director may authorize an applicant’s use of the pre-approved ADU designs so that an applicant can submit them, along with a detailed site plan, to Piedmont’s Planning Division staff for issuance of a planning ADU permit. The ADU designs must then be further developed with items, including engineering plans, Title 24 compliance, and construction details, and then submitted to Piedmont’s Building Official for formal review and issuance of a building permit.

3. Ministerial Design Review for Multifamily Development in Chapter 6. The draft resolution (Attachment B) amends Chapter 6. Building Design: Multifamily of the Piedmont Design Standards and Guidelines to establish the purpose and implementation of the objective design standards for multifamily housing development. Following an introduction, the resolution establishes a range of measurable standards for building envelope design, building design, site design, and terms for multifamily development.

4. Ministerial Design Review and Objective Design Standards for Mixed-Use Development in Chapter 7. The draft resolution (Attachment B) amends Chapter 7. Building Design: MixedUse of the Piedmont Design Standards and Guidelines to establish the purpose and implementation of the objective design standards for mixed-use commercial and residential housing development.

Following an introduction, the resolution establishes a range of measurable standards for building envelope design, building design, site design, parking, and terms for mixed-use commercial and residential development.

5. Revisions for Internal Consistency. The draft resolution (Attachment B) includes general revisions to the City of Piedmont Design Standards and Guidelines to make them internally consistent with the amendments described above.

Public Comments
Public comments about community values, design elements, and architectural styles directly informed the draft ADU incentives program and objective design standards for multifamily and mixed-use commercial and residential developments. All of the public comments received by staff are included in this staff report as Attachment D.

CONSISTENCY WITH THE GENERAL PLAN:

ADU Incentives Programs in the Piedmont 6th Cycle Housing Element Policies, including 3.1: Rent-restricted ADUs, 3.2: Occupancy of Permitted ADUs, and 3.3:

Legalization of ADUs, and implementing programs in the 6th Cycle Housing Element (Attachment E) of the Piedmont General Plan were developed with SB 2 funding. These policies and programs were adopted by City Council on March 20, 2023, and are consistent with the amendments to the City Code and Design Standards and Guidelines, proposed at this time.

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• Program 1.C Public Engagement for ADUs
• Program 1.S ADU Compliance
• Program 3.A Affordable ADU Public Information Campaign • Program 3.C Monitoring ADU Missed Opportunities
• Program 3.D Monitoring ADU Development Opportunities
• Program 3.E Affordable Housing Fund
• Program 3.F Incentives for Rent-Restricted ADUs
• Program 5.H Housing for Extremely Low-Income Individuals and Households • Program 5.I Housing for Extremely Low-Income Families Permit Streamlining and Objective Standards in the 6th Cycle Housing Element The following policies and programs in the Piedmont 6th Cycle Housing Element (Attachment E) were developed with SB 2 funding as part of the development of objective design standards. These policies and programs were adopted by City Council on March 20, 2023, and are consistent with the amendments to the City Code and Design Standards and Guidelines, proposed at this time. • Policy 4.2 Planning and Building Standards
• Policy 4.3 Expeditious Permitting
• Policy 4.4 Updating Standards and Codes
• Program 4.R Permit Streamlining
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):

City staff reviewed the proposed changes to Chapter 17 of the Piedmont Municipal Code and to the Design Standards and Guidelines for compliance with CEQA, as well as policies and programs in the City of Piedmont General Plan that reduce the potential for adverse impacts from development within the context of Piedmont’s natural and built environment. City staff considered the programs pursuant to the CEQA Guidelines, including review of the following potential impacts:

1. Aesthetic Considerations: The Zoning Ordinance and General Plan policies and programs protect aesthetics, and account for protection of scenic vistas. The amendments to implement the SB 2 programs do not change or increase the development potential permitted in the zoning ordinance of any property in Piedmont. Neither the ADU incentives program nor the multifamily objective design standards (MODS) change the City regulations for residential densities, floor area ratios, heights, minimum setbacks, lot coverage, or parking standards for any zoning district. Piedmont is a developed and urbanized area, there is no designated state scenic highway within the City limits, and no part of Piedmont is visible from vehicles on a state scenic highway. The ADU incentives and MODS require exterior lighting to be fully shielded and directed downward onto the building façade and onto paving of entrance areas, and prohibits floodlights. Sites with recognized historic resources on the National Register of Historic Places, the California Register of Historic Resources, or a local register approved by the City Council are not eligible for redevelopment under the MODS program. For the foregoing reasons, there is no possibility of a significant impact on aesthetics.

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2. Climate Change and Sustainability: Neither the ADU incentives nor the MODS in the SB 2 programs change or increase the development potential permitted in the zoning ordinance of any property in Piedmont. The ADU pre-approved plans call for electrical cooking appliances and heating systems. The MODS do not change the City regulations for clean energy, residential densities, floor area ratios, heights, minimum setbacks, lot coverage, or parking standards for any zoning district. Emissions would be no greater than those generated from buildings meeting the existing Piedmont Design Guidelines. The MODS section D., subsection 6., Energy Efficiency, reinforce Piedmont City Code Chapter 8., Building, Construction, & Fire Protection, and the Piedmont Reach Codes, sections

8.02.070 and 8.02.080. Furthermore, MODS section D., Site Design, subsection 7., provides procedures to implement shared parking reductions and implement transportation control measures and transportation demand management (TDM) to reduce future emissions from passenger vehicles and light trucks, consistent with the Piedmont Transportation Element, Piedmont Safer Streets plan, and the Piedmont Climate Action Plan 2.0. There is no possibility of a significant impact.

3. Transportation: General Plan policies and programs protect the City transportation system.

The ADU incentives program would construct a small structure adjacent to an existing or proposed residence(s). The Piedmont MODS section B., Building Design, subsection 7., Parking and Driveway Design, support City policies to carefully plan for complete streets, pedestrians, transit, and bicycles, and MODS section D., Site Design, subsection 7., provides procedures to implement shared parking reductions and implement transportation control measures and transportation demand management (TDM) to reduce emissions from passenger vehicles and light trucks, consistent with the Piedmont Transportation Element, Piedmont Safer Streets plan, and the Piedmont Climate Action Plan 2.0. The ADU incentives and Piedmont MODS in the SB 2 programs are consistent with CEQA Guidelines section 15064.3, subdivision (b) and metrics to determine the significance of transportation impacts using vehicle miles traveled (VMT). The MODS encourage a reduction in VMT by setting a framework for transportation demand management and shared parking reductions. Neither the ADU incentives nor MODS propose to change standards for the public right-of-way and do not change the adopted Piedmont Public Works Standard Details, which govern the design of roadways, sidewalks, intersections, utilities, signage, etc. Neither the ADU incentives nor the Piedmont MODS propose to change standards for the public right-of-way related to emergency response. There is no possibility of a significant impact.

4. Landslide and Seismic Stability. Landslide and seismic hazards are present in most parts of Piedmont, and the Piedmont General Plan addresses the risk of development on hillside lots within a mile of active earthquake fault lines. According to the General Plan, no part of Piedmont is within a Special Study Zone, mapped by the State of California. The slope of many sites in Piedmont is 20% or more. The Piedmont General Plan anticipates construction on slopes of 20% or more and requires geotechnical reports at the time of issuance of a building permit. The extent, size, and degree of grading proposed by the SB 2 programs are anticipated by the Piedmont General Plan Environmental Hazards Element.

There is no possibility of a significant impact.

5. Roadway Impacts. Construction under the SB 2 programs could include the construction of retaining walls and imported soil and materials. Truck traffic related to construction can include 300 trips or more into and out of Piedmont during the course of grading. This amount of truck traffic related to grading is anticipated by Piedmont General Plan policies, Agenda Report Page 7 of 293
programs, and actions, subject to a detailed construction management plan, including coordination with emergency response personnel. A standard condition of approval placed on design review permit applications requires a construction management plan, construction completion schedule, City facilities deposit, security deposit, and route maps to address construction traffic. There is no possibility of a significant impact.

6. Construction Noise Impacts. Construction in Piedmont is associated with noise from trucks, drilling, pile driving, jackhammering, voices, saws, and hammering. This noise can exceed 70 dBA per occurrence. The Piedmont Noise Element (included in Environmental Hazards Element) anticipates these noise impacts from construction. The General Plan notes that construction noise is limited by the Piedmont Municipal Code which prohibits construction noise between 6:00 p.m. and 8:00 a.m., extending to 6:00 p.m. to 9:00 a.m. on Sundays. A standard condition of approval of a design review permit requires that the applicant prepare a construction management plan and construction completion schedule specific to the project scope prior to issuance of a building permit. There is no possibility of a significant impact. For a large project, an acoustical study with noise reduction measures is required consistent with Noise Element Action 22.B. General Plan Action

22.B. states,
“Acoustical Study Requirements - On an ongoing basis, require acoustical studies for projects which could potentially elevate noise levels above the “normally acceptable” limits specified in Table 6.4, or introduce noise-sensitive uses in areas where the existing noise levels presently exceed the normally acceptable levels described in Table 6.4. Such analyses should be prepared by a qualified acoustical consultant and should include sufficient sampling data to adequately describe existing and future conditions.”

7. Biological Resources and Urban Forest. The Piedmont City Code does not have an implementing ordinance for the removal of trees on private property. A number, type, and degree of tree removals are anticipated by the Piedmont General Plan Natural Resources and Sustainability Element and Parks, Recreation and Open Space Element. A standard condition of approval requires compliance with a tree protection plan and measures to avoid construction impacts to remaining trees. Land in Piedmont consists of urbanized lots and many lots are developed with residences, other buildings, and accessory structures.

Piedmont is surrounded on all sides by developed and urbanized land in the City of Oakland. All of Piedmont is connected to existing roadway systems and public utilities.

Sites in Piedmont are unlikely to provide significant habitat value for special status species as defined by the California Department of Fish and Wildlife or the U.S. Department of Fish and Wildlife. There is no possibility of a significant impact.

The adoption of the amendments to the City Code and Piedmont Design Standards and Guidelines for a new incentive program for rent-restricted Accessory Dwelling Units are exempt from the CEQA because: (1) pre-approved architectural plans for ADUs are statutorily exempt from CEQA pursuant to Public Resources Code section 21080.17 and CEQA Guidelines section 15282(h) which exempts adoption of ordinances to implement Government Code section 65852.2 regarding accessory dwelling units, and (2) exempt pursuant to CEQA Guidelines, 14 Cal. Code of Regs. sections 15301(e) and 15303(a) because the amendments address the construction of accessory dwelling units and junior accessory dwelling units.

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Also, starting in 2021, City staff focused the scope of the Multifamily Objective Design Standards (MODS program) on exterior design elements, such as exterior materials, roof forms, windows, doors, and building features. The proposed MODS program does not change the underlying development potential of property in any zone in Piedmont. The amendments to the City Code and Piedmont Design Guidelines to change the title and to implement objective design standards for multifamily development and mixed-use commercial and residential development are not subject to CEQA because it can be seen with certainty that there is no possibility that the adoption of Multifamily Objective Design Standards may have a significant effect on the environment. (Public Resources Code section 21065; CEQA Guidelines, 14 Cal. Code of Regs. Sections 15061(b)(3), 15378.) Further, these amendments are exempt under CEQA Guidelines, 14 Cal. Code of Regs.

Section 15301 and 15303 for existing facilities and the construction or conversion of small structures.

Exceptions to the Exemptions: Categorical exemptions are typically not applicable to projects which may have significant environmental impacts. The exceptions are listed in section 15300.2 of the CEQA Guidelines. These exceptions typically apply for particular locations (Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located); where there is a cumulative impact (exemptions are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant); where there are unusual circumstances (exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances); for scenic highways; for hazardous waste sites; or for historical resources (exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource). The proposed SB 2 programs do not present any unusual exceptions. As outlined above, City staff have identified no substantial evidence that the project falls within any of the exceptions listed in section 15300.2 of the CEQA Guidelines.

CONCLUSION:

The supply of new housing through the production of ADUs, multifamily development, and mixed-use development is critical to meeting the City’s fair housing goals. The extension of the SB 2 grant deadline for completion of the new ADU incentives program and objective design standards program, made possible by the State of California 2022 Budget Act, gave the City the opportunity to include programs to support new affordable ADUs and permit streamlining policies in the 6th Cycle Housing Element, adopted by City Council on March 20, 2023. The City Council is being asked to review the draft ordinance and resolution prepared by staff, the staff report, agenda materials, and community member feedback and to take the actions recommended at the beginning of this staff report.

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ATTACHMENTS:

A Pages 11-23 Draft Ordinance Amending the City of Piedmont Municipal Code B Pages 24-246 Draft Resolution Adopting the “City of Piedmont Design Standards and Guidelines”
C Pages 247-259 Redline Version of City Code Amendments D Pages 260-293 Public Comment
E Online 6th Cycle Housing Element
https://static1.squarespace.com/static/5fdea2c9d61098631976bacc/t/645ade372ed4dc7c1f9c9af0/168367674 2222/LWC_Piedmont_HEU_Final+Draft+Revised+Compiled_050923+R.pdf F Online Planning Commission Staff Report for June 12, 2023 https://static1.squarespace.com/static/5fdea2c9d61098631976bacc/t/647e23cc26099416cacfee13/168598831 7280/Final+2023+6+12+PC+Staff+Report+MODS.pdf
G Online Planning Commission Meeting Minutes for June 12, 2023 https://piedmont.ca.gov/news/kcom-tv/live_content_and_video_archive H Online Planning Commission Staff Report for MODS for July 10, 2023 https://static1.squarespace.com/static/5fdea2c9d61098631976bacc/t/64a370948b45bf4994231680/16884327 97271/2023+7+10+PC+Staff+Report+MODS.pdf
I Online Planning Commission Staff Report for ADU Incentives for July 10, 2023 https://static1.squarespace.com/static/5fdea2c9d61098631976bacc/t/64a370d676e52f4f8b33439d/168843286 1531/2023+7+10+Staff+Report+PC+ADU+Programs.pdf
J Online Planning Commission Meeting Minutes for July 10, 2023 https://piedmont.ca.gov/news/kcom-tv/live_content_and_video_archive K Online Planning Commission Staff Report for August 14, 2023 https://static1.squarespace.com/static/5fdea2c9d61098631976bacc/t/64cd1551c72143588ea7f653/16911619 42036/PC+2023+8+14+Staff+Report+SB+2+Programs+Reduced.pdf L Online Planning Commission Draft Meeting Minutes for August 14, 2023 https://piedmont.hosted.civiclive.com/cms/One.aspx?portalId=13659823&pageId=14266079 Agenda Report Page 10 of 293
ORDINANCE NO. 769 N.S.

AN ORDINANCE
ADDING DIVISION 17.67 TO CHAPTER 17 OF THE PIEDMONT MUNICIPAL CODE FOR MINISTERIAL DESIGN REVIEW PERMITS; AMENDING DIVISION 17.38 AND SECTION

17.64.020, PERTAINING TO ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS, AND ADDING SECTION 17.38.075 FOR PROVISIONS FOR THE USE OF PREAPPROVED PLANS; AND AMENDING PIEDMONT MUNICIPAL CODE SECTIONS 17.02.010, 17.32.020, 17.34.020, 17.36.030, 17.36.040, 17.42.040,

17.46.080, 17.50.020, 17.62.030, 17.64.030, 17.66.010, 17.66.020, 17.66.040, 17.66.060,

17.78.040, 17.90.010, AND 17.90.020 TO UPDATE REFERENCES TO PIEDMONT’S

DESIGN GUIDELINES AND STANDARDS AND MAKE OTHER CONFORMING

REVISIONS
The City Council of the City of Piedmont hereby ordains as follows:

SECTION 1 – INTENT
It is the intent of the City Council of the City of Piedmont to adopt updated provisions in City Code Chapter 17 related to:
 The definitions of Accessory Dwelling Unit and Junior Accessory Dwelling Unit;  Providing a new section 17.38.075 for an incentive and for allowing for the use of preapproved plans for Accessory Dwelling Units;
 The addition of a new division 17.67 Ministerial Design Review Permit and minor revisions to sections 17.62.030.E, 17.66.020, 17.66.040 to provide consistency with division 17.67; and
 Changing references to the City of Piedmont Design Guidelines, by updating the references to refer to the new title “City of Piedmont Design Standards and Guidelines.” SECTION 2 – CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) The proposed City Code amendments related to ADUs are statutorily exempt from CEQA pursuant to Public Resources Code section 21080.17 and CEQA Guidelines section 15282(h) which exempts adoption of ordinances to implement Government Code section 65852.2 regarding accessory dwelling units (Public Resources Code section 21065; CEQA Guidelines, 14 Cal. Code of Regs. Sections 15061(b)(3), 15378.) and exempt pursuant to CEQA Guidelines, 14 Cal. Code of Regs. Section 15301 and 15303. In addition, the proposed revisions to Chapter 17 unrelated to Accessory Dwelling units are categorically exempt from CEQA because it can be seen with certainty that there is no possibility that the adoption of proposed amendments to Chapter 17 may have a significant effect on the environment (Public Resources Code section 21065; CEQA Guidelines, 14 Cal. Code of Regs. Sections 15061(b)(3), 15378.) and also exempt pursuant to CEQA Guidelines, 14 Cal. Code of Regs. Section 15301 and 15303.

SECTION 3 – AMENDMENT OF SUBSECTION 17.02.010.B.6
Subsection 17.02.010.B.6 of the City Code is amended to read in its entirety as follows:

ATTACHMENT A Agenda Report Page 11 of 293
“6. ensure excellence of architectural design, and compliance with the Piedmont Design Standards and Guidelines, as approved by the City Council and amended from time to time;” SECTION 4 – AMENDMENT OF SUBSECTION 17.32.020.B
Subsection 17.32.020.B of the City Code is amended to read in its entirety as follows:
“B. Standards. A design review permit is not required, but a trash enclosure within a street setback will be reviewed at the planning counter for compliance with this chapter and the Piedmont Design Standards and Guidelines (Trash Enclosures). The enclosure must be:

1. located as far away from the street as possible;

2. as small as is necessary to enclose the carts;

3. as low in height as necessary to adequately screen the carts; and

4. designed in compliance with the Piedmont Design Standards and Guidelines.” SECTION 5 – AMENDMENT OF SUBSECTION 17.34.020.C
Subsection 17.34.020.C of the City Code is amended to read in its entirety as follows:
“C. Contents. Plans must clearly set forth the areas and types of existing and proposed landscaping, and their relation to the structure(s) requiring the approval or permit. Landscaping must conform to Piedmont Design Standards and Guidelines as well as any state regulations, including the California Water Efficient Landscape Ordinance (23 Cal. Code of Regulations Division 2, Chapter 2.7).”
SECTION 6 – AMENDMENT OF SUBSECTION 17.36.030.B
Subsection 17.36.030.B of the City Code is amended to read in its entirety as follows:
“B. Exceptions.

1. City Buildings and Facilities. The Director of Public Works may approve the installation of a sign by the City on City-owned buildings and facilities located on City-owned property and within the public rights-of-way provided the sign conforms to the Piedmont Design Standards and Guidelines.

2. Sidewalks. A temporary freestanding sign no larger than four square feet on a side (excluding the frame) may be placed on a City sidewalk or curbside planting strip on Saturdays and Sundays between 12 p.m. and 5 p.m., as long as the sign does not impede pedestrian or vehicular traffic or otherwise constitute a safety hazard.

3. Piedmont Park and Veterans’ Memorial Building. A group or individual hosting a permitted event in Piedmont Park or at the Veterans’ Memorial Building may place up to two temporary freestanding signs no larger than four square feet on a side (excluding the frame) in Piedmont Park, on the adjacent curbside strips, or on the exterior of the Veterans’ Memorial Building during the permitted event and for a period not to exceed 2 hours before the start of the permitted event and 2 hours after the conclusion of the permitted event, as ATTACHMENT A Agenda Report Page 12 of 293
long as the sign does not impede pedestrian or vehicular traffic or otherwise constitute a safety hazard.

4. Other public property. The Director of Public Works may issue a sign permit to display a sign in the following locations:
a. Across Magnolia Avenue at the intersection of Highland Avenue and Magnolia Avenue.
b. On the fence outside of the Piedmont Corporation Yard. c. On backstops or fences within or surrounding Coaches Field, Beach Playfield, Hampton Field, Vista Street tennis courts, the City pool, and other City-owned recreation facilities.

A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure, but shall include an efficiency kitchen that provides for a cooking facility with appliances and a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.” ATTACHMENT A Agenda Report Page 13 of 293
SECTION 9 – AMENDMENT OF SUBSECTION 17.38.060.B.5
Subsection 17.38.060.B.5 of the City Code is amended to read in its entirety as follows:
“5. Design Criteria. The design of the structure(s) housing the proposed accessory dwelling unit must meet applicable objective design criteria in the Piedmont Design Standards and Guidelines and any additional design standards applicable to accessory dwelling units approved by City Council resolution.”
SECTION 10 – AMENDMENT OF SUBSECTION 17.38.060.B.6.a
Subsection 17.38.060.B.6.a of the City Code is amended to read in its entirety as follows:
“a. Parking. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the City shall not require the replacement of off-street parking spaces. (Gov't. Code §65852.2 (a)(1)(D)(xi).)”
SECTION 11 – AMENDMENT OF SUBSECTION 17.38.060.C.2.j
Subsection 17.38.060.C.2.j of the City Code is amended to read in its entirety as follows:
“j. An expansion to an accessory structure of up to one hundred fifty (150) square feet to accommodate ingress and egress for a proposed junior accessory dwelling unit must meet applicable design criteria in the Piedmont Design Standards and Guidelines.” SECTION 12 – ADDITION OF SECTION 17.38.075
The City Code is amended to add Section 17.38.075 to read in its entirety as follows:
“17.38.075 Pre-approved Plans Incentive
A. The Director may authorize an applicant’s use of floor plans and elevations, owned by the City of Piedmont and approved by the City Council, Appendix A of the Piedmont Design Standards and Guidelines, to obtain Planning Division approval of an Accessory Dwelling Unit Permit if all of the following findings are made:

A. The design unit meets the requirements of section 17.38.060.

B. The roofing material and exterior siding material of the proposed unit are the same as that of the primary residence.

C. The plans are the same as those in Appendix A of the Piedmont Design Standards and Guidelines with only a 3 percent variation or less in any one dimension.

ATTACHMENT A Agenda Report Page 14 of 293
If the approval is granted, the applicant must agree to the imposition of a rent restrictions on the unit requiring that any rent for the unit be affordable to households of very low income, and the accessory dwelling unit shall be subject to all the requirements set forth below.

B. Additional requirements. If an accessory dwelling unit permit using City-owned plans in Appendix A of the Piedmont Design Standards and Guidelines is approved, it is subject to the following additional requirements.

1. Rent restriction.
a. Declaration of rent restrictions. The accessory dwelling unit permit constructed using City-owned plans shall be subject to declaration of rent restrictions (in a form provided by the city), which shall be recorded in the county recorder's office, as a declaration of rent restrictions, and will remain in effect for ten years.

The ten-year period of rent restriction begins either: (a) on the date of recordation or date of final building inspection, whichever is later; or (b) according to the terms of the recorded declaration.

ATTACHMENT A Agenda Report Page 15 of 293
“d. The proposed design is consistent with the Piedmont Design Standards and Guidelines.” SECTION 15 – AMENDMENT OF SUBSECTION 17.50.020.B.3.a
Subsection 17.50.020.B.3.a of the City Code is amended to read in its entirety as follows:
“a. such modifications comply with objective standards in the Piedmont Design Standards and Guidelines; and”
SECTION 16 – AMENDMENT OF SUBSECTION 17.62.030.B.2
Subsection 17.62.030.B.2 of the City Code is amended to read in its entirety as follows:
“2. Expedited design review by Director. The applicant for an expedited design review permit under section 17.66.040.B.3 may be required to notify adjacent neighbors as specified in the Design Standards and Guidelines or the application instructions.” SECTION 17 – AMENDMENT OF SUBSECTION 17.62.030.E
Subsection 17.62.030.E of the City Code is amended to read in its entirety as follows:
“E. Schedule of notice requirements. Notice of an application will be given under this chapter as set forth in the following schedule:

Notice by City at least 14 days before the hearing, measured from the project boundary. 2
Notice
by
applicant
30 days
before
hearing1
to
adjacent
property
owners
to
property
owners
within 100
feet
to
property
owners
within 200
feet
to
property
owners
within 300
feet
to property
owners
within 500
feet
Design review permit Variable depending on application. See division 17.66.

Ministerial design review No public notice. See division 17.67.

Variance
Single (other than for
height or floor area ratio)
X

More than one, or for
height or floor area ratio
X X
Signs X4 X
Landscape plan X4 X4
Lot line adjustment
Between two lots
More than two lots

X
Wireless communication
facility permit
X4 X
Accessory Dwelling Unit
Permit
No notice for an ADU permit application is permitted.

See division 17.38.

ATTACHMENT A Agenda Report Page 16 of 293
Negative declaration or
Environmental Impact
Report required
X4
X
Tract map or parcel map X X
Conditional use permit, or
modification
X
Reasonable
accommodation3
X
Zoning Regulation
Amendment
Publish notice in newspaper of general circulation within the City.5 Zoning Map Amendment Publish notice in newspaper of general circulation within the City. 5 Other applications X
Appeal, Call for Review Subject to Section 17.78.030.A. 1 See section 17.62.030B.
2 See section 17.62.030C.
3 Subject to section 17.76.040.
4 For an application considered by Planning Commission
5 Subject to section 17.62.030, subsections A and C.”
SECTION 18 – AMENDMENT OF SUBSECTION 17.64.020.A AND 17.64.020.B Sections 17.64.020.A and 17.64.020.B of the City Code are amended to read in its entirety as follows:
“17.64.020 Term of approval.

A. General. An approved conditional use permit, design review permit, accessory dwelling unit permit or variance lapses one year after its date of final approval, or at an alternative time specified as a condition of approval, unless one of the following has occurred:

1. A building permit has been issued, substantial money expended, and construction diligently pursued; or

2. A final inspection has been issued; or

3. The conditional use is established in reliance on the approval.

An applicant is not allowed to proceed with construction if the approval has expired.

B. Administrative extension. The Director will grant one six-month extension for any permit or variance approval by the Planning Commission, City Council, or staff, upon written application by the property owner on a form provided by the Director, along with submission of the extension fee, prior to expiration of the original approval. The extension fee is the amount established by City Council resolution.”
SECTION 19 – AMENDMENT OF SUBSECTION 17.64.030.A.1
Subsection 17.64.030.A.1 of the City Code is amended to read in its entirety as follows:

ATTACHMENT A Agenda Report Page 17 of 293
“1. Achieve the general purposes of this chapter or the specific purposes of the zoning district in which the site is located, or to make it consistent with the general plan and Piedmont Design Standards and Guidelines;”
SECTION 20 – AMENDMENT OF SECTION 17.66.010
Section 17.66.010 of the City Code is amended to read in its entirety as follows:
“17.66.010 Intent.

Design review is intended to: promote orderly, attractive, safe and harmonious development; uphold the aesthetic values of the community; and ensure excellence of architectural design; all as set forth in the Piedmont Design Standards and Guidelines.” SECTION 21 – AMENDMENT OF SECTION 17.66.020
Section 17.66.020 of the City Code is amended to read in its entirety as follows:
“17.66.020 Implementation.

A. Piedmont Design Standards and Guidelines. The City Council has adopted the Piedmont Design Standards and Guidelines that are available online and at city hall. The Standards and Guidelines are the criteria for the applicant and hearing body in determining whether a specific project conforms to section 17.66.060, Standards.

B. Director. The Director will prepare:

1. the permit application forms; and

2. public lists for guidance to applicants on which applications are subject to each type of design review.

SECTION 22 – AMENDMENT TO SECTION 17.66.040
Section 17.66.040 of the City Code is amended to read in its entirety as follows:
“17.66.040 Approval authority
A. Planning Commission.

1. Applicability. The Planning Commission has the responsibility to review a design review permit if the project is:
a. part of an application for a variance or conditional use permit; b. is valued at $125,000 or more (adjusted for inflation 1); ATTACHMENT A Agenda Report Page 18 of 293
c. a site feature greater than 7 feet high and located in a side or rear yard setback, or a site feature of any height located within a 20-foot street setback;
d. a retaining wall greater than 30 inches in height located within a street yard setback or a fence of any height located within a street yard setback; or
e. referred to the Planning Commission by the Director.

However, if any component of a project application requires final approval by the City Council, including a City project, the Planning Commission makes a recommendation and the Council is the final decision-making body. The Planning Commission shall not review any development application that is eligible for ministerial review under State law unless the applicant voluntarily requests discretionary review (See division 17.67).

2. Notice. If a project is subject to Planning Commission approval, the city will give notice:
a. in the same manner required for the underlying application of which design review is a part; or
b. to property owners within 100 feet of the property for a stand-alone design review permit application, including those for nonresidential signs under section 17.36.040.C.2 and landscape plans under section 17.34.020.A.2, except that design review permit applications for a new house shall require notice to property owners within 300 feet of the property. (See division 17.62. In some cases, the applicant provides the notice to other property owners.)

3. Standards. In reviewing an application for a design review permit, the Planning Commission will apply the standards set forth in section 17.66.060, Standards.

B. Director.

1. Applicability. The Director has the authority to approve a design review permit application if the project is not covered by the Planning Commission applicability threshold under subsection A.1 above. The Director may refer an application to the Planning Commission.

2. Notice. The city will give notice of a design review permit application to the adjacent property owners if the proposal represents a significant change. The Director determines what is a significant change. (See section 17.66.020 B.)

3. Expedited review. An application for a minor modification is entitled to expedited review. The Director determines what is a minor modification, and will maintain a list, available to the public. (See section 17.66.020 B.)

4. Ministerial design review permit application. Application for a ministerial design review permit, as provided in division 17.67, shall be reviewed and approved by the Director.

ATTACHMENT A Agenda Report Page 19 of 293

5. Standards. In reviewing an application for a design review permit, the Director will apply the standards set forth in section 17.66.060, Standards.

6. Changes.
a. Conditions of approval. Only the approving hearing body may approve a change to a condition of approval, unless the condition provides otherwise. b. Plans. A change in the plans will be reviewed by the approving hearing body, except that the Director may approve a change to plans approved by the Planning Commission or City Council if the change does not meet the threshold applicability provisions for review by the Planning Commission (see section 17.66.040 A 1), or is a minor modification. (See section 17.66.020 B.)”
SECTION 23 – AMENDMENT OF SUBSECTION 17.66.060.A
Subsection 17.66.060.A of the City Code is amended to read in its entirety as follows:
“A. The proposed design is consistent with the City's General Plan and Piedmont Design Standards and Guidelines.”
SECTION 24 – ADDITION OF DIVISION 17.67
The City Code is amended to add division 17.67 as follows:
“DIVISION 17.67 MINISTERIAL DESIGN REVIEW PERMIT
Sections:

17.67.010 Intent

17.67.020 Implementation

17.67.030 Permit required

17.67.040 Approval authority

17.67.050 Procedure: Application; Notice; Decision; Decision of Director is final

17.67.060 Standards; Findings

17.67.010 Intent.

It is the intent of the City in establishing this ordinance to support equitable distribution of affordable housing units across the City; promote and enhance community design and neighborhoods; remove barriers to development and access to housing through clear and objective standards; and facilitate the development of new multifamily housing units.

17.67.020 Implementation.

A. Piedmont Design Standards and Guidelines. The City Council has adopted the Piedmont Design Standards and Guidelines that are available online and at city hall. The Piedmont ATTACHMENT A Agenda Report Page 20 of 293
Design Standards and Guidelines are one of the criteria for the applicant and Director in determining whether a specific project conforms to section 17.67.060, Standards; Findings.

B. Director. The Director will prepare:

1. The permit application forms; and

2. Information to provide technical assistance to residents and applicants.

C. Voluntary discretionary review. Any applicant eligible for ministerial design review pursuant to section 17.67.030, may submit in writing to the Director a voluntary request to have the design review permit application considered according to the provisions of division 17.66 to receive discretionary design review for the applicant’s development proposal.

17.67.030 Permit required.

A. Permit required. A ministerial design review permit is required for any development application which meets the eligibility criteria of Government Code section 65913.4, including a multifamily or mixed-use development application of four or more new housing units, and development applications consisting of two or more new housing units;
B. The building official will not issue a building permit under chapter 8 of the City of Piedmont City Code until the applicant has obtained the required ministerial design review permit. The city will not allow demolition pursuant to division 17.67 unless the applicant has approval of plans for a replacement structure pursuant to this chapter 17 and has obtained a building permit under chapter 8.

17.67.040 Approval authority.

A. Director.

1. Applicability. The Director has the authority to review and approve a ministerial design review permit application submitted pursuant to section 17.67.030, and any application to amend a previously approved ministerial design review permit, pursuant to State law.

2. Notice. No notice shall be provided for ministerial design review applications submitted pursuant to section 17.67.030.

3. Standards and Findings. In reviewing an application for a ministerial design review permit, the Director shall apply the standards set forth in section 17.67.060, Standards; Findings.

17.67.050 Procedures: Application; Notice and hearing; Decision; Effective date; Appeal A. Application. An applicant for a ministerial design review permit must submit a complete application, accompanied by plans and materials in the form approved by the Director, and the application fee, which fee shall be established by resolution. The Director may waive in writing submission of items deemed unnecessary to determine compliance with this chapter.

An application is considered complete in accordance with section 17.60.020.

ATTACHMENT A Agenda Report Page 21 of 293
B. Notice and hearing. The Director shall review the ministerial design review permit application without notice or public hearing, unless otherwise required by State law.

C. Decision. The Director shall notify the applicant of the decision in writing.

D. Director’s decision is final. Permits approved by the Director for ministerial design review permit applications are final.

17.67.060 Standards; Findings
The Director may not approve a ministerial design review permit unless the Director first finds that the design of the project conforms to all of the following standards:

A. The proposed development meets the criteria of Government Code section 65913.4.

B. The proposed development meets applicable design standards as provided in the Piedmont Design Standards and Guidelines, as they may be amended from time to time by the City Council.

C. The proposed development complies with zoning ordinance regulations for the zone in which the project site is located.”
SECTION 25 – AMENDMENT OF SUBSECTION 17.78.040.A.2.c
Subsection 17.78.040.A.2.c of the City Code is amended to read in its entirety as follows:
“c. there is a significant error in the application of the Piedmont Design Standards and Guidelines; or
SECTION 26 – AMENDMENT OF SECTION 17.90.010
a. The definition of Street in section 17.90.010 of the City Code is amended to read in its entirety as follows: “Street means a public vehicular roadway. It does not include a public alley, or a private roadway. (A list of streets is set forth in the Piedmont Design Standards and Guidelines.)”
b. The definition of Site Feature in section 17.90.010 of the City Code is amended to read in its entirety as follows: “Site feature means a subordinate structure that is intended to functionally or decoratively enhance a property and that is primarily used for recreation, decoration or as a utility feature. A list of site features is set forth in the Piedmont Design Standards and Guidelines. Site feature does not include an accessory structure, primary structure, or built feature listed in Building Code section 5.2.2 subsection 8.02.020.B.” SECTION 27 – AMENDMENT OF SECTION 17.90.020
The definition of Coverage in section 17.90.020 of the City Code is amended to read in its entirety as follows:
“Coverage means the percentage of the lot area that is covered. Coverage may refer either to (1) all structures and site features including their vertical projections to the ground except eaves, ATTACHMENT A Agenda Report Page 22 of 293
sills, cornices, awnings that project three feet or less from the wall surface, (2) hardscape surfaces, or (3) to both, as may be specified in the context. (See Design Standards and Guidelines.)”
SECTION 28 - CONFLICTS
If a previous City Council ordinance or resolution is in conflict with this ordinance, that ordinance or resolution is superseded and the provisions of this ordinance prevail.

SECTION 29 – SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the Ordinance or their applicability to other persons or circumstances.

SECTION 30 – CODIFICATION
The City Clerk is directed to codify this ordinance in a manner which reflects the legislative intent of the City Council
SECTION 31 – POSTING, EFFECTIVE DATE, AND SUBMISSION
This Ordinance shall be posted at City Hall after its second reading by the City Council for at least 30 days and shall become effective 30 days after the second reading. The City Clerk is directed to submit a copy of this ordinance to the Department of Housing and Community Development in the manner required by law.
[END OF ORDINANCE]
ATTACHMENT A Agenda Report Page 23 of 293
RESOLUTION No. _____

A RESOLUTION OF

THE CITY COUNCIL OF THE CITY OF PIEDMONT

TO ADOPT THE CITY OF PIEDMONT DESIGN STANDARDS AND GUIDELINES WHEREAS, Division 17.66 and Division 17.67 of the Piedmont Municipal Code require a Design Review permit for most types of construction in Piedmont; and WHEREAS, Division 17.38 of the Piedmont Municipal Code requires that an accessory dwelling unit or junior accessory dwelling unit comply with the Piedmont Design Guidelines; and

WHEREAS, the City Council initially adopted Design Guidelines in 1988 to provide criteria for the applicant and the appropriate hearing body to determine whether a specific project conforms to the City’s design standards and achieves the purposes of the Piedmont Municipal Code; and
WHEREAS, the Piedmont Design Guidelines have been updated from time to time, most recently on February 18, 2020; and
WHEREAS, on September 16, 2019, the Piedmont City Council authorization the City Administrator to pursue, enter into, and execute a grant agreement under the State of California SB 2 Planning Grant program to develop new fair housing programs, including new accessory dwelling unit (ADU) incentives and objective design standards for the construction of multifamily development and mixed-use commercial and residential development (herein referred to as “SB 2 fair housing programs”); and
WHEREAS, the City will benefit from incentives for ADUs that are restricted to rents affordable to very-low-income households for a period of 10 years that are based on objective standards specific to the design of accessory dwelling units and junior accessory dwelling units in Piedmont in conformance with Government Code sections 65583(c)(7), 65852.2 and 65852.22; and WHEREAS, the City will benefit from objective standards for ministerial review of multifamily development and mixed-use commercial and residential development, in compliance with State laws including Senate Bill 35 (Government Code section 65913.4); and WHEREAS, the California Department of Housing and Community Development adopted Updated Streamlined Ministerial Approval Process Government Code Section 65913.4 Guidelines on March 30, 2021, which were originally issued on November 29, 2018, to provide technical assistance with implementation of Senate Bill 35; and WHEREAS, the Piedmont City Council adopted guiding principles for the SB 2 fair housing programs on June 21, 2021, including principles to support equitable distribution of affordable units across the City, promote and enhance community design and neighborhoods, remove barriers to development and access to housing through clear and objective standards, facilitate the development of new housing units through strategic partnerships between the City ATTACHMENT B Agenda Report Page 24 of 293
and the broader community, and greater social equity; and WHEREAS, public input on the SB 2 fair housing program amendments, reports, and City Code changes, was solicited through a citywide survey, community workshops, open houses, and public hearings at the Planning Commission and City Council; and WHEREAS, the SB 2 fair housing program amendments, reports, and City Code changes were prepared to satisfy State law, community input and preferences, and the SB 2 Planning Grant Program requirements; and
WHEREAS, the research and analysis prepared for the SB 2 fair housing programs were incorporated in the policies and programs of the Piedmont 6th Cycle Housing Element, adopted by the City Council on March 20, 2023; and
WHEREAS, the Piedmont 6th Cycle Housing Element includes policies 3.1: Rentrestricted ADUs, 3.2: Occupancy of Permitted ADUs, and 3.3: Legalization of ADUs, and programs 1.C: Public Engagement for ADUs, 1.S: ADU Compliance, 3.A: Affordable ADU Public Information Campaign, 3.C: Monitoring ADU Missed Opportunities, 3.D: Monitoring ADU Development Opportunities, 3.E: Affordable Housing Fund, 3.F: Incentives for Rent-Restricted ADUs, 5.H: Housing for Extremely Low-Income Individuals and Households, and 5.I: Housing for Extremely Low-Income Families, which support the construction of ADUs to provide housing affordable to households with a range of income levels; and WHEREAS, the Piedmont 6th Cycle Housing Element includes policies 4.2: Planning and Building Standards, 4.3: Expeditious Permitting, and 4.4: Updating Standards and Codes, and program 4.R: Permit Streamlining, which support objective design standards for multifamily and mixed-use commercial and residential development consistent with State law; and WHEREAS, the draft amendments to the Piedmont Design Guidelines for a new incentive program for a rent-restricted ADUs and for the objective design standards for multifamily development and mixed-use commercial and residential development, were published for public review on July 3, 2023, and have been available for public comment for approximately 40 days; and
WHEREAS, the Planning Commission convened a public hearing on the draft amendments to the Piedmont Design Guidelines on August 14, 2023, provided an opportunity for public and Commissioner comments at that time, and at the conclusion of the discussion adopted a resolution recommending City Council adopting of amendments to the Piedmont Design Guidelines; and
WHEREAS, the draft document has been revised to incorporate and respond to public comments; and
WHEREAS, City Council approval of the new Piedmont design standards for Accessory Dwelling Units, including Junior Accessory Dwelling Units, and for objective design standards for multifamily development and mixed-use commercial and residential development, is required before they become effective; and
ATTACHMENT B Agenda Report Page 25 of 293
NOW, THEREFORE, BE IT RESOLVED that, after reviewing the revised document, staff report, and all documents and public testimony received, the City Council of the City of Piedmont does hereby resolve, declare, determine and order as follows:

SECTION 1. The City Council finds as follows:

1. The proposed new incentive program for rent-restricted ADUs are consistent with and will advance the goals, actions, policies, and programs of the Piedmont General Plan because the amendments are consistent with Housing Element goals, policies and programs, described herein;

2. The proposed standards as attached hereto as Exhibit A will support and improve the City’s ability to promote orderly, attractive, safe, and harmonious development that upholds the aesthetic values of the community and ensures excellence of architectural design;

3. The proposed City-approved architectural plans for ADUs (Exhibit A) were developed with community input regarding design preferences;

4. The proposed amendments for objective design standards for multifamily development and mixed-use commercial and residential development (Exhibit A) are consistent with and will advance the goals, policies, actions, and programs of the General Plan because the amendments are consistent with Housing Element goals, policies, and programs, described herein;

5. The proposed amendments for objective design standards for multifamily development and mixed-use commercial and residential development (Exhibit A) will support and improve the City’s ability to promote orderly, attractive, safe, and harmonious development that upholds the aesthetic values of the community and ensures excellence of architectural design; and

6. The proposed objective design standards for multifamily development and mixed-use commercial and residential development (Exhibit A) reflect community design preferences.

SECTION 2. The Planning Commission finds that evidence provided in the August 14, 2023 staff report demonstrates that the new incentive program for rent-restricted Accessory Dwelling Units are exempt from the California Environmental Quality Act (CEQA) because preapproved architectural plans for ADUs are statutorily exempt from CEQA pursuant to Public Resources Code section 21080.17 and CEQA Guidelines section 15282(h) which exempts adoption of ordinances to implement Government Code section 65852.2 regarding accessory dwelling units, and exempt pursuant to CEQA Guidelines, 14 Cal. Code of Regs. sections 15301(e) and 15303(a) because the amendments address the construction of accessory dwelling units and junior accessory dwelling units.

ATTACHMENT B Agenda Report Page 26 of 293
SECTION 3. The City Council finds that evidence provided in the September 5, 2023 staff report demonstrates that the adoption of the Piedmont Design Standards and Guidelines, which effectuates a change the title of the document and to implement objective design standards for multifamily development and mixed-use commercial and residential development, are exempt from the California Environmental Quality Act (CEQA) it can be seen with certainty that there is no possibility that the title change and adoption of Multifamily Objective Design Standards may have a significant effect on the environment. (Public Resources Code section 21065; CEQA Guidelines, 14 Cal. Code of Regs. Sections 15061(b)(3), 15378.). Further, these amendments are exempt under CEQA Guidelines, 14 Cal. Code of Regs. section 15301 and 15303.

SECTION 4. Piedmont Design Standards and Guidelines, as attached hereto as Exhibit A, is , attached as Exhibit A, are hereby adopted by the City Council.

SECTION 5. All portions of this resolution are severable. If an individual component of this Resolution is adjudged by a court to be invalid and unenforceable, then the remaining portions will continue in effect.
[END OF DOCUMENT]
ATTACHMENT B Agenda Report Page 27 of 293

SINGLE FAMILY

SINGLE-FAMILY, MULTI-FAMILY, ADU, COMMERCIAL AND MIXED-USE

DESIGN STANDARDS AND GUIDELINES
ADOPTED BY THE PIEDMONT CITY COUNCIL SEPTEMBER 5, 2023
ATTACHMENT B Agenda Report Page 28 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

ACKNOWLEDGMENTS ii

ACKNOWLEDGMENTS

CITY OF PIEDMONT

CITY COUNCIL
Jennifer Cavenaugh
Betsy Smegal Andersen
Conna McCarthy
Jennifer Long
Tom Ramsey
Robert McBain
Teddy Gray KingTim Rood

PLANNING COMMISSION
Doug Strout
Rani Batra
Justin Zucker
Wayne Rowland
Julie Ortiz
Jonathan Levine
Allison Allessio
Yildiz Duransoy
Susan Ode
Tom Ramsey
Douglas Strout
Eric Behrens

PLANNING STAFF
Kevin Jackson, AICP, Planning Director
Pierce Macdonald, Senior Planner
Gopika Nair, Associate Planner
Joshua Muller, Assistant Planner
Steven Lizzarago, Assistant Planner
Mark Enea, Administrative Assistant

SUBCOMMITTEE
Eric Behrens, Planning Commission
Tom Ramsey, Planning Commission
Kevin Jackson, AICP, Planning Director
Pierce Macdonald, Senior Planner
Barry Miller, FAICP, Planning Consultant
John Schlesinger, Architecture Consultant

COMMUNITY PARTNERS
Gail Lombardi, Piedmont Historical Society
Arleta Chang, Jarvis Architects
Betsy Goodman, John Malick & Associates
Grier Graff, Graff Architects
Lisa Joyce, Lisa Joyce Architecture
William Holland, William Holland Architect

CONSULTING TEAM
Barry Miller, FAICP, Planning Consultant
John Schlesinger, Architecture Consultant
Lisa Wise Consulting, Inc. (2023)
ATTACHMENT B Agenda Report Page 29 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

TABLE OF CONTENTS iii

ACKNOWLEDGMENTS

1. INTRODUCTION

1.01 Introduction and Objectives................................................................................................ 1-1

1.02 Relationship to the General Plan and Zoning Ordinance .................................................... 1-3

1.03 How to Use the Design Guidelines....................................................................................... 1-4

2. THE DESIGN REVIEW PROCESS

2.01 Introduction ......................................................................................................................... 2-1

2.02 Expedited Design Review Permit......................................................................................... 2-4

2.03 Director Design Review Permit............................................................................................ 2-5

2.04 Planning Commission Design Review and/or Variance Permit ........................................... 2-6

2.05 ADU Permit...............................……………………………………………………………………………………….

2.06 Ministerial Design Review Permit…………………………………………………………………………………….

2.10 List of Exceptions to Design Review Permits....................................................................... 2-7

2.11 Design Review Submittal Guidelines and Checklist........................................................... 2-12

2.06.03 Design Review Submittal Checklist Form.......................................................... 2-17

2.12 Story Poles ......................................................................................................................... 2-18

2.07.04 Story Pole Certification Form............................................................................ 2-19

2.13 Site Visits............................................................................................................................ 2-21

3. SITE DESIGN

3.01 Neighborhood Typologies.................................................................................................... 3-1

3.02 Relation to Public Open Space............................................................................................. 3-8

3.03 Site Development................................................................................................................. 3-9

3.03.01 Significant Views................................................................................................. 3-9

3.03.02 Visual and Acoustical Privacy; Access to Direct and Indirect Light................... 3-10

3.03.03 Site Coverage of Structures, Hardscape and Landscape Surfaces.................... 3-12

3.04 City of Piedmont List of City Streets to Determine Street Setback Requirements ........... 3-15

3.05 Compatibility with the Street Right-of-Way ...................................................................... 3-17

3.06 Location of Structures........................................................................................................ 3-20

3.06.01 Introduction and Definitions............................................................................. 3-20

3.06.02 Zone A: Single-Family Residential..................................................................... 3-21

3.06.03 Zone C: Multi-Family Residential...................................................................... 3-23

3.06.04 Zone D: Commercial and Mixed-Use Residential ............................................ 3-25

3.06.05 Zone E: Estate Single-Family Residential .......................................................... 3-27

3.07 Off-Street Parking and Driveway Standards...................................................................... 3-29

3.07.02 Off-Street Vehicle Turning Radii Standards...................................................... 3-30

3.07.03 Off-Street Driveway Dimensional Standards.................................................... 3-30

3.07.04 Off-Street Driveway Turnaround Standards..................................................... 3-31

3.07.05 Off-Street Driveway Gradient Standards.......................................................... 3-32 ATTACHMENT B Agenda Report Page 30 of 293
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3.08 Retaining Walls .................................................................................................................. 3-33

3.09 Fences and Walls................................................................................................................ 3-39

3.10 Trash Enclosures................................................................................................................ 3-46

3.11 Landscape and Hardscape Design...................................................................................... 3-49

3.11.02 Street Facing Gardens in Setback Areas........................................................... 3-50

3.12 Exterior Lighting................................................................................................................. 3-55

3.13 Location of Site Features ................................................................................................... 3-56

3.13.01 Definitions for Design Review Purposes........................................................... 3-56

3.13.02 Neighborhood and Contiguous Parcel Compatibility ....................................... 3-57

3.13.03 On-Site Aesthetic Design Compatibility............................................................ 3-59

3.13.04 On-Site Safety.................................................................................................... 3-61

4. BUILDING DESIGN: GENERAL

4.01 Building Styles...................................................................................................................... 4-1

4.01.01 Predominant Building Style ................................................................................ 4-5

4.01.02 Stylistic Changes to Existing Structures.............................................................. 4-7

4.02 Building Elements ................................................................................................................ 4-9

4.02.01 On-Site Aesthetic Design Consistency ................................................................ 4-9

4.03 Window Replacement and New Windows........................................................................ 4-17

4.03.01 Submittal Requirements: Replacement Windows............................................ 4-17

4.03.02 Types of Window Operations........................................................................... 4-17

4.03.03 On-Site Aesthetic Design Compatibility: Existing Structures............................ 4-18

4.03.04 On-Site Aesthetic Design Compatibility: New Construction............................. 4-20

4.04 Mechanical Equipment...................................................................................................... 4-22

4.04.01 Neighborhood and Contiguous Parcel Compatibility ....................................... 4-22

4.04.02 On-Site Aesthetic Design Compatibility............................................................ 4-22

4.05 Green Building Measures and Renewable Energy Features.............................................. 4-26

4.05.01 Introduction ...................................................................................................... 4-26

4.05.02 On-Site Landscape Design Principles................................................................ 4-27

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL

5.01 Building Scale and Massing.................................................................................................. 5-1

5.01.01 Neighborhood and Contiguous Parcel Compatibility ......................................... 5-2

5.01.02 On-Site Aesthetic Design Compatibility.............................................................. 5-5

5.02 Detached and Attached Garages......................................................................................... 5-8

5.02.01 Neighborhood and Contiguous Parcel Compatibility ......................................... 5-8

5.02.02 On-Site Aesthetic Design Compatibility............................................................ 5-10

5.02.03 Neighborhood, Contiguous Parcel and On-Site Safety..................................... 5-13

5.03 Accessory Dwelling Units................................................................................................... 5-14

5.03.01 Neighborhood and Contiguous Parcel Compatibility ....................................... 5-15

5.03.02 On-Site Aesthetic Design Compatibility............................................................ 5-14

5.03.03 Fire Safe Construction…………………………………………………………………………………..5-18

5.03.04 Standard Conditions of Approval………………………………………………………………….5-18

5.04 Miscellaneous Accessory Structures.................................................................................. 5-19

5.04.01 Neighborhood and Contiguous Parcel Compatibility ....................................... 5-19

5.04.02 On-Site Aesthetic Design Compatibility............................................................ 5-20

6. BUILDING DESIGN: MULTI-FAMILY RESIDENTIAL

6.01 Neighborhood Context ........................................................................................................ 6-1

6.02 Building Scale and Massing.................................................................................................. 6-2

6.03 Building Styles...................................................................................................................... 6-3

6.04 Garages and Driveways........................................................................................................ 6-8

6.05 Objective Design Standards for Multi-Family…………………………………………………………………..

6.06 Accessory Dwelling Units…………………………………………………………………………………………………

7. BUILDING DESIGN: COMMERCIAL AND MIXED-USE RESIDENTIAL

7.01 Neighborhood Context ........................................................................................................ 7-1

7.02 Site Development................................................................................................................. 7-4

7.03 Building Scale and Massing.................................................................................................. 7-7

7.04 Building Styles.................................................................................................................... 7-11

7.05 Garages and Driveways...................................................................................................... 7-17

7.06 Exterior Building Signage ................................................................................................... 7-18

7.07 Objective Design Standards for Mixed-Use……………………………………………………………………

7.08 Accessory Dwelling Units………………………………………………………………………………………………

8. WIRELESS COMMUNICATION FACILITIES

8.01 Antenna Systems in the Public Right-of-Way ............................................ Not In This Printing

8.02 Macro Sites on Public or Private Property................................................. Not In This Printing Glossary of Terms................................................................................................................... G-1 ATTACHMENT B Agenda Report Page 32 of 293
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1. INTRODUCTION

1.01 INTRODUCTION AND OBJECTIVES

1.01.01 INTRODUCTION
With its well-maintained neighborhoods, abundant greenery, attractive streetscapes and varied topography, the City of Piedmont is renowned for its distinct physical and architectural character. Piedmont has the largest per capita supply of pre-World War II single-family housing in the State of California. A diversity of homes and lot sizes can be found between and within its different neighborhoods. This includes modestly sized houses on flat parcels framed by relatively rectangular blocks, multi-story and stepped houses on irregular sized lots facing winding streets that follow the sloping terrain, and large parcels containing magnificent estates. Piedmont’s compact civic and commercial district, with its nearby public open spaces, acts as the hub for the city.

As with other San Francisco Bay Area cities, more multi-generational households, increased wealth and property values, the growth of home-based workplaces, and other lifestyle changes have created increased pressure for alterations, expansions, and in some cases replacement of the existing housing stock. In a city where nearly all of the residential parcels have long ago been developed, it is important to consider how Piedmont’s physical and historical setting can be maintained, while allowing for the flexibility to address these new housing needs.

State laws such as SB 35 and AB 686 incentivize the production of housing and direct the City of Piedmont to take an active role in the planning for new housing units, including housing affordable to all income levels in the Piedmont community. These Design Standards and Guidelines help streamline the review process for eligible development applications. In many cases this means that the consistency of an eligible development application with the Design Standards and Guidelines will be considered and decided by the Planning & Building Director (referred to as Director hereafter).

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1.01.02 OBJECTIVES
The Piedmont Design Standards and Guidelines have been developed to be used by homeowners, design professionals, interested neighbors, City Staff and Planning Commissioners. They incorporate the provisions of the 1988 Piedmont Residential Design Review Guidelines and subsequent amendments. They also incorporate planning and land use provisions from the General Plan, and relevant aspects of the City Code, Chapter 17 Planning and Land Use (Zoning Ordinance), henceforth referred to as the Zoning Ordinance.

Design standards and guidelines for landscaping and site improvements, multi-family and mixed-use properties, commercial buildings and building signage are also included. Design requirements for wireless communication facilities will be added as a separate package at a later date.

The Design Standards and Guidelines demonstrate, through photos, diagrams, and graphic examples, how to determine appropriate design solutions to address context, architectural character, building form, landscape, site amenities and their relationship to the street and neighboring properties. This allows for a more comprehensive and consistent method for project reviews, while outlining expectations by the City Staff for project applicants and their neighbors.

The Design Standards and Guidelines help implement Housing Element policies and programs to streamline the review of eligible development applications, such as SB 35 development proposals. In 2023, new divisions 6.05 and 6.07 were added to provide objective design standards for multi-family development and mixed-use commercial and residential development. Applicants may voluntarily apply for discretionary design review, if they choose to do so and communicate the request to the Planning & Building Director in writing.

For additional examples of good design, project applicants may ask City Staff to reference projects in Piedmont that have received the City’s Annual Design Award. The purpose of the Design Awards program is to promote good design in the City. These projects provide realworld local examples of design excellence.

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1.02 RELATIONSHIP TO THE GENERAL PLAN

AND ZONING ORDINANCE

1.02.01 RELATIONSHIP TO THE GENERAL PLAN
The General Plan consists of elements (chapters) that set forth the City of Piedmont’s priority planning policies. These policies govern the Zoning Ordinance and the Design Standards and Guidelines. Among the topics in the General Plan are the preservation of existing terrain and natural vegetation, maintaining the public rights-of-way, protecting public open space, maintaining compatibility among buildings within established neighborhoods, ensuring the preservation of existing structures, maintaining significant view corridors, promoting sustainable development and green building practices, and ensuring reasonable accommodation to those with disabilities.

The pertinent elements within the General Plan that outline these policies and give direction to the Design Standards and Guidelines include the Land Use Element, the Transportation Element, the Natural Resources and Sustainability Element, the Design and Preservation Element, and the Housing Element. Each element stipulates particular design policies and standards that must be met by the Design Standards and Guidelines.

1.02.02 RELATIONSHIP TO THE ZONING ORDINANCE
The Zoning Ordinance also governs the Design Standards and Guidelines. It translates the policies of the General Plan into regulatory language. The design standards in the Zoning Ordinance instruct the way in which the Design Standards and Guidelines may be applied.

Zoning districts are established to determine allowable land use and occupancies. Specific regulations are included in the Zoning Ordinance and within the Design Standards and Guidelines for building and site development, the administration of development agreements, design review, public hearings, permit approvals, and enforcement.

As a city comprised primarily of well-maintained and established residential districts, a major focus of the Zoning Ordinance is the preservation of the City of Piedmont’s existing architectural and natural setting. Nevertheless, the Zoning Ordinance provides the flexibility for incremental growth within Piedmont’s neighborhoods, allowing for changes to housing and commercial development to reflect more current needs.

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1.03 HOW TO USE THE DESIGN GUIDELINES
As described in the Introduction and Objectives on pages 1-1, 1-2 and the Relationship to the General Plan and Relationship to the Zoning Ordinance on page 1-3, land use provisions outlined in the General Plan and the Zoning Ordinance are objective design standards. Section

5.03.01 and divisions 6.05 and 7.06 provide objective design standards specific to development types including ADUs, multi-family development, and mixed-use commercial and residential development. These standards ensure safety and design compatibility between adjacent properties within a neighborhood and throughout the City of Piedmont. By referencing these requirements, the Design Standards and Guidelines are rooted in the City Charter, while at the same time prescribing specific design measures to be considered when improvements are to be made to a site or buildings on a property.

1.03.01 ORGANIZATION OF THE DESIGN GUIDELINES
The Design Standards and Guidelines begin with an explanation of the Design Review Process.

This ensures the general public understands how a particular type of project is reviewed for design approval.

The chapters that follow include topics such as Site Design and General Building Design which are relevant throughout the city. This enables all types of projects found in different zoning districts to be referenced to the same principles found in the general Design Standards and Guidelines.

Subsequent chapters focus on the design standards and guidelines for specific building types.

These include Single-family Residential, Accessory Dwelling Units (ADU’s), Multi-Family Residential, and Commercial and Mixed-Use Residential. A chapter addressing Wireless Communication Facilities will be added at a later date.

A brief Glossary of Terms is provided at the end of the Design Guidelines, with references to a more comprehensive list of terms that may be accessed.

1.03.02 FORMAT OF THE DESIGN STANDARDS AND GUIDELINES
Each design standard and guideline follows the same graphic format. The top of the page begins with Design Objectives. The objectives are then referenced to a provision of the General Plan or the Zoning Ordinance, often with a hyperlink for easy access to the full text. Below the Design Objectives are design standards or guidelines. Accompanying the design guidelines are design comments that further clarify the design guidelines. Adjacent to the design guidelines or design comments are photographs or graphics, with accompanying text, to further explain the guideline or comment. Adjacent to the design standards in divisions 5.03 (ADUs), 6.05 (MultiATTACHMENT B Agenda Report Page 36 of 293 PIEDMONT DESIGN STANDARDS AND GUIDELINES:

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Family), and 7.06 (Mixed-Use) are diagrams to further explain the applicable objective design standards. A mockup of a typical guidelines page is shown below.

DESIGN GUIDELINES:

1. First Design Guideline

2. Second Design Guideline
DESIGN COMMENTS:

A. First Design Comment
(Related to Second Design Guideline)
B. Second Design Comment
(Related to Second Design Guideline)
DESIGN OBJECTIVES:

1. First Design Standard
Ref: General Plan Policy

2. Second Design Standard
Ref: Zoning Ordinance Policy or other document policy
Photograph or Graphic to Further
Explain First Design Guideline
Text describing photo or graphic
Photograph or Graphic to Further
Explain Second Design Guideline
Text describing photo or graphic
Photograph or Graphic to Further
Explain First Design Comment
Photograph or Graphic to Further
Explain Second Design Comment
Text describing photo or graphic
Text describing photo or graphic
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2. THE DESIGN REVIEW PROCESS

2.01 INTRODUCTION
There are three primary principles used when reviewing the merits of a proposed project. They are:

1. Aesthetic Design:

Determining the appropriateness of a proposed design, including its architectural character, design integrity, consistency, proportionality, mass and scale.

2. Compatibility:

Evaluating the impacts of a proposed design on its intended occupants, as well as residents in the vicinity of the structure, to protect privacy, maintain the consistency of a structure’s orientation to the street, identity, convenience, and visual access to significant views.

3. Safety:

Ensuring the proposed project maintains public safety, including emergency access, fire protection and wildfire prevention, physical security, pedestrian and bicycle safety, vehicle safety, and the mitigation of earthquake hazards.

Each of these three principles are addressed at three physical scales. They are:

1. Neighborhood:

As defined in Section 3.01; Neighborhood Typologies

2. Contiguous Parcels:

All parcels touching the subject property on which the proposed project is located.

3. On-Site:

Relating to the property where the proposed project is located.

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2.01.01 PERMIT APPLICATIONS
There are five primary types of planning permit applications. They are:

1. Expedited Design Review Permit Application – Reviewed by the Planning Director:
a. New or replacement windows and/or doors, or their removal or relocation. b. Minor modifications to a Design Review Permit Application previously approved. c. Minor improvements or replacements to existing building elements, as described in the Expedited Design Review Permit Application. d. New or relocated utility connections, as described in the Expedited Design Review Permit Application.

2. Director Design Review Permit Application – Reviewed by the Planning Director:
a. Projects up to a certain construction value, that are otherwise not exempt from Design Review or eligible for Expedited Design Review, as described in the Zoning Ordinance Sec. 17.66.040.
b. Projects that do not include fencing within a 20-foot street yard setback. c. Projects that do not require a variance.

3. Design Review Permit and/ or Variance Permit Application – Reviewed by the Planning Commission:
a. Projects with a certain construction value or greater, as described in the Zoning Ordinance Sec. 17.66.040, which generally involve additions and remodels to an existing structure, remodels to an existing structure with exterior stylistic changes, or projects involving the construction of new structures. b. Construction projects requiring a variance or conditional use permit. c. Any site feature, fence or retaining wall as described in the Zoning Ordinance Sec. 17.66.040.
d. Projects referred to the Planning Commission by the Planning Director.

4. Accessory Dwelling Unit Permit – Reviewed by the Planning Director a. Proposals to add an accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU) (also know as a second unit permit or in-law unit), as defined in Zoning Ordinance Sec. 17.38.020 and meet the requirements of Division 17.38.

5. Ministerial Design Review Permit – Reviewed by the Planning Director Proposals to construct multifamily development or mixed-use development of four or more housing units or proposal for two or more housing units that meet the eligibility criteria of Zoning Ordinance Sec. 17.67.030.

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2.01.02 IMPLEMENTATION
Each type of planning permit application has its own unique approval process. The five diagrams on pages 2-4, 2-5, 2-6, 2-7, and 2-8 map each type of permit review process, from initial contact with the Planning Department to a final approval for construction. These diagrams enable project applicants, design professionals and the general public to better understand project review procedures.

2.01.03 LEGEND FOR PROCESS DIAGRAMS
Each process diagram uses the same set of graphic symbols and colors, identifying the responsible party for tasks involved during project review, as well as the path used for obtaining project approvals. The symbols are shown in the legend below:

Begin process
Action initiated by
applicant or neighbor
Application status:

Ready to proceed?
Yes (may proceed)
Project approval
No (may not proceed)
Action taken by City
agency or commission
Applicant must
revise and resubmit
application/ plans
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2.02 EXPEDITED DESIGN REVIEW PERMIT
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EXPEDITED DESIGN REVIEW PERMIT
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2.03 DIRECTOR DESIGN REVIEW PERMIT
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DIRECTOR DESIGN REVIEW PERMIT
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2.04 PLANNING COMMISSION AND/OR

VARIANCE DESIGN REVIEW PERMIT
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PLANNING COMMISSION AND/OR VARIANCE

DESIGN REVIEW PERMIT
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2.05 ACCESSORY DWELLING UNIT PERMIT

NEW CHART
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2.06 MINISTERIAL DESIGN REVIEW PERMITI

NEW CHART
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2.10 LIST OF EXCEPTIONS TO DESIGN

REVIEW PERMITS
The following are considered small improvements and do not require a Design Review Permit:

1. Unless regulated by the City Code, interior remodeling of existing buildings where the use of the property, number of rooms eligible for use as a bedroom, and exterior form of the building is unchanged.

2. Fences and fences in combination with retaining walls as outlined in Zoning Ordinance Sec. 17.32 that are no greater than six feet (6’) in height and not located in a street setback, and retaining walls retaining existing grade that are less than thirty inches (30”) in height.

3. On-grade or below-grade improvements, including but not limited to walkways, patios and decks under 12 inches in height; irrigation lines and drainage work, unless a variance from minimum landscape coverage is required; or unless the improvement is a patio in the street setback and is not necessary for ingress or egress; or unless the improvement is a new or enlarged driveway or parking pad anywhere on the lot.

4. Normal repairs, replacement and maintenance of existing construction, so long as there is no change in the materials, design and size of the feature being repaired or replaced.

5. Minor construction related changes to previously approved plans which are architecturally compatible with approved new construction and existing construction, so long as the prior written approval of all affected neighbors has been obtained by the property owner and provided to the Director.

6. A satellite dish less than one meter in diameter.

7. Parking modifications required to conform to state ADA regulations.

DESIGN STANDARD:

1. Small Improvements That Do Not Require A Design Review Permit.

Ref: Zoning Ordinance Sec. 17.66.020.B.2.a and Sec. 17.66.030 ATTACHMENT B Agenda Report Page 46 of 293
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8. A complete change in the exterior wall material from wood siding to cementitious fiber siding with a texture that matches the existing wood siding, so long as there is no change in the siding location, orientation or design.

9. A change in roof material, provided that the new roof material is not a light or reflective color or surface (unless required to be so under Chapter 5 of the City Code (Piedmont Building Code), henceforth known as the City Building Code) for the following changes:
a. Existing sloped roofs with wood shingles, wood shakes, simulated material, material that is the subject of a recalled product, tar and gravel or other granular material to composition shingles, cap sheet to tar and gravel, provided that all sloped roofs for the entire house and accessory structures will be consistent throughout the property.
b. Existing flat roofs with any material to:

1. Polyvinyl Chloride (PVC).

2. Closed-cell sprayed polyurethane foam (SPF).

3. Tar and gravel, or other similar material such as modified bitumen with a granular surface, provided that exposed seams are covered with a granular surface.

10. Flat-profile skylights that project no more than 12 inches from the roof surface and tubular daylighting devices with a maximum 14 inch diameter tube, provided that that the flashing is painted to match the surrounding roof material and that the skylight or device is not on a street-facing roof slope or is located behind a parapet on a flat roof or is otherwise not visible from the street.

11. Automatic pool and spa covers that are less than 12 inches above adjacent surrounding grade.

12. Exterior-mounted electric vehicle chargers, provided no electrical conduit leading to the charger is exposed on the exterior wall of the building.

13. The replacement of a mechanical device, such as an air-conditioning unit or pool filter pump, provided that there is no significant change in size or location and the replacement device meets the sound output limits outlined in the City Building Code.

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14. A new ground-mounted air-conditioning unit, provided that:
a. There is no more than one unit on the property.
b. The unit is not visible from the street and is not located within a required setback.
c. The unit meets the sound output limits outlined in the City Building Code. d. The footprint of the unit is no more than 10 square feet. e. No electrical conduit or plumbing is exposed on the exterior wall of the adjacent building.

15. A maximum of one one-story detached accessory building used as a tool or storage shed, playhouse or similar use, provided the projected floor area does not exceed 120 square feet, it is not located within the setback from a street property line, and is less than 7 feet in height measured from the lowest adjacent grade to the highest roof projection.

16. New, relocated or replacement electrical panels that are no greater than 400 amps, electric meters or alarm boxes, provided that they are not located within the street setback, on the front wall, street-facing side wall, or area of a side wall containing the front door; and such meters, boxes, panels, exposed lines, and exposed conduit are painted to match the structure color.

17. New or relocated gas meters, provided that they are not located on a street-facing wall setback or are otherwise screened from street view.

18. The complete demolition and/or removal of:
a. Outdoor features including fences, site features, pools, decks, patios, awnings, greenhouses, storage sheds, solar panels and equipment, and exterior lighting not required by the City Building Code;
b. Non-original decorative architectural elements such as shutters and flower boxes; or
c. Exterior architectural elements including chimneys, skylights, vents, chases, stacks, antennae, satellite dishes and conduit, provided that the area is patched and painted to match the adjacent wall, eave, or roof material.

19. The installation of downward-directed low voltage path lights and stair lights, and downward-directed wall lights required by the City Building Code of a maximum 800 lumens or equivalent of a 60-watt incandescent bulb, that have an opaque or translucent shade that completely covers the light bulb, so long as all electrical conduit to new exterior wall fixtures is concealed within the wall.

20. The construction of mailboxes, driveway gate key pads and non-structural decorative elements such as flower boxes, house numbers and mail-slots.

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21. New or relocated non-structural portable barbeques, fire pits, fire tables, bird baths and fountains that do not require hard-wired electricity, or plumbing for gas or water.

22. New or relocated wood or metal gutters and downspouts that are painted to match the existing structure or trim color, and new or relocated unpainted copper gutters and downspouts.

23. New or relocated low-profile flues, vents and spark arrestors that are mounted on the wall or roof, not including wall-mounted plumbing lines or stacks, that have no exterior fans or blowers, provided that the vents/flues/spark arrestors project less than 12 inches and are painted to match the adjacent wall, roof or chimney color. Roof-mounted attic or ridge vents may be covered in the matching roof material in lieu of painting.

24. New or relocated crawl space access doors that are not full height, and pet doors, not located on the front wall of a house that are painted to match the house color.

25. The replacement of existing “domed” skylights with flat-profile skylights, provided that there is no change in size or location.

26. New or replacement flooring material on decks, balconies, patios, stairs, and entry porches and stairs, provided that the entire surface is replaced.

27. Small residential rooftop solar energy systems as outlined in the California Solar Rights Act, so long as no variance is needed from setback or building height requirements outlined in the Zoning Ordinance, Article 2.

28. New chimney tie-downs, seismic bracing, and caps, provided that such bracings and caps are painted to match the structure walls, chimney or roof color.

29. Chicken coops, bee hives and dog houses, provided that they are not located within a street setback, have a maximum combined footprint of 100 square feet, and have a maximum height of 5 feet measured from lowest adjacent grade.

30. The replacement of foundations, provided that there are no alterations that would otherwise alter the size, shape or exterior design of the building.

31. Children’s play equipment, provided that the equipment is not located within the street setback, is not permanently attached to the ground, is no more than 10 feet in height, and the total combined footprint of all play equipment does not exceed 300 square feet.

Children’s play equipment includes, but is not limited to: trampolines, swing-sets, play houses, slides, and “monkey” bars.

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32. The replacement of an existing wood window or door with a new window or door made of wood with aluminum or fiberglass exterior cladding, provided that there is no change in the following:
a. The size or location of the window or door.
b. The operation of the window or door.
c. The recess of the window or door from the exterior wall surface. d. The divided lite pattern (if any), provided that any new divided lites are either true divided lites or 3-dimensional simulated divided lites.

33. Tankless hot water heaters that are installed within the interior of a building, or within an enclosed alcove on the exterior of a building, provided that the alcove door is flush with the exterior wall and painted to match the surrounding wall material, and all plumbing and electrical lines are not visible on the exterior. Vents for the tankless water heater must not project more than 12 inches from the roof or wall surface.

34. A bicycle rack on commercial or public properties provided it is not proposed in a required parking space, a walkway, or driveway needed for turn-around and vehicular travel.

35. Security cameras mounted to the exterior of a residence, provided that the conduits and cables serving the cameras are not external.

36. Minor modifications to existing features or to prior approvals that otherwise are not regulated by the City Code Zoning Ordinance, subject to the approval of the Director.

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2.11 DESIGN REVIEW SUBMITTAL

GUIDELINES AND CHECKLIST

2.11.01 FORMS, FEES, NUMBER OF PLANS AND PLAN SIZES

1. Planning Permit Application Form signed by the property owner(s). Click here to choose between and download the Expedited Design Review, Director Design Review, Planning Commission Design Review Permit, Accessory Dwelling Units, and Ministerial Design Review application forms.

2. Application Submittal Checklist Form. This form may be found at the end of this chapter and in more detail on each of the application forms.

3. Fee payment, as specified on the application form.

4. Electronic Plan Set Submittal. Instructions for submitting planning applications electronically are available on the applications webpage of the City website here: ___.

2.11.02 ITEMS TO BE INCLUDED IN THE PLANS

1. GENERAL INFORMATION
Each page of the plan set should include a title block including the project address, drawing scale, the date the plans were prepared, sheet number and professional certification stamp, if required.

2. TITLE SHEET
a. Please provide a brief summary describing the scope of work of the project. b. Please indicate the zoning district where the project is located. c. In addition to the graphic calculations required as part of this submittal, please provide a table showing existing and proposed square footages, as well as existing and proposed floor area ratios (FAR).
d. Please provide an architectural symbols and abbreviations index ATTACHMENT B Agenda Report Page 51 of 293
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3. SITE SURVEY (Required for new construction. Preferred scale 1/8”=1’0”) a. Please dimension and show coordinates for all lot lines. b. Please show the location of street right-of-way.
c. Please show the location of all existing structures, fences, retaining walls, significant trees with a minimum of 12” trunk diameter.
d. Please show grade elevations at building corners.
e. Please show existing floor elevations.
f. Please show existing roof eave and roof peak elevations. g. Please show utilities and easements.
h. Please provide contour lines at a minimum of 2 ft. intervals. i. Please provide a north arrow.

4. EXISTING SITE PLAN (Preferred scale 1/8”= 1’0”)
Please indicate the location of all existing structures, retaining walls, fences, site features, trees, landscaping, hard-surface areas, lot lines, front, side and rear yard setback lines, and easements. Please outline the locations of structures on adjacent properties (up to 25 feet from the property line) and label their uses. Provide setback dimensions from all existing structures to lot lines (Setback means the required distance that a building, structure or other designated item must be located from a lot line.

Setbacks are measured from the lot line to the footprint of the structure or building. See Zoning Ordinance Sec. 17.90.020.). Please show all curbs, sidewalks, street trees and the street right-of-way bordering the subject property. Please show a North arrow, label adjacent streets, and call out existing features.

5. PROPOSED SITE PLAN (Preferred scale 1/8”= 1’0”)
Please indicate the location of all existing and proposed structures, retaining walls, fences, site features, trees, landscaping, hard-surface areas, lot lines, front, side and rear yard setback lines, and easements. Please outline the locations of structures on adjacent properties (up to 25 feet from the property line) and label their uses. Provide setback dimensions from all existing and proposed structures to lot lines (Setback means the required distance that a building, structure or other designated item must be located from a lot line. Setbacks are measured from the lot line to the footprint of the structure or building. See Zoning Ordinance Sec. 17.90.020.). Please show all curbs, sidewalks, street trees and the street right-of-way bordering the subject property, and any changes proposed to these features. Please show a North arrow, show grade changes at the property line, label adjacent streets, and call out existing features and proposed modifications.

6. ROOF PLANS: EXISTING AND PROPOSED (Preferred scale 1/8” = 1’0”) Roof plans should include the pitch, overhangs, skylights, chimneys, vents, and gutters.

Roof plans may be shown on the site plans. Please specify all existing and proposed roof materials.

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7. EXISTING FLOOR PLANS (Preferred scale ¼”= 1’0”)
Please provide plans for all floor levels including basements and attics, and include room names, window and door locations, built-in cabinets, appliance and fixture locations, ceiling heights, exterior light fixture locations and parking space dimensions. Show the removal of any existing features, including roofs, walls, ceilings, windows, doors, builtin-cabinets, appliances, fixtures and parking spaces. Please show a north arrow and label the floor level.

8. PROPOSED FLOOR PLANS (Preferred scale ¼”= 1’0”)
Please provide plans for all floor levels including basements and attics, and include room names, window and door locations, built-in cabinets, appliance and fixture locations, ceiling heights, exterior light fixture locations and parking space dimensions. Please show a north arrow, label the floor level, and call out proposed modifications. Please show each proposed floorplan either side by side on the same page as the corresponding existing floorplan or in a manner where a contrasting outline of the existing construction is shown on the proposed plan, if possible.

9. EXISTING EXTERIOR ELEVATIONS (Preferred scale ¼”= 1’0”) Please provide North, South, East and West elevations (proposed to be changed or affected by new construction) including all existing materials (including roofing materials), styles and operational characteristics of windows and doors and roof slopes.

Please include exterior vents, downspouts, gutters and exterior light fixtures.

Additionally, if the height of the building is changing, please show the average existing building height (See Zoning Ordinance Sec. 17.90.020). Please do not abbreviate architectural terms. Label each elevation as “existing” and indicate the direction of view (i.e. North, South, East, West or Front, Rear, Left Side, or Right Side). See application form for additional submittal requirements if the application architect does not permit the sharing of electronic plan sets with members of the public.

10. PROPOSED EXTERIOR ELEVATIONS (Preferred scale ¼”= 1’0”) Please provide North, South, East and West elevations (proposed to be changed or affected by new construction) including all proposed materials (including roofing materials), styles and operational characteristics of windows and doors and roof slopes.

Please include exterior vents, downspouts, gutters and exterior light fixtures.

Additionally, if the height of the building is changing, please show the average proposed building height (See Zoning Ordinance Sec. 17.90.020.). Please do not abbreviate architectural terms. Label each elevation as “proposed” and indicate the direction of view (i.e. North, South, East, West or Front, Rear, Left Side, or Right Side). Please show each proposed exterior elevation either side by side on the same page as the corresponding existing exterior elevation, or in a manner where a contrasting outline of the existing construction is shown on the proposed elevation, if possible.

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11. BUILDING SECTION: When required for additions and new construction (Preferred scale ¼”= 1’0”)
Please provide a miniumum one building cross section showing the relationship between existing and new construction, and/ or new construction and existing grade.

12. WINDOW SCHEDULE
If your proposed project includes window and/or door modifications, please submit a window and door schedule which notes existing and proposed window size, material, operation, sash dimension, a typical window detail in a partial wall section showing the window recess dimension from the face of the exterior wall, and divided lite type (i.e. true divided lites or three-dimensional simulated divided lites). At the discretion of the Planning Director, a window schedule can be omitted only if all the above information is otherwise provided.

13. GRAPHIC CALCULATIONS (1 SET ONLY)
Please submit plans which graphically illustrate the required calculations with an itemized list of existing and proposed structures, landscape areas and floor area.

Calculations are expressed as percentages and must be recorded on the permit application form. Please request a graphic calculations sample for your reference.

Separate graphic calculations are to be submitted, as follows:
a. Existing and proposed lot coverage/structures equals the number of square feet of structures covering the lot divided by the number of square feet in the lot. For a complete definition of structure coverage, please see Zoning Ordinance Sec.

17.90.020.
b. Minimum landscape coverage equals the number of square feet of landscaped area divided by the number of square feet in the lot. For a complete definition of landscape please see Zoning Ordinance Sec. 17.90.020.
c. Existing and proposed floor area ratio (FAR) equals the number of square feet of floor area divided by the number of square feet in the lot. For a complete definition of floor area, please see Zoning Ordinance Sec. 17.90.020.

14. PHOTOGRAPHS
Please provide photographs of the front (street), rear and side views of the existing structures on the subject property. Please also provide a front (street) view of the structures on the two adjacent properties. The photographs may be placed either on a standard permit application sheet size and be part of the submittal package, or may be placed on 8 ½” x 11” sheets as an accompanying submittal package.

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15. 3D MODELING (Highly Recommended for Certain Projects) The complexity of some projects may warrant the need for 3D representation. At the discretion of staff, a recommendation during the initial pre-application to produce these materials may occur. If so, please consider providing a 3D graphic representation, digital 3D model, or constructed scale model showing existing and proposed views from the street, as well as any critical views that best describe how the proposed project mitigates any potential negative impacts on adjacent parcels.

16. LANDSCAPE PLANS (When required by Zoning Ordinance Sec. 17.34.) Landscape Plans should include lot lines, indicate landscape areas, identification of vegetation, the location of all structures and hardscape surfaces. The landscape plans may also include a plant list including the size and spacing of plants to be installed and the location of proposed planting. Landscape plans must also address irrigation and comply with the California Water Efficient Landscape Ordinance.

17. STORY POLE CERTIFICATION (When required)
Please see the Story Pole Protocol in Section 2.07)

2.11.03 DESIGN REVIEW SUBMITTAL CHECKLIST FORM
Please see the Form directly following this page for a summary of submittal requirements for Expedited Design Review, Director Design Review, and Planning Commission Design Review Permit.

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DESIGN REVIEW SUBMITTAL CHECKLIST
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CITY OF PIEDMONT

CALIFORNIA
City use only
Date Received _________________
Time Received ________________

DESIGN REVIEW SUBMITTAL CHECKLIST FORM
INSTRUCTIONS:

1. Please determine the type of design review application to be used.

2. Please provide a check mark for each item next to “yes” or “no” to show what is included in your submittal package.

Item Expedited Design
Review
Director Design
Review
Planning Commission
Design Review
General Information Yes No Yes No Yes No
Title Sheet Yes No Yes No Yes No
Site Survey Yes No
Existing Site Plan Yes No Yes No Yes No
Proposed Site Plan Yes No Yes No Yes No
Roof Plans Yes No Yes No Yes No
Existing Floorplans Yes No Yes No Yes No
Proposed Floorplans Yes No Yes No Yes No
Existing Exterior
Elevations
Yes No Yes No Yes No
Proposed Exterior
Elevations
Yes No Yes No Yes No
Building Section Yes No Yes No Yes No
Window Schedule Yes No Yes No Yes No
Graphic Calculations Yes No Yes No Yes No
Photographs Yes No Yes No Yes No
3D Modeling Yes No
Landscape Plans Yes No Yes No Yes No
Story Pole
Certification
Yes No Yes No
If you believe that any of the above requirements do not pertain to your project, please call the Planning Department at 510-420-3050 to speak with a planner or to make an appointment to meet with a planner.

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2.12 STORY POLES
The following guidelines apply to discretionary design review permit applications.

2.12.01 PURPOSE
To enable neighbors, Planning Commissioners and staff to envision the proposed construction of design review applications and ensure the accuracy of the story pole representations, in accordance with Piedmont City Code Sections 17.66.010, and 17.66.020.

2.12.02 PROTOCOLS
The Planning Department shall require the installation and verification of story poles for design review applications pursuant to Piedmont City Code Division 17.66 when:

1. A new residence and/or any other detached structure requiring design review is proposed;

2. An upper level expansion of an existing residence (including decks and dormers) is proposed;

3. A neighbor’s light, view and/or privacy is in question;

4. The installation is needed by the staff or Planning Commission to assess the proposed height and/or bulk of large single story expansions or any other proposed expansions.

2.12.03 PROCEDURES
Unless otherwise directed by the Planning Director or the Director’s designee, story poles are to be erected by the applicant or the applicant’s representative and verified by a California Licensed Land Surveyor or Licensed California Civil Engineer. Verification must be in the form of a completed Story Pole Certification Form that is stamped and signed by the licensed professional along with photographs of the story poles. The Certification Form, the format of which shall be determined by the Director of Planning, shall state that the story poles are in compliance with the proposed application.

The verification shall be submitted to the Planning Department no later than 12:00 noon, 14 days before a scheduled Planning Commission hearing in accordance with the most recently published Planning Commission schedule. Without exception, applications that do not have verification received by noon on the required deadline date will not be eligible for the Planning Commission agenda. For Director Design Review applications, staff will not consider the application to be complete or send the required notice to neighbors until verification is received, and will not take action on the application until at least 14 days from the receipt of the story pole verification. Applicants are encouraged to install and verify well in advance of the deadline to avoid problems with weather and surveyor scheduling.

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STORY POLE VERIFICATION
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Story poles shall be installed to define the outlines of the proposed construction in order to show the proposed height and mass of the construction. Typically, there will be a pole at every proposed corner to indicate the wall planes, and poles that represent roof points, with boards, tape or ropes that connect the poles to indicate the roof height, ridges, slopes and relationship to the walls. There are no required materials for the poles, but the poles must be clearly visible and stable (wood and aluminum stud framing and rigid PVC pipes are typical materials for the vertical members with flag banners, PVC pipe, colored rope, plastic construction netting or durable caution tape preferred as horizontal members), and the tape or ropes should be brightly colored, clearly visible and strongly attached. Staff and the Planning Commission may require colored flags or plastic construction netting to help understand the proposed construction. Should inclement weather cause damage to the story poles, they may need to be repaired and reverified prior to the application being considered by the Planning Commission or staff. Please contact staff if you have questions about a specific project.

Story poles shall remain erected through the appeal period after action is taken on the application, and shall be removed promptly after the end of the appeal period if an appeal has not been filed. If an appeal is filed, the story poles must remain erected until final action is taken on the application.

2.12.04 STORY POLE CERTIFICATION FORM
Please see the Story Pole Certification Form directly following this page. It must be submitted along with photographs of the story poles.

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2.13 SITE VISITS
DESIGN OBJECTIVE:

1. Piedmont City Council policy regarding site visits.

The following guidelines apply to discretionary design review permit applications.

2.13.01 PROTOCOL
The purpose of this protocol is to provide guidance to planning commissioners, staff and residents concerning appropriate site visit procedures for applications for a design review permit pursuant to Piedmont City Code Division 17.66.

2.13.02 PROCEDURES FOR THE DECIDING BODY
For every application for a design review permit the deciding body is expected to make a site visit to the subject property. The deciding body is either a member of the planning staff, the Planning Commission, or the City Council. These procedures shall also apply to the Planning Commission when making a recommendation to the City Council regarding a design review permit. The decision-maker shall make every effort to leave their business card whenever they enter onto a subject or neighboring property, and no one is home.

Subject Properties:

1. For purposes of this policy, the term “site visit” does not necessarily mean entering onto a property. In some instances, it is possible to assess the impacts of a project without stepping on the subject or neighboring property (for example, a fence proposed for the front property line). However, the decision-maker shall enter onto the property if it is necessary to understand the application and surrounding context (for example, a proposed rear deck that cannot be easily seen and understood from the street).

2. Understanding the property and context is critical to the design review permit decisionmaking process. Staff members may not take action on a design review permit application until a site visit to a subject property has been made.

3. If any planning commissioner is unable to make a site visit to the subject property prior to the planning commission hearing, said commissioner shall recuse himself or herself from the discussion and action on the application.

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4. In almost all cases, it is not necessary to see the inside of the subject residence. From the exterior, the decision-maker shall assess the relationship of the proposed construction and its possible impacts to the existing site, the adjacent properties and surrounding neighborhood. At their discretion, the decision-maker may request permission from property owners of adjacent properties to make a site visit in order to assess potential impacts from the neighboring property.

Neighboring Properties:

When a neighbor of a permit applicant’s property requests a site visit in accordance with the procedures below, the decision-maker shall make a site visit, as defined above, to the neighboring property to view the story poles and understand the context.

1. If specifically requested in writing (via letter or e-mail), staff shall visit the interior of the requesting neighbor’s house. Council members and planning commissioners are encouraged, but not required, to visit the interior of the requesting neighbor’s house.

The council members and commissioners shall use their discretion in determining the necessity of viewing a project from the interior of a neighboring residence. In general, neighboring residences that are not near the proposed construction, or where it is clear that there is little impact, do not usually need an interior site visit. However, it is City Council policy to encourage interior site visits of properties that are adjacent to the proposed construction, or are near an application that proposes a large addition or new second story.

Brown Act:

In order to avoid Brown Act violations, no more than two commissioners may visit any property at the same time without the notification requirements of City Code Division 17.62 having been implemented.

2.13.03 PROCEDURES FOR APPLICANTS AND NEIGHBORS
Planning commissioners often have 10-15 applications per month, involving site visits to each subject property. In general, they must fit numerous site visits into very busy work and family schedules during the weekdays and weekend days just prior to the meeting, including site visit requests from neighboring residents.

Applicants:

1. Since the decision-makers rarely need to see the inside of an applicant’s property, applicants only need to make the exterior of their property available. However, applicants shall take appropriate measures to ensure access to the exterior portion of their property subject to review, such as unlocking gates and keeping dogs indoors.

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Applicants shall not use the site visit as an opportunity to privately lobby staff, commission members or council members outside of the public process.

Neighbors:

1. Neighboring residents who request staff site visits to their properties, shall do so by returning the comment form mailed with the notice of the application, or by sending a letter or e-mail to the planner who signed the notice by noon, at least two business days prior to the deadline indicated on the form.

2. Neighboring residents who request planning commission site visits shall do so in writing as early as possible, but no later than noon two business days prior to the planning commission meeting.

3. Neighboring residents who request site visits shall provide written instructions (e.g., which gate to use, and what they want the commission and staff to look at) and shall take appropriate measures to ensure access to the exterior of their properties (e.g., keeping dogs indoors, etc.).

4. Neighboring residents who request commissioners or staff members to view the proposed development from the interiors of their residence, shall do so only when the neighbor believes that the proposed development will have an adverse impact on the interior of their residence. For applications being considered by the Planning Commission, they must make themselves available to provide access to the interior of their residence during the last five calendar days prior to the meeting, or designate someone (e.g., a neighbor) who can provide access on their behalf.

5. Neighbors shall not use the site visit as an opportunity to privately lobby staff, commission members or city council members outside of the public process.

6. Objecting neighbors who do not make their property conveniently available for site visits shall not later claim lack of site visits as a basis for appeal.

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NEIGHBORHOOD TYPOLOGIES
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3. SITE DESIGN
Piedmont’s neighborhoods were laid out in the late 19th and early 20th Centuries. In the flatter parts of the city, streets were arranged on a modified grid pattern. On hillier terrain, narrow, curvilinear roads followed natural contours. Homes were developed incrementally in most tracts, with multiple architects and builders involved. As such, there is not a single, prevailing architectural style on most blocks or in the city as a whole.

During the 1910s and 1920s, bungalows and cottages of all varieties were built in the lower parts of Piedmont, while grand and elegant mansions were constructed on estate-size lots near the center of town. Between 1907 and 1940, some 2,500 homes were built—nearly 70 percent of the city’s current housing stock. While few of these homes are considered individually historic, collectively they have a transcendent quality that defines the image of the city.

Piedmont’s neighborhoods convey a sense of permanence and enduring quality. Sensitivity to neighborhood context is an essential part of building design and an important part of what makes Piedmont the place it is today.

Piedmont’s neighborhoods are also defined by their landform and vegetation, including street trees, landscaping, and the native ecosystems of the East Bay Hills. Today, a mature tree canopy exists throughout the city. Each street in Piedmont is typically planted with a uniform species, with trees varying in patterns that help define neighborhoods while contributing to their beauty and character. Trees are an essential element of the verdant and well-maintained landscape found on residential properties, City parks, and other public properties.

Five neighborhood typologies are described below. The typologies vary based on lot size, the age of the housing stock, vegetation, and topography. These five prototypes do not necessarily represent every block in Piedmont, but do capture most neighborhoods in the city. The prototypes illustrate the importance of recognizing neighborhood context in the application of these Guidelines. As appropriate, the Guidelines acknowledge the different solutions that may be appropriate in neighborhoods of varying character.

3.01 NEIGHBORHOOD TYPOLOGIES
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Lower Piedmont. Portions of Lower
Piedmont, including the areas immediately
adjacent to the Rose Garden, Grand Lake and
Lakeshore districts of Oakland, are generally
characterized by early 20th Century bungalows
on lots of less than 6,000 square feet. Home
styles are eclectic and often vary from lot to
lot. Most lots are deeper than they are wide
with homes built close to the street. Given the
relatively small size of these homes, there is
strong demand for additions. Common design
issues are scale, mass, privacy, parking,
shadows, and view obstruction. Piedmont has
many examples of highly successful remodels
and additions on small lots that respect the
integrity of the original home and neighboring
properties.

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Central Piedmont. The heart of Piedmont is
characterized by numerous blocks of attractive
late 19th and early 20th Century homes in a
variety of architectural styles on lots generally
ranging from 6,000 to about 15,000 square
feet. These stately homes were built for
“family living” and are typically two stories,
with generous yards and attached or detached
garages. There is ongoing demand to update
these homes to address maintenance needs,
include green or energy-efficient features, and
provide additional or enhanced living space.

As on the smaller lots, improvements must
respect neighborhood context, minimize
impacts on adjacent properties, and maintain
architectural integrity. The design character of
these areas is eclectic, although building
placement and massing generally follow a
common pattern.

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Hillsides. Many homes in the northern and
eastern parts of Piedmont are built along
winding roads on steep hillsides. Parcels on
streets such as Maxwelton, Scenic, and
Somerset often have slopes exceeding 30
percent. While this presents opportunities for
panoramic views, it also presents engineering
and design challenges. Homes vary depending
on the extent of cut and fill on each site. This
creates an eclectic mix of rooflines, height, and
bulk, and requires special attention to issues
such as grading, drainage, wildfire hazards,
accessibility and view impacts. Some hillside
homes incorporate “stairstep” designs to
reduce perceived mass. Some have garages at
the street level, with homes set back above or
below. The streets themselves are narrower
than standard Piedmont streets, with informal
street edges and limited street parking.

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NEIGHBORHOOD TYPOLOGIES
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Suburban. Suburban lots are primarily
associated with the St. James Woods area on
the east side of Piedmont, and other tracts in
which a majority of the housing stock dates
from the 1940s to 1960s. These areas are
characterized by relatively large and
consistently sized lots (generally greater than
10,000 square feet) fronting on curving streets
and cul-de-sacs. Some blocks include a mix of
single-story ranch-style homes, mid-century
modern and contemporary homes, and more
traditional Piedmont architecture. Others are
more uniformly characterized by ranch homes,
with common exterior materials and rooflines.

These homes typically have attached garages,
low slope roofs, and relatively consistent
massing.

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NEIGHBORHOOD TYPOLOGIES
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Estates. Estate lots typically include
Piedmont’s grandest homes, including those
designed by notable architects and those
considered “iconic” by residents and visitors.

These areas include streets such as Sea View,
King, and Crocker Avenues, Hampton Road,
and the Glen Alpine-Sotelo Loop. Lots are
generally larger than 25,000 square feet and
may be more than an acre in some cases.

While most of these homes have street-facing
front facades, some are not entirely visible
from the street. Estate parcels often include
accessory structures such as pool houses or
guest quarters, and may include formal
landscapes and gardens. Piedmont has a
separate zoning district for its estate lots,
recognizing their unique conditions.

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NEIGHBORHOOD TYPOLOGIES
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In addition to the five typologies described above, Piedmont also has two areas with concentrations of more active and varied uses. The first is the Civic Center, which includes City Hall, the Veterans Memorial Building, Piedmont Community Church, several school campuses, Piedmont Park, local-serving banks and offices, a gas station, and a local market. The second is the Grand Avenue commercial district and adjacent multi-family zone along Linda and Oakland Avenues. These two areas contain Piedmont’s only opportunities for multi-family and commercial construction and play an important role in shaping community identity.

An important objective of these Standards and Guidelines is to accommodate change without compromising the unique character of Piedmont’s neighborhoods. However, the city’s neighborhoods are eclectic. The Standards and Guidelines do not establish a formal map of neighborhood boundaries, or even a definition of neighborhood that must be uniformly applied throughout the city.

Neighborhood boundaries in Piedmont are perceived differently by each resident. The Standards and Guidelines simply recognize that each project should be evaluated in a context that extends beyond its lot lines. A unique area of influence exists around each project— sometimes extending a block away, sometimes further. Defining this area is part of the process of evaluating each application. Factors to consider include the extent of the street or block visible from the residence, the boundary of the original tract, consistency in massing and house placement, the extent to which homes have been modified since construction, significant changes in topography, and the relationship of homes to the street.

Even in commercial areas, new development must recognize neighborhood context. Although zoning regulations and General Plan policies allow—and even encourage—greater changes in these areas, these changes must respect the scale and character of adjacent uses.

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RELATION TO THE PUBLIC REALM
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Yes
An example where fencing and
landscaping separate the rear yard
from the public walkway.

Yes
An example where landscaping creates a
seamless transition between the side yard and a
public park.

3.02 RELATION TO THE PUBLIC REALM
The “public realm” includes City parks, recreation facilities, street rights-of-way, pedestrian stairways and walkways, land around public buildings, and other publicly owned property.

Piedmont maintains high aesthetic standards for these areas, as they help define the character and identity of the community. Improvements on private property which abut the public realm should reinforce the City’s efforts to make these spaces attractive and visually cohesive.

In particular, side and rear yard fences or walls that abut parks, walkways, and other public properties should be designed to enhance the adjacent public space, as well as the private spaces they enclose. Similarly, structures in private side and rear yards that are visible from nearby public spaces should not detract from the public’s experience of such spaces. Where appropriate, landscaping may be required to visually screen such structures in order to preserve the quality and integrity of the nearby public space.

DESIGN OBJECTIVES:

1. Recognize the importance of landscaped medians and roadsides, traffic islands, parking strips, and other planted public open spaces to Piedmont’s character and beauty.

Ref: General Plan Parks, Recreation, and Open Space Element Policy 23.8

2. Recognize that streets are important public spaces as well as transportation routes.

Sidewalks, street trees, landscaping, and other amenities should be provided and maintained to keep these spaces attractive.

Ref: General Plan Design and Preservation Element Policy 27.1 ATTACHMENT B Agenda Report Page 71 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

SITE DEVELOPMENT
3-9

3.03 SITE DEVELOPMENT

3.03.01 SIGNIFICANT VIEWS
The following guidelines apply to discretionary design review permit applications.

DESIGN GUIDELINE: COMPATIBILITY WITH NEARBY LOTS

1. The siting and construction of a new or modified existing structure, including its site plantings at mature growth, should make all reasonable efforts to avoid adverse impacts on significant views currently available to existing nearby residences.

DESIGN COMMENTS:

A. Piedmont is an urban community where some views will be affected with new development. The intent of this guideline is to avoid adverse impacts to a significant view.

B. A significant view shall be considered one that is shared by contiguous and nearby properties from the primarily occupied rooms of a residence. Significant views include long distance views of topographic, geographic, or water features, including San Francisco Bay, or architectural points of interest, such as well-known public structures, or monuments.

C. A view that is not considered significant is one that can only be seen by a single property, a view of only the immediately surrounding properties, a view of sky, or a long-distance view from a secondary or tertiary room, or one that may also be seen from the other more primarily occupied rooms of a residence.

DESIGN OBJECTIVES:

1. Preserve views through building design and tree selection Ref: General Plan Design and Preservation Element Policy 27.3

2. Regulate, control and enhance the intent for each zoning district Ref: Zoning Ordinance Sec. 17.20.010, 17.24.010, 17.26.010, 17.28.010

3. The design has little or no effect on neighboring properties’ existing views, privacy and access to direct or indirect light.

Ref: Zoning Ordinance Sec. 17.66.060.B
ATTACHMENT B Agenda Report Page 72 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

SITE DEVELOPMENT
3-10
Yes
Yes

3.03.02 VISUAL AND ACOUSTICAL PRIVACY; ACCESS TO DIRECT

OR INDIRECT LIGHT
The following guidelines apply to discretionary design review permit applications.

DESIGN GUIDELINE: COMPATIBILITY WITH CONTIGUOUS LOTS

1. The siting of a new or modified existing structure, the location of its exterior openings, and the location of exterior mounted appliance ventilation and exhaust ports should respect the visual and acoustical privacy of the residences located on contiguous properties, including their outdoor living areas or open spaces.

DESIGN COMMENT:

A. This guideline shall not be
interpreted as an outright
prohibition of side yard windows.

Rather, the design of the windows of
the new or remodeled residence
should consider their number, size,
placement and glazing treatment, in
order to respect the visual and
acoustical privacy of the residences
located on contiguous parcels.

Similarly, the ports or exterior wall
openings for clothes dryer vents,
kitchen and stove exhaust fans, air
conditioning equipment and other
appliances should be sensitive to
their acoustical impacts on adjacent
residences.

DESIGN GUIDELINES: AESTHETIC DESIGN AND SAFETY

2. The siting of a structure and its
landscaping should clearly
differentiate between the public
right-of-way and the private space
of the structure, giving the
appearance that its occupants
control their private space.

ATTACHMENT B Agenda Report Page 73 of 293
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3. SITE DESIGN

SITE DEVELOPMENT
3-11
Yes
No
Yes
Yes

3. The siting of a structure and the
openings into its rooms should
discourage visual access by persons
driving by in automobiles or walking
along the sidewalk, yet allow for the
view of the streetscape and the
neighborhood by its occupants,
allowing for “eyes on the street.”

4. The entryway to the new residence should be obvious and observable from the street.

DESIGN COMMENTS:

A. An entryway may be an open gate
with walled fencing.

B. Stairs, retaining walls, and
planting may be used to draw
the visitor towards the
entryway.

C. A pedestrian entry hidden from the
street is not aesthetically acceptable
and creates a less safe environment.

ATTACHMENT B Agenda Report Page 74 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

SITE COVERAGE OF STRUCTURES, HARDSCAPE AND

LANDSCAPE SURFACES
3-12

3.03.03 SITE COVERAGE OF STRUCTURES, HARDSCAPE AND

LANDSCAPE SURFACES
DESIGN OBJECTIVES:

1. Encourage use of permeable paving materials
Ref: General Plan Natural Resources and Sustainability Element Policy 16.4

2. Zone A: Single-family Residential Regulations
Ref: Zoning Ordinance Sec. 17.20.0401

3. Zone C: Multi-Family Residential Regulations
Ref: Zoning Ordinance Sec. 17.24.040

4. Zone D: Commercial and Mixed-Use Commercial/ Residential Regulations Ref: Zoning Ordinance Sec. 17.26.050

5. Zone E: Single-family Residential Estate Regulations Ref: Zoning Ordinance Sec. 17.28.040

6. The Measurement of Fences and Retaining Walls
Ref: Zoning Ordinance Sec. 17.90.020
The following standards apply to both discretionary and ministerial design review permit applications. Changes to site coverage in structures, hardscape and landscape surface areas shall be indicated in both graphic and tabulated form, as part of any design review application submittal.

Please see pages 3-13 and 3-14 for sample examples of how this may be presented. 1 As in other chapters of these Standards and Guidelines, references to City Code Chapter 17 (Planning and Land Use) are referenced in this chapter as “Zoning Ordinance” ATTACHMENT B Agenda Report Page 75 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

SITE COVERAGE OF STRUCTURES, HARDSCAPE AND

LANDSCAPE SURFACES
3-13
CHANGES TO FLOOR AREA CALCULATIONS (SAMPLE LOT = 7200 S.F., ZONE A):

Floorplans may be divided into simple geometric shapes to show existing and proposed building areas. These areas are entered into the accompanying tables to show floor area ratio (FAR) and lot coverage compliance.

EXISTING FLOOR AREA
FIRST FLOOR 996 S.F.

SECOND FLOOR 996 S.F.

THIRD FLOOR 0 S.F.

ACCESSORY STRUCTURE(S)/

COTTAGE/ ADU
400 S.F.

TOTAL AREA 2392 S.F.

STRUCTURE AREA AS A

PERCENTAGE OF LOT AREA

33.2 %

MAXIMUM PERCENTAGE OF LOT

AREA ALLOWED (FAR) (BY LOT

SIZE AND ZONE)

50.0%

PROPOSED FLOOR AREA
FIRST FLOOR 1096 S.F.

SECOND FLOOR 996 S.F.

THIRD FLOOR 358 S.F.

ACCESSORY STRUCTURE(S)/

COTTAGE/ ADU
1000 S.F.

TOTAL AREA 3450 S.F.

STRUCTURE AREA AS A

PERCENTAGE OF LOT AREA

47.9%

AMOUNT OVER/ UNDER

MAXIMUM ALLOWABLE

PERCENTAGE
(+) OR (-)
LESS 2.1%
ATTACHMENT B Agenda Report Page 76 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

SITE COVERAGE OF STRUCTURES, HARDSCAPE AND

LANDSCAPE SURFACES
3-14

SAMPLE GRAPHIC REPRESENTATION OF CHANGES TO STRUCTURE, HARDSCAPE AND LANDSCAPE SURFACES (SAMPLE LOT SIZE SHOWN = 7,200 S.F., ZONE A: SINGLE-FAMILY

RESIDENTIAL)
ATTACHMENT B Agenda Report Page 77 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

CITY OF PIEDMONT LIST OF STREETS
3-15

3.04 CITY OF PIEDMONT LIST OF STREETS
DESIGN OBJECTIVES:

1. Regulations in Zone A; Single-family Residential
Ref: Zoning Ordinance Sec. 17.24.040

2. Regulations in Zone C; Multi-Family Residential
Ref: Zoning Ordinance Sec. 17.20.040

3. Regulations in Zone D; Commercial
Ref: Zoning Ordinance Sec. 17.26.050

4. Regulations in Zone E; Estate Residential
Ref: Zoning Ordinance Sec. 17.28.040
The following is a complete list of streets in Piedmont. This list is maintained solely for the purpose of determining street setback requirements under the Zoning Ordinance. Street is defined as a public vehicular roadway. It does not include a public alley, or a private roadway.

Abbot Way
Alta Avenue
Annerley Road
Arbor Drive
Arroyo Avenue
Artuna Avenue
Ashmount Avenue
Bell Avenue
Bellevue Avenue
Blair Avenue
Blair Place
Bonita Avenue
Boulevard Way
Calvert Court
Cambrian Avenue
Cambridge Way
Caperton Avenue
Carmel Avenue
Cavanaugh Court
Cavendish Lane
Craig Avenue
Crest Road
Crocker Avenue
Crofton Avenue
Croydon Circle
Dale Avenue
Dormidera Avenue
Dracena Avenue
Dudley Avenue
Dudley Court
Echo Lane
El Cerrito Avenue
Estates Drive
Estrella Avenue
Fairview Avenue
Farragut Avenue
Florada Avenue
Glen Alpine Road
Grand Avenue
Greenbank Avenue
Guilford Road
Hagar Avenue
Hampton Road
Hardwick Avenue
Harvard Road
Hazel Lane
Highland Avenue
Highland Way
Hillside Avenue
Hillside Court
Holly Place
Howard Avenue
Huntleigh Road
Indian Gulch Road
Indian Road
Inverleith Terrace
Jerome Avenue
Keefer Court
King Avenue
Kingston Avenue
La Salle Avenue
La Salle Court
Lafayette Avenue
Lake Avenue
Lakeview Avenue
Langdon Court
Larmer Court
Latham Street
(Continued on next page.)
ATTACHMENT B Agenda Report Page 78 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

CITY OF PIEDMONT LIST OF STREETS
3-16
Lexford Road
Lincoln Avenue
Linda Avenue
Littlewood Drive
Lorita Avenue
Lower Grand Avenue
MacKinnon Place
Magnolia Avenue
Manor Drive
Marlborough Court
Maxwelton Road
Mesa Avenue
Monte Avenue
Monticello Avenue
Moraga Avenue
Mountain Avenue
Muir Avenue
Nace Avenue
Nellie Avenue
Nova Drive
Oak Road
Oakland Avenue
Oakmont Avenue
Olive Avenue
Pacific Avenue
Pala Avenue
Palm Drive
Park Boulevard
Park Lane
Park View Avenue
Park Way
Parkside Drive
Piedmont Court
Portsmouth Road
Prospect Road
Ramona Avenue
Ranleigh Way
Red Rock Road
Requa Place
Requa Road
Ricardo Avenue
Richardson Way
Ronada Avenue
Rose Avenue
San Carlos Avenue
Sandringham Place
Sandringham Road
Scenic Avenue
Sea View Avenue
Selborne Drive
Sharon Avenue
Sharon Court
Sheridan Avenue
Sierra Avenue
Somerset Road
Sotelo Avenue
St. James Circle
St. James Drive
St. James Place
Sunnyside Avenue
Sylvan Way
Trestle Glen Road
Tyson Circle
Valant Place
Vista Avenue
Waldo Avenue
Wallace Road
Warfield Avenue
Wildwood Avenue
Wildwood Gardens
Winsor Avenue
Wistaria Way
Woodland Way
Wyngaard Avenue
York Drive
ATTACHMENT B Agenda Report Page 79 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

COMPATIBILITY WITH THE STREET RIGHT-OF-WAY
3-17
Yes
No

3.05 COMPATIBILITY WITH THE STREET

RIGHT-OF-WAY
DESIGN OBJECTIVES:

1. Neighborhood Conservation: Sustain balance between homes, private yards and public spaces in neighborhoods
Ref: General Plan Land Use Element Policy 1.2

2. Harmonious Development: New development and home alterations should be consistent with established standards for setbacks, height and bulk.

Ref: General Plan Land Use Element Policy 1.3
These guidelines apply to discretionary design review permit applications.

3.05.01 SETBACKS FROM THE STREET RIGHT-OF-WAY
DESIGN GUIDELINE: NEIGHBORHOOD COMPATIBILITY

1. In addition to the Building Location Design Standards outlined in Section 3.06, building front setbacks from the street right-of-way should reflect the prevailing pattern found along other adjacent lots fronting the same side of the street.

DESIGN COMMENTS
A. The setback pattern
has buildings aligned,
yet differing in
distance from the
street right-of-way.

The proposed
structure respects the
pattern.

B. The proposed
structure does not
respect the prevailing
pattern and is too
close to the street
right-of-way.

ATTACHMENT B Agenda Report Page 80 of 293
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COMPATIBILITY WITH THE STREET RIGHT-OF-WAY
3-18
Yes
No
Yes
C. The setback pattern of buildings
along the winding street is
consistent in its distance from the
street right-of-way. The proposed
structure respects this pattern.

D. The proposed structure aligns with
the building at the adjacent
property, but does not respect the
prevailing setback pattern from the
street right-of-way.

E. The setback pattern has buildings
staggered, with no prevailing
pattern in relation to the street
right-of-way. The proposed
structure should respect the
transitional nature of the varying
setbacks. Consideration for new
structures should include its stature
when viewed from the street and its
proportionality to adjacent
properties.

ATTACHMENT B Agenda Report Page 81 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

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COMPATIBILITY WITH THE STREET RIGHT-OF-WAY
3-19
Yes
No
F. The setback pattern
of buildings is
consistent from the
street right-of-way.

The proposed
structure respects
this pattern.

G. The proposed
structure is aligned
with a building that is
an anomaly along the
block face that does
not align with the
other buildings on the
street wall. It does
not respect the
prevailing setback
pattern from the
street right-of-way.

ATTACHMENT B Agenda Report Page 82 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN
LOCATION OF STRUCTURES 3-20

3.06 LOCATION OF STRUCTURES
DESIGN OBJECTIVES:

1. Maintain prevailing setbacks from streets
Ref: General Plan Design and Preservation Element Policy 28.4

2. Avoid overbuilding or excessive coverage of yards with structures.

Ref: General Plan Design and Preservation Element Policy 29.1

3. Zone A: Single-family Residential Regulations
Ref: Zoning Ordinance Sec. 17.20.040

4. Zone C: Multi-Family Residential Regulations
Ref: Zoning Ordinance Sec. 17.24.040

5. Zone D: Commercial and Mixed-Use Commercial/ Residential Regulations Ref: Zoning Ordinance Sec. 17.26.050

6. Zone E: Single-family Residential Estate Regulations Ref: Zoning Ordinance Sec. 17.28.040

7. Design Review Permit Approval Authority
Ref: Zoning Ordinance Sec. 17.66.040
The following standards apply to discretionary and ministerial planning permit applications.

3.06.01 INTRODUCTION AND DEFINITIONS
The allowable location of structures on a lot is determined by its zoning district. Structures fall within three categories: Primary Structure, Accessory Structure, and Site Feature. The characteristics of these structures are further defined below:

1. Primary structure: The structure on a lot in which the principal use is conducted. It does not include an accessory structure, site feature, underground facility, built feature listed in Piedmont Building Code Section 8.02.020.B, on‐grade improvement, or temporary handicap structure.

2. Accessory Structure: A detached structure, the use of which is appropriate, incidental to, and customarily or necessarily related to the zone and to the principal use of the lot or to that of the primary structure.

3. Site Feature: A subordinate structure that is intended to functionally or decoratively enhance a property and that is primarily used for recreation, decoration or as a utility feature. A list of example site features is set forth in Section 3.07 of the Design Guidelines. Site feature does not include an accessory structure, primary structure, or built feature listed in Piedmont Building Code Section 8.02.020.B.

ATTACHMENT B Agenda Report Page 83 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

LOCATION OF STRUCTURES

ZONE A - SINGLE-FAMILY RESIDENTIAL
3-21
Other definitions relative to the location of structures include:

1. Setback: The required distance that a building, structure or other designated item must be located from a lot line. Setbacks are measured from the lot line to the footprint of the structure or building.

2. Footprint: The total land area covered by all accessory and primary structures on a lot, measured from outside the exterior wall surface and supporting columns or posts, except that the following are not included in determining footprint:
a. The portions of any uncovered and unenclosed decks, porches, landings, or patios, not including railings, which are less than 30 inches above finished grade and which project no more than 36 inches from the footprint.
b. Uncovered and unenclosed stairways, including railings, which are less than six feet above finished grade and which project no more than 36 inches from the footprint. c. Eave or and roof overhang that projects up to 36 inches from the exterior wall surface or supporting column or post.
d. Trellis, awning or similar feature that projects horizontally up to 36 inches from the exterior wall surface or supporting column or post.

3.06.02 LOCATION OF STRUCTURES: ZONE A – SINGLE-FAMILY

RESIDENTIAL
Site Features 7’-0”
Tall or Less
Site Features Greater
than 7’-0” Tall
Primary and
Accessory Structures
Located Within 20’
Street Yard Setback
No Minimum Setback
Planning
Commission Design
Review Permit
Required
No Minimum Setback
Planning
Commission Design
Review Permit
Required
Variance Required
Planning
Commission Design
Review/ Variance
Permit Required
Located Within 5’
Side Yard and Rear
Yard Setback
No Minimum Setback
Director Design
Review Permit
Required
No Minimum Setback
Planning
Commission Design
Review Permit
Required
Variance Required (1)
Planning
Commission Design
Review/ Variance
Permit Required
Located Within Non
Setback Area
Director Design
Review Permit
Required
Director Design
Review Permit
Required
Design Review
Permit Review
Authority is
determined by
Construction Value
Per Sec. 17.66.040
For explanation of (1) See the following page.

Note: All site features, primary and accessory structures listed above require a building permit.

ATTACHMENT B Agenda Report Page 84 of 293
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3. SITE DESIGN

LOCATION OF STRUCTURES

ZONE A - SINGLE-FAMILY RESIDENTIAL
3-22
(1) Accessory Structures may be located in the side and rear setback as reviewed and approved by the Planning Director under the following circumstances:

1. The entire structure is located within 35 feet of the rear property line.

2. The maximum height of the structure is 15 feet or less.

3. The structure does not contain any habitable quarters.

4. The structure must be located at least 5 feet from a habitable structure on an abutting property, and for a corner lot, at least 5 feet from a side property line of an abutting property to the rear.

ATTACHMENT B Agenda Report Page 85 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

LOCATION OF STRUCTURES

ZONE C - MULTI-FAMILY RESIDENTIAL
3-23

3.06.03 LOCATION OF STRUCTURES: ZONE C – MULTI-FAMILY

RESIDENTIAL
Site Features
7’-0” Tall or Less
Site Features
Greater than
7’-0” Tall
Accessory
Structures and
Attached Garages
or Carports
Primary
Structures
Located Within
20’-0” Street Yard
Setback
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Located Within
5’-0” Side Yard
and Rear Yard
Setback
No Minimum
Setback
Director Design
Review Permit
Required
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Variance Required
(1)
Planning
Commission
Design Review/
Variance Permit
Required
Located Within
Non Setback Area
Director Design
Review Permit
Required
Director Design
Review Permit
Required
Design Review
Permit Review
Authority is
determined by
Construction
Value Per Sec.

17.66.040
Design Review
Permit Review
Authority is
determined by
Construction
Value Per Sec.

17.66.040
Note: All site features, primary and accessory structures listed above require a building permit.
(1) Accessory Structures may be located in the side and rear setback as reviewed and approved by the Planning Director under the following circumstances:

1. The entire structure is located within 35 feet of the rear property line.

2. The maximum height of the structure is 15 feet or less.

3. The structure does not contain any habitable quarters.

ATTACHMENT B Agenda Report Page 86 of 293
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LOCATION OF STRUCTURES

ZONE C - MULTI-FAMILY RESIDENTIAL
3-24
ATTACHMENT B Agenda Report Page 87 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

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LOCATION OF STRUCTURES
ZONE D – COMMERCIAL/ MIXED-USE RESIDENTIAL
3-25

3.06.04 LOCATION OF STRUCTURES: ZONE D – COMMERCIAL

AND MIXED-USE RESIDENTIAL
Site Features
7’-0” Tall or Less
Site Features
Greater than
7’-0” Tall
Accessory
Structures and
Attached Garages
or Carports
Primary
Structures
Located Within
Street Yard
Setback
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Located Within
Side Yard
Setback, Rear
Yard Setback, or
Daylight Plane
No Minimum
Setback
Director Design
Review Permit
Required
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
Variance Required
(1)
Planning
Commission
Design Review/
Variance Permit
Required
Variance Required
(1)
Planning
Commission
Design Review/
Variance Permit
Required
Located Within
Non Setback Area
Director Design
Review Permit
Required
Director Design
Review Permit
Required
Design Review
Permit Review
Authority is
determined by
Construction
Value Per Sec.

17.66.040
Design Review
Permit Review
Authority is
determined by
Construction
Value Per Sec.

1. The entire structure is located within 35 feet of the rear property line.

2. The maximum height of the structure is 15 feet or less.

3. The structure does not contain any habitable quarters.

ATTACHMENT B Agenda Report Page 88 of 293
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LOCATION OF STRUCTURES
ZONE D – COMMERCIAL/ MIXED-USE RESIDENTIAL
3-26
ATTACHMENT B Agenda Report Page 89 of 293
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LOCATION OF STRUCTURES
ZONE E – ESTATE SINGLE-FAMILY RESIDENTIAL
3-27

3.06.05 LOCATION OF STRUCTURES: ZONE E – ESTATE SINGLEFAMILY RESIDENTIAL Site Features
7’-0” Tall or Less
Site Features
Greater than
7’-0” Tall
Accessory
Structures and
Attached Garages
or Carports
Primary
Structures
Located Within
20’-0” Street Yard
Setback
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Located Within
5’-0” Side Yard
and Rear Yard
Setback
No Minimum
Setback
Director Design
Review Permit
Required
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
Variance Required
(1)
Planning
Commission
Design Review/
Variance Permit
Required
Variance Required
(1)
Planning
Commission
Design Review/
Variance Permit
Required
Located Within
20’-0” Side Yard
and Rear Yard
Setback
No Minimum
Setback
Director Design
Review Permit
Required
No Minimum
Setback
Planning
Commission
Design Review
Permit Required
Design Review
Permit Review
Authority is
determined by
Construction
Value Per Sec.

17.66.040
Variance Required
Planning
Commission
Design Review/
Variance Permit
Required
Located Within
Non Setback Area
Director Design
Review Permit
Required
Director Design
Review Permit
Required
Design Review
Permit Review
Authority is
determined by
Construction
Value Per Sec.

17.66.040
Design Review
Permit Review
Authority is
determined by
Construction
Value Per Sec.

17.66.040
Note: All site features, primary and accessory structures listed above require a building permit.

For explanation of (1) See the following page
ATTACHMENT B Agenda Report Page 90 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

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LOCATION OF STRUCTURES
ZONE E – ESTATE SINGLE-FAMILY RESIDENTIAL
3-28
(1) Accessory Structures may be located in the side and rear setback as reviewed and approved by the Planning Director under the following circumstances:

1. The entire structure is located within 35 feet of the rear property line.

2. The maximum height of the structure is 15 feet or less.

3. The structure does not contain any habitable quarters.

ATTACHMENT B Agenda Report Page 91 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

OFF STREET PARKING AND DRIVEWAY STANDARDS
3-29

3.07 OFF STREET PARKING AND DRIVEWAY

STANDARDS
DESIGN OBJECTIVES:

1. Driveway and Parking Locations
Ref: General Plan; Design and Preservation Element Policy 29.7

2. Minimize parking conflicts with city streets
Ref: General Plan; Transportation Element Goal 11

3. Parking Lot Design and Shared Parking
Ref: General Plan; Transportation Element Policies 11.3 and 11.4

4. Maintain site lines at street intersections and driveways Ref: General Plan; Transportation Element Policy 12.2

5. Single-family Residential Use (All Zones)
Ref: Zoning Ordinance Sec. 17.30.010

6. Multi - Family Residential Use (Zone C)
Ref: Zoning Ordinance Sec. 17.30.020

7. Commercial and Mixed-Use Commercial/Residential Use (Zone D) Ref: Zoning Ordinance Sec. 17.30.030

8. Location of Parking Spaces
Ref: Zoning Ordinance Sec. 17.30.040

9. Size and Specifications
Ref: Zoning Ordinance Sec. 17.30.050

3.07.01 INTRODUCTION
The Off Street Parking and Driveway Standards address the design of proposed new, replacement, and modified vehicular off street parking and driveways. They are meant to provide the Planning Commission and staff additional criteria to support the requirements of the Zoning Ordinance when considering such projects. The following standards are intended to be used as objective standards for all ministerial planning applications and as guidelines for discretionary design review permit applications, with the recognition that all Piedmont properties are “unique” and as a consequence, every lot will be evaluated on its own merits with regard to parking, turnaround and driveway dimensions. These standards and guidelines are to be used to assist in the documentation and planning for uniform variation for different parking situations on different types of properties and is not intended to indicate the “optimum” dimensions for each and every application.

ATTACHMENT B Agenda Report Page 92 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

3. SITE DESIGN

OFF STREET PARKING AND DRIVEWAY STANDARDS
3-30

3.07.02 DIMENSIONS AND TURNING RADII OF A STANDARD

VEHICLE
VEHICLE WIDTH: 6’-0”
VEHICLE LENGTH: 16’-0”
MINIMUM INSIDE TURNING RADIUS:
13’-0” from pivot point to side of car at
inside rear wheel.

MINIMUM OUTSIDE CLEARANCE RADIUS:
22’-6” from pivot point to outer front
corner of car

3.07.03 DRIVEWAY STANDARDS
Note: Existing driveways that do not meet these standards are not necessarily considered “unusable” as provided in Zoning Ordinance Sec. 17.30.060.

DESCRIPTION MINIMUM
WIDTH

OPTIMUM
WIDTH

MAXIMUM
WIDTH
(1) For a singlefamily dwelling, for
which the closest
portion of the
parking enclosure
is located in excess
of 75 feet from the
closest street, the
minimum driveway
width is 12 feet.
(2) Backup distance
is measured
between the inside
edge of sidewalk to
the front wall of
the parking
enclosure.

For a residential driveway leading to
a single car garage, single car
carport or one unenclosed space
8’-6” (1) 10’-0” 12’-0”
For a residential driveway leading to
a double car garage, double car
carport or unenclosed spaces
8’-6” (1) 12’-0” 18’-0”
MIN. BACKUP
DISTANCE (2)
MAX. BACKUP
DISTANCE (2)
For a residential driveway less than
10 feet in width
18’-0” 50’-0”
For a residential driveway 10 feet or
greater in width
18’-0” 75’-0”
ATTACHMENT B Agenda Report Page 93 of 293
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OFF STREET PARKING AND DRIVEWAY STANDARDS
3-31

3.07.04 DRIVEWAY TURN AROUND STANDARDS
Driveways that exceed the maximum backup distance shall have a turnaround area immediately adjacent to the front wall of the garage or carport.

Note: Existing driveways and turnarounds that do not meet these standards are not necessarily considered “unusable” as provided in Zoning Ordinance Sec. 17.30.060.

The turnaround shall be adequate in size to
allow a standard vehicle one (1) two-point
maneuver and an exit onto a public street in
a forward direction.

One (1) two-point maneuver consists of one
(1) forward motion and one (1) backward
motion (See the adjacent Diagram).

DESCRIPTION MIN.

WIDTH
MIN.

DEPTH
For a turnaround in
front of a one car
garage or carport
25’-0” 44’-6”
For a turnaround in
front of a two car
garage or carport
34’-0” 44’-6”
ATTACHMENT B Agenda Report Page 94 of 293
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3-32

3.07.05 DRIVEWAY GRADIENT STANDARDS
Note: Existing driveways that do not meet these standards are not necessarily considered “unusable” as provided in Zoning Ordinance Sec. 17.30.060 From the street, the ramp shall start at the property line at the same elevation as the street right-of-way.

For driveways up to 14’-0”
in length from the
property line, the
maximum slope shall be
10%.

For driveways from 14’-1”
to 24’-0” in length from the
property line, the first 10
feet shall have a maximum
slope of 10%. The
remaining slope to the
garage entry shall have a
maximum slope of 15%.

For driveways greater than
24’-1” in length from the
property line, the first 10
feet and the last 10 feet
adjacent to the garage entry
shall have maximum slopes
of 10% and 15% respectively.

The slope between these
points shall have a maximum
slope of 20%.

DESIGN OBJECTIVE:

1. Parking Size and Specifications (All Zones)
Ref: Zoning Ordinance Sec. 17.30.050
ATTACHMENT B Agenda Report Page 95 of 293
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3. SITE DESIGN

RETAINING WALLS
3-33
The rendering above shows an offset pair of stepped retaining walls to accommodate the significant grade change,
interspersed with planting areas.

Yes

3.08 RETAINING WALLS
The following guidelines are applicable to discretionary design review permit applications. For ministerial planning permits, no fences or perimeter walls, retaining walls greater than 30 inches tall, accessory structures, or site features are allowed in the street yard(s).

3.08.01 NEIGHBORHOOD COMPATIBILITY
DESIGN GUIDELINES: 1. The design of new retaining walls that are visible from the street should be consistent with the scale and proportion of existing retaining walls on contiguous parcels, except when they exceed the recommended maximum heights outlined in these guidelines.

2. The design of new retaining
walls that are visible from
the street, as well as those
that are close to side and
rear property lines should be
no more than four feet,
unless physical limitations on
the site prevent this from
occurring. If the change in
grade is greater than four
feet, a series of retaining
walls, interspersed by
planting areas in a stepped
or terraced fashion should be
constructed to create a less
visually-prominent
monolithic appearance.

DESIGN OBJECTIVES:

1. Mimimize the visual prominence of retaining walls
Ref: General Plan; Design and Preservation Element Policy 29.6

2. Fence, Wall, Retaining Wall, Terracing
Ref: Zoning Ordinance Sec. 17.32.010

3. The Measurement of Fences and Retaining Walls
Ref: Zoning Ordinance Sec. 17.90.020
ATTACHMENT B Agenda Report Page 96 of 293
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RETAINING WALLS
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Yes
Yes
DESIGN COMMENTS:

A. In several areas of Piedmont,
retaining walls along
sidewalks provide a strong
visual element which unifies
a neighborhood otherwise
characterized by a variety of
architectural styles. While
the retaining wall in front of
each residence has its own
characteristic design, the
overall appearance is one of
continuity achieved by a
uniform wall height and the
sense of common design
features.

B. In situations where retaining
walls are being introduced
for the first time, or where
retaining walls are used but
there is no unified design
theme, a new or
reconstructed retaining wall
should establish a design
theme which may be
followed by subsequent
retaining wall projects.

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RETAINING WALLS
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Yes No

3.08.02 ON-SITE AESTHETIC DESIGN AND COMPATIBILITY
DESIGN GUIDELINE: 1. Retaining walls should be constructed in stepped or terraced fashion with the maximum height for any single wall no more than four feet, unless physical limitations on the site or structural engineering conditions do not make terracing feasible. Any retaining wall in excess of six feet should be avoided whenever possible. The height of a retaining wall shall be measured from whichever of the following is lower:

A. The finished grade surface of the ground, or
B. The natural surface of the ground.

The surface of the ground for measurement purposes shall be determined by the specific plane of the proposed retaining wall.

DESIGN COMMENTS:

A. Retaining walls are divided into a
series of low and stepped walls. In
certain situations it may be
physically impossible to construct
a series of terraces, and the only
alternative is to construct one or
more large monolithic structures.

In this situation, the maximum
height limit would apply.

B. Retaining walls that are
monolithic and beyond the
maximum height detract
from the overall design of
the property. Locating
them near the property
line results in even greater
exposure.

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Yes
Yes
DESIGN GUIDELINE:

2. The design of a retaining wall should be compatible with the architectural style of the residence which it serves and should provide visual variety and interest through the use of form, texture, detailing and planting. When a retaining wall contains an entry stairway to the residence, the design of the wall should give visual prominence and attention to the entryway. When a retaining wall is adjacent to a garage, the two should have a unified design. While a retaining wall should be well-designed and visually interesting, it should not call attention to itself, but instead should focus and direct attention to the residence.

DESIGN COMMENTS:

A. Retaining walls present a unified
appearance with the architectural
design of the residence and with an
adjacent garage if one is present.

The retaining wall should
complement the residence, rather
than obscure or overwhelm it. This
relationship may be established by
designing a wall which incorporates
one or two of the distinguishing
design features of the residence and
which is physically connected to the
adjacent garage.

B. Retaining walls can further enhance
building entries by reinforcing the
entryway from the street.

ATTACHMENT B Agenda Report Page 99 of 293
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RETAINING WALLS
3-37
Yes
Yes
No
DESIGN GUIDELINES:

3. Where a single large retaining wall is
used, its design should incorporate a
planting strip and irrigation system
at its toe strip to allow for the
planting of screening vegetation, or
planting strip with irrigation system
should be incorporated at the top of
the wall. Ideally, both toe and top
planting strips should be provided.

4. The design of stepped or terraced
retaining walls should incorporate
planting strips to allow for the
planting of screening vegetation at
each level. A toe planting strip is
preferred because the vegetation it
supports is generally a more
effective visual screen than
overhanging vegetation.

5. Stepped retaining walls should be
consistent and should not result in
significant alterations to the natural
topography. The example shown at
right violates this principle and
detracts from the views from the
street right-of-way.

ATTACHMENT B Agenda Report Page 100 of 293
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Yes No
Yes No

6. A retaining wall should avoid the creation of a tunnel effect which may result when a high retaining wall is built along one side of a narrow street and residences are built close to curb on the other side of the street.

DESIGN COMMENTS:

A. Lowering the height of a retaining
wall to a maximum height of four
feet - the approximate eye level of a
person in an automobile.

3.08.03 SAFETY
DESIGN GUIDELINE:

1. A retaining wall located adjacent to a driveway should not obstruct the view of a driver exiting a driveway.

DESIGN COMMENTS:

A. A series of low retaining walls
stepping up the hill creates views to
pedestrian and vehicular entries.

B. A high retaining wall at the
street obstructs the driver’s
view.

B. Monolithic walls that do not
respect the topography
detract from the character of
the neighborhood.

ATTACHMENT B Agenda Report Page 101 of 293
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FENCES AND WALLS
3-39
Yes

3.09 FENCES AND WALLS
The following guidelines are applicable to discretionary design review permit applications. For ministerial planning permits, no fences or perimeter walls, retaining walls greater than 30 inches tall, accessory structures, or site features are allowed in the street yard(s). Fences may be a maximum of 6 feet tall in the side and rear yards.

3.09.01 NEIGHBORHOOD AND CONTIGUOUS PARCEL

COMPATIBILITY
DESIGN GUIDELINES:

1. The design of fences or walls should be consistent with the character of existing fences or walls in the neighborhood and on contiguous parcels, except when they exceed the recommended maximum heights outlined in these guidelines.

2. A fence or wall should minimize any adverse impacts on the neighborhood and on residences located on contiguous parcels. The quality of design reflected by the fence or wall should be directly related to its visual prominence.

DESIGN COMMENTS:

A. As shown at right, the design and siting of a
fence or wall should not deprive neighboring
residences on contiguous parcels of views,
access to sunlight, a feeling of openness, and
other related amenities which they presently
enjoy. Sometimes, the location and design of
the fence or wall may not always be possible to
achieve this. It will frequently be necessary to
weigh the desire of a homeowner to construct
DESIGN OBJECTIVES:

1. Regulate front yard fence and equipment enclosures
Ref: General Plan Design and Preservation Element Policy 29.3

2. Design fencing to be compatible with building design Ref: General Plan Design and Preservation Element Policy 29.5

4. Fence, Wall, Retaining Wall, Terracing
Ref: Zoning Ordinance Sec. 17.32.010

5. The Measurement of Fences and Retaining Walls
Ref: Zoning Ordinance Sec. 17.90.020
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Yes Yes
Yes
No
a fence or wall against its impacts on
neighboring residences.

C. Should a fence in a front yard be
deemed appropriate, it should
reflect the highest design standard
and be compatible with the building
style that it serves.

D. This front yard fence is not compatible with
the neighborhood, contiguous parcels or
the property that it serves. It blocks views
to and from the street right-of-way, offers
no visible planting between the sidewalk
and the front yard setback area and is
constructed with a material that is
inconsistent with the attached residence.

B. Greater attention should be devoted to the design and siting of fences and walls subject to public view. Fences or walls in front yards are to be avoided except in rare circumstances.

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FENCES AND WALLS
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Yes
No
Yes
E. A rear or side yard fence or wall need not
meet the same design standard necessary
for front yard fences. Nevertheless, high
quality design is always encouraged, even
for fences and walls not in the public view.

As indicated in the photo to the right, a
back yard fence can be an attractive feature
for the owner and adjacent neighbors.

F. While the side yard fence in the photo to
the right is open, allowing views from the
neighboring property, its height is out of
scale with the neighborhood, creating a
burdensome enclosure for the neighbors.

G. The visual and other impacts of
fences and walls should be mitigated
by their siting on the lot, variation in
height, such as stepping down a
side-yard fence as it approaches the
street, and the appropriate use of
vegetation.

ATTACHMENT B Agenda Report Page 104 of 293
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FENCES AND WALLS
3-42
Privacy wood fencing with a finished
appearance on both sides:

This is appropriate for side and rear yard
fencing.

Privacy wood fencing with a finished
appearance on both sides and a
wood lattice top:

This is appropriate for side and rear
yard fencing, particularly when it is
important to ensure a feeling of
openness for neighboring properties.

Yes Yes

3.09.02 ON-SITE AESTHETIC DESIGN AND COMPATIBILITY
DESIGN GUIDELINES:

1. The design of a fence or wall should be compatible with the architectural style of the residence which it serves and should provide visual interest and variety. A fence or wall should be well-designed and visually interesting. It should not call attention to itself, but instead should focus and direct attention to the residence.

DESIGN COMMENT:

A. The following images are rendered examples of typical fencing designs that may be found in Piedmont.

ATTACHMENT B Agenda Report Page 105 of 293
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FENCES AND WALLS
3-43
Wood picket fencing:

This may be appropriate, in rare
circumstances, in the street facing front
yard, providing it meets Zoning
Ordinance requirements.

Wood picket fencing with intermediate wood
columns:

This may be appropriate, in rare circumstances, in
the street facing front yard, providing it meets
Zoning Ordinance requirements.

Iron fencing with brick or masonry base
and column:

This may be appropriate, in rare
circumstances, in the street facing front
yard, providing it meets Zoning
Ordinance requirements.

Metal fencing with intermediate metal columns:

This may be appropriate with contemporary styled
buildings, providing there is ample landscaping to
soften the pattern and use of materials.

Yes Yes
Yes Yes
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Yes Yes
Yes Yes

2. When a fence or wall contains an
entry to the residence, its design
should give visual prominence to the
residence and direct attention to the
entry.

4. With the exception of corner lots, fences or walls greater than four feet in height should not be located between the sidewalk and a house.

3. Fences or walls in front yards are
to be avoided except in rare
circumstances. However, if a
residence is located on a corner
or through lot, a fence or wall
greater than four feet in height
should be permitted to enclose
the property’s private outdoor
living area in the side or rear yard.

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Yes

3.09.03 CONTIGUOUS PARCELS AND ON-SITE SAFETY
DESIGN GUIDELINES:

1. A fence or wall located in a side yard should not obstruct emergency access between the street and the side and rear yards of a contiguous residence.

2. A fence or wall located in a side yard
should not obstruct emergency
access from the street, through the
side yard, and into the rear yard of
the residence. A gate located in a
side yard fence or wall should be
wide enough to accommodate an
emergency stretcher. Its locking
mechanism should be a type that
can be unlocked or removed by
police and fire department
personnel in an emergency. A gate
in a fence or wall located within side
yards and permitting access to rear
yards should be equipped with an
adequate lock which can be
unlocked or removed by police and
fire department personnel in an
emergency.

3. A fence or wall located adjacent to a driveway should not obstruct the view of a driver exiting a driveway.

4. A fence or wall located in the side yard of a corner lot adjacent to a street should not obstruct the view of the cross street for drivers approaching the cross street.

ATTACHMENT B Agenda Report Page 108 of 293
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3. SITE DESIGN

TRASH ENCLOSURES
3-46

3.10 TRASH ENCLOSURES
DESIGN OBJECTIVES:

1. Regulate front yard fencing and equipment enclosures.

Ref: General Plan Design and Preservation Element Policy 29.3

2. Design fencing to be compatible with building design.

Ref: General Plan Design and Preservation Element Policy 29.5

3. Design Guidelines for Fencing
Ref: Design Guidelines Section 3.10; Fencing
The following guidelines apply to discretionary design review permit applications. All housing developments must provide a fenced trash enclosure and comply with City Code requirements for disposal of refuse, green waste, and recycling. For ministerial permit applications, no trash, green waste, or recycling cart, bin, or enclosure is permitted in the street yard(s).

3.10.01 TRASH ENCLOSURE SIZES
Trash enclosures need to accommodate the size and number of carts routinely used. Most Piedmonters have three carts: a black one for trash, a blue one for recycling, and a green one for yard waste and food scraps (organics). Customers with 20 gallon garbage service receive a 35 gallon cart with a 20 gallon insert affixed within. Piedmonters who have on-premises pick-up service are limited to 35 gallon carts, but those who need more than one cart for recycling or organic waste may have as many carts as needed at no extra charge (as a reminder, residents may order occasional “overage bags” for large yard clean-up projects at no charge).

CART SIZE HT. (A) LID HT. (B) WIDTH (C) DEPTH (D)
35 GAL. 38.2” 60.5” 22.8” 22.3”
65 GAL. 42.2” 69” 25.9” 26.5”
95 GAL. 46.1” 77.7” 27.7” 31.6”
It is optimal if one can provide approximately 150% of the sum of the cart footprints to easily maneuver the carts into and out of their storage spaces. At 150% the footprint dimensions are as shown in the table below.

SIZE OF 3
CARTS
HT. (A) LID HT. (B) WIDTH (C) DEPTH (D)
35 GAL. 38.2” 60.5” 103” 34”
ATTACHMENT B Agenda Report Page 109 of 293
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Yes
65 GAL. 42.2” 69” 117” 40”
95 GAL. 46.1” 77.7” 125” 48”

3.10.02 TRASH ENCLOSURE LOCATIONS
Piedmonters who receive curbside pick-up may use larger carts as needed, but must properly store and screen them. Most side yards in Piedmont are at least 4’-0” to 5’-0” wide, which can accommodate carts next to each other against the wall of a building or fence, and still leave a 2 to 3 foot wide passage for access to the rear yard. This means that as long as there is a 4’-0” side yard, and at least 6 feet along the wall of a building or fence, there is enough space for all three carts. If a property owner is not able to provide an enclosure in compliance with the above criteria, he or she may contact the Planning Department at 510-420-3050 to schedule an appointment with a planning staff person who will assist you with the proper placement of your carts and the design of an enclosure. No fees for the consultation or process are required.

All trash bins shall be enclosed and shielded from view from the public right-of-way and neighboring properties. They shall be located as far away from the street as possible; As small as is necessary to enclose the carts; As low in height as necessary to adequately screen the carts; and Designed in compliance with Section 3.10 of the Design Guidelines.

Trash Enclosures shall be any of the following:

1. Any solid fence, wall, or combination of a fence and wall at least 4’-0” in height and up to 6’-0” in height.

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Yes

2. An open fence up to 6’-0” in height in combination with dense evergreen landscaping at least 4’-0” in height at maturity and up to any height.

3. Dense, evergreen landscaping at least 4’-0” in height at maturity and up to any height shall be constructed in compliance with the following:
a. Non-Street Setback Areas: Trash enclosures in compliance with this section may be permitted in any non-street setback area without the need for a building permit or design review.
b. Street Setback Areas: Any Trash Enclosure, as shown in the example above, used exclusively for the purpose of screening trash, recycling and organic waste carts from public view that is located within a front yard setback, a street side yard setback, or a rear yard setback of a through lot, shall require staff review and approval at the Planning Counter in compliance with the provisions of Section

17.17.1(c)(ii) of the Zoning Ordinance and the Trash/Recycling/Organic Waste Cart Enclosure Policy, except that staff may refer any application to the Planning Commission for review.

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LANDSCAPE AND HARDSCAPE DESIGN
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3.11 LANDSCAPE AND HARDSCAPE DESIGN
The following guidelines apply to discretionary design review permit applications. No artificial turf is permitted in the street yard(s) of a ministerial design review permit application.

3.11.01 INTRODUCTION
GENERAL DESIGN GUIDELINES:

1. Landscape and hardscape surfaces are design elements that anchor structures to their surrounding terrain. Rather than being used as an afterthought to mask inappropriately positioned or designed structures, they should instead be part of a comprehensive site DESIGN OBJECTIVES:

1. Protect special status plant Species
Ref: General Plan Natural Resources and Sustainability Element Policy 13.5

2. Retain healthy native trees
Ref: General Plan Natural Resources and Sustainability Element Policy 14.4

3. Encourage proper use of landscaping.

Ref: General Plan Natural Resources and Sustainability Element Policy 14.5

4. Balance tree preservation and views.

Ref: General Plan Natural Resources and Sustainability Element Policy 14.6

5. Reduce storm water runoff.

Ref: General Plan Natural Resources and Sustainability Element Policy 16.5

6. Provide and maintain sidewalks, streets and street landscaping Ref: General Plan Design and Preservation Element Policy 27.1

7. Use landscaping to frame views, soften buildings, and screen undesirable views.

Ref: General Plan Design and Preservation Element Policy 29.2

8. Use landscaping to create private outdoor areas in lieu of fences on corner lots.

Ref: General Plan Design and Preservation Element Policy 29.4

9. Avoid landscape design that creates safety hazards.

Ref: General Plan Design and Preservation Element Policy 29.9

10. Protect the city’s natural beauty and visual character; Landscape Plans Requirements.

Ref: Zoning Ordinance Sec. 17.34.010, 17.34.020.

11. A residential property owner must landscape all required street setback areas, except for areas paved for ingress and egress.

Ref: Zoning Ordinance Sec. 17.34.040.

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2. Living plant materials should be the
primary ground cover for street facing
gardens within the front setback area.

Planting areas consisting primarily of
rock or inorganic material should be
avoided, as shown in the two
photographs above.

1. Planting designs within the street facing
setback area should be compatible with
those found on neighboring properties,
as shown in the two photographs above.

Yes
Yes
Yes Yes
development design scheme and should be compatible with the design of structures found on the property.

2. As with additions to existing structures, additions to existing landscaping and hardscaping should provide a seamless transition to existing planting and pathway designs.

3.11.02 STREET FACING GARDENS IN SETBACK AREAS
DESIGN GUIDELINES: COMPATIBILITY WITH CONTIGUOUS LOTS:

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Yes
Yes
Yes Yes

3. Artificial turf is not a landscaping material. As a hardscape material it does not count towards the 30% landscape minimum. The 20 ft. street setback area must be landscaped except for areas of ingress and egress. Side and rear yards offer more flexibility in the use of landscape and hardscape materials, including artificial turf.
`

5. Hardscape, or paved surfaces in street facing
gardens within the street setback areas should be
limited to pathways to building entrances and
driveways to garage entrances. Outdoor patios and
active outdoor activity areas within this setback
area are discouraged. Living plant materials should
be installed adjacent to these hardscape surfaces
to enhance these entry pathways, as shown in the
two photographs above.

4. At corner lots, where the side yard
also has a street facing garden within
the 20 ft. street setback, landscaping
should be attractive while providing
privacy for outdoor living areas.

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Yes Yes
Yes Yes

3.11.03 ON-SITE DESIGN PRINCIPLES
DESIGN GUIDELINES: ON-SITE LANDSCAPE AESTHETIC AND
ENVIRONMENTAL DESIGN:

1. Minimize impacts on existing terrain.

2. Use natural drainage channels and on-site storm water drainage management opportunities.

3. Preserve and incorporate existing mature trees as part of the overall landscape design.

4. Use landscaping within side and rear setback areas to reinforce property lines and minimize the need for fencing between separate outdoor spaces.

5. Avoid locating structures within the drip line of existing mature trees or within riparian zones.

6. Rear yard gardens should provide plantings with usable open space.

7. When possible, use a variety of plant materials in the palette to have a layered effect of size and species. Consider the need for wind breaks, the need for shading in South and West facing areas, while choosing plant materials conducive to sunny and shaded zones within the lot.

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Yes Yes
Yes Yes

8. Use native plant species, drought tolerant or climate appropriate planting materials.

Consider following Bay-Friendly Landscape Guidelines when designing your garden.

9. Avoid invasive plant species or flammable mulch, such as shredded redwood bark, also known as “gorilla hair.”

10. Consider the eventual height and width of plant materials when planting near property lines, buildings, site features, streets and sidewalks.

11. Use drip irrigation systems to establish newly planted materials, but choose species that will primarily survive on rainfall.

DESIGN GUIDELINES: ON-SITE HARDSCAPE AESTHETIC AND
ENVIRONMENTAL DESIGN:

12. Use permeable paving as part of the
hardscape materials, when possible.

Pavers should be light in color with a
high solar reflective index.

13. Consider planting strips at driveways
ATTACHMENT B Agenda Report Page 117 of 293
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LANDSCAPE AND HARDSCAPE DESIGN
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Yes Yes

14. On-site asphalt driveway paving and on-site driveway and walkway solid white concrete paving should be discouraged. Colored concrete or pavers are recommended for on-site driveways and walkways.

ATTACHMENT B Agenda Report Page 118 of 293
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3. SITE DESIGN

EXTERIOR LIGHTING
3-56
Yes

3.12 EXTERIOR LIGHTING
The following guidelines apply to discretionary design review permit applications.

3.12.01 NEIGHBORHOOD AND CONTIGUOUS PARCEL

COMPATIBILITY
DESIGN GUIDELINES:

1. Limit the lighting of front yard landscape features, to respect the existing neighborhood character.

2. Use “Dark Sky Compliant” exterior light fixtures that are shielded and directed downwards to prevent light trespassing from a subject property to neighboring properties. The use of floodlights is discouraged.

3.12.02 ON-SITE AESTHETIC DESIGN, COMPATIBILITLY AND
SAFETY
DESIGN GUIDELINES:

1. Complement the light fixture design with the architectural character and building elements being illuminated.

2. Conceal electrical boxes from public view. Conduits should not be exposed on exterior walls and should be embedded either in walls or landscaping.

3. Locate low level lighting to ensure entry paths, entry stairs and driveways, garage and building entries are adequately illuminated.

DESIGN COMMENT FOR GUIDELINES 1-3:

A. Low level and shielded lighting
complements the architectural
character, illuminates pedestrian
and vehicular entry paths, and
enhances the safety zone between
the residence and public right-ofway.

ATTACHMENT B Agenda Report Page 119 of 293
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EXTERIOR LIGHTING
3-57
DESIGN GUIDELINE:

4. When used, provide motion sensors that are adjustable, to prevent them from rapidly flashing on and off when activated.

ATTACHMENT B Agenda Report Page 120 of 293
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LOCATION OF SITE FEATURES
3-58

3.13 LOCATION OF SITE FEATURES

3.13.01 DEFINITION FOR DESIGN REVIEW PURPOSES
Site features may be defined as built-in improvements that are permanently affixed to the ground and/or attached to plumbing or electrical services that do not meet the definition of primary structures, accessory structures, fences or retaining walls, as defined by the Zoning Ordinance or Building Code. They include, but are not limited to:

1. Built-in bench

2. Outdoor kitchen

3. Fire table or raised fire pit

4. Outdoor fireplace

5. Fountain or other water feature

6. Statue or other decorative element

7. Above ground spa or hot tub

8. Pool or spa equipment and its enclosure

9. Above ground cistern

10. Well equipment and its enclosure

11. Raised planter bed

12. Flag pole

13. Lamp post

14. Pole-mounted birdfeeder or birdhouse

15. Children’s play structure or slide

16. Trampoline, basketball backboard, permanent tennis or volleyball netting and supports, and other sports equipment

17. Free standing trellis, arbor or pergola

18. Other improvements as determined by the Director
DESIGN STANDARDS:

1. Design Review Requirements for Site Features.

Ref: Zoning Ordinance Sec. 17.66.040

2. Definition of Site Feature.

Ref: Zoning Ordinance Sec. 17.90.010

3. Location of Site Features by Zoning District.

Ref: Design Guidelines Sec. 3.06.02, 3.06.03, 3.06.04, 3.06.05 ATTACHMENT B Agenda Report Page 121 of 293
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LOCATION OF SITE FEATURES
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Yes
Yes
The following guidelines are applicable to discretionary design review permit applications. For ministerial planning permits, no fences or perimeter walls, retaining walls greater than 30 inches tall, accessory structures, or site features are allowed in the street yard(s).

3.13.02 NEIGHBORHOOD AND CONTIGUOUS PARCEL

COMPATIBILITY
DESIGN GUIDELINES:

1. The placement of site features, when viewed from the street right-of-way, should be compatible with structures on adjacent parcels and those within the surrounding neighborhood.

DESIGN COMMENTS:

A. The fountain and lamp posts are
integral with the entry path from the
street. They are unobtrusive and are
compatible with both the primary
residence and its neighbors.

B. The sculpture is located within the
side yard private outdoor space and
may be viewed from the public
right-of-way. Set further back from
the street setback line, it
complements the primary residence.

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Yes
Yes Yes
A. Basketball backboard viewed from the
public right-of-way.

B. Basketball backboard
within a private rear yard.

2. Recreational site features that create gathering, play or active areas within the side yard or rear yard private outdoor space should not be located within side yard or rear yard setback areas. Additionally, they should be adequately shielded from street view and from contiguous parcels.

DESIGN COMMENTS:

3. Outdoor kitchens should be integral with the design of the private outdoor space.

DESIGN COMMENTS:

4. The location of noise generating equipment, such as pool and spa equipment, should be properly enclosed and/or have sound attenuating devices to reduce the noise from A. The outdoor kitchen in the photo above is close to
the residence, far from the side yard setback line.

B. The outdoor kitchen in the photo above has
planting behind it that screens appliances from the
adjacent parcel.

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Yes Yes
traveling to contiguous parcels as required by the Building Code. The installation of permanent exterior audio speakers is discouraged.

3.13.03 ON-SITE AESTHETIC DESIGN COMPATIBILITY
DESIGN GUIDELINES:

1. The design and location of site features should be compatible with the design and location of primary and accessory structures on the property.

2. The materials used for a site feature should be of high quality to ensure its long term durability.

DESIGN COMMENTS FOR DESIGN GUIDELINES 1-2:

A. The materials used for the pergola and
raised hot tub in the photo above are
compatible with the retaining walls, wall
fencing and landscaping.

B. The design of the arbor, with its
central outdoor fireplace flanked
by gates in the photo above, is
compatible with the adjacent
accessory pool house in the rear
yard.

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Yes Yes
Yes
Yes
B. The stone base for the built-in seating and
raised fire pit in the photo above match the
stone base at the residence’s terrace.

C. The arcade in the photo above is
compatible with the design of the
residence.

D. The outdoor fireplace in the photo
above uses similar materials and color
to the accompanying residence and
retaining walls. It faces inward, away
from adjacent parcels. The use of
outdoor fireplaces must be in
compliance with Bay Area Air Quality
Management District requirements.

E. Trellises within the street front
setback area, as shown above, may
be a decorative element and should
celebrate entrance, rather than
creating a space for active outdoor
use.

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LOCATION OF SITE FEATURES
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Yes
F. A play structure should be sized
appropriately for the yard in which it
is located to minimize its visibility
from neighboring properties. It
should not be visible from the
street.

3.13.04 ON-SITE SAFETY
DESIGN GUIDELINES:

1. Water features, including hot tubs, pools and fountains with reservoirs greater than 12 inches in depth should be locked from public access as required by the Building Code.

2. Heat generating equipment, such as pool heating equipment, fire pits, fire place openings, and cooking appliances should be a minimum of 36 inches clear from plant materials, unless they are rated to be in closer proximity to flammable materials.

ATTACHMENT B Agenda Report Page 126 of 293
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LOCATION OF SITE FEATURES
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ATTACHMENT B Agenda Report Page 127 of 293
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4. BUILDING DESIGN: GENERAL

BUILDING STYLES
4-1

4. BUILDING DESIGN: GENERAL

4.01 BUILDING STYLES
Piedmont has an eclectic range of residential building styles. Viewed from the street within any neighborhood, there are rarely two adjacent homes that look alike. House sizes can vary greatly, depending upon the lot size, the date of original construction and the topography of the property. To retain a building’s architectural integrity, it is important to first recognize the special qualities of its specific building style prior to considering a design modification. It is equally important to understand the prevailing neighborhood character, determined by the characteristics of the different building styles, prior to the construction of new single-family homes, multi-family dwellings or mixed-use commercial buildings. The following are some of the many distinct building styles that can be found in Piedmont.1

Colonial Revival:

Symmetrical balanced windows framing a
centered front door.
1 To further understand the specific qualities of building styles, the reader is advised to consult A Field Guide to American Houses by Virginia Savage McAlester. Alfred A. Knopf, 2017 Cottage:

Low or intermediate pitched roof with
minimal architectural detail.

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Craftsman:

Low pitched gable roof with deep
overhangs and exposed roof rafters.

Midcentury Modern:

Simple or flat roof with large expanses of
glass and one exterior wall material.

Monterey Colonial:

Shallow roofs, exposed wood rafters,
second floor veranda with railings.

Dutch Colonial:

Gambrel style roof with balanced divided
lite windows.

Mission:

Low pitched tile roof, arched openings,
prominent entry portal.

Neoclassical:

Columned entry porch with balanced
divided lite windows.

ATTACHMENT B Agenda Report Page 129 of 293
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BUILDING STYLES
4-3
New Traditional Multi Family:

Complex high pitched roofs with tall entry
features.

Prairie:

Low pitched hip roof, symmetrical entry and
window placement.

Spanish Revival:

Low pitched tiled roof, little or no overhang,
deeply recessed windows and doors.

Spanish Revival – Commercial:

Low pitched tiled roof, minimal detailing,
recessed entry.

Spanish Revival – Civic:

Low pitched tiled roof, little or no overhang,
tower or special design element.

Split Level:

Tri-level with intersecting roofs with
asymmetrical windows and entry.

ATTACHMENT B Agenda Report Page 130 of 293
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BUILDING STYLES
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Styled Ranch-Colonial Revival:

Prominent hip or gable roof, revival styled
walls, windows and details.

Tudor:

Steeply pitched gable roofs, walls of stucco,
stone and half-timbered wood.

Victorian Queen Anne:

Steeply pitched roofs with highly stylized
wood details.

Styled Ranch-Asian:

Low pitched roof with deep overhangs,
exposed rafters; walls of wood and stucco.

Twenty-First Century Contemporary:

Orthogonal volumes with different wall
textures or materials creating a sculptural
effect.

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BUILDING STYLES
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The following guidelines apply to discretionary design review permit applications.

4.01.01 PREDOMINANT BUILDING STYLE
DESIGN GUIDELINES: ON-SITE DESIGN COMPATIBILITY
Guidelines 1-4 apply to all additions and alterations to existing structures:

1. Where an existing structure is a hybrid of two styles (example: craftsman and prairie styles), the construction should continue this hybrid aesthetic.

2. Where an existing structure consists of an original building constructed in one architectural style and an addition constructed in a different architectural style, a minor addition should continue the architectural style of the part of the building to which it is attached. However, if the proposed construction is a major addition or consists of changes throughout the structure, the mix of styles should be eliminated in favor of a single predominant style.

Where an existing structure has one predominant building style, the new construction should be compatible and consistent with this style. “Compatible and consistent” does not require that the new construction be a precise copy of the predominant style, but neither does it prohibit this.

DESIGN STANDARDSOBJECTIVES:

1. Encourage creativity and innovation in building design Ref: General Plan Design and Preservation Element Policy 28.12

2. Preserve and conserve historically significant resources.

Ref: General Plan Design and Preservation Element Policy 31.2

3. Ensure the use of appropriate materials for the repair, maintenance or expansion of historic structures.

Ref: General Plan Design and Preservation Element Policy 31.3

4. Encourage the adaptive reuse of existing buildings, rather than their demolition.

Ref: General Plan Design and Preservation Element Policy 31.7

5. Anticipate recognizing and preserving structures from the recent past; those built between 1945-1960.

Ref: General Plan Design and Preservation Element Policy 31.9

6. Achieve design compatibility between additions, remodeling and other new construction by establishing development standards.

Ref: Ref: Zoning Ordinance Sec. 17.20.010
ATTACHMENT B Agenda Report Page 132 of 293
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BUILDING STYLES
4-6
Yes
Yes
No
DESIGN COMMENTS:

A. Additions may replicate an existing
building style to be compatible and
consistent with the existing
structure. Here is an example of a
rear extension where exterior siding,
roofing and architectural details
replicate those found on the existing
building. The windows, while not
duplicates, are in keeping with the
existing building style.

B. Additions may use complementary
design elements to be compatible
and consistent without replicating
the existing building style exactly.

Here is an example of a rear
extension where classical
architectural proportions and details
reflect the period of the existing
building style, without duplicating
the existing exterior materials.

C. An addition that is inconsistent with
the predominant building style that
appears tacked on is immediately
apparent as a different structure
and fails to meet the objective of
this guideline.

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Yes Yes
DESIGN GUIDELINE: ON-SITE DESIGN COMPATIBILITY (CONT’D)

3. For major modifications or additions to an existing structure where no one building style is predominant, the new construction provides an opportunity to establish a predominant building style. Projects should capitalize on this opportunity by modifying the remainder of the building, as well as any accessory structures, to improve architectural cohesion.

4.01.02 STYLISTIC CHANGES TO EXISTING STRUCTURES
DESIGN GUIDELINE: ON-SITE AESTHETIC DESIGN

1. Where there is a desire to change the existing building style, such changes should be applied to the entire exterior, and to accessory structures, and not only to the area where new construction is proposed.

DESIGN COMMENTS:

A. In this remodel and front garage
addition, new architectural elements
and details are employed
throughout to unify existing and
new construction into a singular
building style.

B. In this remodel, new shingle siding
provides a contrast to a top floor
stucco band. New windows and trim
elements help unify an updated
Prairie style.

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Yes No
C. In this remodel, elements of a mid20th Century building were unified with new exterior materials,
windows and details, creating new
shadow lines and establishing a
unified contemporary building style.

D. This residence, with a horizontal
addition, is perceived as two
separate buildings. The two
contrasting styles compete with
each other.

4.01.03 DOCUMENTING COMPATIBILITY WITH BUILDING STYLE
The applicant for the new construction shall be responsible for including graphic materials in his/her submission to the City, documenting compatibility and consistency with a predominant building style.

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4.02 BUILDING ELEMENTS
The following guidelines apply to discretionary design review permit applications.

4.02.01 ON-SITE AESTHETIC DESIGN CONSISTENCY
Determining consistency within an architectural style requires breaking a building into its individual elements, establishing how those elements contribute to the building’s architectural style, and maintaining that relationship as the building is changed. With respect to remodels and additions, key elements of the existing structure should be reflected in the design of the addition or remodel. Consistency in rhythm, texture, color and materials is also critical. When there is a wholesale stylistic change to a structure, the same principles may be used, with all of the building elements designed to be compatible with the new building style. Elements and details which should be matched are described in the design guidelines below.

DESIGN GUIDELINES:

1. Foundations: The appearance of the foundation of an addition should match the appearance of the foundation of an existing structure, so that it appears that the two are continuous. This is especially important for those portions of the foundation which will be visible from the street and adjacent parcels.

DESIGN STANDARDSOBJECTIVES:

1. Encourage garages, decks and porches to complement the architecture and design of the primary residence.

Ref: General Plan Design and Preservation Element Policy 28.5

2. Encourage the use of exterior materials that are appropriate to the property.

Ref: General Plan Design and Preservation Element Policy 28.6

3. Ensure the restoration of original period details of existing homes.

Ref: General Plan Design and Preservation Element Policy 31.4

4. Allow original materials and methods when practical when alterations are proposed for historic homes.

Ref: General Plan Housing Element Policy 2.5
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Yes
Yes Yes

2. Porches: The construction of
additional porches or the
reconstruction of an existing porch
should match any porches which
were original to the existing
structure. Particular attention
should be given to the porch roof,
columns, balustrades and railings,
which are usually the most visible
elements of the porch. New
elements should be compatible with
the design of the existing elements.

For new construction, the building
elements of a porch should also be
consistent with the overall building
style. Elements which are
inconsistent with the architectural
style of the building should be
avoided.

3. Decks and Balconies: Deck and balcony additions to existing structures, as well as decks and balconies that are part of new structures should be consistent with the architectural style of the building to which they are attached.

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Yes Yes
Yes Yes
DESIGN COMMENT:

A. This may be achieved by employing compatible details to the structural framing of the deck or balcony, to give it a more finished appearance. Along with porches, attention should be given to columns, beams, balustrades and railings, to ensure design compatibility, as shown in the four examples above.

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No
Yes
DESIGN GUIDELINE:

4. Decks; Steep Sloping Lots: The design of a deck or porch constructed on the downslope side of a residence should be integrated into the design of the residence and should avoid designs which appear to increase its effective bulk.

DESIGN COMMENTS:

A. Decks and porches on the downslope sides of
houses which are supported by the structure of
long posts and braces can appear to be massive
and overpowering when viewed from below.

The support structure itself is often unsightly.

The intent is to avoid such designs and to
encourage those which reduce the visual
impact of such decks and porches. Possible
alternatives include dividing a single deck or
porch into two or more terraced levels, or using
the roofs of lower levels of the residence as the
surfaces for a deck or porch serving the upper
levels of the residence.

B. When these alternatives are not feasible and the use of an overhanging surface is desirable, the supporting superstructure should be integrated into the overall design of the residence, and the total number of supports and braces should be the minimum required for structural safety. Attention to the finished carpentry and detailing of the deck or porch consistent with that of the existing residence will provide refinement and visual interest. Further, the overall visual impact of the support structure, as well as the overhanging deck or porch structure, should be softened by plantings, and by painting the support structure a color to blend in with the house. In limited cases, and where excessive mass would not result, it may be acceptable to enclose the area under the deck, in order to visually integrate it with the house.

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Yes
Yes Yes
DESIGN GUIDELINES:

5. Stairs: Exterior stairs should be
consistent with the architectural
style of the structure, especially if
they will be visible from the street.

Consistency also applies to stair
railings. If it is cost prohibitive to
exactly replicate the original stair
railings, the original design should
be followed in simplified form.

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Yes Yes
Yes Yes

6. Doors: Doors for new structures and additions, as well as new or replacement doors for existing structures, should be consistent with the architectural style of the building, while maintaining its security.

7. Exterior Wall Material: The material used on the exterior walls of an addition or remodeled portion of a structure should be consistent with the design integrity of the existing building. This may be achieved using different, yet compatible materials (above left), or by matching the materials of the existing structure (above right).

DESIGN COMMENT:

A. Where the original exterior wall material of a building has been replaced or covered with material that is inconsistent with the original material, the construction of an addition may offer the opportunity to restore the original conditions. Where it is impossible to obtain material which exactly matches the existing conditions, a close substitute should be used.

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Yes Yes
Yes Yes
A third story addition at the top right uses
ornamentation and design details found at
the existing residence at the top left.

A two story addition on the right with a
new addition over the entry use design
details found on the existing portion on
the left.

DESIGN GUIDELINES:

8. Ornamentation; Remodels/ Additions: The ornamentation and the design details of the addition should be consistent with those of the existing structure. Conflicting or inappropriate ornamentation should be avoided.

9. Ornamentation; New Construction: The ornamentation and design details within new construction should be consistent with and help define the architectural style of the building.

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Yes Yes
Yes
No Yes

10. Roof: Remodels/ Additions: When a new roof is part of an addition or remodel, it should be consistent with the design integrity of the existing structure. The geometry of the new roof should relate to that of the existing roof. Individual design elements which need to be addressed include the type and pitch of the roof, cornices, gable-end finish, gutters, roof covering, and trim and molding. For example, an addition to a residence with a gable roof should extend the existing roof or match the pitch of the existing roof.

11. Roof; New Construction: When a roof
design is established for a new structure,
the type, slope and details of the roof
should be consistent throughout the
building. This does not mean that all roof
slopes have to be identical, however the
composition of the roof forms should be
consistent with the style of the building.

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4. BUILDING DESIGN: WINDOW

REPLACEMENT AND NEW WINDOWS
4-17

4.03 WINDOW REPLACEMENT AND NEW

WINDOWS
The following guidelines apply to discretionary design review permit applications.

4.03.01 SUBMITTAL REQUIREMENTS: WINDOW REPLACEMENT
Design review applications where the scope of work is only for modifying or replacing existing windows and/ or the installation of new windows in an existing wall may use the Expedited Design Review Permit Application process, as described in Chapter 2, Sec. 2.01.01 and Sec. 2.02 of these guidelines. Information regarding the drawings required to accompany the Expedited Design Review Permit Application may be found in Chapter 2, Sec. 2.06 of these guidelines.

4.03.02 TYPES OF WINDOW OPERATION
The drawings at right show standard
types of window operation. The actual
size, design and placement of these
window types will vary, depending upon
the style of the building to which they
will be applied.

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Yes Yes

4.03.03 ON-SITE AESTHETIC DESIGN COMPATIBILITY;

REPLACEMENT WINDOWS AND NEW WINDOWS ON
EXISTING STRUCTURES:

DESIGN GUIDELINES:

1. When replacing existing windows, installing new windows in an existing wall, or installing new windows in an addition, the type, proportion, placement, details and materials of new windows should be compatible with the existing windows, or with the original windows on the building should the existing windows be architecturallyinconsistent replacements. Window elements that should be addressed include the frame, pattern of the lites defined by the muntins, the trim used to surround the frame, and the degree to which the existing windows are recessed from the face of the wall.

While it is not necessary to exactly replicate the existing pattern of muntins and lites, it should be as close as possible to reflect the original design in the new windows.

2. The primary focus in determining window compatibility is design and long-term quality and durability rather than actual material composition. Nevertheless, the use of vinyl framed windows is prohibited, unless they are paintable.

New replacement windows are compatible with
the building style.

New windows are part of the stylistic
change to an existing building.

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Yes
Yes

3. Window hierarchy shall be
considered during the review of the
permit application, including
differences between primary
windows that may have a greater
level of detail (divided lites,
increased size, and special
treatments such as arches) and
secondary windows. In all cases,
there should be consistency in
window proportions, operation,
trim, and appearance.

4. Where there is a mix of existing
window styles, replacement window
materials and designs should be
consistent on any elevation that is
visible from a private or public
street. Regardless of their location,
all of the window frames and trim
for the building should be the same
color. While there may be some
difference in window styles where
new and existing windows occur, the
overall appearance of windows
should be consistent.

Windows at the addition to the left are consistent
with the existing windows to the right.

The new second floor addition uses the mix of
window styles found at the existing first floor.

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Yes No

5. Where non-original windows are replaced on a building with a mix of existing window styles, the replacement window should more closely replicate or simulate the original windows.

DESIGN COMMENTS:

A. Windows at the second floor are
consistent with the original
windows at the first floor.

B. Windows at the second floor are
incorrectly proportioned, have a
different style and do not
remotely resemble the original
windows at the first floor.

DESIGN GUIDELINES:

6. The use of simulated divided-lite grilles on new
windows is acceptable if they are located on both
the outside and inside faces of the window, have
spacer bars between the double panes of glass and
are three dimensional, with profiles that are similar
to the design of the original windows.

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Yes
Yes

4.03.04 ON-SITE AESTHETIC DESIGN COMPATIBILITY; WINDOWS

IN NEW CONSTRUCTION
The following guidelines apply to new construction and discretionary design review permit applications:

DESIGN GUIDELINES:

1. The size, type, proportion,
placement, details and materials of
windows should be compatible with
the overall building style. Window
elements that should be addressed
include the frame, the pattern of the
lites defined by the muntins, and the
trim used to surround the frame.

2. Windows should be used to
modulate the building facade, to
help diminish its mass and scale.

3. Windows should be recessed from
the face of the building wall to
create a distinct shadow line.

ATTACHMENT B Agenda Report Page 148 of 293
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4. BUILDING DESIGN: WINDOW

REPLACEMENT AND NEW WINDOWS
4-22
Yes No

4. Creating a hierarchy of primary and secondary window sizes and types helps organize the character of the window design. By limiting the number of different window sizes and types, the overall rhythm of the building design is maintained, preventing the placement of windows from appearing arbitrary.

DESIGN COMMENTS:

A. The sizes and types of the recessed
windows respond to their locations,
be they located in a bay window,
roof dormer or tower.

B. Windows are not adequately
recessed, eliminating shadow lines.

Too many different incorrectly
scaled window types are on the
same wall plane. The window trim is
inappropriate for the style and size
of the windows.

DESIGN GUIDELINES:

5. Reflective or opaque tinting of glazing is prohibited.

6. The provisions outlined in Piedmont Design Guidelines Sec. 4.03.03.6 for simulated divided-lite grilles also apply for new construction.

7. The use of non-traditional window materials and details that are incompatible with a building style, such as foam-based stucco trim on stucco walls, is prohibited.

ATTACHMENT B Agenda Report Page 149 of 293
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4. BUILDING DESIGN:

MECHANICAL EQUIPMENT
4-23

4.04 MECHANICAL EQUIPMENT
The following guidelines apply to discretionary design review permit applications.

4.04.01 NEIGHBORHOOD AND CONTIGUOUS PARCEL

COMPATIBILITY
DESIGN GUIDELINES:

1. Noise and odor generating equipment, such as water pumps, heat pumps, air conditioning condensers, kitchen hood exhaust fans, and pool equipment, should be located so that noise generation is within the maximum decibel limit regulated by the Piedmont Building Code.

2. To ensure neighborhood compatibility, mechanical equipment is prohibited within the setback area unless it is enclosed within an allowable site feature.

4.04.02 ON-SITE AESTHETIC DESIGN COMPATIBILITY
DESIGN GUIDELINES:

1. Site-and ground-mounted mechanical or electrical equipment should be screened using plant materials, fencing, walls, or other approved means to shield the equipment from view.

2. Roof mounted equipment greater than 12 inches above the roof line, except for roof exhaust vents, plumbing vents, and solar panels, should be screened from being viewed from the public right-of-way.

3. Utility connections should be located in a way that does not interfere with the design character of the buildings they serve. They should not be located in a street-facing manner.

4. Runs of all supply, exhaust and venting plumbing, conduits, and flues should be concealed within the walls of a building. If concealment is infeasible, the run should be minimized, discretely placed, and painted to match the adjacent wall.

ATTACHMENT B Agenda Report Page 150 of 293
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4. BUILDING DESIGN:

MECHANICAL EQUIPMENT
4-24
No
Yes Yes

5. Utility connections should be screened or painted to blend in with the exterior materials to which they are mounted.

DESIGN COMMENTS:

A. Utility connections are best
hidden in a cabinet with a blind
door that matches the exterior
wall material. In the example
above, the door is flush with the
exterior wall, just below and to
the right of the light fixture.

B. Utility connections and mechanical
vents may be painted to match the
color of the adjacent wall surfaces.

C. A utility connection that is surface mounted
and contrasts with the surrounding wall
surfaces is strongly discouraged.

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4. BUILDING DESIGN:

MECHANICAL EQUIPMENT
4-25
Yes No
DESIGN GUIDELINES:

6. Tankless Water Heaters: Preferred Permitted Locations: The City of Piedmont strongly encourages tankless water heaters to be installed in the interior of a building with an external flue. Typical locations may include, but are not limited to, basements, crawl spaces, garages, laundry rooms, furnace rooms, and closets, subject to the manufacturers’ requirements for ventilation and clearance. If the exterior flue does not project more than 12 inches from the wall and is painted to match the wall color, it does not require a design review permit.

7. Tankless Water Heaters: Alternate Locations: Only in unusual circumstances when it is physically not possible to install the tankless water heater inside a building, they may be installed on an exterior wall, providing all electrical and plumbing supply lines are hidden. They may also be installed in an exterior wall cavity. Clearances and ventilation requirements by the manufacturer must be met, and the device must be concealed with a panel or door that is flush with the exterior wall. Any surface mounted device, cavity door or flue must be painted to match the adjacent wall color.

DESIGN COMMENTS:

A. An exterior wall mounted tankless
water heater, painted to match the
adjacent wall color, with plumbing
and electrical lines hidden.

B. An exterior wall mounted tankless
water heater with plumbing and
electrical lines exposed.

ATTACHMENT B Agenda Report Page 152 of 293
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4. BUILDING DESIGN: GREEN BUILDING

MEASURES AND RENEWABLE ENERGY FEATURES
4-26

4.05 GREEN BUILDING MEASURES AND

RENEWABLE ENERGY FEATURES
The following guidelines apply to discretionary design review permit applications.

4.05.01 INTRODUCTION
According to the U.S. Green Building Council, as of 2016, 39% of carbon emissions were due to residential and commercial building construction in the United States. This amount was greater than the percentage of carbon emissions produced by either industry or transportation.

Additionally, buildings consume 70 percent of the electricity load in the United States. In 2017

52.2% of Piedmont’s total greenhouse gas emissions resulted from the use of buildings. In light of these statistics, green building measures and renewable energy features are critical tools to reduce greenhouse gas emissions. These measures preserve natural resources, increase energy efficiency and promote long term sustainability.

While the State of California Building Standards Commission’s Green Building Standards form a baseline for energy and green building compliance, exceeding these standards can help achieve local climate action goals. Certified rating systems, such as Build it Green, Leadership in Energy and Environmental Design (LEED), The Living Building Challenge, The Passive House Institute, or The Sustainable SITES initiative for landscape design, are encouraged.

DESIGN STANDARDSOBJECTIVES:

1. Support green building methods.

Ref: General Plan Natural Resources and Sustainability Element Policy 16.2

2. Encourage greener construction to reduce energy consumption.

Ref: General Plan Housing Element Goal 6

3. Encourage the use of energy efficient materials in major additions and remodels.

Ref: General Plan Housing Element Policy 6.2

4. Encourage drought tolerant landscaping and water conservation.

Ref: General Plan Housing Element Policy 6.7

5. Reduce residential building energy use.

Ref Climate Action Plan 2.0 Objective BE-1

6. Increase renewable energy to 100% by 2030
Ref Climate Action Plan 2.0 Objective BE-3
ATTACHMENT B Agenda Report Page 153 of 293
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4. BUILDING DESIGN: GREEN BUILDING

MEASURES AND RENEWABLE ENERGY FEATURES
4-27
Green building measures should be part of the initial design strategy. This includes assessing existing site and building conditions to maximize energy efficiency, and avoiding the use of high carbon emission products. It also includes landscape design that minimizes water consumption, responds to heating and cooling needs, and absorbs stormwater runoff. Sustainable landscape and building guidelines are presented below.

4.05.02 ON-SITE LANDSCAPE DESIGN PRINCIPLES
DESIGN GUIDELINES:

1. Protect existing soil conditions and mature planting.

2. Encourage the selection of drought tolerant plant materials that are compatible with local climate and topography and that require little or no irrigation during the dry season.

3. Encourage the employment of Bay-Friendly Landscaping principles in landscape design and maintenance.

4. Strategically place shade trees to reduce building energy consumption.

5. Develop efficient irrigation systems that use plant-specific or pop-up irrigation emitters to eliminate excessive water use.

6. Consider treating storm water on-site as much as possible, using devices such as bioretention planter boxes, cisterns, bioswales, vegetated swales and rain gardens to prevent excessive water runoff.

7. For paved areas, consider using permeable paving, as recommended in Chapter 3, Section 3.11 of the Guidelines, to reduce water runoff.

ATTACHMENT B Agenda Report Page 154 of 293
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4. BUILDING DESIGN: GREEN BUILDING

MEASURES AND RENEWABLE ENERGY FEATURES
4-28

4.05.03 ON-SITE BUILDING DESIGN PRINCIPLES
DESIGN GUIDELINES:

1. Consider using recycled materials or framing and finish materials with a high recycled content, when practical. This includes the use of concrete that incorporates recycled fly ash or slag instead of Portland cement.

2. Use sustainably harvested materials or rapidly renewable materials, such as those certified by the Forest Stewardship Council.

3. Consider using locally sourced materials when practical.

4. Encourage the use of passive solar principles, including the appropriate placement of windows along a building’s southern exposure and daylit interiors as much as possible.

Additional information on making a building more energy efficient may be found in recommendations from the U.S. Green Building Council at USGBC.org and Build It Green at builditgreen.org.

ATTACHMENT B Agenda Report Page 155 of 293
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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

BUILDING SCALE AND MASSING
5-1

5. BUILDING DESIGN:

SINGLE-FAMILY RESIDENTIAL
The following guidelines apply to discretionary design review permit applications.

5.01 BUILDING SCALE AND MASSING
Guidelines Standards and guidelines for the scale and massing of new and expanded existing single-family structures are influenced by multiple factors, including prevailing lot widths and depths, site access, topography, and natural vegetation. Some settings may require greater sensitivity to existing conditions than others. For example, in hillside neighborhoods, new DESIGN STANDARDSOBJECTIVES:

1. Respecting Natural Terrain
Ref: General Plan Natural Resources and Sustainability Element Policy 13.1

2. Scale, Height and Bulk Compatibility Within Existing Context Ref: General Plan Design and Preservation Element Policy 28.1

3. Style Compatibility with Neighboring Structures
Ref: General Plan Design and Preservation Element Policy 28.2

4. Setback Consistency – Maintain prevailing setbacks from streets Ref: General Plan Design and Preservation Element Policy 28.4

5. Hillside Home Design – Respect topography to reduce effective visual bulk Ref: General Plan Design and Preservation Element Policy 28.7

6. Respect acoustical and visual privacy of adjacent buildings and yards Ref: General Plan Design and Preservation Element Policy 28.8

7. Maintain new developments to be harmonious with surroundings Ref: General Plan Land Use Element Policy 1.3

8. Preserve the stock of small and historic homes
Ref: General Plan Housing Element Policy 2.3

9. Zone A: Single-family Residential Regulations
Ref: Zoning Ordinance Sec. 17.20.040

10. Zone E: Single-family Residential Estate Regulations Ref: Zoning Ordinance Sec. 17.28.040
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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

BUILDING SCALE AND MASSING
5-2
No
No
Yes
Yes
structures and additions can stand out prominently when seen from a distance or from below, since they cannot be screened as effectively by trees and plantings.

5.01.01 NEIGHBORHOOD AND CONTIGUOUS PARCEL

COMPATIBILITY
DESIGN GUIDELINES:

1. On steeply sloping properties, it is important to minimize building bulk. This is accomplished by respecting existing topography and following the contours of the existing slope. “Stepping down” with the slope reduces the building’s effective visual bulk and avoids the appearance of an excessively large, bulky building.

DESIGN COMMENTS:

A. Stepping the building up or down
the slope reduces its mass.

B. Not adequately stepping the
building up the slope increases its
mass.

C. Large flat building planes should be
avoided, as they increase the
building scale.

D. Building massing should be broken
up into several horizontal and
vertical elements.

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BUILDING SCALE AND MASSING
5-3
No
No
Yes
Yes
DESIGN GUIDELINE:

2. A new or expanded structure should be physically integrated into the neighborhood, so it appears to residents and visitors that it properly belongs there. Maintaining compatibility with the scale and mass of the existing buildings on contiguous parcels prevents the new or expanded structure from overpowering or dominating the existing construction within the neighborhood.

DESIGN COMMENTS:

A. A front garage addition is
compatible with those found on
adjacent parcels.

B. A new house overwhelms its
neighbor. It has greater lot coverage
and out-of-scale building elements.

C. A second story addition set back
from the front of the building
respects the prevailing scale of
adjacent homes on the street.

D. While the upper floor addition is set
back, the scale of its building
elements is out of proportion with
the neighboring homes.

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

BUILDING SCALE AND MASSING
5-4
Yes Yes
Yes No
E. A lower-level horizontal addition
respects the neighborhood
topography with a seamless
attachment to the original
residence.

F. A second story addition, while set
back from the front, is not
compatible with the original building
style, window sizes and details
established at the ground floor.

G. A second story addition set
back from the front of the
building respects the style and
massing of the original ground
floor.

H. A second story addition needs only
to be slightly set back to respect the
style of the ground floor, when the
prevailing scale and mass of
neighboring buildings is similar.

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

BUILDING SCALE AND MASSING
5-5
Yes No
Yes No
I. A large second story and
horizontal addition, flanked by
buildings with a similar scale,
adds an offset wing and is set
back, to maintain the integrity
of the neighborhood and
diminish the overall building
scale.

J. While the large second story and
horizontal addition mimics the original
roof slopes, forms and building
elements of the ground floor, the
massing and scale overpower its
neighbor. The choice of window sizes
and roofing materials are also
inconsistent with the building style.

5.01.02 ON-SITE AESTHETIC DESIGN COMPATIBILITY
DESIGN GUIDELINE:

1. With additions and remodels to existing structures, the scale and mass should be consistent with the architectural style, scale, and mass of the existing building.

DESIGN COMMENTS:

A. The primary objective regarding
consistency of scale and mass is
that the addition or remodeling
cannot be distinguished from the
original structure.

B. An addition or remodel which looks
tacked on or is immediately
apparent to the observer, fails to
meet this objective.

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

BUILDING SCALE AND MASSING
5-6
Yes No
Yes No
C. Consistency of scale and mass
between an addition (left side)
and the original structure (right
side) is a question of balance.

The addition is carefully
integrated into the original
three-dimensional form and
proportional relationships of the
existing structure.

D. When an addition (left side)
overpowers the existing structure
(right side) with improperly scaled
walls, roofs and elements such as
windows, features of the original
building style are lost, placing the
overall design out of balance.

E. A modestly sized second story
addition to a mid-century
modern building is set back to
respect the existing main roof
profile.

F. A second story addition not set back
from the front, which obscures
prominent elements of the existing
building style and changes the
overall building scale, is strongly
discouraged.

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

BUILDING SCALE AND MASSING
5-7
Yes Yes
No No
G. An addition that uses materials, building forms and design elements that contrast within an established building style is strongly discouraged.

H. With basement remodels that do
not involve a change in the
footprint, the mass, scale and
style of the exterior
improvements should be
compatible with the original
building.

I. In new construction, there is greater
flexibility to interpret building
elements within a predominant
building style, providing the massing
and scale are consistent with overall
character.

ATTACHMENT B Agenda Report Page 162 of 293
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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

DETATCHED AND ATTACHED GARAGES
5-8
Yes Yes

5.02 DETACHED AND ATTACHED GARAGES
DESIGN STANDARDSOBJECTIVES:

1. Maintaining Site Lines and Street Intersections at Driveways Ref: General Plan Transportation Element Policy 12.2

2. Conform to the supplemental parking and driveway standards Ref: Design Guidelines Chapter 3; Section 3.07
The following guidelines apply to discretionary design review permit applications.

5.02.01 NEIGHBORHOOD AND CONTIGUOUS PARCEL

COMPATIBILITY
DESIGN GUIDELINE:

1. The siting of a new attached or detached garage should be visually integrated with the neighborhood and respect adjacent properties.

DESIGN COMMENTS:

A. The design and location of a new detached or attached garage should be sensitive to view, access to sunlight, a feeling of openness and other amenities enjoyed by residences on contiguous parcels. Ideally, the design of the new garage would avoid adversely impacting these amenities. This may not always be possible, and it may be necessary to weigh the desire of a homeowner to construct a garage against impacts on neighboring residences.

B. The two photos above illustrate two perspectives of the same home. Enclosed parking is split between a one car detached garage near the front of the lot and a one car garage attached to the residence at the interior of the lot. This maintains the existing privacy and amenities afforded to the property and its neighbors, with new structure massed at the center of the lot.

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DETATCHED AND ATTACHED GARAGES
5-9
Yes No
DESIGN GUIDELINE:

2. If a detached garage has its entrance a short distance from the street, ensure that its design is consistent with similarly positioned structures on adjacent properties and contributes positively to the character of the street.

DESIGN COMMENTS:

A. Because of topographic conditions, many residences in Piedmont have a detached garage whose entrance is located a short distance from the access street. Given the visual prominence of this type of garage, it is an important element in the overall character of the neighborhood. To reduce perceived mass, the preference is to use two independent garage doors, rather than a single wide garage door. To the extent permitted by topography, the siting of a new garage and its physical relationship to the residence should replicate other garages in the neighborhood.

B. An attached garage close to the
street uses similar building
elements and minimizes its
perceived height, becoming a
welcoming front addition to the
residence. Each bay in the
garage has its own door, which
breaks up its massing.

C. An attached garage and its large
garage door close to the street are
too bulky and out of scale, becoming
the prominent feature of the
residence.

ATTACHMENT B Agenda Report Page 164 of 293
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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

DETATCHED AND ATTACHED GARAGES
5-10
Yes Yes

5.02.02 ON-SITE AESTHETIC DESIGN COMPATIBILITY
DESIGN GUIDELINE:

1. A garage that is part of the main residence, such as a basement level garage on a sloping site, should have an entry that is compatible with the building style.

DESIGN COMMENTS:

A. The scale and material of the
garage entry door is compatible
with the window above.

B. The paneled garage door and trim
are compatible with the design
elements of the residence.

DESIGN GUIDELINES:

2. The remodeling or new construction of an attached or detached garage should be compatible with the style of the residence it serves.

3. When a residence is undergoing major renovation, the garage should appear compatible with the completed building when viewed from the street.

ATTACHMENT B Agenda Report Page 165 of 293
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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

DETATCHED AND ATTACHED GARAGES
5-11
Yes Yes
Yes
DESIGN COMMENTS FOR DESIGN GUIDELINES 2 & 3:

A. Many older Piedmont residences have detached garages which were built either at the time of construction of the residence or shortly thereafter. These garages usually demonstrate architectural consistency with the residences. The detached garage, whether existing or new, should incorporate some of the design details of the residence, such as a matching roof type, exterior sheathing and window detail.

B. A detached garage located in the
rear of the property uses paving and
materials allowing turf to grow to
allow for flexible use of the private
outdoor space.

C. A detached garage located in the
rear of the property uses door
designs that reflect the design style
of the main residence.

D. A detached garage in
the street yard front
setback area of an
upsloping lot reflects
the design style of the
main residence.

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

DETATCHED AND ATTACHED GARAGES
5-12
Yes Yes
Yes
DESIGN GUIDELINES:

4. The siting of a new detached or attached garage on a parcel should minimize any adverse impacts on the residence which it serves.

5. The design of a new detached or attached garage should avoid compromising the amenities of the residence it will serve, such as converting a yard into a garage, blocking a view, or reducing its sense of openness.

DESIGN COMMENTS:

A. An attached garage as a
horizontal extension to the front
face of the residence.

B. A carport in the rear yard provides a
sense of openness and maintains
flexibility for uses in the private
open space.

C. In new construction, the
perpendicular wing with the garage
creates a courtyard, complementing
the pedestrian entrance to the
residence, while reducing the overall
hardscape area on the property.

DESIGN GUIDELINE:

6. All garages are to have electrically motorized doors that cover their vehicular entrances.

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

DETATCHED AND ATTACHED GARAGES
5-13
No

5.02.03 NEIGHBORHOOD, CONTIGUOUS PARCEL, AND ON-SITE
SAFETY
DESIGN GUIDELINE:

1. The design of a new detached or attached garage should avoid vehicle-related hazards for the property’s occupants, occupants of homes on contiguous parcels, or pedestrians on the sidewalk.

DESIGN COMMENT:

A. The design of a new garage should not impede access to the rear yard of a structure, block traffic sightlines to the street from the neighboring or on-site driveways, or otherwise create an unsafe condition.

DESIGN GUIDELINE:

2. The design of a new garage
shall not encourage parking
which blocks all or part of a
sidewalk.

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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

ACCESSORY DWELLING UNITS – FEBRUARY 18, 2020
5-14
Yes

5.03 ACCESSORY DWELLING UNITS
The following standards apply to ministerial review of Accessory Dwelling Unit permit applications in all zoning districts in Piedmont.

5.03.00 PURPOSE AND INTENT
The intent of these design standards is to maintain privacy and support thoughtful design and site planning, as well as encourage coordination and cooperation between neighbors.

5.03.01 ARCHITECTURAL AND LANDSCAPE DESIGN STANDARDS

GENERALLY

1. A solid fence or vegetative screen, at least 6 feet tall, shall be provided by the developer of any detached ADU or ADU residential addition along the property lines adjacent to the ADU and path of travel from the public right-of-way exclusive of the street yard setback. No street tree may be removed and no new sidewalk curb cut is permitted as part of an ADU or JADU construction.

2. Construction of any new balcony, patio, and/or deck greater than 30 inches above grade is not permitted. Entrances closer than 10 feet measured to a side or rear property line shall be located on a wall facing the public right‐of‐way or a wall facing the interior of the property, unless the entrance is on an existing structure. New windows within 10 feet of, and on a wall facing, an adjacent dwelling shall have frosted and translucent glazing, unless a window is installed so that the height at the top is less than the height of required fencing or screen.

3. Exterior lighting shall be shielded, directed downward, and located only at exterior doors and along the path of travel from the public right-of-way.

4. To the extent practicable, mechanical equipment and plumbing, conduit, or cabling for utilities is not permitted on exterior walls of an ADU or JADU, with the exception of meters, electrical panel, and solar installations.

DESIGN COMMENT:

A. The ADU to the right follows existing grade with minimal retaining walls. The porch is 30 inches above grade.

Windows and entrance face the interior of the property.

DESIGN OBJECTIVESSTANDARDS:

1. Accessory Dwelling Unit and Junior Accessory Dwelling Unit Regulations Ref: Zoning Ordinance, Sec. 17.38
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5. BUILDING DESIGN: SINGLE-FAMILY RESIDENTIAL:

ACCESSORY DWELLING UNITS – FEBRUARY 18, 2020
5-15
Yes
B. This lighting example to the right includes a shielded design Yes so that the source of the light (light bulb) is not visible from 4 feet.

5.03.02 ON-SITE AESTHETIC DESIGN COMPATIBILITY

1. The architecture of an ADU or JADU must match the existing architectural style of the primary residence. The following building elements shall be replicated to the greatest extent possible:
a. use of the same wall material, or wall material that visually appears the same as the existing primary residence, including color and texture; b. use of same trim material and trim profile;
c. use of same roof form, roofing material and roof slope to the extent practicable as determined by the Director of Planning & Building;
d. use of the same window size, proportion, operation, recess or reveal, divided light pattern (true divided lights or 3-dimensional simulated divided lights), and spacing distance between placements of windows;
e. use of same building ornamentation, including exterior trim and porches; f. use of the same foundation materials and foundation appearance above grade; g. use of the same wall plate height and roof eave height, projection, and materials; h. use of same railing design and material; and
i. use of an entry doorway that is not located on the same façade as the entry door to the primary residence and use of an entry door that is the same material, proportion, operation, recess or reveal, and divided light pattern as an original door on the primary residence.
j. An ADU garage conversion shall either: 1) maintain the garage door design on the exterior if adjacent to a driveway or garage apron; or 2) If the garage door design is to be eliminated and window(s) and/or door(s) installed, then the driveway may be maintained with the existing paved area except for a 36‐inch-wide, minimum, planting area between the driveway and the subject wall of the converted garage, and except for a maximum 60‐inch‐wide path to the entry door. Path to the entry door shall be a maximum of 1 foot wider than the entry door and centered on the entry door.

DESIGN COMMENTS:

A. This horizontal extension to the primary
residence uses the same exterior wall material
and ornamentation to unify the ADU with the
main building.

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ACCESSORY DWELLING UNITS – FEBRUARY 18, 2020
5-16
Yes
Yes Yes
Yes
B. Existing space can be converted
to either an ADU or JADU, taking
advantage of existing walls,
windows, and doors. The egress
for this studio ADU is the front
door which was widened to meet
Building Code requirements.

C. This ADU constructed below the porch
matches the building style and
ornamentation. The entrance is greater
than 10 feet from the shared property
line and does not duplicate the house’s
entry.

D. A new patio beside the new
entrance for the ADU (inside the
existing house) in the example above
is limited to 30 inches high. The railing
at the new steps matches the existing
railing design and materials.

E. In the example above, the ADU
below the kitchen of the primary
residence replicates the building’s
architecture and takes advantage of
the existing plumbing layout.

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ACCESSORY DWELLING UNITS – FEBRUARY 18, 2020
5-17
Yes
Yes
No
F. In the photo above, the new ADU
window (lower level) matches the
placement, proportions, and divided
lights of the existing corner window
on the upper floor.

H. A 6-foot-tall, solid wood fence
with top and bottom rails, with the
same appearance on both sides (or
an equivalent landscape screen), is a
requirement for any newly
constructed detached ADU or ADU
in a new residential addition.

G. The outline of the previous garage door
remains as incongruous exterior trim in the
example above. Previous garage driveway
apron must have a 3-foot-wide landscape
strip along the wall of the ADU if the garage
door is removed. Windows and doors must
use 3-dimensional simulated divided lights.

ADU walls must match the existing house’s
wall material and color.

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5-18
Yes
I. The ADU to the right, created by the conversion
of an existing detached garage, maintains the
exterior appearance of a garage door and
maintains the paved area in the driveway to the
previous garage.

5.03.03 FIRE SAFE CONSTRUCTION

1. Construction of any ADU or JADU shall be designed to meet fire safe construction and vegetation requirements as determined by the Piedmont Fire Marshal.

5.03.04 STANDARD CONDITIONS OF APPROVAL

1. Prior to the start of construction, the developer shall obtain a Building Permit issued by the Building Official. A list of standard conditions of approval required for construction will be maintained by the Planning & Building Director and will be provided with Accessory Dwelling Unit and Junior Accessory Dwelling Unit application forms.

5.03.05 CITY APPROVED PLANS FOR RENT-RESTRICTED ADUs
California law and Health and Safety Code Section 65583(c)(7) require cities, towns, and counties to develop a plan that incentivizes and promotes the creation of ADUs that can be offered at affordable rent to lower‐income renters. Division 17.38.075 of the City Code establishes an incentive program to homeowners to use City approved plans consistent with this section of the Design Standards and Guidelines. The pre‐approved plans, approved by the City Council and owned by the City of Piedmont, for the construction of a new detached ADUs and/or a JADU conversion can be found in Appendix A of the Piedmont Design Standards and Guidelines. The digital files will be shared with applicants according to this section.

The Director may authorize an applicant’s use of floor plans and elevations to obtain Planning Division approval of an Accessory Dwelling Unit Permit, if all of the following findings are made:

A. The design unit meets the requirements of Section 17.38.060.

B. The roofing material and exterior siding material of the proposed unit are the same as that of the primary residence.

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C. The plans are the same as those in Appendix A of the Piedmont Design Standards and Guidelines with only a 3 percent variation or less in any one dimension.

If the approval is granted, the applicant must provide a covenant requiring a rent level affordable to households of very low income, and the accessory dwelling unit shall be subject to all the requirements set forth in City Code Section 17.38.075.

5.04 MISCELLANEOUS ACCESSORY

STRUCTURES
This section covers guidelines for accessory buildings that are neither detached garages nor accessory dwelling units. The following guidelines apply to discretionary design review permit applications.

5.04.01 NEIGHBORHOOD AND CONTIGUOUS PARCEL

COMPATIBILITY
DESIGN GUIDELINE:

1. The siting of accessory structures should be visually integrated with the neighborhood and respect adjacent properties.

DESIGN COMMENT:

A. This accessory structure sits within a
rear yard landscaped garden, set
back from side yard setback lines.

Its low profile and location on the
lot makes it minimally visible from
adjacent properties.

DESIGN STANDARDS:

1. Zone A: Single-family Residential Regulations
Ref: Zoning Ordinance Sec. 17.20.040

2. Zone E: Single-family Residential Estate Regulations Ref: Zoning Ordinance Sec. 17.28.040
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Yes Yes
Yes

5.04.02 ON-SITE AESTHETIC DESIGN COMPATIBILITY
DESIGN GUIDELINE:

1. An accessory structure should be compatible with the building style of the primary residence.

DESIGN COMMENTS:

A. A pool house and arbor match the
architectural vocabulary of the
primary residence through: exterior
wall and roof materials, window and
door design, and decorative
elements.

B. A rear yard studio maintains a low
profile in the rear yard. The style is
compatible with the mid-century
modern style of the primary
residence.

C. A careful renovation of an existing
historic cottage, which is accessory
to the larger residence on the
estate, maintains its integrity.

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6. BUILDING DESIGN:

MULTI-FAMILY RESIDENTIAL
The following guidelines apply to discretionary design review permit applications. Objective design standards for ministerial design review permit applications begin on page 6-9.

6.01 NEIGHBORHOOD CONTEXT
Multi-family development in Piedmont exists in two contexts:
• First, there is a contiguous area of 16 parcels on Linda Avenue between Grand Avenue and Oakland Avenue, and on the 1000 block of Oakland Avenue that is zoned for multi-family housing. This area presently includes seven single-family detached homes, a few singlefamily homes that have been divided into multiple units, a few small apartment buildings, and a seven-unit townhome development that sits on one of these parcels. • Second, there are 9 parcels scattered widely across the city. Each of these parcels includes a small multi-family building or home that has been converted to multiple units. There are also a handful of legal non-conforming multi-unit buildings in the single-family zone.

In both contexts, these areas possess the fundamental characteristics of a single-family neighborhood, including two and three-story structures with front, side and rear yards, driveways and garages. Parcel sizes and shapes resemble the proportions and configurations of adjacent lots zoned for single-family dwellings. While a few are on corners, most are interior lots with street facing widths that are narrower than the lot depths. Only two of the lots face more than one street right-of-way.

In practical terms, the size and proportions of Piedmont’s multi-family lots generally limit their capacity to only three or four units each. A few of the lots with existing apartment buildings are larger, but they are already developed to the maximum capacity allowed by zoning. Thus, the focus of the multi-family guidelines is to accommodate diverse housing types while recognizing the constraints of small parcels and respecting Piedmont’s architectural heritage and character.

DESIGN STANDARDSOBJECTIVES:

1. Require multi-family design to respect single-family architectural bulk and styles.

Ref: General Plan Design and Preservation Policy 28.10

2. Preserve existing multi-family housing.

Ref: General Plan Housing Element Policy 2.6
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Yes
Yes

6.02 BUILDING SCALE AND MASSING

6.02.01 AESTHETIC DESIGN: NEIGHBORHOOD COMPATIBILITY
DESIGN GUIDELINE:

1. Use the existing architectural rhythm of contiguous properties to establish building massing elements.

DESIGN COMMENTS:

A. The massing of the multi-family
structures on the left is compatible
with that of the adjacent singlefamily residence on the right.

B. The architectural rhythm of the
adjacent properties helps establish
the choice of building elements.

6.02.02 AESTHETIC DESIGN: ON-SITE COMPATIBILITY
DESIGN GUIDELINES:

1. Use vertical building recesses to
break up the overall façade.

2. Introduce changes in wall plane and
architectural projections, such as
bay windows, porches, overhangs,
sunscreens, etc. to reduce the
overall building bulk.

3. Use the proportion between
windows and adjacent wall surfaces
to reduce the overall bulk of building
forms.

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Yes Yes

6.03 BUILDING STYLES

6.03.01 AESTHETIC DESIGN: NEIGHBORHOOD COMPATIBILITY
DESIGN GUIDELINES:

1. Respect the existing neighborhood context, as described in Section 6.01.

2. Building styles may include separate single-family dwellings on the same lot, small multiunit buildings that resemble single-family dwellings, with either shared or independent pedestrian entries, or side by side townhouses with independent entries that have a similar architectural character to single-family dwellings.

DESIGN COMMENTS FOR DESIGN GUIDELINES 1-2:

A. This two unit building, with separate
pedestrian entry porches at each
end, has a symmetrical façade,
creating the impression of a grand
single-family residence.

B. This two unit building on a narrower
lot has separate pedestrian entry
porches on each side, appears as a
single-family home and is
compatible with the neighboring
houses on contiguous lots.

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Yes Yes
Yes Yes
C. Side by side townhouses with street
facing independent entries use
similar building forms with different
orientations to create interest.

D. Side by side townhouses use
different, yet compatible building
forms to create greater individuality
between dwelling units.

E. Stacked units with a central entry
appears as a single-family home.

F. Stacked units with independent
entries on each side reinforce the
building’s symmetry.

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No
Yes Yes
G. With a nod to the roof profile
and building elements found at
the traditional structure to the
right, the contemporary building
style of the multi-family building
to the left is compatible with its
neighbor.

H. Appearing as a single-family home
with a rear cottage, these two
duplexes on the same lot are
compatible with their neighbors.

DESIGN GUIDELINE:

3. In all cases, the “front” of the building should face the street, rather than the side property line. Buildings with street facades dominated by garages or carports are strongly discouraged.

DESIGN COMMENT:

A. The multiple street facing parking garages
dominate the ground floor. The boxy
building form, roof profile, window
proportions and material changes are all
incompatible with the scale and character
of adjacent single-family residential
buildings.

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No
DESIGN GUIDELINE:

4. Maintain visual privacy between units within the development and between a development and adjacent properties.

6.03.02 AESTHETIC DESIGN: ON-SITE COMPATIBILITY:

DESIGN GUIDELINES:

1. Additions and remodels to existing multi-family dwellings should be addressed in the same manner outlined in Chapter 5: Zone A: Single-family Dwellings.

2. When more than one unit is housed in the same building, the building composition should be read as a whole, rather than one that creates different architectural styles for the separate units.

3. Provide a variety of architectural elements between buildings, to avoid repetition and monotony, while maintaining a unifying architectural style.

DESIGN COMMENT:

A. Without enough changes in wall
plane, the repeating of simple
building forms and elements
becomes monotonous. The paths to
the pedestrian entries are too
hidden under the side-mounted
shed roofs, while the recessed
vehicular entries at the center of the
building dominate the ground floor.

The size of the materials used for
building trellises and window details
are too small in scale in relation to
the building façade.

DESIGN GUIDELINES:

4. Pedestrian entries should be located on street facing facades.

5. When there is a horizontal change in exterior building material, the material change should occur at the inside corner of a building form, rather than the outside corner.

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Yes

6. The use of Universal Design Principles, allowing greater accessibility to multi-family dwellings for persons of all physical means, is encouraged.

7. Balconies should be integral with the building design and not appear to be tacked on or stacked, preventing the repetition of building elements.

DESIGN COMMENT:

A. While cantilevered from
the building, the
balconies shown at right
are consistent with the
building style by using
the same façade
materials and detailing.

Long rows of identical
balconies should be
avoided.

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6-8
Yes
No

6.04 GARAGES AND DRIVEWAYS

6.04.01 AESTHETIC DESIGN: ON-SITE COMPATIBILITY
DESIGN GUIDELINES:

1. See Design Guidelines Section 5.02; Detached and Attached Garages, for additional guidelines.

2. To reduce curb cuts, when feasible, use a single driveway and garage entry for shared parking, when visible from the street right-of-way.

DESIGN COMMENTS:

A. The entrance to an auto court like
the one shown at right provides a
single point of entry from the street
right-of-way to independently
accessible garages.

B. Multiple street facing entrances to
individual garages within the same
building, like the one shown at right,
overwhelm the ground floor
pedestrian entries.

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6.05 OBJECTIVE DESIGN STANDARDS – MULTI-FAMILY
DESIGN STANDARDS:

Objective design standards, rather than discretionary standards, are mandated by State law.

Their purpose is to streamline the review of multifamily and mixed‐use housing, which is often a more affordable housing type than single‐family houses, duplexes, and triplexes. If a development application is consistent with the objective design standards and meets other eligibility criteria, the City may be required by State law and City Code division 17.67 to approve the development application without a public hearing, neighbor comments, or CEQA review.

The objective design standards for multi‐family development are provided on the following pages.

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7-1

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE

RESIDENTIAL

7.01 NEIGHBORHOOD CONTEXT
Although Piedmont is primarily a residential community, it has two small commercial/ mixed-use districts. The character and appearance of these districts is an important part of Piedmont’s identity, as they include many of the city’s gathering places, services, and workplaces. Each district has a unique identity:

The standards and guidelines for Piedmont’s commercial and mixed-use districts are not intended to establish or dictate a specific architectural style or theme. Rather, the intent is to ensure that new commercial and mixed-use structures are developed within the context of Piedmont’s architectural heritage and the attention that has historically been given to human scale and detail. Designs merely repeated from other cities or reflective of standard plans (e.g., corporate or franchise designs) that do not relate to the site, adjacent development, or Piedmont’s architectural history, are strongly discouraged and unlikely to be accepted.

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Civic Center Area:

The six lots zoned for commercial and mixed-uses fronting Highland Avenue and Highland Way are either surrounded by public rights-of-way or adjacent to public facilities. None are directly adjacent to lots zoned for residential use. Due to lot configurations and orientations to the street and public buildings, their exposures may be viewed from all sides. The context of this district is defined by the existing public and semi-public buildings within the Civic Center area, including City Hall, Piedmont Community Church, the Veterans Building, and Havens School.

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Grand Avenue Commercial District:

The character of the Grand Avenue commercial district is shaped by Grand Avenue itself, a relatively wide avenue with the highest traffic volumes in the city. Piedmont’s Grand Avenue district is effectively the “headwaters” of a longer commercial corridor that extends through Oakland for almost a mile to Lake Merritt. It functions as a transition between more intense commercial uses in Oakland and residential areas of Piedmont. All but one of the thirteen lots within the district share property lines with lots zoned exclusively for single-family residential use. Of these thirteen lots, nine have narrow street frontages, similar in scale to the adjacent lots zoned for single-family residential use. Six of these narrow lots are developed with singlefamily detached homes. Thus, the context of this district is fundamentally defined by the surrounding residential buildings and the residential form of Piedmont itself.

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7.02 SITE DEVELOPMENT
The following guidelines apply to discretionary design review permit applications. Objective design standards for mixed-use commercial and residential begin on page 7-20.

7.02.01 AMENITIES IN THE STREET RIGHT-OF-WAY
DESIGN GUIDELINES: NEIGHBORHOOD COMPATIBILITY:

1. Introduce new street trees to match the spacing of existing street trees in front of contiguous neighboring properties. If there are no street trees in front of contiguous neighboring properties, provide new street trees with a minimum spacing of 25 feet.

2. Provide Class 2 bicycle racks for short term use, when feasible.

3. Encourage usable public outdoor spaces with seating in front of commercial storefronts, when feasible.

DESIGN STANDARDSOBJECTIVES:

1. Encourage land uses, activities, design changes, circulation changes, and capital improvements which transform the Piedmont Civic Center into a more cohesive pedestrian-oriented gathering place.

Ref: General Plan Land Use Element Policy 4.1

2. Create more distinctive and memorable points of entry into the city to provide a stronger sense of arrival and define city edges.

Ref: General Plan Design and Preservation Element Policy 27.4

3. Within the Grand Avenue Commercial District, Encourage Mixed-use Development that combines ground floor commercial uses with upper story residential uses.

Ref: General Plan Land Use Policy 2.2

4. Buffering and screening should be required between commercial development and adjacent residential properties.

Ref: General Plan Land Use Policy 2.5

5. Recognize commercial uses as gathering places, contributing to pedestrian vitality and safety.

Ref: General Plan Land Use Policy 2.6

6. Consider potential impacts on city and school district properties and facilities.

Ref: General Plan Land Use Policy 3.4

7. Zone D – Commercial/ Mixed-Use Regulations.

Ref: Zoning Ordinance Section 17.26
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Yes Yes
Yes Yes
DESIGN COMMENTS:

A. Fixed seating in interior courtyards
enhance usable public outdoor
space.

B. Street facing courtyards create
flexible public outdoor use.

C. Low planters and trellis with
outdoor seating create an
enclosure while maintaining a
connection to the public right-ofway.

D. Street facing patios with outdoor
seating animate the public right-ofway.

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Yes
Yes

7.02.02 AMENITIES ON-SITE
DESIGN GUIDELINES: NEIGHBORHOOD COMPATIBILITY:

1. Landscaping on commercial and mixed-use properties should complement the landscape treatments on adjacent properties.

2. Along property lines abutting single-family residences, landscaping should provide screening and privacy for the adjacent residences.

3. Along the street facing frontage,
smaller scale design elements such
as container plantings and window
boxes should be considered to
enhance the pedestrian experience.

4. Where facades are set back from the
property line, paving within setback
areas should be distinctively
different from the adjacent public
sidewalk. As appropriate, plazas or
outdoor seating areas located
adjacent to sidewalks may be
separated from the sidewalk by
landscaping, raised planters, or
similar features.

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7.03 BUILDING SCALE AND MASSING

7.03.01 AESTHETIC DESIGN: NEIGHBORHOOD COMPATIBILITY
DESIGN GUIDELINES:

1. Use the scale and stature of the existing neighborhood context, as described in Section

7.01, as a benchmark for the design of new or remodeled structures. Building masses on larger sites should be broken into smaller segments that reflect those common along nearby streets.

2. Incorporate daylight planes, as described in the Zoning Ordinance Sec. 17.26.050 between mixed-use properties and residential properties, to reduce the overall building bulk and establish compatible transitions between uses.

3. Use the architectural rhythm of existing contiguous properties to establish building massing elements. For facades that are adjacent to or facing single-family residences on Grand Avenue, the buildings should be sympathetic to the form, scale, and height of those houses. Residential building forms should be considered in such locations, to improve compatibility with the adjacent homes and maintain visual continuity along the corridor.

7.03.02 AESTHETIC DESIGN: ON-SITE COMPATIBILITY
DESIGN GUIDELINES:

1. Provide a minimum of 50 percent of street frontage of the lot for the building frontage, to maintain a consistent street wall.

2. On buildings with street frontages that exceed 50 feet, entry vestibules or other building recesses should be included to create visual interest and provide additional window display space. Building recesses should have with a minimum width of 5 feet and a maximum depth of 5 feet.

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DESIGN COMMENTS FOR DESIGN GUIDELINES 1 AND 2:

A. The gated, walled in entry to a midblock paseo and tree-shaded courtyard on the left maintains the
consistent street wall.

B. Building setbacks at upper floors
with usable outdoor space reduce
the overall building massing.

DESIGN GUIDELINES:

3. Differentiate the ground floor commercial use from upper floor residential use with front setbacks, cornices, awnings, or other architectural elements.

4. Where awnings and canopies are used, they should be placed at elevations that relate to the height of pedestrians and provide a sense of shelter. Awnings should be appropriate to the building style and not dominate the building frontage.

5. Use a residential scale of building elements at floors with residential uses.

6. Introduce changes in wall plane and architectural projections, such as bay windows, porches, overhangs, sunscreens, etc. to reduce the overall building bulk.

7. Use the proportion between windows and adjacent wall surfaces to reduce the overall bulk of building elements.

8. Provide a unified design treatment on all sides of the structure that are visible from the street, adjacent residences, or public buildings. This should include continuity of design, color, materials and architectural detail.

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Yes
Yes
DESIGN COMMENTS FOR DESIGN GUIDELINES 3-8:

A. Mixed-use projects consist of
residential units located above
ground floor retail shops or
restaurants. Entries to upper floors
should be located on street-facing
façades where feasible or on
landscaped passageways with direct
access to the street. All primary
entries should be distinctive and
well defined with elements such as
attractive doorways and sidelights,
awnings, carriage lights, planters,
appropriate signage, and other
elements that add visual richness
and human scale.

B. Upper levels should be designed
with a distinctive character and
design elements that will relate the
upper levels to the street and
provide visual interest. These
elements might include bay
windows, projecting balconies with
landscaping and French doors, or
awnings over the windows. Window
proportions on the upper levels
should generally be smaller than
ground floor windows, vertical in
orientation, and related to the
ground floor windows.

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No Yes
Yes
C. The photo shown above
illustrates an unsuccessful
application of the guidelines.

Entry to the commercial use
cannot be distinguished from
the building and garage
entries. The bay window and
building elements increase
the overall building bulk.

Finally, the windows lack
recess and are small in
proportion to the adjacent
wall plane, increasing the
overall building bulk.

D. The photo above illustrates the
successful application of these
guidelines. The ground floor
commercial use, with awnings and
large glazing, differentiates itself
with the residential uses at the
upper floors. Changes in wall plane
and roof profile at the upper floors
reduce the overall building bulk. The
windows, with an appropriate recess
and divided lite grilles, are an
important architectural element,
helping to define rhythm and scale.

E. The photo shown at right is a
successful application of these
guidelines. The building has a
distinct base, middle and top. The
scale of the French doors at the
upper floors is smaller than those at
the ground floor commercial. The
façade is animated by roof
overhangs, trellises and balconies.

ATTACHMENT B Agenda Report Page 208 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

BUILDING STYLES
7-11
Yes Yes

7.04 BUILDING STYLES

7.04.01 LOTS WITH NARROW STREET FRONTAGES
DESIGN GUIDELINES: SITE COMPATIBILITY:

1. When practical, encourage the retention of existing residential use, while providing neighborhood serving commercial space to the front at the ground floor on lots with narrow street frontages. Use the area above the commercial extension for additional enclosed residential use, green roof landscaping, private outdoor space, or a roof profile compatible with the existing residential use.

7.04.02 AESTHETIC DESIGN: NEIGHBORHOOD COMPATIBILITY
DESIGN GUIDELINES:

1. Maintain visual privacy between units within the development.

2. Maintain visual privacy between the development and adjoining single-family homes.

DESIGN COMMENT:

A. This can be achieved in a number of ways, including avoiding windows that would provide views into the interior of adjacent homes and minimizing the number and size of windows on the façades facing residential yards. Exterior lighting should be shielded as necessary to minimize impacts on adjacent yards or the interior of adjacent homes.

Landscaping may be used to screen, break up, or soften views of the commercial structure from adjoining properties.

ATTACHMENT B Agenda Report Page 209 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

BUILDING STYLES
7-12
Yes

7.04.03 AESTHETIC DESIGN: ON-SITE COMPATIBILITY:

DESIGN GUIDELINES:

1. Provide architectural elements and
details that enhance the building
façade, while maintaining a scale
that is consistent with residential
architecture in adjacent
neighborhoods. Elements such as
exterior columns and beams,
layered facades with recessed
windows, overhangs and cornices,
and other integrated design
elements are encouraged to provide
visual interest. Building designs
should avoid the impression that the
structure is a “box” with applied
design elements.

2. Dedicate a minimum of 50 percent of ground floor commercial, street facing walls on the first eight feet above grade, to transparent glazing.

DESIGN COMMENTS:

A. Dark or highly reflective window glazing should be avoided.

B. Store windows should be recessed from wall faces as well as windows at upper floors, in order to add visual depth to facades.

C. Window proportions on the ground floor should reflect traditional horizontal or square windows rather than windows with strong vertical proportions.

D. Decorative treatment of bulkheads (the area below the window) with materials that are consistent with the building’s materials is encouraged.

ATTACHMENT B Agenda Report Page 210 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

BUILDING STYLES
7-13
Yes
Yes
DESIGN GUIDELINES:

3. Allow for the flexibility of different sizes of ground floor commercial spaces.

DESIGN COMMENT:

A. Different sized commercial spaces
are separated by the residential
entry. This building also is a good
example of the implementation of
Guidelines 4-10 below.

DESIGN GUIDELINES:

4. Building facades should have a
distinctive base, middle and top.

5. Provide high quality, durable
building materials that convey a
sense of permanence. Concrete
blocks and metal siding or panels are
not acceptable materials.

6. When there is a horizontal change in
exterior building material, the
material change should occur at the
inside corner of a building form,
rather than the outside corner.

7. Differentiate the residential entry
from the commercial entry.

Accentuate each entry from its
adjacent wall planes. All pedestrian
entries should be street facing.

The photo above illustrates the objectives of
Guidelines 4-7
ATTACHMENT B Agenda Report Page 211 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

BUILDING STYLES
7-14
Yes

8. Pedestrian entries to commercial spaces in the Grand Avenue commercial district should face Grand Avenue and not side streets.

9. Buildings with multiple ground floor tenants should be designed to emphasize an overall sense of project and place, rather than the prominence of the individual tenants.

10. Use colors that are appropriate to the use and the surrounding area.

DESIGN COMMENT:

A. Muted tones are generally preferred with stronger accent colors limited to trim. In most cases, a range of complementary colors is preferred over painting all wall surfaces with the same paint color and shade.

DESIGN GUIDELINES:

11. Maintain predominantly active
ground floor uses. Limit the
exposure of utility rooms and
support spaces at building fronts.

12. Blank walls that are visible from
adjacent streets should be avoided.

Where they are unavoidable,
pilasters, trellises or lattices should
be used along with landscaping to
make the facades more attractive.

13. Building corners should respect
street corner intersections at all
floors.

14. The use of Universal Design Principles, allowing greater accessibility to commercial and mixed-use residential buildings, is encouraged.

The photo above illustrates the objectives of
Guidelines 11-13.

ATTACHMENT B Agenda Report Page 212 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

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BUILDING STYLES
7-15
Yes Yes
Yes
A shared outdoor space on grade.

15. Integrate balconies and porches to the building form, so they do not appear tacked on.

16. Residential security gates, when installed, should be compatible with the building style, be as visually open as possible and be pedestrian friendly.

17. Provide private and/or shared
outdoor spaces for the residential
units. Each residential unit should
either have a minimum of 100 sq. ft.
of private outdoor space or have
access to shared outdoor space
within the property. The size of the
shared outdoor space should be a
minimum of 200 sq. ft. per unit.

Private or shared outdoor space may
be located on decks, balconies,
patios, or at natural grade. Open
spaces located on raised podiums
with walls taller than 4 feet that are
adjacent to properties zoned
exclusively for residential use are
discouraged.

ATTACHMENT B Agenda Report Page 213 of 293
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7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

BUILDING STYLES
7-16

18. Building and rooftop utility elements should be located where they will be least visible from public rights-of-way. If full screening is not possible, these elements should be concealed with landscaping or walls that are integrated into the project.

DESIGN COMMENT:

A. Roof equipment should be screened to minimize its visual impact on views from public rights-of-way. Such equipment should be in recessed roof wells or hidden behind parapet walls so it cannot be seen from the street. Where walls are used to screen equipment, they should be designed to appear as an architecturally integrated part of the building rather than an added-on element.

DESIGN GUIDELINE:

19. Trash and service areas should be sized to accommodate receptacles for garbage, recyclable materials and compostable waste. The areas should also be screened, with the screening incorporated into the building design. Walls that appear to be “tacked on” to screen these areas are discouraged. Rather, such walls should match the materials used on the building, with detail comparable to the main structure.

ATTACHMENT B Agenda Report Page 214 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

GARAGES AND DRIVEWAYS
7-17
Yes

7.05 GARAGES AND DRIVEWAYS

7.05.01 AESTHETIC DESIGN: ON-SITE COMPATIBILITY
DESIGN GUIDELINES:

1. Parking should be subordinate to the building and should not interrupt structural continuity. Parking should be placed underground where possible. If underground parking is not possible, parking should be placed behind buildings rather than along the street.

2. Excavate basement areas for
support spaces, such as utilities and
garages, to reduce the overall
building bulk.

3. Use a single driveway and garage
entry for shared structured parking.

Garage door widths should be kept
to a minimum, as shown at right.

4. Other than the entrance and exit,
prevent ground floor parking within
the front 25 percent of the depth of
the street facing ground floor of a
building to maintain active
commercial use.

5. On corner parcels with off-street parking, the parking entrances should face side streets rather than main avenues.

6. Bicycle parking should be provided in a manner consistent with the Piedmont Zoning Ordinance.

The photo above illustrates the objectives of
Guidelines 2-5.

ATTACHMENT B Agenda Report Page 215 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

EXTERIOR BUILDING SIGNAGE
7-18
Yes Yes

7.06 EXTERIOR BUILDING SIGNAGE
The following guidelines apply to discretionary sign permit applications.

7.06.01 AESTHETIC DESIGN: ON-SITE COMPATIBILITY
DESIGN GUIDELINES:

1. Provide a consistent building signage
program that is compatible with the
building design. Discourage the
obscuring of building elements with
building signage.

2. Limit the location and number of signs for
each commercial space.

DESIGN STANDARDOBJECTIVES:

1. Require sign compatibility with buildings and streetscapes that are minimally intrusive to surrounding uses.

Ref: General Plan Design and Preservation Policy 27.9

2. Sign Regulations
Ref: Zoning Ordinance Division 17.36
ATTACHMENT B Agenda Report Page 216 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

EXTERIOR BUILDING SIGNAGE
7-19
Yes

3. Limit the exterior lighting of
building signage to avoid
light trespassing to adjacent
properties and to residential
units above the ground floor.

Lighted signs should be lit
only during business hours.

4. Discourage the use of back-lit
signage.

ATTACHMENT B Agenda Report Page 217 of 293
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7. BUILDING DESIGN:

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EXTERIOR BUILDING SIGNAGE
7-20

7.07 OBJECTIVE DESIGN STANDARDS – MIXED-USE
DESIGN STANDARDS:

Objective design standards, rather than discretionary standards, are mandated by State law.

ATTACHMENT B Agenda Report Page 218 of 293
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EXTERIOR BUILDING SIGNAGE
7-21
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EXTERIOR BUILDING SIGNAGE
7-22
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EXTERIOR BUILDING SIGNAGE
7-23
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EXTERIOR BUILDING SIGNAGE
7-24
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EXTERIOR BUILDING SIGNAGE
7-25
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ATTACHMENT B Agenda Report Page 223 of 293
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EXTERIOR BUILDING SIGNAGE
7-26
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ATTACHMENT B Agenda Report Page 224 of 293
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COMMERCIAL AND MIXED-USE RESIDENTIAL

EXTERIOR BUILDING SIGNAGE
7-27
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EXTERIOR BUILDING SIGNAGE
7-28
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EXTERIOR BUILDING SIGNAGE
7-29
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COMMERCIAL AND MIXED-USE RESIDENTIAL

EXTERIOR BUILDING SIGNAGE
7-30
New Page
ATTACHMENT B Agenda Report Page 228 of 293
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EXTERIOR BUILDING SIGNAGE
7-31
New Page
ATTACHMENT B Agenda Report Page 229 of 293
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7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

EXTERIOR BUILDING SIGNAGE
7-32
New Page
ATTACHMENT B Agenda Report Page 230 of 293
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7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

EXTERIOR BUILDING SIGNAGE
7-33
New Page
ATTACHMENT B Agenda Report Page 231 of 293
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7. BUILDING DESIGN:

COMMERCIAL AND MIXED-USE RESIDENTIAL

EXTERIOR BUILDING SIGNAGE
7-34
New Page
ATTACHMENT B Agenda Report Page 232 of 293
PIEDMONT DESIGN STANDARDS AND GUIDELINES:

APPENDIX A:

ADU PROTOTYPE PLANS
A-1
APPENDIX A:

ADU Prototype Plans
Appendix A on the following pages consists of the prototype building elevations and floor plans for accessory dwelling units (ADUs), the use of which is subject to Piedmont City Code Sec. 17.38.075. The Planning & Building Director is authorized to share CAD files for eligible applications.

DESIGN OBJECTIVES:

1. Pre-approved Plans Incentive.

Ref: Piedmont City Code Section 17.38.075

2. Incentives for Rent-Restricted ADUs.

Ref: General Plan Housing Element Program 3.F
New Section (All Pages)
ATTACHMENT B Agenda Report Page 233 of 293
A1 B1
C1
A1-2
1 UNIT ENTRANCE

MUST FACE PUBLIC RIGHT OF WAY OR

INTERIOR OF PROPERTY
EGRESS WINDOW, 3'-0" SILL

HEIGHT ABOVE FINISH FLOOR
PORCH +/-6" ABOVE EXISTING
GRADE, 30" MAXIMUM.

STORAGE LOFT ABOVE

SLEEPING NOOK WHERE

ROOF IS PITCHED
A1-2
2 3 A1-2
A1-2 4
HVAC
DUCTED ELEC. FAN COIL

WITH OUTDOOR
CONDENSER. SOUND
LIMIT - 50 dBA MEASURED

AT NEAREST PROPERTY
LINE

HVAC MAY NOT PROJECT
INTO REQ. SETBACKS

ELECTRIC HEAT

PUMP WATER
HEATER

KITCHEN

ALL APPLIANCES

FOR BATHROOM FIXTURES

TO BE ELECTRIC
24" MIN. CLEARANCE

FOR KITCHEN APPLIANCES
24" MIN. CLEARANCE

CLEARANCE
30" SHOWER
A1
CS3
CS2
FA1
B0
B2
CS2
AW1
B1
C1

W/D KITCHEN WH
BATH
CLOSET
274 SF

LIVING / SLEEPING

REAR YARD SETBACK
4'-0" REQ.

FENCE

ADU AND PATH OF

TRAVEL MUST BE
SCREENED BY 6'

TALL FENCE,

EXCEPT WITHIN
THE 20' STREET

YARD SETBACK
19'-0" 8'-2"
11'-3" 5'-10"
28'-11"
16'-1" 2'-5"
3'-3" 15'-1" 10'-8" 8'-4"
CS FA

FIXED OVER
AWNING

DOUBLE CASEMENT

WIDTH WIDTH HEIGHT
HEIGHT
AW
AWNING
HEIGHT
WIDTH
GROSS SQUARE FOOTAGE: 500 SF
CEILING HEIGHTS: 8'-0", WITH POTENTIAL TO

MAKE VAULTED
LIGHT AND AIR REQUIREMENTS:

LIVING / SLEEPING - 274 SF
- LIGHTING: 21.9 SF (8%) IS REQUIRED.

APPROXIMATELY 49.0 SF PROVIDED.
- VENTILATION: 11.0 SF (4%) IS
REQUIRED. APPROXIMATELY 50.8 SF
PROVIDED.

OTHER NOTES:
- FRONT ENTRANCE FACES THE PUBLIC

RIGHT OF WAY OR THE INTERIOR OF

PROPERTY
- THE UNIT FEATURES ALL ELECTRICAL

APPLIANCES
- WUI FIRE-RESISTANT MATERIALS AT PORCH,

ROOF, DECKING, AND EAVES
- FOR DOWNSLOPING LOTS, BUILDING BASE

WILL REQUIRE WATER TABLE / COURSE BAND

WITH CONTRASTING DARKER STUCCO TO THE

GROUND LEVEL
- REQUIRED SETBACKS ARE 4' FOR REAR AND
SIDE YARDS AND 20' FOR STREET YARDS. ROOF

EAVES MAY PROJECT INTO SETBACKS

CODE NOTES

WINDOW NOTES

1. ANY NEW WINDOWS WITHIN 10 FEET OF AN ADJACENT DWELLING SHALL HAVE FROSTED GLAZING.

2. ALL WINDOWS TO BE RECESSED 2" FROM THE WALL PLANE.

3. RESCUE WINDOWS SHALL COMPLY W/ THE FOLLOWING:
- MIN. OPENING HEIGHT 24"
- MIN. OPENING WIDTH 20"
- MAX. 44" MEASURED FROM THE FLOOR
- 5.7 SQ. FT. MIN. AREA

4. BATHROOM WINDOWS AND WINDOWS WITHIN DOOR SWING TO BE TEMPERED.

SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
As indicated
10/4/2022 1:44:20 PM
A1-1
10/04/2022

FLOOR PLAN

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM

WINDOW SCHEDULE

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
AW1 AWNING 2'-6" 2'-0" ALUM. CLAD WD TEMPERED GLASS AT BATHROOM CS2 DOUBLE

CASEMENT
2'-6" 4'-0" ALUM. CLAD WD EGRESS WINDOWS INDICATED W/ ★ CS3 DOUBLE

CASEMENT
2'-6" 4'-6" ALUM. CLAD WD
FA1 FIXED OVER
AWNING
2'-8" 4'-0" ALUM. CLAD WD

DOOR SCHEDULE

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
A1 EXT. UNIT ENTRY 3'-0" 7'-0" ALUM. CLAD WD
OR WD

SIDELIGHTS VARY BY STYLE, SEE

ELEVATIONS
B0 EXTERIOR DOOR 2'-0" 6'-8" ALUM. CLAD WD
OR WD

TO WATER HEATER CLOSET
B1 INTERIOR DOOR 2'-4" 6'-8" WD
B2 INTERIOR DOOR 2'-8" 6'-8" WD
C1 DOUBLE SLIDING -

SINGLE FLAT PANEL
4'-0" 6'-8" WD
1/2" = 1'-0" A1 STUDIO - TUDOR - FLOOR PLAN 1

A - STUDIO

ROOM AREA

A - STUDIO
LIVING / SLEEPING 274 SF
KITCHEN 78 SF
BATH 41 SF
CLOSET 14 SF
W/D 9 SF
WH 5 SF
421 SF
GSF: 500 SF

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 234 of 293
10" / 12"
16'-0"

PV PANELS

SHINGLE ROOFING

STUCCO FINISH

MASONRY

VENEER BASE

WOOD ACCENT TRIM

AROUND OPENINGS

EXTERIOR LIGHTING ON

BOTH SIDES OF ENTRANCE
8'-0"
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"
16'-0"

SHINGLE ROOFING

STUCCO FINISH

MASONRY

VENEER BASE
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"
16'-0"
HVAC

OUTDOOR CONDENSER

DOOR TO ELECTRIC HEAT

PUMP WATER HEATER

SHINGLE ROOFING

STUCCO FINISH

MASONRY

VENEER BASE
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"
16'-0"
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"

SHINGLE ROOFING

STUCCO FINISH

MASONRY

VENEER BASE
SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
1/4" = 1'-0"
10/4/2022 1:44:22 PM
A1-2
10/04/2022

ELEVATIONS

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/4" = 1'-0" A1 - TUDOR - SOUTH ELEVATION 1
1/4" = 1'-0" A1 - TUDOR - NORTH ELEVATION 2
1/4" = 1'-0" A1 - TUDOR - EAST ELEVATION 3
1/4" = 1'-0" A1 - TUDOR - WEST ELEVATION 4

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 235 of 293
A1 B1
C1
A2-2
1 UNIT ENTRANCE

MUST FACE PUBLIC RIGHT OF WAY OR

INTERIOR OF PROPERTY
HVAC
DUCTED ELEC. FAN

COIL WITH OUTDOOR
CONDENSER. SOUND
LIMIT - 50 dBA

MEASURED AT

NEAREST PROPERTY
LINE

HVAC MAY NOT
PROJECT INTO REQ.

SETBACKS

ELECTRIC HEAT

PUMP WATER
HEATER

KITCHEN

ALL APPLIANCES

TO BE ELECTRIC
EGRESS WINDOW, 3'-0" SILL

HEIGHT ABOVE FINISH FLOOR
PORCH +/-12" ABOVE EXISTING
GRADE, 30" MAXIMUM.

STORAGE LOFT ABOVE

SLEEPING NOOK WHERE

ROOF IS PITCHED
A2-2
2 3 A2-2 A2-2 4 FOR BATHROOM FIXTURES 24" MIN. CLEARANCE

FOR KITCHEN APPLIANCES
24" MIN. CLEARANCE

CLEARANCE
30" SHOWER
SH1
A1
B1
CS2
CS2
AW1
B0
FA1
B2
C1
274 SF

LIVING / SLEEPING

W/D KITCHEN WH
BATH
CLOSET

REAR YARD SETBACK
4'-0" REQ.

SIDE YARD SETBACK
4'-0" REQ.

FENCE

ADU AND PATH OF

TRAVEL MUST BE
SCREENED BY 6'

TALL FENCE,

EXCEPT WITHIN
THE 20' STREET

YARD SETBACK
19'-0" 8'-2"
28'-11"
5'-10" 11'-3"
16'-1" 2'-5"
3'-3" 15'-1" 10'-8"
CS
FA

FIXED OVER
AWNING

DOUBLE CASEMENT
WIDTH
WIDTH
HEIGHT
HEIGHT
AW
AWNING
HEIGHT
WIDTH
SH

TRIPLE SINGLE
HUNG
WIDTH
HEIGHT
GROSS SQUARE FOOTAGE: 500 SF
CEILING HEIGHTS: 8'-0", WITH POTENTIAL TO

MAKE VAULTED
LIGHT AND AIR REQUIREMENTS:

LIVING / SLEEPING - 274 SF
- LIGHTING: 21.9 SF (8%) IS REQUIRED.

APPROXIMATELY 49.0 SF PROVIDED.
- VENTILATION: 11.0 SF (4%) IS
REQUIRED. APPROXIMATELY 50.8 SF
PROVIDED.

OTHER NOTES:
- FRONT ENTRANCE FACES THE PUBLIC

RIGHT OF WAY OR THE INTERIOR OF

PROPERTY
- THE UNIT FEATURES ALL ELECTRICAL

APPLIANCES
- WUI FIRE-RESISTANT MATERIALS AT PORCH,

ROOF, DECKING, AND EAVES
- FOR DOWNSLOPING LOTS, BUILDING BASE

WILL REQUIRE WATER TABLE / COURSE BAND

WITH CONTRASTING DARKER STUCCO TO THE

GROUND LEVEL
- REQUIRED SETBACKS ARE 4' FOR REAR AND
SIDE YARDS AND 20' FOR STREET YARDS. ROOF

EAVES MAY PROJECT INTO SETBACKS

CODE NOTES

WINDOW NOTES

1. ANY NEW WINDOWS WITHIN 10 FEET OF AN ADJACENT DWELLING SHALL HAVE FROSTED GLAZING.

2. ALL WINDOWS TO BE RECESSED 2" FROM THE WALL PLANE.

3. RESCUE WINDOWS SHALL COMPLY W/ THE FOLLOWING:
- MIN. OPENING HEIGHT 24"
- MIN. OPENING WIDTH 20"
- MAX. 44" MEASURED FROM THE FLOOR
- 5.7 SQ. FT. MIN. AREA

4. BATHROOM WINDOWS AND WINDOWS WITHIN DOOR SWING TO BE TEMPERED.

SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
As indicated
10/4/2022 1:44:26 PM
A2-1
10/04/2022

FLOOR PLAN

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM

DOOR SCHEDULE

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
A1 EXT. UNIT ENTRY 3'-0" 7'-0" ALUM. CLAD WD
OR WD

SIDELIGHTS VARY BY STYLE, SEE

ELEVATIONS
B0 EXTERIOR DOOR 2'-0" 6'-8" ALUM. CLAD WD
OR WD

TO WATER HEATER CLOSET
B1 INTERIOR DOOR 2'-4" 6'-8" WD
B2 INTERIOR DOOR 2'-8" 6'-8" WD
C1 DOUBLE SLIDING -

SINGLE FLAT PANEL
4'-0" 6'-8" WD
1/2" = 1'-0" A2 STUDIO - CRAFSTSMAN - FLOOR PLAN 1

WINDOW SCHEDULE - CRAFTSMAN

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
AW1 AWNING 2'-6" 2'-0" ALUM. CLAD WD TEMPERED GLASS AT BATHROOM CS2 DOUBLE

CASEMENT
2'-6" 4'-0" ALUM. CLAD WD EGRESS WINDOWS INDICATED W/ ★ CS3 DOUBLE

CASEMENT
2'-6" 4'-6" ALUM. CLAD WD
FA1 FIXED OVER
AWNING
2'-8" 4'-0" ALUM. CLAD WD
SH1 TRIPLE SINGLE
HUNG
2'-0" 4'-6" ALUM. CLAD WD

A - STUDIO

ROOM AREA

A - STUDIO
LIVING / SLEEPING 274 SF
KITCHEN 78 SF
BATH 41 SF
CLOSET 14 SF
W/D 9 SF
WH 5 SF
421 SF
GSF: 500 SF

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 236 of 293
5" / 12"
16'-0" MAX ALLOWED

PV PANELS

SHINGLE ROOFING

WOOD SIDING FINISH

MASONRY

VENEER BASE

WOOD ACCENT TRIM

AROUND OPENINGS

EXTERIOR LIGHTING ON

BOTH SIDES OF ENTRANCE

STUCCO PORCH

DECORATIVE WOOD

DETAILS, TRUSSES AND

BRACKETS
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-0"
TOP OF ROOF 15'-8"
TOP OF PLATE 9'-6"
8'-0" 16'-0" MAX ALLOWED

SHINGLE ROOFING

WOOD SIDING FINISH

MASONRY

VENEER BASE
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-0"
TOP OF ROOF 15'-8"
TOP OF PLATE 9'-6"
16'-0" MAX ALLOWED

SHINGLE ROOFING

WOOD SIDING FINISH MASONRY

VENEER BASE
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-0"
TOP OF ROOF 15'-8"
TOP OF PLATE 9'-6"
16'-0" MAX ALLOWED

SHINGLE ROOFING

WOOD SIDING FINISH

MASONRY

VENEER BASE
HVAC

OUTDOOR CONDENSER

DOOR TO ELECTRIC HEAT

PUMP WATER HEATER
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-0"
TOP OF ROOF 15'-8"
TOP OF PLATE 9'-6"
SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
1/4" = 1'-0"
10/4/2022 1:44:28 PM
A2-2
10/04/2022

ELEVATIONS

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/4" = 1'-0" A2 - CRAFTSMAN - SOUTH ELEVATION 1
1/4" = 1'-0" A2 - CRAFTSMAN - WEST ELEVATION 4 1/4" = 1'-0" A2 - CRAFTSMAN - NORTH ELEVATION 2 1/4" = 1'-0" A2 - CRAFTSMAN - EAST ELEVATION 3

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 237 of 293
A1 B1
C1
A3-2
1 UNIT ENTRANCE

MUST FACE PUBLIC RIGHT OF WAY OR

INTERIOR OF PROPERTY
3 A3-2
A3-2
2 A3-2 4

FOR BATHROOM FIXTURES
24" MIN. CLEARANCE

FOR KITCHEN APPLIANCES
24" MIN. CLEARANCE

CLEARANCE
30" SHOWER
HVAC
DUCTED ELEC. FAN

COIL WITH OUTDOOR
CONDENSER. SOUND
LIMIT - 50 dBA

MEASURED AT

NEAREST PROPERTY
LINE

HVAC MAY NOT
PROJECT INTO REQ.

SETBACKS

ELECTRIC HEAT

PUMP WATER
HEATER

KITCHEN

ALL APPLIANCES

TO BE ELECTRIC
EGRESS WINDOW, 3'-0" SILL

HEIGHT ABOVE FINISH FLOOR
PORCH +/-12" ABOVE EXISTING
GRADE, 30" MAXIMUM.

CS2
AW1
B0
B2
FA1
A1
CS3
B1
CS2
C1
CLOSET

W/D KITCHEN WH
BATH
274 SF

LIVING / SLEEPING

REAR YARD SETBACK
4'-0" REQ.

SIDE YARD SETBACK
4'-0" REQ.

FENCE

ADU AND PATH OF

TRAVEL MUST BE
SCREENED BY 6'

TALL FENCE,

EXCEPT WITHIN
THE 20' STREET

YARD SETBACK
19'-0" 8'-2"
5'-10" 11'-3"
28'-11"
16'-1" 2'-5"
3'-3" 15'-1" 10'-8"
CS FA

FIXED OVER
AWNING

DOUBLE CASEMENT

WIDTH WIDTH HEIGHT
HEIGHT
AW
AWNING
HEIGHT
WIDTH
GROSS SQUARE FOOTAGE: 500 SF
CEILING HEIGHTS: 8'-0", WITH POTENTIAL TO

MAKE VAULTED
LIGHT AND AIR REQUIREMENTS:

LIVING / SLEEPING - 274 SF
- LIGHTING: 21.9 SF (8%) IS REQUIRED.

APPROXIMATELY 49.0 SF PROVIDED.
- VENTILATION: 11.0 SF (4%) IS
REQUIRED. APPROXIMATELY 50.8 SF
PROVIDED.

OTHER NOTES:
- FRONT ENTRANCE FACES THE PUBLIC

RIGHT OF WAY OR THE INTERIOR OF

PROPERTY
- THE UNIT FEATURES ALL ELECTRICAL

APPLIANCES
- WUI FIRE-RESISTANT MATERIALS AT PORCH,

ROOF, DECKING, AND EAVES
- FOR DOWNSLOPING LOTS, BUILDING BASE

WILL REQUIRE WATER TABLE / COURSE BAND

WITH CONTRASTING DARKER STUCCO TO THE

GROUND LEVEL
- REQUIRED SETBACKS ARE 4' FOR REAR AND
SIDE YARDS AND 20' FOR STREET YARDS. ROOF

EAVES MAY PROJECT INTO SETBACKS

CODE NOTES

WINDOW NOTES

1. ANY NEW WINDOWS WITHIN 10 FEET OF AN ADJACENT DWELLING SHALL HAVE FROSTED GLAZING.

2. ALL WINDOWS TO BE RECESSED 2" FROM THE WALL PLANE.

3. RESCUE WINDOWS SHALL COMPLY W/ THE FOLLOWING:
- MIN. OPENING HEIGHT 24"
- MIN. OPENING WIDTH 20"
- MAX. 44" MEASURED FROM THE FLOOR
- 5.7 SQ. FT. MIN. AREA

4. BATHROOM WINDOWS AND WINDOWS WITHIN DOOR SWING TO BE TEMPERED.

SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
As indicated
10/4/2022 1:44:32 PM
A3-1
10/04/2022

FLOOR PLAN

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM

WINDOW SCHEDULE

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
AW1 AWNING 2'-6" 2'-0" ALUM. CLAD WD TEMPERED GLASS AT BATHROOM CS2 DOUBLE

CASEMENT
2'-6" 4'-0" ALUM. CLAD WD EGRESS WINDOWS INDICATED W/ ★ CS3 DOUBLE

CASEMENT
2'-6" 4'-6" ALUM. CLAD WD
FA1 FIXED OVER
AWNING
2'-8" 4'-0" ALUM. CLAD WD

DOOR SCHEDULE

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
A1 EXT. UNIT ENTRY 3'-0" 7'-0" ALUM. CLAD WD
OR WD

SIDELIGHTS VARY BY STYLE, SEE

ELEVATIONS
B0 EXTERIOR DOOR 2'-0" 6'-8" ALUM. CLAD WD
OR WD

TO WATER HEATER CLOSET
B1 INTERIOR DOOR 2'-4" 6'-8" WD
B2 INTERIOR DOOR 2'-8" 6'-8" WD
C1 DOUBLE SLIDING -

SINGLE FLAT PANEL
4'-0" 6'-8" WD
1/2" = 1'-0" A2 STUDIO - SPANISH - FLOOR PLAN 1

A - STUDIO

ROOM AREA

A - STUDIO
LIVING / SLEEPING 274 SF
KITCHEN 78 SF
BATH 41 SF
CLOSET 14 SF
W/D 9 SF
WH 5 SF
421 SF
GSF: 500 SF

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 238 of 293
16'-0" MAX ALLOWED

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH

EXTERIOR LIGHTING ON

BOTH SIDES OF ENTRANCE

DECORATIVE IRON

RAILINGS

WOOD ACCENT TRIM

AROUND OPENINGS
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-0"
TOP OF PLATE 10'-0"
8'-6" 16'-0" MAX ALLOWED

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-0"
TOP OF PLATE 10'-0"
HVAC

OUTDOOR CONDENSER

DOOR TO ELECTRIC HEAT

PUMP WATER HEATER
16'-0" MAX ALLOWED

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-0"
TOP OF PLATE 10'-0"

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-0"
TOP OF PLATE 10'-0"
SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
1/4" = 1'-0"
10/4/2022 1:44:35 PM
A3-2
10/04/2022

ELEVATIONS

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/4" = 1'-0" A3 - SPANISH - SOUTH ELEVATION 1
1/4" = 1'-0" A3 - SPANISH - NORTH ELEVATION 2
1/4" = 1'-0" A3 - SPANISH - EAST ELEVATION 3
1/4" = 1'-0" A3 - SPANISH - WEST ELEVATION 4

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 239 of 293
B1-2
1 HVAC
DUCTED ELEC. FAN COIL WITH
OUTDOOR CONDENSER. SOUND LIMIT -
50 dBA MEASURED AT NEAREST

PROPERTY LINE
HVAC MAY NOT PROJECT INTO REQ.

SETBACKS

KITCHEN

ALL APPLIANCES TO

BE ELECTRIC

EGRESS WINDOW,
3'-0" SILL HEIGHT

ABOVE FINISH FLOOR
PORCH 12" ABOVE EXISTING
GRADE, 30" MAXIMUM
3 B1-2
B1-2
2 B1-2 4

ELECTRIC HEAT

PUMP WATER
HEATER
CS4
FA1
CS1 CS1
A1
FA1
FA1 CS4
FA1
FA1 AW1
C1 C1
D1
B2
B3
B2

FOR BATHROOM FIXTURES
24" MIN. CLEARANCE

FOR KITCHEN APPLIANCES
24" MIN. CLEARANCE

CLEARANCE
30" SHOWER

UNIT ENTRANCE

MUST FACE PUBLIC RIGHT OF WAY OR

INTERIOR OF PROPERTY
321 SF

LIVING RM
135 SF

BEDROOM
CLOSET
KITCHEN CLOSET HALL LINEN CL.

UTILITY CLOSET
BATH

REAR YARD SETBACK
4'-0" REQ.

SIDE YARD SETBACK
4'-0" REQ.

FENCE

ADU AND PATH OF TRAVEL MUST
BE SCREENED BY 6' TALL FENCE,
EXCEPT WITHIN THE 20' STREET

YARD SETBACK
10'-8" 9'-1" 8'-4" 9'-7"
39'-9"
11'-4" 10'-9"
12'-10"
16'-9" 7'-2"
3'-3" 19'-1" 17'-6"
A1 B1
C1 D1
CS FA

FIXED OVER
AWNING

DOUBLE CASEMENT

WIDTH WIDTH HEIGHT
HEIGHT
AW
AWNING
HEIGHT
WIDTH
GROSS SQUARE FOOTAGE: 800 SF
CEILING HEIGHTS: 8'-0", WITH POTENTIAL TO

MAKE VAULTED
LIGHT AND AIR REQUIREMENTS:

LIVING RM - 321 SF
- LIGHTING: 25.7 SF (8%) IS
REQUIRED. APPROXIMATELY 49.0
SF PROVIDED.
- VENTILATION: 12.8 SF (4%) IS
REQUIRED. APPROXIMATELY 56.4
SF PROVIDED.

BEDROOM - 135 SF
- LIGHTING: 10.8 SF (8%) IS
REQUIRED. APPROXIMATELY 25.4
SF PROVIDED.
- VENTILATION: 5.4 SF (4%) IS
REQUIRED. APPROXIMATELY 28.71
SF PROVIDED.

CODE NOTES
OTHER NOTES:
- FRONT ENTRANCE FACES THE PUBLIC

RIGHT OF WAY OR THE INTERIOR OF

PROPERTY
- THE UNIT FEATURES ALL ELECTRICAL

APPLIANCES
- WUI FIRE-RESISTANT MATERIALS AT

PORCH, ROOF, DECKING, AND EAVES
- FOR DOWNSLOPING LOTS, BUILDING

BASE WILL REQUIRE WATER TABLE /

COURSE BAND WITH CONTRASTING

DARKER STUCCO TO THE GROUND LEVEL

WINDOW NOTES

1. ANY NEW WINDOWS WITHIN 10 FEET OF AN ADJACENT DWELLING SHALL HAVE FROSTED GLAZING.

2. ALL WINDOWS TO BE RECESSED 2" FROM THE WALL PLANE.

3. RESCUE WINDOWS SHALL COMPLY W/ THE FOLLOWING:
- MIN. OPENING HEIGHT 24"
- MIN. OPENING WIDTH 20"
- MAX. 44" MEASURED FROM THE FLOOR
- 5.7 SQ. FT. MIN. AREA

4. BATHROOM WINDOWS AND WINDOWS WITHIN DOOR SWING TO BE TEMPERED.

SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
As indicated
10/4/2022 1:44:39 PM
B1-1
10/04/2022

FLOOR PLAN

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/2" = 1'-0" B1 1-BED - TUDOR - FLOOR PLAN 1
DOOR SCHEDULE - 1 BEDROOM

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
A1 EXT. UNIT ENTRY 3'-0" 7'-0" ALUM. CLAD WD
OR WD

SIDELIGHTS VARY BY STYLE, SEE

ELEVATIONS
B0 EXTERIOR DOOR 2'-0" 6'-8" ALUM. CLAD WD
OR WD

TO WATER HEATER CLOSET
B1 INTERIOR DOOR 2'-4" 6'-8" WD
B2 INTERIOR DOOR 2'-8" 6'-8" WD
C1 DOUBLE SLIDING -

SINGLE FLAT
PANEL
4'-0" 6'-8" WD
D1 DOUBLE SWING -

SINGLE FLAT
PANEL
4'-0" 6'-8" WD WITH PARTIAL LOUVERS
WINDOW SCHEDULE - 1BED

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
AW1 AWNING 2'-6" 2'-0" ALUM. CLAD WD TEMPERED GLASS AT BATHROOM CS1 DOUBLE

CASEMENT
2'-0" 4'-6" ALUM. CLAD WD
CS4 DOUBLE

CASEMENT
3'-0" 4'-6" ALUM. CLAD WD EGRESS WINDOWS INDICATED W/ ★ FA1 FIXED OVER
AWNING
2'-8" 4'-0" ALUM. CLAD WD
B - 1 BEDROOM

ROOM AREA

1.1 1-BEDROOM
LIVING RM 321 SF
BEDROOM 135 SF
KITCHEN 106 SF
BATH 53 SF
HALL 30 SF
CLOSET 21 SF
UTILITY CLOSET 14 SF
COAT CLOSET 7 SF
LINEN CL. 3 SF
689 SF
GSF 800 SF

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 240 of 293
9" / 12"

PV PANELS

SHINGLE ROOFING

STUCCO FINISH

MASONRY

VENEER BASE

WOOD ACCENT TRIM

AROUND OPENINGS

EXTERIOR LIGHTING ON

BOTH SIDES OF ENTRANCE
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"
8'-0"

SHINGLE ROOFING

STUCCO FINISH

MASONRY

VENEER BASE
HVAC

OUTDOOR CONDENSER
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"

SHINGLE ROOFING

STUCCO FINISH MASONRY

VENEER BASE
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"

SHINGLE ROOFING

STUCCO FINISH MASONRY

VENEER BASE
FINISHED FLOOR 6"
GROUND LEVEL 0"
CEILING FINISH 8'-6"
TOP OF ROOF 16'-0"
TOP OF PLATE 9'-0"
SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
1/4" = 1'-0"
10/4/2022 1:44:41 PM
B1-2
10/04/2022

ELEVATIONS

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/4" = 1'-0" B1 - TUDOR - SOUTH ELEVATION 1
1/4" = 1'-0" B1 - TUDOR - WEST ELEVATION 4 1/4" = 1'-0" B1 - TUDOR - NORTH ELEVATION 2 1/4" = 1'-0" B1 - TUDOR - EAST ELEVATION 3

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 241 of 293
B2-2
1 B2-2
2 3 B2-2
B2-2 4
HVAC
DUCTED ELEC. FAN COIL WITH OUTDOOR
CONDENSER. SOUND LIMIT - 50 dBA

MEASURED AT NEAREST PROPERTY LINE
HVAC MAY NOT PROJECT INTO REQ.

SETBACKS

KITCHEN

ALL APPLIANCES TO

BE ELECTRIC

EGRESS WINDOW,
3'-0" SILL HEIGHT

ABOVE FINISH FLOOR
PORCH 12" ABOVE EXISTING
GRADE, 30" MAXIMUM.

ELECTRIC HEAT

PUMP WATER
HEATER

FOR BATHROOM FIXTURES
24" MIN. CLEARANCE

FOR KITCHEN APPLIANCES
24" MIN. CLEARANCE

CLEARANCE
30" SHOWER
FA1 AW1
FA1 CS3
FA1
A1
SH2
FA1
CS4
B2
B2
D1
B3
C1 C1
4'-0"

UNIT ENTRANCE

MUST FACE PUBLIC RIGHT OF WAY OR

INTERIOR OF PROPERTY
BATH
CLOSET
CLOSET
LINEN CL.

UTILITY CLOSET

KITCHEN
HALL
135 SF

BEDROOM
321 SF

LIVING RM
FA1

REAR YARD SETBACK
4'-0" REQ.

SIDE YARD SETBACK
4'-0" REQ.

FENCE

ADU AND PATH OF TRAVEL MUST
BE SCREENED BY 6' TALL FENCE,
EXCEPT WITHIN THE 20' STREET

YARD SETBACK
10'-8" 9'-1"
8'-4" 9'-7"
11'-4" 10'-9"
12'-10"
39'-9"
16'-9" 7'-2"
3'-3" 19'-1" 17'-6"
CS
FA

FIXED OVER
AWNING

DOUBLE CASEMENT
WIDTH
WIDTH
HEIGHT
HEIGHT
AW
AWNING
HEIGHT
WIDTH
SH

TRIPLE SINGLE
HUNG
WIDTH
HEIGHT
A1 B1
C1 D1
GROSS SQUARE FOOTAGE: 800 SF
CEILING HEIGHTS: 8'-0", WITH POTENTIAL TO

MAKE VAULTED
LIGHT AND AIR REQUIREMENTS:

LIVING RM - 321 SF
- LIGHTING: 25.7 SF (8%) IS
REQUIRED. APPROXIMATELY 49.0
SF PROVIDED.
- VENTILATION: 12.8 SF (4%) IS
REQUIRED. APPROXIMATELY 56.4
SF PROVIDED.

BEDROOM - 135 SF
- LIGHTING: 10.8 SF (8%) IS
REQUIRED. APPROXIMATELY 25.4
SF PROVIDED.
- VENTILATION: 5.4 SF (4%) IS
REQUIRED. APPROXIMATELY 28.71
SF PROVIDED.

CODE NOTES
OTHER NOTES:
- FRONT ENTRANCE FACES THE PUBLIC

RIGHT OF WAY OR THE INTERIOR OF

PROPERTY
- THE UNIT FEATURES ALL ELECTRICAL

APPLIANCES
- WUI FIRE-RESISTANT MATERIALS AT

PORCH, ROOF, DECKING, AND EAVES
- FOR DOWNSLOPING LOTS, BUILDING

BASE WILL REQUIRE WATER TABLE /

COURSE BAND WITH CONTRASTING

DARKER STUCCO TO THE GROUND LEVEL

WINDOW NOTES

1. ANY NEW WINDOWS WITHIN 10 FEET OF AN ADJACENT DWELLING SHALL HAVE FROSTED GLAZING.

2. ALL WINDOWS TO BE RECESSED 2" FROM THE WALL PLANE.

3. RESCUE WINDOWS SHALL COMPLY W/ THE FOLLOWING:
- MIN. OPENING HEIGHT 24"
- MIN. OPENING WIDTH 20"
- MAX. 44" MEASURED FROM THE FLOOR
- 5.7 SQ. FT. MIN. AREA

4. BATHROOM WINDOWS AND WINDOWS WITHIN DOOR SWING TO BE TEMPERED.

SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
As indicated
10/4/2022 1:44:46 PM
B2-1
10/04/2022

FLOOR PLAN

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/2" = 1'-0" B2 1-BED - CRAFTSMAN - FLOOR PLAN 1
WINDOW SCHEDULE - 1BED CRAFTSMAN

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
AW1 AWNING 2'-6" 2'-0" ALUM. CLAD WD TEMPERED GLASS AT BATHROOM CS1 DOUBLE

CASEMENT
2'-0" 4'-6" ALUM. CLAD WD
CS4 DOUBLE

CASEMENT
3'-0" 4'-6" ALUM. CLAD WD EGRESS WINDOWS INDICATED W/ ★ FA1 FIXED OVER
AWNING
2'-8" 4'-0" ALUM. CLAD WD
SH2 TRIPLE SINGLE
HUNG
2'-6" 4'-6" ALUM. CLAD WD
DOOR SCHEDULE - 1 BEDROOM

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
A1 EXT. UNIT ENTRY 3'-0" 7'-0" ALUM. CLAD WD
OR WD

SIDELIGHTS VARY BY STYLE, SEE

ELEVATIONS
B0 EXTERIOR DOOR 2'-0" 6'-8" ALUM. CLAD WD
OR WD

TO WATER HEATER CLOSET
B1 INTERIOR DOOR 2'-4" 6'-8" WD
B2 INTERIOR DOOR 2'-8" 6'-8" WD
C1 DOUBLE SLIDING -

SINGLE FLAT
PANEL
4'-0" 6'-8" WD
D1 DOUBLE SWING -

SINGLE FLAT
PANEL
4'-0" 6'-8" WD WITH PARTIAL LOUVERS
B - 1 BEDROOM

ROOM AREA

1.1 1-BEDROOM
LIVING RM 321 SF
BEDROOM 135 SF
KITCHEN 106 SF
BATH 53 SF
HALL 30 SF
CLOSET 21 SF
UTILITY CLOSET 14 SF
COAT CLOSET 7 SF
LINEN CL. 3 SF
689 SF
GSF 800 SF

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 242 of 293

PV PANELS

SHINGLE ROOFING

WOOD SIDING

MASONRY

VENEER BASE

WOOD ACCENT TRIM

AROUND OPENINGS

EXTERIOR LIGHTING ON

BOTH SIDES OF ENTRANCE

STUCCO PORCH

DECORATIVE WOOD

DETAILS, TRUSSES

AND BRACKETS
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 15'-8"
TOP OF PLATE 10'-0"
8'-6"

SHINGLE ROOFING

WOOD SIDING

MASONRY

VENEER BASE
HVAC

OUTDOOR CONDENSER
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 15'-8"
TOP OF PLATE 10'-0"

SHINGLE ROOFING

WOOD SIDING MASONRY

VENEER BASE
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 15'-8"
TOP OF PLATE 10'-0"

SHINGLE ROOFING

WOOD SIDING MASONRY

VENEER BASE
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 15'-8"
TOP OF PLATE 10'-0"
SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
1/4" = 1'-0"
10/4/2022 1:44:48 PM
B2-2
10/04/2022

ELEVATIONS

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/4" = 1'-0" B2 - CRAFTSMAN - SOUTH ELEVATION 1
1/4" = 1'-0" B2 - CRAFTSMAN - NORTH ELEVATION 2
1/4" = 1'-0" B2 - CRAFTSMAN - EAST ELEVATION 3
1/4" = 1'-0" B2 - CRAFTSMAN - WEST ELEVATION 4

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 243 of 293
B3-2
1 3 B3-2
B3-2
2 B3-2 4
HVAC
DUCTED ELEC. FAN COIL WITH OUTDOOR
CONDENSER. SOUND LIMIT - 50 dBA

MEASURED AT NEAREST PROPERTY LINE
HVAC MAY NOT PROJECT INTO REQ.

SETBACKS

KITCHEN

ALL APPLIANCES TO

BE ELECTRIC

EGRESS WINDOW,
3'-0" SILL HEIGHT

ABOVE FINISH FLOOR
PORCH 12" ABOVE EXISTING
GRADE, 30" MAXIMUM

ELECTRIC HEAT

PUMP WATER
HEATER

FOR BATHROOM FIXTURES
24" MIN. CLEARANCE

FOR KITCHEN APPLIANCES
24" MIN. CLEARANCE

CLEARANCE
30" SHOWER
FA1 AW1
FA1 CS4
FA1
A1
CS1 CS1
FA1
CS4

UNIT ENTRANCE

MUST FACE PUBLIC RIGHT OF WAY OR

INTERIOR OF PROPERTY

KITCHEN CLOSET
CLOSET
HALL
LINEN CL.

UTILITY CLOSET
BATH
135 SF

BEDROOM
321 SF

LIVING RM

REAR YARD SETBACK
4'-0" REQ.

SIDE YARD SETBACK
4'-0" REQ.

FENCE

ADU AND PATH OF TRAVEL MUST
BE SCREENED BY 6' TALL FENCE,
EXCEPT WITHIN THE 20' STREET

YARD SETBACK
10'-8" 9'-1" 8'-4" 9'-7"
11'-4" 10'-9"
12'-10"
39'-9"
16'-9" 7'-2"
3'-3" 19'-1" 17'-6"
CS FA

FIXED OVER
AWNING

DOUBLE CASEMENT

WIDTH WIDTH HEIGHT
HEIGHT
AW
AWNING
HEIGHT
WIDTH
A1 B1
C1 D1
GROSS SQUARE FOOTAGE: 800 SF
CEILING HEIGHTS: 8'-0", WITH POTENTIAL TO

MAKE VAULTED
LIGHT AND AIR REQUIREMENTS:

LIVING RM - 321 SF
- LIGHTING: 25.7 SF (8%) IS
REQUIRED. APPROXIMATELY 49.0
SF PROVIDED.
- VENTILATION: 12.8 SF (4%) IS
REQUIRED. APPROXIMATELY 56.4
SF PROVIDED.

BEDROOM - 135 SF
- LIGHTING: 10.8 SF (8%) IS
REQUIRED. APPROXIMATELY 25.4
SF PROVIDED.
- VENTILATION: 5.4 SF (4%) IS
REQUIRED. APPROXIMATELY 28.71
SF PROVIDED.

CODE NOTES
OTHER NOTES:
- FRONT ENTRANCE FACES THE PUBLIC

RIGHT OF WAY OR THE INTERIOR OF

PROPERTY
- THE UNIT FEATURES ALL ELECTRICAL

APPLIANCES
- WUI FIRE-RESISTANT MATERIALS AT

PORCH, ROOF, DECKING, AND EAVES
- FOR DOWNSLOPING LOTS, BUILDING

BASE WILL REQUIRE WATER TABLE /

COURSE BAND WITH CONTRASTING

DARKER STUCCO TO THE GROUND LEVEL

WINDOW NOTES

1. ANY NEW WINDOWS WITHIN 10 FEET OF AN ADJACENT DWELLING SHALL HAVE FROSTED GLAZING.

2. ALL WINDOWS TO BE RECESSED 2" FROM THE WALL PLANE.

3. RESCUE WINDOWS SHALL COMPLY W/ THE FOLLOWING:
- MIN. OPENING HEIGHT 24"
- MIN. OPENING WIDTH 20"
- MAX. 44" MEASURED FROM THE FLOOR
- 5.7 SQ. FT. MIN. AREA

4. BATHROOM WINDOWS AND WINDOWS WITHIN DOOR SWING TO BE TEMPERED.

SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
As indicated
10/4/2022 1:44:52 PM
B3-1
10/04/2022

FLOOR PLAN

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/2" = 1'-0" B3 1-BED - SPANISH - FLOOR PLAN 1
WINDOW SCHEDULE - 1BED

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
AW1 AWNING 2'-6" 2'-0" ALUM. CLAD WD TEMPERED GLASS AT BATHROOM CS1 DOUBLE

CASEMENT
2'-0" 4'-6" ALUM. CLAD WD
CS4 DOUBLE

CASEMENT
3'-0" 4'-6" ALUM. CLAD WD EGRESS WINDOWS INDICATED W/ ★ FA1 FIXED OVER
AWNING
2'-8" 4'-0" ALUM. CLAD WD
DOOR SCHEDULE - 1 BEDROOM

TYPE DESCRIPTION WIDTH HEIGHT MATERIAL COMMENTS
A1 EXT. UNIT ENTRY 3'-0" 7'-0" ALUM. CLAD WD
OR WD

SIDELIGHTS VARY BY STYLE, SEE

ELEVATIONS
B0 EXTERIOR DOOR 2'-0" 6'-8" ALUM. CLAD WD
OR WD

TO WATER HEATER CLOSET
B1 INTERIOR DOOR 2'-4" 6'-8" WD
B2 INTERIOR DOOR 2'-8" 6'-8" WD
C1 DOUBLE SLIDING -

SINGLE FLAT
PANEL
4'-0" 6'-8" WD
D1 DOUBLE SWING -

SINGLE FLAT
PANEL
4'-0" 6'-8" WD WITH PARTIAL LOUVERS
B - 1 BEDROOM

ROOM AREA

1.1 1-BEDROOM
LIVING RM 321 SF
BEDROOM 135 SF
KITCHEN 106 SF
BATH 53 SF
HALL 30 SF
CLOSET 21 SF
UTILITY CLOSET 14 SF
COAT CLOSET 7 SF
LINEN CL. 3 SF
689 SF
GSF 800 SF

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 244 of 293
16'-0" MAX ALLOWED

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH

DECORATIVE IRON

RAILINGS

WOOD ACCENT TRIM

AROUND OPENINGS
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-5"
TOP OF PLATE 10'-0"

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH
HVAC

OUTDOOR CONDENSER
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-5"
TOP OF PLATE 10'-0"

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-5"
TOP OF PLATE 10'-0"

PARAPET WITH BARREL

TILE AT EDGE

STUCCO FINISH
16'-0" MAX ALLOWED
FINISHED FLOOR 1'-0"
GROUND LEVEL 0"
CEILING FINISH 9'-6"
TOP OF ROOF 14'-5"
TOP OF PLATE 10'-0"
SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
1/4" = 1'-0"
10/4/2022 1:44:55 PM
B3-2
10/04/2022

ELEVATIONS

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/4" = 1'-0" B3 - SPANISH - SOUTH ELEVATION
1 1/4" = 1'-0" B3 - SPANISH - NORTH ELEVATION
2 1/4" = 1'-0" B3 - SPANISH - EAST ELEVATION
3 1/4" = 1'-0" B3 - SPANISH - WEST ELEVATION
4 REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 245 of 293
283 SF

LIVING / SLEEPING
22'-0"
22'-0"

KITCHEN
WH W/D

BATH RM
CLOSET
HVAC
DUCTED ELEC. FAN

COIL WITH

OUTDOOR
CONDENSER.

SOUND LIMIT - 50
dBA MEASURED AT

NEAREST

PROPERTY LINE

HVAC MAY NOT

PROJECT INTO
REQ. SETBACKS

ELECTRIC HEAT

PUMP WATER
HEATER

KITCHEN

ALL APPLIANCES TO

BE ELECTRIC

FOR BATHROOM FIXTURES
2'-0" MIN. CLEARANCE

FOR KITCHEN APPLIANCES
2'-0" MIN. CLEARANCE
C
L
E
A
R
A
N
C
E
3 0
"
S
H
O
W
E
R

ADDITIONAL WINDOWS

WHERE PERMITTED
B3 B3 B3
A1
B1 B1
B2
C3
15" MIN.

EXISTING

RESIDENCE
3'-0" WIDE PLANTER ACROSS

PRIOR GARAGE DOOR
8'-10" 8'-11"
11'-9" 9'-0"
20'-8"
B3

SINGLE HUNG
WIDTH
HEIGHT
A1 B1
C1
GROSS SQUARE FOOTAGE: 484 SF
CEILING HEIGHTS: DEPENDENT ON EXISTING
CONDITION, MIN 7'-6"
LIGHT AND AIR REQUIREMENTS:

LIVING / SLEEPING - 283 SF
- LIGHTING: 22.6 SF (8%) IS REQUIRED.

APPROXIMATELY 26.6 SF PROVIDED. - VENTILATION: 11.32 SF (4%) IS REQUIRED. APPROXIMATELY 16.08 SF
PROVIDED.

OTHER NOTES: - THE UNIT FEATURES ALL ELECTRICAL
APPLIANCES - 3'-0" WIDE PLANTER REQUIRED ACROSS THE

LOCATION OF THE PRIOR GARAGE DOOR,

EXCEPT FOR WIDTH OF THE ENTRANCE DOOR

CODE NOTES

WINDOW NOTES

1. ANY NEW WINDOWS WITHIN 10 FEET OF AN ADJACENT DWELLING SHALL HAVE FROSTED GLAZING.

2. ALL WINDOWS TO BE RECESSED 2" FROM THE WALL PLANE.

3. RESCUE WINDOWS SHALL COMPLY W/ THE FOLLOWING:
- MIN. OPENING HEIGHT 24"
- MIN. OPENING WIDTH 20"
- MAX. 44" MEASURED FROM THE FLOOR
- 5.7 SQ. FT. MIN. AREA

4. BATHROOM WINDOWS AND WINDOWS WITHIN DOOR SWING TO BE TEMPERED.

SCALE

ISSUE DATE

PROJECT

PRINTED
BUILDING DEPT STAMPINGARCHITECTURE | URBANISM | DESIGN

CONSULTANTS
As indicated
10/4/2022 1:44:56 PM
C1-1
10/04/2022

FLOOR PLAN

PROJECT ADDRESS
1915

PIEDMONT
ADU

PROGRAM
1/2" = 1'-0" C1- GARAGE
1 2.1 GARAGE CONVERSION ROOM AREA

2.1 GARAGE
LIVING / SLEEPING 283 SF
KITCHEN 55 SF
BATH RM 48 SF
CLOSET 12 SF
W/D 8 SF
WH 6 SF
412 SF
GSF 484 SF

DOOR SCHEDULE - GARAGE

TYPE DESCRIPTION WIDTH HEIGHT COMMENTS
A1 EXT. UNIT ENTRY 3'-0" 7'-0" DETAIL TO MATCH ARCHITECTURAL

STYLE OF MAIN HOUSE
B1 INTERIOR DOOR 2'-4" 6'-8"
B2 INTERIOR DOOR 2'-8" 6'-8"
C3 DOUBLE SLIDING -

SINGLE FLAT PANEL
4'-0" 6'-8"

WINDOW SCHEDULE - GARAGE

TYPE DESCRIPTION WIDTH HEIGHT COMMENTS
B3 DOUBLE HUNG 3'-0" 4'-0" DETAIL TO MATCH ARCHITECTURAL STYLE OF

MAIN HOUSE

REVISIONS
NO. DATE.

ATTACHMENT B Agenda Report Page 246 of 293
Redline Version of Exhibit A to Attachment A
ORDINANCE NO. ____ N.S.

AN ORDINANCE
ADDING DIVISION 17.67 TO CHAPTER 17 OF THE PIEDMONT MUNICIPAL CODE FOR MINISTERIAL DESIGN REVIEW PERMITS; AMENDING DIVISION 17.38 AND SECTION

17.46.080, 17.50.020, 17.62.030, 17.64.030, 17.66.010, 17.66.020, 17.66.040, 17.66.060,

17.78.040, 17.90.010, AND 17.90.020 TO UPDATE REFERENCES TO PIEDMONT’S

DESIGN GUIDELINES AND STANDARDS AND MAKE OTHER CONFORMING

REVISIONS
The City Council of the City of Piedmont hereby ordains as follows:

SECTION 1 – INTENT
It is the intent of the City Council of the City of Piedmont to adopt updated provisions in City Code Chapter 17 related to:
• The definitions of Accessory Dwelling Unit and Junior Accessory Dwelling Unit; • Providing a new section 17.38.075 for an incentive and for allowing for the use of preapproved plans for Accessory Dwelling Units;
• The addition of a new division 17.67 Ministerial Design Review Permit and minor revisions to sections 17.62.030.E, 17.66.020, 17.66.040 to provide consistency with division 17.67; and
• Changing references to the City of Piedmont Design Guidelines, by updating the references to refer to the new title “City of Piedmont Design Standards and Guidelines.” SECTION 2 – CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) The proposed City Code amendments related to ADUs are statutorily exempt from CEQA pursuant to Public Resources Code section 21080.17 and CEQA Guidelines section 15282(h) which exempts adoption of ordinances to implement Government Code section 65852.2 regarding accessory dwelling units (Public Resources Code section 21065; CEQA Guidelines, 14 Cal. Code of Regs. Sections 15061(b)(3), 15378.) and exempt pursuant to CEQA Guidelines, 14 Cal. Code of Regs. Section 15301 and 15303. In addition, the proposed revisions to Chapter 17 unrelated to Accessory Dwelling units are categorically exempt from CEQA because it can be seen with certainty that there is no possibility that the adoption of proposed amendments to Chapter 17 may have a significant effect on the environment (Public Resources Code section 21065; CEQA Guidelines, 14 Cal. Code of Regs. Sections 15061(b)(3), 15378.) and also exempt pursuant to CEQA Guidelines, 14 Cal. Code of Regs. Section 15301 and 15303.

SECTION 3 – AMENDMENT OF SUBSECTION 17.02.010.B.6
Subsection 17.02.010.B.6 of the City Code is amended to read in its entirety as follows:

ATTACHMENT C Agenda Report Page 247 of 293
Redline Version of Exhibit A to Attachment A
“6. ensure excellence of architectural design, and compliance with the Piedmont Design Standards and Guidelines, as approved by the City Council and amended from time to time;” SECTION 4 – AMENDMENT OF SUBSECTION 17.32.020.B
Subsection 17.32.020.B of the City Code is amended to read in its entirety as follows:
“B. Standards. A design review permit is not required, but a trash enclosure within a street setback will be reviewed at the planning counter for compliance with this chapter and the Piedmont Design Standards and Guidelines (Trash Enclosures). The enclosure must be:

1. located as far away from the street as possible;

2. as small as is necessary to enclose the carts;

3. as low in height as necessary to adequately screen the carts; and

3. Piedmont Park and Veterans’ Memorial Building. A group or individual hosting a permitted event in Piedmont Park or at the Veterans’ Memorial Building may place up to two temporary freestanding signs no larger than four square feet on a side (excluding the frame) in Piedmont Park, on the adjacent curbside strips, or on the exterior of the Veterans’ Memorial Building during the permitted event and for a period not to exceed 2 hours before the start of the permitted event and 2 hours after the conclusion of the permitted event, as ATTACHMENT C Agenda Report Page 248 of 293 Page 2 of 13 Redline Version of Exhibit A to Attachment A
long as the sign does not impede pedestrian or vehicular traffic or otherwise constitute a safety hazard.

It is the City’s intent that these locations constitute a non-public forum to promote community events benefiting residents and provide residents with information on non-partisan or noncommercial matters of general community interest. Signs in these locations will serve to notify citizens and visitors of upcoming events that are (i) City-sponsored, (ii) City cosponsored, (iii) sponsored by any other local governmental or educational entity, (iv) sponsored by a local non-profit, or (v) sponsored by a local business. Signs in these locations must conform to the Piedmont Design Standards and Guidelines and the stated purpose of this division.” SECTION 7 – AMENDMENT OF SUBSECTION 17.36.040.C.2.b.vi
Subsection 17.36.040.C.2.b.vi of the City Code is amended to read in its entirety as follows:
“vi. The design of the sign is consistent with the City’s General Plan and Piedmont Design Standards and Guidelines.”
SECTION 8 – AMENDMENT OF SECTION 17.38.020 “DEFINITIONS” a. The definition of Accessory Dwelling Unit in section 17.38.020 of the City Code is amended to read as follows: “Accessory dwelling unit means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence, which may be a single or multi-family dwelling, and has a separate, exterior entrance than that of the primary residence. It includes shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multi-family dwelling is or will be situated. Permanent cooking facilities include installed cooktops, preparation sink, space for a refrigerator, food preparation counter and storage cabinets. An accessory dwelling unit may also include (1) an efficiency unit, as defined in Health and Safety Code section 17958.1 and (2) a manufactured home as defined in Health and Safety Code section 18007. (Formerly called second dwelling unit. See section 17.38.030 for types of accessory dwelling units and permits.)” b. The definition of Junior Accessory Dwelling Unit in section 17.38.020 of the City Code is amended to read as follows: “Junior accessory dwelling unit means a unit that is no more than 500 square feet in size and contained within a single-family residence, with a separate entrance. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure, but shall include an efficiency kitchen that provides for a cooking facility with appliances, including a permanently installed cooktop, a preparation sink, space for a refrigerator, and a food preparation counter ATTACHMENT C Agenda Report Page 249 of 293 Page 3 of 13 Redline Version of Exhibit A to Attachment A
and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.”
SECTION 9 – AMENDMENT OF SUBSECTION 17.38.060.B.5
Subsection 17.38.060.B.5 of the City Code is amended to read in its entirety as follows:
“5. Design Criteria. The design of the structure(s) housing the proposed accessory dwelling unit must meet applicable objective design criteria in the Piedmont Design Standards and Guidelines and any additional design standards applicable to accessory dwelling units approved by City Council resolution.”
SECTION 10 – AMENDMENT OF SUBSECTION 17.38.060.B.6.a
Subsection 17.38.060.B.6.a of the City Code is amended to read in its entirety as follows:
“a. Parking. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the City shall not require the replacement of offstreet off-street parking spaces. (Gov't. Code §65852.2 (a)(1)(D)(xi).)”
SECTION 11 – AMENDMENT OF SUBSECTION 17.38.060.C.2.j
Subsection 17.38.060.C.2.j of the City Code is amended to read in its entirety as follows:
“j. An expansion to an accessory structure of up to one hundred fifty (150) square feet to accommodate ingress and egress for a proposed junior accessory dwelling unit must meet applicable design criteria in the Piedmont Design Standards and Guidelines and any additional design guidelines applicable to accessory dwelling units approved by City Council resolution.”
SECTION 12 – ADDITION OF SECTION 17.38.075
The City Code is amended to add Section 17.38.075 to read in its entirety as follows:
“17.38.075 Pre-approved Plans Incentive
A. The Director may authorize an applicant’s use of floor plans and elevations, owned by the City of Piedmont and approved by the City Council, Appendix A of the Piedmont Design Standards and Guidelines, to obtain Planning Division approval of an Accessory Dwelling Unit Permit if all of the following findings are made:

A. The design unit meets the requirements of section 17.38.060.

B. The roofing material and exterior siding material of the proposed unit are the same as that of the primary residence.

ATTACHMENT C Agenda Report Page 250 of 293 Page 4 of 13 Redline Version of Exhibit A to Attachment A
C. The plans are the same as those in Appendix A of the Piedmont Design Standards and Guidelines with only a 3 percent variation or less in any one dimension.

If the approval is granted, the applicant must agree to the imposition of a rent restrictions on the unit requiring that any rent for the unit be affordable to households of very low income, and the accessory dwelling unit shall be subject to all the requirements set forth below.

If, after ten years, the termination of the recorded declaration is not automatic (by its terms), the city will record a document terminating the declaration of rent restrictions, upon the written request of the property owner. b. Affordable rent certification. An owner who has executed a declaration must submit to the city an accessory dwelling unit affordable rent certification: (i) on an annual basis, by each December 31 and as part of the annual city business license application and renewal; and (ii) upon any change in occupancy of the accessory dwelling unit. The accessory dwelling unit affordable rent certification must be on a form provided by the city and must specify whether or not the accessory dwelling unit is being occupied; the rent charged; the utilities that are included in the cost of rent; the household size of the accessory dwelling unit; the names and ages of the accessory dwelling unit occupants; the gross household income of the accessory dwelling unit household; and other information as determined appropriate by the city.”
SECTION 13 – AMENDMENT OF SUBSECTION 17.42.040.D
Subsection 17.42.040.D of the City Code is amended to read in its entirety as follows:
“D. Exterior design modifications (e.g., window and door changes) necessary to meet the health and safety requirements of Chapter 8 Building, Construction & Fire Prevention of this Code conform to the standards of the City of Piedmont Design Standards and Guidelines.” SECTION 14 – AMENDMENT OF SUBSECTION 17.46.080.D.1.d
ATTACHMENT C Agenda Report Page 251 of 293 Page 5 of 13 Redline Version of Exhibit A to Attachment A
Subsection 17.46.080.D.1.d of the City Code is amended to read in its entirety as follows:
“d. The proposed design is consistent with the Piedmont Design Standards and Guidelines.” SECTION 15 – AMENDMENT OF SUBSECTION 17.50.020.B.3.a
Subsection 17.50.020.B.3.a of the City Code is amended to read in its entirety as follows:
“a. such modifications comply with objective standards in the Piedmont Design Standards and Guidelines; and”
SECTION 16 – AMENDMENT OF SUBSECTION 17.62.030.B.2
Subsection 17.62.030.B.2 of the City Code is amended to read in its entirety as follows:
“2. Expedited design review by before Director. The applicant for an expedited design review permit under section 17.66.040.B.3 may be required to notify adjacent neighbors as specified in the Design Standards and Guidelines or the application instructions.” SECTION 17 – AMENDMENT OF SUBSECTION 17.62.030.E
Subsection 17.62.030.E of the City Code is amended to read in its entirety as follows:
“E. Schedule of notice requirements. Notice of an application will be given under this chapter as set forth in the following schedule:

Ministerial design review No public notice. See division 17.67.

Variance
Single (other than for
height or floor area ratio)
X X
More than one, or for
height or floor area ratio
X X
Signs X4 X
Landscape plan X4 X4
Lot line adjustment
Between two lots
More than two lots
X
X
Wireless communication
facility permit
X4 X
ATTACHMENT C Agenda Report Page 252 of 293 Page 6 of 13 Redline Version of Exhibit A to Attachment A
Accessory Dwelling Unit
Permit
No notice for an ADU permit application is permitted.

See division 17.38.

Negative declaration or
Environmental Impact
Report required
X4 X
Tract map or parcel map X X
Conditional use permit, or
modification
X
Reasonable
accommodation3
X
Zoning Regulation
Amendment
Publish notice in newspaper of general circulation within the City.5 Zoning Map Amendment Publish notice in newspaper of general circulation within the City.5 Other applications X
Appeal, Call for Review Subject to Section 17.78.030.A. 1 See section 17.62.030B.
2 See section 17.62.030C.
3 Subject to section 17.76.040.
4 For an application considered by Planning Commission
5 Subject to section 17.62.030, subsections A and C.”
SECTION 18 – AMENDMENT OF SUBSECTION 17.64.020.A AND 17.64.020.B Sections 17.64.020.A and 17.64.020.B of the City Code are amended to read in its entirety as follows:
“17.64.020 Term of approval.

1. A building permit has been issued, substantial money expended, and construction diligently pursued; or

2. A final inspection has been issued; or

3. The conditional use is established in reliance on the approval.

An applicant is not allowed to proceed with construction if the approval has expired.

B. Administrative extension. The Director will grant one six-month extension for any design review permit or variance approval by the Planning Commission, City Council, or staff, upon written application by the property owner on a form provided by the Director, along with submission of the extension fee, prior to expiration of the original approval. The extension fee is the amount established by City Council resolution.”
SECTION 19 – AMENDMENT OF SUBSECTION 17.64.030.A.1
Subsection 17.64.030.A.1 of the City Code is amended to read in its entirety as follows:

ATTACHMENT C Agenda Report Page 253 of 293 Page 7 of 13 Redline Version of Exhibit A to Attachment A
“1. Achieve the general purposes of this chapter or the specific purposes of the zoning district in which the site is located, or to make it consistent with the general plan and Piedmont Design Standards and Guidelines;”
SECTION 20 – AMENDMENT OF SECTION 17.66.010
Section 17.66.010 of the City Code is amended to read in its entirety as follows:
“17.66.010 Intent.

B. Director. The Director will prepare:

1. the permit application forms; and

2. public lists for guidance to applicants on which applications are subject to each type of design review.

2. the following public lists for guidance to applicants. These lists are based on past and ongoing conventions, and Planning Commission direction as to what is:
a. a small improvement. These represent exceptions, not requiring design review under section 17.66.030.
b. a minor modification. Improvements within this category qualify for expedited review under section 17.66.040 B.3.

Other improvements, which are not listed as small or minor in the above lists, are considered significant and require a design review permit, subject to the notification requirements of division 17.62.

SECTION 22 – AMENDMENT TO SECTION 17.66.040
Section 17.66.040 of the City Code is amended to read in its entirety as follows:

ATTACHMENT C Agenda Report Page 254 of 293 Page 8 of 13 Redline Version of Exhibit A to Attachment A
“17.66.040 Approval authority
A. Planning Commission.

1. Applicability. The Planning Commission has the responsibility to review a design review permit if the project is:
a. part of an application for a variance or conditional use permit; b. is valued at $125,000 or more (adjusted for inflation 1); c. a site feature greater than 7 feet high and located in a side or rear yard setback, or a site feature of any height located within a 20-foot street setback; or d. a retaining wall greater than 30 inches in height located within a street yard setback or a fence of any height located within a street yard setback; or
e. referred to the Planning Commission by the Director.

3. Standards. In reviewing an application for a design review permit, the Planning Commission will apply the standards set forth in section 17.66.060, Standards.

B. Director.

ATTACHMENT C Agenda Report Page 255 of 293 Page 9 of 13 Redline Version of Exhibit A to Attachment A

4. Ministerial design review permit application. Application for a ministerial design review permit, as provided in division 17.67, shall be reviewed and approved by the Director.

5. Standards. In reviewing an application for a design review permit, the Director will apply the standards set forth in section 17.66.060, Standards.

17.67.010 Intent

17.67.020 Implementation

17.67.030 Permit required

17.67.040 Approval authority

17.67.050 Procedure: Application; Notice; Decision; Decision of Director is final

17.67.060 Standards; Findings
ATTACHMENT C Agenda Report Page 256 of 293 Page 10 of 13 Redline Version of Exhibit A to Attachment A

17.67.010 Intent.

17.67.020 Implementation.

A. Piedmont Design Standards and Guidelines. The City Council has adopted the Piedmont Design Standards and Guidelines that are available online and at city hall. The Piedmont Design Standards and Guidelines are one of the criteria for the applicant and Director in determining whether a specific project conforms to section 17.67.060, Standards; Findings.

B. Director. The Director will prepare:

1. The permit application forms; and

2. Information to provide technical assistance to residents and applicants.

17.67.030 Permit required.

17.67.040 Approval authority.

A. Director.

2. Notice. No notice shall be provided for ministerial design review applications submitted pursuant to section 17.67.030.

ATTACHMENT C Agenda Report Page 257 of 293 Page 11 of 13 Redline Version of Exhibit A to Attachment A

3. Standards and Findings. In reviewing an application for a ministerial design review permit, the Director shall apply the standards set forth in section 17.67.060, Standards; Findings.

An application is considered complete in accordance with section 17.60.020.

B. Notice and hearing. The Director shall review the ministerial design review permit application without notice or public hearing, unless otherwise required by State law.

C. Decision. The Director shall notify the applicant of the decision in writing.

D. Director’s decision is final. Permits approved by the Director for ministerial design review permit applications are final.

A. The proposed development meets the criteria of Government Code section 65913.4.

B. The proposed development meets applicable design standards as provided in the Piedmont Design Standards and Guidelines, as they may be amended from time to time by the City Council.

C. The proposed development complies with zoning ordinance regulations for the zone in which the project site is located.”
SECTION 25 – AMENDMENT OF SUBSECTION 17.78.040.A.2.c
Subsection 17.78.040.A.2.c of the City Code is amended to read in its entirety as follows:
“c. there is a significant error in the application of the Piedmont Design Standards and Guidelines; or
SECTION 26 – AMENDMENT OF SECTION 17.90.010
a. The definition of Street in section 17.90.010 of the City Code is amended to read in its entirety as follows: “Street means a public vehicular roadway. It does not include a public alley, or a private roadway. (A list of streets is set forth in the Piedmont Design Standards and Guidelines.)”
b. The definition of Site Feature in section 17.90.010 of the City Code is amended to read in its entirety as follows: “Site feature means a subordinate structure that is intended to functionally or decoratively enhance a property and that is primarily used for recreation, decoration or as a ATTACHMENT C Agenda Report Page 258 of 293 Page 12 of 13 Redline Version of Exhibit A to Attachment A
utility feature. A list of site features is set forth in the Piedmont Design Standards and Guidelines. Site feature does not include an accessory structure, primary structure, or built feature listed in Building Code section 5.2.2 subsection 8.02.020.B.” SECTION 27 – AMENDMENT OF SECTION 17.90.020
The definition of Coverage in section 17.90.020 of the City Code is amended to read in its entirety as follows:
“Coverage means the percentage of the lot area that is covered. Coverage may refer either to (1) all structures and site features including their vertical projections to the ground except eaves, sills, cornices, awnings that project three feet or less from the wall surface, (2) hardscape surfaces, or (3) to both, as may be specified in the context. (See Design Standards and Guidelines.)”
[END OF REDLINE COPY]
ATTACHMENT C Agenda Report Page 259 of 293 Page 13 of 13 ODDS and ADU Incentives Comments and Edits
Compiled March 2022
Ms. Jane Lin:

I have gone through the draft and made comments on the PDF. Please see below.

I hope that the LWC Team finds these suggestions helpful.

Generally the approach is good and the team has done some nice work. ‐Jane

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Piedmont City CouncilSeptember 5, 2023

Piedmont City Council
September 5, 2023