2. Public Hearing – Consideration of a Resolution Adopting the Piedmont Objective Design Standards; Introduction and First Reading of Ordinance 788 N.S. Amending the City Code Chapter 17, and Consideration of a Resolution Amending the Piedmont Design — Piedmont City Council, February 2, 2026 (part 1 of 2)

City of Piedmont

CITY COUNCIL AGENDA REPORT
DATE: February 2, 2026
TO: Mayor and Council
FROM: Rosanna Bayon Moore, City Administrator
SUBJECT: Public Hearing – Consideration of a Resolution Adopting the Piedmont Objective Design Standards; Introduction and First Reading of Ordinance 788 N.S. Amending the City Code Chapter 17, and Consideration of a Resolution Amending the Piedmont Design Standards and Guidelines.

RECOMMENDED ACTION
1) Adopt the attached Resolution, Attachment A, adopting the Objective Design Standards. 2) Approve the Introduction and First Reading of Attached Ordinance 788 N.S. (Attachment B), amending divisions 17.20 Zone A: Single Family Residential, 17.28 Zone E: Estate Residential, 17.30 Parking, 17.32 Fences; Trash Enclosures; Corner Obstructions, 17.34 Landscaping, 17.38 Accessory Dwelling Units, 17.46 Wireless Communication Facilities,

17.54 Urban Lot Splits and Two-Unit Housing Developments (SB 9), and 17.67 Ministerial Design Review Permit, to bring the City Code into compliance with the Objective Design Standards and updates clarifying maximum retaining wall height for SB 9 projects and clarifying locations where parking is prohibited on single family parcels in zones A and E. 3) Adopt the attached Resolution, Attachment C, recommending amendments to Piedmont Design Standards and Guidelines that are related to the Objective Design Standards and updates modifying the list of projects that are exempt from needing a design review, amending the submittal checklist for all planning project types, and adding information related to water efficient landscape ordinance.
4) Find that the Objective Design Standards was studied under Environmental Impact Report (EIR) for the Housing Element Implementation Project (SCH 2022020362) in accordance with the California Environmental Quality Act (CEQA) and that the Resolutions and the Ordinance are exempt under CEQA Guidelines Sections 15061(b)(3), the common-sense exception that CEQA applies only to projects which have the potential for causing a significant effect on the environment and 15183, projects consistent with a community plan, general plan or zoning.

EXECUTIVE SUMMARY
Piedmont's 6th Cycle Housing Element, adopted in March 2023, requires additional work to implement key programs that establish and update objective design standards (ODS) to ensure that the City is able to retain control over development to the extent authorized under State law. While the City has already adopted ODS for accessory dwelling units and multi-family/mixed-use projects, the current effort focuses on developing ODS for one-to-four-unit residential developments in single-family zones (A and E) to streamline SB 9 projects (Housing Element Program 1.J) and updating existing standards for accessory dwelling units (ADUs) multifamily/mixed-use projects to expedite approvals under State laws, including SB 35 and SB 330 (Housing Element Program 4.M).

The primary objective of the ODS is to ensure that all ministerial projects involving new housing units conform to clear, non-subjective standards. In contrast, remodels of existing housing, commercial developments, and site features that do not result in new housing—such as fences, stand-alone accessory structures, exterior mechanical equipment, and signage—will continue to be regulated under the Piedmont Design Guidelines and remain subject to discretionary review.

This distinction ensures that while the City facilitates new housing production through an expedited ministerial process, the aesthetic and neighborhood character of existing structures is maintained through established review procedures. The standards would also not apply to commercial-only projects.

In August 2024, the City Council contracted Good City Company and its subconsultant, Van Meter Williams Pollack, to engage the community and prepare draft comprehensive ODS. Concurrently with the drafting of the ODS document, staff has prepared related updates to the Zoning Ordinance and the Piedmont Design Standards and Guidelines. The Draft Zoning Ordinance update also includes some Code maintenance items, including a prohibition of vehicle parking on landscaped surfaces between a house and the street and clarifying the allowed height of retaining walls outside the 20-foot street yard setback for SB 9 projects. Finally, staff reviewed the current list in the Piedmont Design Standards and Guidelines for projects exempted from design review and recommends updates to improve and expedite service.

To facilitate public transparency and feedback, three Planning Commission study sessions were held between August and November 2025 to discuss the ODS document and associated code amendments. The draft ODS were subsequently made available for a formal public comment period from November 7 through December 7, 2025. This report provides a detailed summary of the ODS document, the proposed Code amendments, and a comprehensive overview of the public engagement process conducted throughout the project.

BACKGROUND
Objective Design Standards (ODS) are defined by State law as “standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal.” (Government Code section 65913.4(a)(C)(5).).

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Unlike traditional guidelines that use interpretive language—such as requiring a building to be "attractive" — objective standards use specific metrics, like a minimum square footage for an entryway, to ensure a predictable and streamlined review.

To implement these changes, the City is restructuring its regulatory documents, and this item implements these changes. Existing standards for ADUs and multifamily housing will be moved into a new "Piedmont Objective Design Standards" document, while the current "Design Standards and Guidelines" will be renamed back to "Piedmont Design Guidelines." This update also incorporates necessary adjustments to the Zoning Ordinance and addresses recent changes in state law, such as allowing for two-story ADUs and ADUs in street yard setbacks. In addition to compliance with State laws, the ultimate goal is to provide clear expectations for applicants, ensure new developments remain compatible with Piedmont’s historic character, and facilitate housing production without imposing excessive costs on homeowners.

ODS Subcommittee
On August 12, 2024, the Planning Commission appointed Commissioners Aradhana Jajodia and Julie Ortiz to an Ad Hoc Subcommittee (ODS Subcommittee). Starting September 18, 2024, the ODS Subcommittee has met ten times to discuss the City’s approach to drafting the standards, discuss the communitywide survey, review public engagement plans, review and provide feedback on the preliminary draft objective standards, review the public review draft of the ODS document, and finally review the public comments received and recommend revisions in response to the public comments. During the regular meetings of the Planning Commission, the ODS Subcommittee has verbally updated the Planning Commission and the public on the Project’s progress. The ODS Subcommittee recommended that the Planning Commission recommend that the City Council adopt the Piedmont ODS. The subcommittee will be dissolved after the adoption of the Piedmont ODS by the City Council.

Starting in August 2025 the Planning Commission held three study sessions reviewing and discussing each chapter of the draft ODS, the amendments proposed to the City Code, and the proposed revisions to the Piedmont Design Standards and Guidelines.

DRAFT PIEDMONT OBJECTIVE DESIGN STANDARDS
The Piedmont Objective Design Standards (ODS) are organized into five chapters that cover administrative procedures, 1–4-unit residential developments, ADUs, multifamily/mixed-use projects, and specific definitions. To ensure high-quality development that integrates with the community, chapters 2 through 4 categorize requirements into site organization and building design, utilizing a consistent format that distinguishes between mandatory, quantifiable "Standards" and non-enforceable "Guidelines." Rather than enforcing rigid architectural styles, the document adopts a flexible, non-prescriptive approach intended to accommodate Piedmont’s diverse aesthetic character and prevent "cookie-cutter" results. Ultimately, this structure provides clear objective standards for the ministerial review process, ensuring that housing developments— from SB 9 duplexes to larger multifamily projects—align with the City’s established neighborhood context.

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The Draft Piedmont Objective Design Standards can be found at the end of this report, Exhibit A of Attachment A.

Based on the public comments received and an internal review of the posted draft ODS, staff recommends revisions to the Draft ODS, as summarized below:

1. Section 2.10.3 Plants (agenda report page 57): This section provides objective standards for plant sizes, spacing, species, location and amount of landscape coverage for 1-4-unit developments. In response to the public comments, staff and the ODS subcommittee recommend that the language describing the type of planting allowed be revised from native, low water usage and meeting Water Efficient Landscape Ordinance to plants that are climate appropriate to avoid being too restrictive and offer flexibility in plant selection. See revised language below:
“S.2.10.3.b Plant species shall be native, low-water usage, and low maintenance, meeting Water Efficient Landscape Ordinance requirements be selected from the East Bay Municipal Utility District (EBMUD) document Plants and Landscapes for Summer Dry Climates (as may be amended from time to time).”

2. Section 5.1 Definitions (agenda report page 159): Currently, the definition of “Landscape/Landscaping” includes hardscape materials such as gravel. In contrast, Chapter 17 (Planning and Land Use) of the City’s Zoning Ordinance excludes hardscape, defining landscaping only as areas capable of supporting live plant growth. To ensure internal consistency and address public comments, staff and the ODS subcommittee recommend revising the ODS definition to align with the Zoning Ordinance. See revised language below:
“Landscape/Landscaping. Pervious areas containing organic and inorganic elements. It includes but is not limited to xeriscaping, soft landscape (organic elements such as plants, soil, mulch, trees, shrubs), and hard landscape (inorganic elements such as rocks, pathways, and bricks). The planting, irrigation, and maintenance of land with living plant and other organic materials.”

3. Section 1.5.2.1 (agenda report page 32): Section 1.5.2 outlines submittal requirements for 1– 4-unit projects, including the mandate for a Site Survey and Topographic Map. Currently, these must be prepared within 12 months of submission. In response to public comments, staff and the ODS subcommittee recommend extending this validity period to 36 months. This change aligns with industry best practices and provides greater flexibility for project development timelines. See revised language below:
“S.1.5.2.1. Site Survey and Topographic Map (preferred scale 1/8”) Provide a survey and topographic map, prepared within the last 12 36 months, accurately showing contours and other features of the existing terrain within the subdivision or parcel, existing drainage channels, roads, culverts, overhead and underground utility lines and Agenda Report Page 4
structures (Sewer, Gas, Water, Electric) which affect the design of the subdivision or parcel, wells and springs, structures, retaining walls, show building wall outlines, show spot grade elevations at building corners, show existing floor elevations; show existing roof eave and roof peak elevations; show easements; provide contour lines at a minimum of 2 ft. intervals, significant trees with a minimum of 12” trunk diameter, irrigation ditches, utility poles, other improvements in their correct location, and provide a north arrow. Elevations shall be in accord with U. S. Geological Survey (1929 Sea Level datum.) The map shall be drawn to an engineer’s scale large enough to show all information clearly.”

4. Section 2.19.3 (agenda report page 70): This section defines standards for wood and fiber cement siding, covering both horizontal and vertical profiles such as shingles, shiplap, and board and batten. It requires a minimum 6-inch exposure for boards, uniform spacing for vertical layouts, and mandates that all materials be factory-finished or fully treated on all six sides. Based on public comment, staff and ODS Subcommittee recommend deleting the 6-inch requirement for board siding in this standard as in present day the siding thickness can vary anywhere between 3-6 inches and new application techniques are continually developed. See revised language below:
“S.2.19.3 Wood and Fiber Cement Siding
Wood siding includes horizontal siding consisting of shakes, shingles, shiplap, tongue and groove, v-groove, or lapped profiles in wood or materials that emulate wood such as fiber cement. Vertical siding includes board and batten or v-groove profiles in wood or materials that emulate wood such as fiber cement.
• Board siding materials shall provide a minimum exposure of 6 inches. • Board Siding Materials shall either be factory finished; or stained or primed and painted on all six sides.
• Vertical board or board and batten siding should be detailed with uniform exposure widths.”

5. Section 2.7.4, Section 3.2.5 and Figure 3.2.4 (agenda report pages 51 & 78): These sections establish standards for fire-safe landscaping and fencing for ADUs and 1–4-unit developments.

While they previously required projects to meet Zone Zero (0–5 ft ember-resistant zone) standards, staff and the Fire Chief now recommend eliminating this requirement. This change follows the City’s reclassification out of the High Fire Hazard Severity Zone and aligns the ODS with the recently adopted Building Code, which no longer mandates Zone Zero compliance. See revised language below:
“S.2.7.4 Side and Rear Yard Fencing
Fencing up to 6 feet in height is allowed outside the street yard setback, provided portions closer 5 feet or closer to the building are made of noncombustible materials (as defined in the California Building Code) meets the fire safe vegetation requirements as determined by the Piedmont Fire Marshal and as specified in the Wildland Urban Interface Fire Code, Part 7 of Title 24 of the California Code of Regulations.” Agenda Report Page 5
“S.3.2.5 Fire Safe Landscaping and Fencing
Construction of any ADU or JADU shall be designed to meet fire safe vegetation requirements as determined by the Piedmont Fire Marshal. This includes (but is not limited to) eliminating vegetation and/or wooden fencing within 5 feet of all sides of the structure. Construction of any ADU or JADU shall be designed to meet the fire safe vegetation requirements as determined by the Piedmont Fire Marshal and as specified in the Wildland Urban Interface Fire Code, Part 7 of Title 24 of the California Code of Regulations.”

6. Chapter 2.4 Building Access and Entrance Design (agenda report pages 45 & 64): The ODS subcommittee noted that Section 2.4 and Section 2.15 share identical titles ("Building Access and Entrance Design") and similar purpose statements, which may cause confusion. To differentiate them, staff recommends refocusing Section 2.4 on site planning (access and visibility from the public realm) and Section 2.15 on architectural design (the physical treatment of the entrance). Additionally, Figure 2.4.1 should be moved to Section 2.15 to better illustrate building design, while a new image depicting site access and entrance orientation should be added to Section 2.4. Finally, this Section 2.4 title change will also be reflected in the document’s Table of Content. See revisions below:
“2.4 Building Site Access and Entrance Visibility Design

PURPOSE
Well-designed and easily accessible building entrances perform a key role in the overall design and character of neighborhoods.

Entrances visible from the street help to animate neighborhoods and make them safe and walkable. Building entrances include doorways and elements such as stoops stairways, landings, and porches. They add visual interest to the building and streetscape.

Well-designed site access ensures that entrances and access points are clearly visible, easily identifiable, and safely accessible from the public street. New development should promote intuitive pedestrian access, enhance safety and wayfinding, and reinforce a residential streetscape by orienting building entries toward the street or other clearly defined common access areas.”
“2.15 Building Access and Entrance Design
Figure 2.15.1 Primary building entrances must include weather protection, such as a covered porch.”
The above-referenced recommended revisions will be brought forward with the draft ODS as one recommendation to the City Council and would be incorporated into the ODS after a decision by Agenda Report Page 6
the City Council is made.

ZONING ORDINANCE AMENDMENTS
Provided below is a bullet list of all proposed amendments to the Zoning Ordinance, Chapter 17 Planning and Land Use for the purpose of achieving consistency with the ODS, and to reflect state law. A detailed description of these changes can be found in the January 12, 2026 Planning Commission staff report linked here. A redlined version of the edits is included as Attachment E to this report.
• Allowing retaining walls and structures up to 8 feet tall in the 20-foot setback to support pedestrian and vehicular access
• Allowing tandem parking for an SB 9 unit
• Allowing shared parking for mixed-use developments
• Allowing parking in the street yard setback for multifamily and mixed-use developments in Zones C and D
• Allowing fences up to 8 feet tall in Zones C and D under certain circumstances • Excluding multifamily development projects from landscaping all of the street setback areas.
• Replacing the text “Piedmont Design Standards and Guidelines” with “Piedmont Design Guidelines” and “Piedmont Objective Design Standards” where applicable because the objective standards from Piedmont Design Standards and Guidelines are proposed to be moved (and updated) to a new document. Moving forward the “Piedmont Objective Design Standards” will be used to review ministerial projects and renamed “Piedmont Design Guidelines” will be used to review projects that are discretionary in nature. • Specifying the corresponding new ODS section numbers where applicable due to the Draft ODS now housing pre-approved ADU prototype plans and objective standards for SB 9 development.

In addition there are two amendments recommended by staff to provide more clarity for homeowners:
• For single-family development, prohibiting parking of vehicles between the street facing façade and front property line in Zones A and E with certain exceptions. • Allowing retaining walls up to 5 feet tall outside the street yard setback for SB 9 projects.

DESIGN STANDARDS AND GUIDELINES AMENDMENTS
Provided below is an outline of the draft revisions to the Piedmont Design Standards and Guidelines, including revising the document title to Piedmont Design Guidelines and other changes. A detailed description of these changes can be found in the January 12, 2026 Planning Commission staff report linked here. A redlined version of the edits is included as Exhibit AAttachment C, at the end of this report.

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• Removing ADU standards and placing them in the Piedmont ODS document with updates made to reflect recent state regulations.
• Removing Multi-family and Mixed-Use development standards and placing them in the Piedmont ODS with updates made where needed.
• Removing Appendix A- Pre Approved ADU plans and placing them in the Piedmont ODS document.
• Updating the list of projects that are exempt from needing a design review (planning permit).
• Updating the application submittal checklist for most planning permit types to reflect recent change sin City’s General Plan and to comply with new State laws. • Updating the permitting process to reflect the City’s new online permitting systemeTRAKiT. • Adding some guidelines related to the California Water Efficient Landscape Ordinance (WELO) to provide applicants with better information.
• Revising a design guideline (3.09.01) for front yard enclosure to include the content of General Plan Design and Preservation Element Policy 29.3 that will augment the guidelines for fences in front yards.

CALIFORNIA ENVIRONMENTAL QUALITY ANALYSIS (CEQA REVIEW) On February 20, 2024, the City of Piedmont adopted a program-level Environmental Impact Report (EIR) for the Housing Element Implementation Project (SCH 2022020362) in accordance with the California Environmental Quality Act (CEQA). The proposed amendments to Piedmont City Code Chapter 17 are consistent with and fall within the scope of this adopted Housing Element Implementation EIR. The EIR comprehensively analyzed the potential environmental impacts of implementing Housing Element programs, including Program 4.M (Facilitating Multi-Family and Residential Mixed-Use Projects by Right Subject to Objective Standards) and Program 1.J (SB 9 Facilitation Amendments), both of which are directly addressed by these code amendments.

Furthermore, the consideration of Objective Design Standards and related amendments to the City Code and Design Guidelines are exempt from the requirements of CEQA pursuant to CEQA Guidelines Sections 15061(b)(3), the common-sense exception that CEQA applies only to projects which have the potential for causing a significant effect on the environment and 15183, projects consistent with a community plan, general plan or zoning. The other amendments including clarifying the maximum retaining wall height for SB 9 projects and updating the locations where parking is prohibited on single family residential properties in Zone A and E are also exempt from the requirements of CEQA pursuant to CEQA Guidelines Sections 15601(b)(3), the commonsense exception that the proposed amendments are aesthetic in nature, do not increase development capacity, and do not authorize any specific development. Future projects will still be subject to site-specific environmental review where applicable.

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CITY CHARTER
The proposed modifications to the City Code are in conformance with the City Charter, including section 9.02. No zones are proposed to be reduced or enlarged, and no zones are proposed to be reclassified. City Charter provisions are expressly referred to in City Code division 17.02.C.

FISCAL IMPACT
If adopted by City Council, the proposed revisions and the new Piedmont Objective Design Standard document are not expected to result in a fiscal impact. The development of the ODS was included in the Department budget 2024-2025 and no further cost is anticipated. The proposed amendments to the City Code are a routine component of project review and approval administered by the Planning & Building Department, which collects fees established in the Master Fee Schedule to help cover the costs of the services provided. Cities are obligated to expend resources needed to regulate development in compliance with both local goals and State law. City staff will develop any new application materials using existing resources and personnel.

CITY ATTORNEY REVIEW
The draft ODS and proposed amendments to the Zoning Ordinance and Piedmont Design Standards and Guidelines have been reviewed by the City Attorney.

PUBLIC PARTICIPATION
The public engagement process was robust and multi-faceted, successfully leveraging several channels to gather community input on the ODS. This comprehensive approach, which included both in-person and digital platforms, significantly informed and shaped the final Draft ODS posted for public review and comment and presented for the Commission's consideration. • Planning Commission Study Sessions: These sessions provided valuable opportunities for verbal public comments, which were directly incorporated into the Draft ODS. (list dates)
• Community-Wide Survey: The community-wide survey prior to the preparation of the Draft ODS was instrumental in guiding the draft's revisions. • Dedicated Online Presence: A project-specific webpage, accessible at https://piedmont.ca.gov/services___departments/planning___building/general_plan___ot her_policy_documents/objective_design_standards_for_1-4_unit_buildings, served as the central hub for periodic updates, meeting details, and public comment opportunities. • Targeted Outreach: Postcards were sent to all homes within the City limits to notify the community about the two Open Houses held for the Project, ensuring broad awareness. • Digital Communication: Periodic updates were emailed to subscribers via the Planning & Building Newsletter throughout the Project's development, maintaining continuous communication.
• Written Comments: Written feedback received following the posting of draft ODS informed some of the recommended revisions discussed tonight. Written public comments Agenda Report Page 9
received are attached at the end of this report, Attachment D. • Public Hearing Notification: A public hearing notice for this agenda item was officially posted on December 12, 2025.

The community continues to have the opportunity to directly address the City Council during meetings related to the adoption of the recommended code changes.

PLANNING COMMISSION DISCUSSION AND RECOMMENDATION
On January 12, 2026, the Planning Commission held a public hearing to consider the adoption of the Objective Design Standards, along with proposed amendments to the Zoning Ordinance and the Piedmont Design Standards and Guidelines. The project’s consultant team delivered a presentation outlining the documents before the Commission, and four community members addressed the Commission during the meeting. Following public testimony, Commissioner Yee noted that the City, like all other jurisdictions in California, is required to comply with State laws, including those governing ADUs and SB 9—which primarily mandate ministerial review without subjectivity. Commissioner Yee emphasized that the ODS currently under consideration represents a foundational step in balancing State mandates with the Piedmont community’s desire for local design sensitivity. The development of the ODS utilized the existing Piedmont Design Standards and Guidelines as a baseline, converting them into objective standards to the greatest extent possible. Director Jackson added that the ODS is a living document that is expected to be revised in the future when implementation identifies the need for improvement.

After careful consideration of the presented documents and public testimony, the Commission unanimously recommended that the City Council adopt the proposed ODS with changes as noted in the Resolution, proposed amendments to the Zoning Ordinance and proposed amendments to the Piedmont Design Standards and Guidelines. The meeting video is linked at the end of this staff report.

CONCLUSION AND NEXT STEPS
The development of the Objective Design Standards for 1-4-unit residential buildings, alongside critical updates to the existing ADU, multi-family, mixed-use objective design standards and related City Code, represent the successful implementation of key programs mandated by Piedmont's Housing Element. This comprehensive, two-year effort – guided by rigorous research, expert consultation, and extensive public engagement – culminates in a unified ODS document designed to achieve dual objectives: complying with State streamlining requirements for housing production while preserving Piedmont's high-quality residential character through clear, measurable, and predictable design criteria.

Staff recommends that the City Council receive Planning Commission’s recommendation and adopt the Objective Design Standards, Ordinance 788 N.S. amending City Code Chapter 17, Planning and Land Use, and the amendments to Piedmont Design Standards and Guidelines. The tentative date for the second reading of Ordinance 788 N.S, by the City Council is Tuesday, Agenda Report Page 10
February 17, 2026. The City Council is the decision-making body. The ODS and the Piedmont Design Guidelines would become effective on February 2, 2026, and the Ordinance 788 N.S. would become effective 30 days after the second reading.

Report By: Kevin Jackson, Director Planning & Building
Gopika Nair, Senior Planner

ATTACHMENTS AND RELEVANT DOCUMENTS
Pages
A 12-162 Resolution adopting the Objective Design Standards B 162-180 Ordinance 788 N.S.

C 181-183 Resolution adopting the amendments to Piedmont Design Standards and Guidelines
D 184-190 Written Public Comments
F 246-275 Slide Deck- Council Hearing
LINKS TO RELEVANT DOCUMENTS:

Piedmont City Code Chapter 17, Planning and Land Use:
https://piedmont.ca.gov/government/charter___city_code
6th Cycle Housing Element:
https://piedmont.ca.gov/services___departments/planning___building/general_plan___other_poli cy_documents/general_plan
6th Cycle Housing Element Environmental Impact Report:
https://piedmont.ca.gov/cms/One.aspx?portalId=13659823&pageId=14125320 Existing Piedmont Design Standards and Guidelines:
https://piedmont.ca.gov/services___departments/planning___building/about_planning_/design_st andards_and_guidelines
Draft Objective Design Standards- Public Review Draft Posted on November 7, 2025:
https://piedmont.ca.gov/services___departments/planning___building/general_plan___other_poli cy_documents/objective_design_standards_for_1-4_unit_buildings January 12, 2026, Planning Commission Public Hearing Meeting Video:
https://piedmont.granicus.com/player/clip/3125?view_id=9&redirect=true Agenda Report Page 11
E 191-245 Redline Edits of the Zoning Ordinance

ATTACHMENT A
RESOLUTION No. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PIEDMONT

ADOPTING OBJECTIVE DESIGN STANDARDS FOR ACCESSORY DWELLING

UNITS, ONE-TO-FOUR UNIT RESIDENTIAL DEVELOPMENTS, MULTIFAMILY

DEVLEOPMENTS AND MIXED-USE DEVELOPMENTS
WHEREAS, Piedmont's 6th Cycle Housing Element, adopted in March 2023, requires additional work to implement key programs that establish and update objective design standards (ODS) to comply with state housing mandates. While the City has already adopted ODS for accessory dwelling units and multi-family/mixed-use projects, the ongoing effort focuses on developing ODS for one-to-four-unit residential developments in single-family zones (A and E) to streamline SB 9 projects (Housing Element Program 1.J) and updating existing standards for accessory dwelling units (ADUs) multi-family/mixed-use projects to expedite approvals under state laws like SB 35 and SB 330 (Housing Element Program 4.M); and WHEREAS, in August 2024, the City Council contracted Good City Company and its subconsultant, Van Meter Williams Pollack, to engage the community and prepare draft comprehensive ODS; and
WHEREAS, on August 12, 2024, the Planning Commission appointed Commissioners Aradhana Jajodia and Julie Ortiz to an Ad Hoc Subcommittee (ODS Subcommittee). In September 2025 Commissioner Thomas Yee replaced Commissioner Jajodia on the Subcommittee. The Subcommittee’s role was to collaborate with staff and consultants to develop draft objective design standards for one-to-four-unit residential buildings and update the City’s objective design standards for accessory dwelling units and multi-family and mixed-use buildings. Starting September 18, 2024, the ODS Subcommittee has met ten times to discuss the City’s approach to drafting the standards, discuss the communitywide survey, review public engagement plans, provide feedback on the preliminary draft objective standards, review the public review draft of the ODS document, and finally review the public comments received and discuss any related changes. During the regular meetings of the Planning Commission, the ODS Subcommittee has verbally updated the Planning Commission and the public on the Project’s progress. The subcommittee will be dissolved after the adoption of the Piedmont ODS; and WHEREAS, State law defines objective standards as those that are measurable and verifiable, requiring no subjective judgment from public officials; and WHEREAS, since 2020, ADU laws have changed significantly, prompting staff to reevaluate current standards. These changes include allowing for taller 2-story ADUs and ADUs in the 20-foot street yard setback. Staff has processed several ADU and JADU applications since 2020 and have found it necessary to clarify certain existing standards. The recommended updates standardize recurring practices, such as the installation of at least one heat pump and exterior water heater, the installation of roof-mounted skylights, and other necessary modifications to the objective standards for ADUs. Although staff has not yet processed any multi-family, commercial, Agenda Report Page 12

ATTACHMENT A
or mixed-use development projects using the current objective design standards, several areas for improvement and clarification have been identified; and WHEREAS, the proposed objective design standards serve to streamline the review of the following eligible development applications: 1-4 Unit Residential Developments, Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs), Multifamily Residential Developments, and Mixed-Use Residential Developments. The proposed Objective Design Standards are not applicable to the following development applications: single-family house remodels/additions unrelated to the development of a new housing unit and commercial developments that do not include residential units; and WHEREAS, the overall goal of the updated standards is to provide clear guidance and design expectations to applicants, staff, and decision-makers while ensuring new multi-unit housing is designed to be sensitive and compatible with existing architecture, historic resources, streetscapes, and neighborhoods. Additionally, these standards aim to ensure that objective design requirements do not impose excessive costs on homeowners and instead facilitate housing production and affordability, all while maintaining consistent formatting throughout the document; and
WHEREAS, beginning in September 2024, the City introduced the project and sought community engagement through a series of events and opportunities starting with the Harvest Festival. This was followed by a stakeholder meeting on December 3, 2024, and a public open house on February 12, 2025. The project was later featured at the Piedmont Food Festival on April 19, 2025, which coincided with a community-wide survey conducted from April through June 2025. A second open house took place on August 21, 2025, leading into a series of Planning Commission study sessions held from August to November 2025 to discuss each ODS chapter and related amendments to City Code and Piedmont Design Standards and Guidelines. These events and the survey explored key themes related to neighborhood design and development, allowing the community to provide input on topics such as neighborhood character, preferred architectural styles and elements, the impact of new development on neighboring properties, the architectural consistency of ADUs, and the importance of landscaping, all of which informed the standards in the ODS document; and
WHEREAS, the draft ODS was made available for public review and comment from November 7 through December 7, 2025; and
WHEREAS, on January 12, 2026, the Piedmont Planning Commission held a duly noticed public hearing at which time it reviewed the Draft Objective Design Standards, related amendments to City Code and Piedmont Design Standards and Guidelines, the staff report and all attachments, and oral and written public comments; and
WHEREAS, Section 25.3 of the Piedmont City Code outlines the powers and duties of the Planning Commission including to consider and make recommendations to the City Council on real property, subdivisions, lot building restrictions, planning and zoning matters, matters affecting the design and aesthetics of buildings, structures and other improvements and methods of Agenda Report Page 13

ATTACHMENT A
encouraging and promoting good design in construction in order to maintain the high quality of aesthetic values which make the City unique; and
WHEREAS, the January 12, 2026, public hearing met the requirements of Government Code Sections 65090 et. seq., 65453 and 65353, and City Code division 17.62; and 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 that:

1. The facts set forth in the recitals in this Resolution are true and correct and herby incorporated by this reference;

2. The recitals constitute findings in this matter and, together with the staff report, and other written reports, public testimony and other information contained in the records, are an adequate and appropriate evidentiary basis for the actions taken in this Resolution;

3. The provisions in this Resolution, as adopted, are consistent with General Plan Policies Policy 1.3 Harmonious Development, Policy 1.7 Incentives for Affordable Accessory Dwelling Units, Policy 1.9 Implement Housing Element, Policy 2.2 Mixed Use Development, Policy 2.4 Parking, Policy 6.4 Community Input, Policy 11.4 Shared Parking, Policy 13.1 Respecting Natural Terrain, Policy 14.5 Landscaping, Policy 19.3 New Development Siting, Policy 19.12 Fire Safe Regulations, 19.20 Emergency Access, Policy 29.7 Signs, Policy 28.1 Scale, Height and Bulk Compatibility, Policy 28.7 Hillside Home Design, Policy 28.10 Multifamily Design, Policy 29.5 Fence and Wall Design, Policy 29.6 Retaining Walls, Policy 29.7 Driveway and Parking Location, Policy 29.8 Exterior Lighting, Policy 1.J SB 9 Facilitation Amendments and Policy 4.M Facilitate Multi-Family and Residential Mixed-Use Projects by Right Subject to Objective Standards; the proposed Objective Design Standards and staff recommended updates to implement best and current practices; and

4. This Resolution will not be detrimental to the public interest, health, safety, convenience or welfare.

SECTION 2. On February 20, 2024, the City of Piedmont adopted a program-level Environmental Impact Report (EIR) for the Housing Element Implementation Project (SCH 2022020362) in accordance with the California Environmental Quality Act (CEQA). The proposed amendments to Piedmont City Code Chapter 17 are consistent with and fall within the scope of this adopted Housing Element Implementation EIR. The EIR comprehensively analyzed the potential environmental impacts of implementing Housing Element programs, including Program

ATTACHMENT A
CEQA applies only to projects which have the potential for causing a significant effect on the environment and 15183, projects consistent with a community plan, general plan or zoning. Other amendments including clarifying the maximum retaining wall height for SB 9 projects and updating the locations where parking is prohibited on single family residential properties in Zone A and E are also exempt from the requirements of CEQA pursuant to CEQA Guidelines Sections 15601(b)(3), the common-sense exception that the proposed amendments are aesthetic in nature, do not increase development capacity, and do not authorize any specific development. Future projects will still be subject to site-specific environmental review.

SECTION 3. Revisions to Objective Design Standards [Exhibit A] A. The City Council recommends the following changes to the text of the Objective Design Standards:

1. Section 2.10.3 Plants (agenda report page 57): This section provides objective standards for plant sizes, spacing, species, location and amount of landscape coverage for 1-4-unit developments. In response to the public comments, staff and the ODS subcommittee recommends that the language describing the type of planting allowed be revised from native, low water usage and meeting Water Efficient Landscape Ordinance to plants that are climate appropriate to avoid being too restrictive and offer flexibility in plant selection. See revised language below:
“S.2.10.3.b Plant species shall be native, low-water usage, and low maintenance, meeting Water Efficient Landscape Ordinance requirements be selected from the East Bay Municipal Utility District (EBMUD) document Plants and Landscapes for Summer Dry Climates (as may be amended from time to time).”

To ensure internal consistency and address public comments, staff and the ODS subcommittee recommend revising the ODS definition to align with the Zoning Ordinance. See revised language below:
“Landscape/Landscaping. Pervious areas containing organic and inorganic elements.

It includes but is not limited to xeriscaping, soft landscape (organic elements such as plants, soil, mulch, trees, shrubs), and hard landscape (inorganic elements such as rocks, pathways, and bricks). The planting, irrigation, and maintenance of land with living plant and other organic materials.”

3. Section 1.5.2.1 (agenda report page 32): Section 1.5.2 outlines submittal requirements for 1–4-unit projects, including the mandate for a Site Survey and Topographic Map.

Currently, these must be prepared within 12 months of submission. In response to public comments, staff and the ODS subcommittee recommend extending this validity Agenda Report Page 15

ATTACHMENT A
period to 36 months. This change aligns with industry best practices and provides greater flexibility for project development timelines. See revised language below:
“S.1.5.2.1. Site Survey and Topographic Map (preferred scale 1/8”) Provide a survey and topographic map, prepared within the last 12 36 months, accurately showing contours and other features of the existing terrain within the subdivision or parcel, existing drainage channels, roads, culverts, overhead and underground utility lines and structures (Sewer, Gas, Water, Electric) which affect the design of the subdivision or parcel, wells and springs, structures, retaining walls, show building wall outlines, show spot grade elevations at building corners, show existing floor elevations; show existing roof eave and roof peak elevations; show easements; provide contour lines at a minimum of 2 ft. intervals, significant trees with a minimum of 12” trunk diameter, irrigation ditches, utility poles, other improvements in their correct location, and provide a north arrow. Elevations shall be in accord with U. S.

Geological Survey (1929 Sea Level datum.) The map shall be drawn to an engineer’s scale large enough to show all information clearly.”

5. Section 2.7.4, Section 3.2.5 and Figure 3.2.4 (agenda report pages 51 & 78): These sections establish standards for fire-safe landscaping and fencing for ADUs and 1–4- unit developments. While they previously required projects to meet Zone Zero (0–5 ft ember-resistant zone) standards, staff and the Fire Chief now recommend eliminating this requirement. This change follows the City’s reclassification out of the High Fire Hazard Severity Zone and aligns the ODS with the recently adopted Building Code, which no longer mandates Zone Zero compliance. See revised language below:

Agenda Report Page 16

ATTACHMENT A
“S.2.7.4 Side and Rear Yard Fencing
Fencing up to 6 feet in height is allowed outside the street yard setback, provided portions closer 5 feet or closer to the building are made of noncombustible materials (as defined in the California Building Code) meets the fire safe vegetation requirements as determined by the Piedmont Fire Marshall and as specified in the Wildland Urban Interface Fire Code, Part 7 of Title 24 of the California Code of Regulations.”
“S.3.2.5 Fire Safe Landscaping and Fencing
Construction of any ADU or JADU shall be designed to meet fire safe vegetation requirements as determined by the Piedmont Fire Marshal. This includes (but is not limited to) eliminating vegetation and/or wooden fencing within 5 feet of all sides of the structure. Construction of any ADU or JADU shall be designed to meet the fire safe vegetation requirements as determined by the Piedmont Fire Marshal and as specified in the Wildland Urban Interface Fire Code, Part 7 of Title 24 of the California Code of Regulations.”

See revisions below:
“2.4 Building Site Access and Entrance Visibility Design

PURPOSE
Well-designed and easily accessible building entrances perform a key role in the overall design and character of neighborhoods.

ATTACHMENT A
wayfinding, and reinforce a residential streetscape by orienting building entries toward the street or other clearly defined common access areas.” “2.15 Building Access and Entrance Design
Figure 2.15.1 Primary building entrances must include weather protection, such as a covered porch.”
B. The City Council hereby approves the Objective Design Standards, attached as Exhibit A, and with the changes described in Section 3.A above.

SECTION 4. 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]
Agenda Report Page 18
DRAFT City of Piedmont
Objective Design Standards
1-4 Unit Residential Developments
Accessory Dwelling Units (ADUs)
Multifamily Residential Developments
Mixed Use Residential Developments

PUBLIC REVIEW DRAFT
November 4, 2025
EXHIBIT A- ATTACHMENT A Agenda Report Page 19
2 Piedmont Objective Design Standards PUBLIC REVIEW DRAFT | November 4, 2025

CITY OF PIEDMONT
City Council
Betsy Smegal Andersen, Mayor
Vice Mayor Conna McCarthy, Vice Mayor
Jennifer Long
Lorrel Plimier
Tom Ramsey
Jennifer Cavenaugh, Mayor 2023-2024
Planning Commission
Julie Ortiz, ODS Subcommitee Member
Thomas Yee, ODS Subcommitee Member
Wayne Rowland, PC Chair
Raffi Zaroukian
Mike Beuselinck
John Cooper
Aradhana Jajodia, 2024-2025
Justin Zucker, 2023-2025
Rani Batra, 2020-2025
Acknowledgments
Contributing City Staff
Rosanna Bayon Moore, City Administrator
Kevin Jackson, Director of Planning & Building
Pierce Macdonald, Senior Planner
Gopika Nair, Senior Planner
Paki Muthig, Building Official
Dave Brannigan, Fire Chief
John Wanger, PE, City Engineer
Echa Schneider, Communications Program Manager
Anna Brown, City Clerk
Michelle Marchetta Kenyon, City Attorney
Deepa Sharma, Assistant City Attorney
Consulting Team
Aaron Aknin, Good City Company
Kevin Gardiner, Good City Company
Nicholas Hamilton, Good City Company
Karen Murray, Van Meter Williams Pollack
Ruchira Guar, Van Meter Williams Pollack
Preeti Srinivasan Van Meter Williams Pollack
EXHIBIT A- ATTACHMENT A Agenda Report Page 20
3 PUBLIC REVIEW DRAFT | November 4, 2025
Table of Contents

INTRODUCTION

1.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1

1.2 Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-4

1.3 How to use this Document . . . . . . . . . . . . . . . . . . . . 1-5

1.4 Ministerial Design Review Process . . . . . . . . . . . . . . 1-6

1.5 Design Review Submittal Guidelines . . . . . . . . . . . 1-10 1-4 RESIDENTIAL UNIT DEVELOPMENTS

2.1 Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-2

2.2 Urban Lot Splits . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-3

2.3 Site Grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-5

2.4 Building Access and Entrance Design . . . . . . . . . 2-7

2.5 Vehicular Access and Parking . . . . . . . . . . . . . . . . 2-8

2.6 Building Placement . . . . . . . . . . . . . . . . . . . . . . . . 2-12

2.7 Walls and Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-13

2.8 Services and Utilities . . . . . . . . . . . . . . . . . . . . . . . 2-15

2.9 Open Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-17

2.10 Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-18

2.11 Site Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-20

2.12 Massing, Form, and Scale . . . . . . . . . . . . . . . . . . 2-21

2.13 Roof Form and Design . . . . . . . . . . . . . . . . . . . . . 2-23

2.14 Facade Articulation . . . . . . . . . . . . . . . . . . . . . . . . 2-25

2.15 Building Access and Entrance Design . . . . . . . . 2-26

2.16 Conversion of Existing Single Family Dwellings2-27

2.17 Balconies and Decks . . . . . . . . . . . . . . . . . . . . . . . 2-29

2.18 Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-30

2.19 Building Materials and Finishes . . . . . . . . . . . . . . 2-32

2.20 Parking Design . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-34

2.21 Architectural Lighting . . . . . . . . . . . . . . . . . . . . . . 2-35

ACCESSORY DWELLING UNITS

3.1 Site Organization, Planning, and Design . . . . . . . . 3-2

3.2 Building Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-4

3.3 City Approved Plans for Rent-Restricted ADUs . 3-11

MULTIFAMILY RESIDENTIAL AND MIXED USE

RESIDENTIAL DEVELOPMENTS

4.1 Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-2

4.2 Pedestrian Access and Bicycle Parking . . . . . . . . 4-4

4.3 Driveways and Surface Parking Design . . . . . . . . 4-6

4.4 Walls and Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-9

4.5 Building Placement . . . . . . . . . . . . . . . . . . . . . . . . 4-10

4.6 Services and Utilities . . . . . . . . . . . . . . . . . . . . . . . . 4-11

4.7 Open Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-14

4.8 Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-17

4.9 Site Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-21

4.10 Massing, Form, and Proportions . . . . . . . . . . . . . 4-23

4.11 Roof Form and Design . . . . . . . . . . . . . . . . . . . . . 4-26

4.12 Facade Articulation . . . . . . . . . . . . . . . . . . . . . . . . 4-29

4.13 Building Access and Entrance Design . . . . . . . . 4-34

4.14 Ground Floor Treatment–Residential . . . . . . . . . 4-38

4.15 Ground Floor Treatment–Commercial . . . . . . . . 4-40

4.16 Balconies and Decks . . . . . . . . . . . . . . . . . . . . . . 4-42

4.17 Awnings, Sunshades, and Screens . . . . . . . . . . .4-44

4.18 Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-45

4.19 Building Materials, Colors, and Finish . . . . . . . . 4-48

4.20 Mitigation of Blank Walls . . . . . . . . . . . . . . . . . . . 4-50

4.21 Parking Garage Design . . . . . . . . . . . . . . . . . . . . 4-52

4.22 Architectural Lighting . . . . . . . . . . . . . . . . . . . . . 4-54

4.23 Bird Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-55

4.24 Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-56

DEFINITIONS

5.1 Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5-2 Copyright © 2025, all rights reserved. Some of the images and photographs shown in this presentation are used for example imagery only and may be owned or copyrighted by others. As such, use is limited to this presentation and no right to publish or reuse the images is granted or inferred.

EXHIBIT A- ATTACHMENT A Agenda Report Page 21
4 Piedmont Objective Design Standards PUBLIC REVIEW DRAFT | November 4, 2025 EXHIBIT A- ATTACHMENT A Agenda Report Page 22
1 / Introduction
1-1
01 PUBLIC REVIEW DRAFT | November 4, 2025

INTRODUCTION

1.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1

1.2 Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-4

1.3 How to use this Document . . . . . . . . . . . . . . . . . . . . 1-5

1.4 Ministerial Design Review Process . . . . . . . . . . . . . . 1-6

1.5 Design Review Submittal Guidelines . . . . . . . . . . . 1-10 01 EXHIBIT A- ATTACHMENT A Agenda Report Page 23
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01 Introduction
PUBLIC REVIEW DRAFT | November 4, 2025

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.

State laws such as SB 9, SB 35, 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 Objective Design
Standards implement state housing laws by providing
clear, objective and enforceable design requirements
to facilitate streamlined review of eligible housing
projects. This means that the consistency of an eligible development application with the Objective Design
Standards will be considered and decided by the
Planning & Building Director (which is defined in the
City Code, and referred to as Director hereafter).

1.1 Introduction

1.1.1 OBJECTIVES
The Piedmont Objective Design Standards have
been developed to be used by builders, design
professionals, interested neighbors, and City Staff.

They 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.

The Objective Design Standards 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 Objective Design Standards help implement
Housing Element policies and programs to streamline
the review of eligible development applications, such
as SB 9 and SB 35 development proposals.

EXHIBIT A- ATTACHMENT A Agenda Report Page 24
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1.1.2 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 Objective Design Standards. 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, 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 Objective Design Standards include the
Land Use Element, the Transportation Element,
the Environmental Hazards 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 Objective Design
Standards.

1.1.3 RELATIONSHIP TO THE ZONING

ORDINANCE
The Zoning Ordinance also governs the Objective
Design Standards. It translates the policies of the
General Plan into regulatory language. The design
standards in the Zoning Ordinance instruct the way in
which the Objective Design Standards 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
Objective Design Standards for building and site
development, the administration of development
agreements, design review, 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 modest changes to reflect
more current needs.

1.1.4 RELATIONSHIP TO THE

PIEDMONT DESIGN STANDARDS

AND GUIDELINES
The City of Piedmont Design Standards and Guidelines
regulate the design and development of additions and
remodels to existing single family dwellings that do
not include new residential units, and existing and new commercial developments that do not include new
residential units. The design standards for Accessory
Dwelling Units (ADUs), Multifamily Residential, and
Mixed Use Residential projects that were formally
included in the Design Standards and Guidelines have
been superseded by the Objective Design Standards
in this document.

1.1.5 APPLICABILITY
The Objective Design Standards are offered as a
means to streamline the review of the following
eligible development applications:
■ 1-4 Unit Residential Developments
■ Accessory Dwelling Units (ADUs)
■ Multifamily Residential Developments
■ Mixed Use Residential Developments
The Objective Design Standards are not applicable
to additions to or remodels of existing single family
dwellings that are unrelated to the development of a
new housing unit.

Applicants wishing to propose design approaches
differing from the Objective Design Standards may
voluntarily apply for discretionary design review, if
they choose to do so and communicate the request
to the Planning & Building Director in writing. In those cases, the project would be reviewed by the Planning
Commission and evaluated under the Piedmont
Design Standards and Guidelines.

EXHIBIT A- ATTACHMENT A Agenda Report Page 25
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01 Introduction
PUBLIC REVIEW DRAFT | November 4, 2025
Fig. 1.2.1: Visual guide of where individual features are on each page.

1.2.1 DOCUMENT STRUCTURE
The Objective Design Standards and Guidelines are
organized in Chapters based on specific development
types in Piedmont - one-to-four residential units,
Accessory Dwelling Units (ADUs), multifamily, and
mixed-use developments.

Each chapter includes the following sections which
then have subsections to provide guidance into two
design categories:

Site Organization, Planning, and Design
This section covers the layout of sites to support
cohesive neighborhoods, complement surrounding
buildings, bolster multimodal connectivity, and create
comfortable and inviting places. It also contains
Guidelines which communicate the City’s intent for
certain design requirements, but are not quantifiable.

Building Design
This section covers architectural detailing of buildings, including sculpting the building mass, articulating
facades, creating visual interest, and communicating
building functionality and hierarchy through design.

Defined Terms
Definitions for terms shown in italics are provided in
Chapter 5 — Definitions.

1.2 Structure
2-12 Piedmont Objective Design Standards
Site organization, planning, and deSign
02 2.6 Building Placement Activate the public realm by placing buildings near streets and public open spaces.

PURPOSE
Building placement should ensure that new housing
contributes to a walkable, context-sensitive, and livable neighborhood fabric. these objective standards are
intended to:
■ promote compatibility with the scale,
rhythm, and setbacks of surrounding
buildings;
■ preserve privacy, sunlight access, and open
space for residents and neighbors;
■ Support vibrant streetscapes through
thoughtful orientation and massing;
■ Facilitate efficient use of land while
maintaining a comfortable transition
between single-family and multi-family
housing types.

By guiding the siting and arrangement of buildings,
these objective standards help integrate smaller-scale
multifamily housing into established neighborhoods
in a way that supports both community character and
housing diversity.
garages
2 1
2 1

OBJECTIVE STANDARDS
S.2.6.1 Street Yard Setback
Buildings shall comply with the street yard
setback of the respective zoning district.

S.2.6.2 Site Features and Structures in Street Yards
no fences or perimeter walls, retaining walls
greater than 30 inches tall as measured
from finished grade to top of wall, accessory
structures, or site features are allowed in the
street yard setbacks, unless the retaining
walls are used to support egress/ingress
infrastructure such as driveways for a
maximum height of 8 feet.

S.2.6.3 Multiple Units
Multiple units on one lot may be
accommodated in a single building in order
to emulate a single family home, or may be
accommodated in individual buildings (see
Figs. 2.6.1 and 2.6.2).

GUIDELINES (OPTIONAL)
G.2.6.1 Consistency with Neighborhood Patterns
Buildings’ front setback from the street rightof-way should reflect the prevailing pattern found along other adjacent lots fronting the
same side of the street.

G.2.6.2 Public/Private Differentiation
the site landscaping should clearly
differentiate between the public right-ofway and the private space of the structure, delineating the front yard from the sidewalk.

Figure 2.6.1: Multiple units accommodated in a single building in order to emulate a single family home.

Figure 2.6.2: Multiple units accommodated in individual buildings, with the front unit addressing the street.

1.2.2 PAGE STRUCTURE
Refer to Fig. 1.2.1 for a visual guide of where to find individual features on each Subsection page. Each
Subsection includes the following:
■ Section Name is the topic group that
encompasses one or more Subsections
■ Subsection Name includes the Subsection
number and a title that briefly summarizes its
content.
■ Objective identifies the purpose or primary
objective of a Subsection.
■ Purpose explains the reasoning for a Subsection
and introduces larger considerations for that
specific topic.
■ Objective Standards are objective requirements
that are quantifiable and verifiable. Development
projects must comply with Standards identified
within this document (unless the Zoning
Ordinance has a different requirement).
■ Guidelines (Optional) outline best practices and
offer overarching design principles that help
clarify the design objectives. They are intended
to complement the mandatory design standards.

These are not considered objective standards
and are therefore optional.

Section Name
Chapter Number
Subsection Number
and Name
Objective
Purpose
Objective Standards
Guidelines (Optional)
Defined term in
italics
EXHIBIT A- ATTACHMENT A Agenda Report Page 26
STREET
STREET
STREET
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The following infographics illustrate the step-by-step
process that designers and developers should follow
for designing a project and identifies the sections
of this document containing the relevant Design
Standards and Guidelines for each step.

1.3 How to Use This Document

1. BUILDING ENVELOPE
Determine the basic building envelope by referring to
the Zoning Ordinance (Chapter 17 of the Piedmont City
Code). Zoning standards such setbacks and building
heights define how much buildable area is available on
a given site.

2. SITE PLANNING
Examine the character of the site’s surroundings,
including neighboring buildings, significant landscape
features, and pedestrian and vehicle access. Use
the existing patterns of development to inform site
planning, organization, and design. Refer to the Site
Organization, Planning, and Design standards and
guidelines in the respective chapter for site standards such as location of pedestrian access, building entries and landscaping for open spaces.

Fig. 1.3.1: Building Envelope

2. BUILDING DESIGN
Design building massing and form to promote
visual interest, support active uses, and provide
appropriate transitions to neighboring structures. Use
facade articulation to create engaging, human-scale
development that contributes to a vibrant public realm.

Refer to the Building Design standards and guidelines
in the respective chapter for detailed direction on
massing breaks, facade treatments, entry design, and
window patterns and detailing.

Fig. 1.3.2: Site Planning Fig. 1.3.3: Building Design
EXHIBIT A- ATTACHMENT A Agenda Report Page 27
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Development projects eligible to utilize the Objective
Design Standards and Guidelines are subject to the
Ministerial Design Review process, consistent with
State Law for the applicable development types.

Ministerial review refers to a type of government
review or approval that is non-discretionary —
meaning the decision-making authority must approve
a project as long as it meets all applicable laws and
regulations. There is no subjective judgment or
personal interpretation involved in the approval.

Key characteristics of ministerial review include:
■ By-right approval: If the applicant complies with
objective standards (like zoning, height, setbacks,
etc.), the project must be approved.
■ No public hearing required: Unlike discretionary
reviews, ministerial reviews do not involve public
comment or deliberation.
■ No environmental review under the California
Environmental Quality Act (CEQA): In California,
ministerial projects are exempt from the California
Environmental Quality Act (CEQA).
■ Objective standards only: Decisions are based on
quantifiable, measurable rules rather than design
preferences or policy considerations.

California state law requires that ADUs, new 1-4 unit
residential developments eligible under SB 9, and
certain multifamily residential projects eligible under SB 35 be reviewed through a ministerial process.

However, applicants wishing to deviate from the
Objective Design Standards may voluntarily apply
for discretionary design review before the Planning
Commission.

1.4 Ministerial Review Process

1.4.1 IMPLEMENTATION
The standards in this document are applicable to two
types of ministerial permits:
■ Ministerial Design Review: Proposals to construct
new 1-4 unit residential projects, multifamily
residential development, or mixed-use residential
development that meet the eligibility criteria of
Zoning Ordinance Sec. 17.67.030.
■ Accessory Dwelling Unit Permit: Proposals to
add an accessory dwelling unit (ADU) or junior
accessory dwelling unit (JADU), as defined in
Zoning Ordinance Sec. 17.38.020 and meet the
requirements of Division 17.38.

Each type of planning permit application has its
own unique approval process. The two diagrams
on the following pages 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.

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Fig. 1.4.1: Ministerial Design Review Process

1.4.2 MINISTERIAL DESIGN REVIEW

PROCESS
Applicable to:
■ 1-4 Unit Residential Developments
■ Multifamily Residential Developments
■ Mixed Use Residential Developments
Pre-application
meeting
Submit
Ministerial Application
with required plans
and supplemental
documents
Staff determines if the project
is eligible for streamlining
within 60 days (≤150 units)
within 90 days (>150 units)
Staff finalizes
review, Conditions of
Approval, and other
documentation
within 90 days (≤150 units)
within 180 days (>150 units)
Applicant submits
Notice of Intent
(NOI)
per Gov Code
NOI
Planning Staff
conducts
required
scoping process
with Native
American Tribes
optional but
highly recommended
Ministerial Application approved
expiration depends on percentage
of affordable units and their
affordability
Yes
Application meets
streamlining
eligibility criteria
No
Application does not
meet streamlining
eligibility criteria
Submit
Building
Permit
application
Building Permit
application reviewed
for conformance
with Building Code
within 30 days (≤25 units)
within 60 days (>25 units) Building Permit
issued
Revise and
resubmit
Staff provides written
comments detailing
inconsistencies and conflicts
with objective standards,
or requests additional
information needed to
make a determination
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Pre-application
meeting
optional but
highly recommended
Submit
Planning
Application
Staff review for
Completeness and
Conformance
within 30 days
Staff finalize
Conditions of Approval
and other documentation
within 30 days ADU Planning Application approved
valid for 18 months unless
Building Permit is issued
during that time
ADU Planning Application denied
may revise and resubmit
Resubmit
If incomplete
or does not
conform with
standards
Revise plans
Submit
Building
Permit
application
Building Permit
application reviewed
for conformance
with Building Code
Building Permit
issued
Fig. 1.4.2: Accessory Dwelling Unit Review Process

1.4.3 ACCESSORY DWELLING UNIT

REVIEW PROCESS
Applicable to:
■ Accessory Dwelling Units (ADUs)
■ Junior Accessory Dwelling Units (JADUs)
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Pre-application
meeting
optional but
highly recommended
Submit
Planning
Application
Staff review for
Completeness and
Conformance
within 30 days
Staff finalize
Conditions of Approval
and other documentation
within 30 days ADU Planning Application approved
valid for 18 months unless
Building Permit is issued
during that time
ADU Planning Application denied
may revise and resubmit
Resubmit
If site-specific
adjustments
are needed
Revise plans
Submit
Building
Permit
application
Building Permit
application reviewed
for conformance
with Building Code
Building Permit
issued
plans further developed with items
including a detailed site plan,
engineering plans, and construction
details
Submit request
to obtain CAD files
from
Planning & Building
Request must affirm
agreement to a
10-year deed restriction,
designating the ADU unit
for low or very low-income
tenants.

Standard ADU planning
application fee waived for
applicants who use
a prototype.

Fig. 1.4.3: Accessory Dwelling Unit Review Process with ADU prototype plans

1.4.4 ACCESSORY DWELLING UNIT

REVIEW PROCESS WITH ADU

PROTOTYPE PLANS
Applicable to:
■ Accessory Dwelling Units (ADUs) utilizing
prototype building elevations and floor plans
provided by the Planning & Building Department
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1.5 Design Review Submittal Guidelines

1.5.1 FORMS, FEES, NUMBER OF

PLANS AND PLAN SIZES

1. Planning Permit Application Form signed by
the property owner(s), or apply online via
eTRAKiT

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 or online portal.

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

1.5.2 ITEMS TO BE INCLUDED IN THE
PLANS

1. Site Survey and Topographic Map (preferred
scale 1/8”)
Provide a survey and topographic map,
prepared within the last 12 months, accurately
showing contours and other features of the
existing terrain within the subdivision or
parcel, existing drainage channels, roads,
culverts, overhead and underground utility
lines and structures (Sewer, Gas, Water,
Electric) which affect the design of the
subdivision or parcel, wells and springs,
structures, retaining walls, show building
wall outlines, show spot grade elevations
at building corners, show existing floor
elevations; show existing roof eave and roof
peak elevations; show easements; provide
contour lines at a minimum of 2 ft. intervals,
significant trees with a minimum of 12” trunk
diameter, irrigation ditches, utility poles, other
improvements in their correct location, and
provide a north arrow. Elevations shall be in
accord with U. S. Geological Survey (1929
Sea Level datum.) The map shall be drawn to
an engineer’s scale large enough to show all
information clearly.

2. Tentative Map
A plat or map shall show the following
information. Where dimensioning is
appropriate, dimensions shall be annotated
to what is, in the surveyor’s professional
opinion, the appropriate degree of precision
based on the exiting or planned use of the
surveyed property.
a. Field Locations and City Monuments
b. Boundary, Descriptions, Dimensions, and
Closures
c. Easements, Servitudes, Rights of Way,
Access, and Documents

3. Housing Development Plan
A housing development plan consisting of the
architectural design (existing and proposed
site plan, floor plans, elevations, and details),
unit access, parking space(s), and civil
engineering design and calculations (grading,
foundation, framing, and utilities) for the
development of one or two new housing units
must be filed concurrently with the application
for any ministerial urban lot split filed under
SB 9 authority. If more than two new housing
units are proposed, file two application forms,
application materials, and associated fees.

4. Accessory Dwelling Unit (ADU)
Per sections 17.20.040.C and 17.28.040.C
of the Piedmont City Code, for lots that are
larger than 5,000 square feet, an ADU shall
be constructed:
a. when a new single-family residence is
proposed on a vacant lot.
b. when an existing single-family residence is
demolished for a remodel or reconstruction,
except when a single-family residence
is being reconstructed to the same or
similar square footage due to damage
or destruction by accident, fire, flood,
earthquake, or other act of nature.

Please include location of the proposed ADU
on the site plan and floor plans. A complete
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ADU submittal will be reviewed along with an
ADU application. Please submit a separate
ADU application. Please note that separate
fees would apply for the ADU application.

5. Existing Site Plan (preferred scale 1/8”)
Please indicate the location of all existing
structures (including accessory structures),
retaining walls, fences, handrails, guardrails,
site features, trees, landscaping, hard-surface
areas, other outdoor amenities, lot lines, front,
side and rear yard setback lines, any body of
water (creek, pond, lake, riparian area, wetland,
flood hazard area, etc.) 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. It is
preferred that the site plan shows the roof
and exterior wall outline of structures on the
property rather than the interior floor plans.

Show location of any existing exterior heat
pumps or other noise generating equipment.

See “proposed” below for formatting
instructions.

6. Proposed Site Plan (preferred scale 1/8”)
Please indicate the location of all existing
and proposed structures (including accessory
structures), retaining walls, fences, handrails,
guardrails, site features, trees, landscaping,
hard-surface areas, other outdoor amenities,
lot lines, front, side and rear yard setback
lines, any body of water (creek, pond, lake,
riparian area, wetland, flood hazard area, etc.)
and easements. Indicate utility service meters
(Water, Gas, Electrical).

Please outline the locations of structures
on adjacent properties (up to 25 feet from
the property line) and label their uses and
addresses. 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. It is
preferred that the site plan shows the roof
and exterior wall outline of structures on the
property rather than the interior floor plans.

Show a minimum 3-foot-wide unobstructed,
permanent and lighted all-weather path of
travel from ROW to entry door(s). Indicate
location of addresses markers for each
individual unit proposed. Show location of any
proposed exterior heat pumps or other noise
generating equipment. Please show each
proposed site plan 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.

7. Roof Plans (Existing and Proposed)
(preferred scale 1/8”)
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 and color. Note roof
planes that will accommodate photovoltaic
panels to comply with requirements of
California Energy Code Section 150.1.c.14.

8. Existing Floor Plans (preferred scale 1/4”)
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 interior
dimensions. Show the removal of any existing
features, including roofs, walls, ceilings,
windows, doors, built-in-cabinets, appliances,
fixtures and parking spaces. Provide window
and door marks that correspond to their
respective schedules.

Please show a north arrow and label the floor
level. See “proposed” below for formatting
instructions.

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Show locations of any exterior wall
mounted water heater or other mechanical
equipment. For existing ADU show locations
of water heater and HVAC equipment. Show
level landing locations at each entry door.

9. Proposed Floor Plans (preferred scale 1/4”)
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 interior
dimensions.

Please show a north arrow, label the floor
level, and call out proposed modifications.

Provide window and door marks that
correspond to their respective schedules.

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. Show locations
of any exterior wall mounted water heater or
other mechanical equipment. For proposed
ADU, show locations of water heater and
HVAC equipment. Show level landing
locations at each entry door.

10. Existing Elevations (preferred scale 1/4”)
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. Provide
window and door marks that correspond to
their respective schedules.

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 “proposed” below for
formatting instructions.

11. Proposed Elevations (preferred scale 1/4”)
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. Provide window and door marks that
correspond to their respective schedules.

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.

12. Building Section: When required for
additions and new construction (Preferred
scale ¼”)
Please provide a minimum one building cross
section showing the relationship between
existing and new construction, and/ or new
construction and existing grade.

13. Window Door 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, window recess, 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 threedimensional simulated divided lites). Provide window and door marks that correspond
to the floor plans and elevations. At the
discretion of the Planning Director, a window
schedule can be omitted only if all the above
information is otherwise provided.

14. Graphic Calculations
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
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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 green and
growing 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.

15. 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.

16. Landscape Plans
Landscape Plans should include lot lines,
indicate landscape areas, identification of
vegetation, the location of all structures,
lighting 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 (WELO). New house
on a vacant lot requires WELO, rehabilitated
landscape of 500 s.f. for a new house on a
developed lot requires WELO.

17. Access To Right-of-Way
The applicant must demonstrate access to
the lot from the public-right-of-way or fronting
roadway showing driveway slope, cross-slope
and width. Access may be by easement. If the
parcel to be developed is fronting on public
right of way, frontage improvements (curb
gutter/sidewalk) conforming with Public Works
Standards is required.

18. Drainage Plan
The drainage plan shall be prepared by
a licensed civil engineer and include the
following:
a. An outline of the development footprint of
any unit(s)/house(s) proposed within the
newly subdivided lots.
b. Geotechnical remediation / grading
improvements, amount of cut and fill,
c. Drainage and, depending upon the
parcel size, C.3 stormwater treatment
improvements or stormwater management
plan, e.g. Location of surface and
subsurface drainage facilities, bioretention,
and direction of runoff/drainage.

19. Utilities Plan
Provide details on how the lot will be served
with utilities including sewer, water, gas, and
electric. Indicate the points of connection and/
or meter locations for each.

20. Stormwater Requirements Checklist
All applications must complete the Applicability
C.3 Stormwater Requirements Worksheet.

21. Engineering Plan Set
Complete structural engineering plans and
calculations are required. Engineering must
be based on the specific soil conditions and
topography of the site, as analyzed in the
project Geotechnical Analysis completed
within the last calendar year. Engineering must
include a foundation plan, framing plans and
calculations.

22. Soils Report
A preliminary geologic and/or soils
reconnaissance report. Each report of a
geological investigation shall be prepared and
signed by a licensed engineering geologist..

The required report should be based on
the latest grading plan for the subject
development and shall reference the date of
that grading plan. All reports shall include the
following:
a. A detailed geologic map showing the
location and extent of any geologic hazard
or potentially hazardous soil condition
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within or immediately adjoining the
subject property which warrants special
management and/or further evaluation.
b. Recommendations outlining an exploration
program to fully define and delineate any
geologic hazard or potentially hazardous
soil condition, and to accurately identify
developable areas,
c. Conclusions regarding the effect of any
geologic hazard or potentially hazardous
soil condition within or immediately
adjoining the project site on the design of
the proposed subdivision,
d. Recommendations for redesign of the
subdivision and/or recommendations
for construction procedure to mitigate
potentially hazardous conditions, if
warranted

23. Title Report
A title report not more than six months old.

24. List of Waivers
If the proposed project is seeking a waiver
from any objective standard, provide a letter
detailing the requested waiver (s).

25. Memorandum of Agreement
If the proposed project is on a property split
between City of Piedmont and City of Oakland,
provide a copy of the executed Memorandum
of Agreement between both cities.

26. Intent to Occupy Affidavit
(Applicable to 1-4 residential unit developments
submitted under Senate Bill (SB) 9.)

27. Biological Site Assessment
The applicant shall provide a Biological
Assessment (wildlife or botanical surveys) for
any project which could alter or damage the
habitat of special status species, as defined by
the California Department of Fish and Wildlife
or the US Fish and Wildlife Service, including
wetland species, nesting birds, Dusky Footed
Woodrats, roosting bats, et al.

28. Archeological and Tribal Cultural Resources
Prior to approval of development projects
(excluding small structures exempt under
CEQA) that have the potential to impact an
archaeological resource(s), such as through
grading, excavation for foundations or
basements, or new swimming pools, the
applicant shall provide an Archaeological
Resources Assessment that shall be
conducted under the supervision of an
archaeologist that meets the Secretary of
the Interior’s Professional Qualifications
Standards in either prehistoric or historic
archaeology. Assessments shall be completed
in accordance with the California Office of
Historic Preservation guidance and will follow
the Archaeological Resource Management
Reports (ARMR): Recommended Contents
and Format guidelines. If the Archaeological
Resource Assessment identifies resources that
may be affected by the project, Phase II testing
and evaluation will be required. If resources
are determined significant or unique through
Phase II testing and site avoidance is not
possible, appropriate site-specific mitigation
measures shall be identified in the Phase II
evaluation. These measures may include,
but would not be limited to, the Applicant’s
submittal of a Phase III data recovery program,
avoidance, or other appropriate actions to be
determined by a qualified archaeologist.

29. Paleontological Site Assessment
For new development that involves ground
disturbance within the high sensitivity
Pleistocene alluvial fan and fluvial deposits
(Qpaf) geologic unit, the project applicant
shall provide a report prepared by a Qualified
Paleontologist who shall direct all mitigation
measures related to paleontological resources.

If evidence of subsurface paleontological
resources is found during construction,
excavation and other construction activity
shall cease and the construction contractor
shall contract a qualified paleontologist to
evaluate the find and make appropriate
recommendations. If warranted, the
paleontologist shall prepare and implement a
standard Paleontological Resources Mitigation
Program for the salvage and curation of the
identified resources.

30. Historic Resources Site Assessment
The applicant shall provide a historic resources
assessment including State of California
Department of Parks and Recreation (DPR) 523
forms for development projects involving the
demolition or substantial alteration (alteration
of 30 percent or more of the building exterior)
of buildings 45 years or older. DPR forms shall
include a Primary Record (523A), Location Map
(523J), and appropriate detailed recording
forms (e.g., BSO Record (523B), Archaeological
Site Record (523C), or District Record (523D)).

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The forms shall be prepared by a qualified
architectural historian or historian who meets
the Secretary of the Interior’s Professional
Qualifications Standards (PQS) in architectural
history or history (as defined in Code of
Federal Regulations, Title 36, Part 61). If the
property is already listed in the NRHP or CRHR
or if DPR forms or an historical resources
evaluation (HRE) has been prepared for the
property in the past five years, preparation of
new DPR forms shall not be required.

31. Sewer Capacity Study (if an SB9 application
is for 3 or more units)
The applicant must provide a sewer capacity
study prepared by a licensed civil engineer
within the last 12 months that meets the
requirements of Piedmont City Code Section

8.12 and includes estimated amounts of
effluent generated from the project for average
daily and peak flow conditions. Additionally,
the analysis shall evaluate the existing flow in
the sewer main where the effluent from the
proposed units will flow to evaluate if sufficient
capacity is available for the additional flows.

Prior to Submitting an Application
If an applicant believes that any of the above
requirements do not pertain to their project,
they should call the Planning Division at
(510) 420-3050 and make an appointment
to meet with a planner. Applicants and their
agents (architect, contractor, engineer, etc.)
are encouraged to discuss the application
with the Planning staff early in the planning
process. Planning staff will be happy to review
all procedures with applicants and answer any
questions applicants may have. There is no
fee charged for any meetings or discussions
prior to the submittal of an application fee.

Please note that all housing development
applications, including ADU application,
will require a building permit application if
approved.

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2 / One-to-four Residential Unit Developments
2-1
ONE-TO-FOUR RESIDENTIAL UNIT DEVELOPMENTS 02

SITE ORGANIZATION, PLANNING, AND DESIGN