Planning Commission study session: Permitted commercial uses and permitting process

Planning Commission to discuss updates to permitting process for new businesses in commercial areas

Published August 9, 2024

The Planning Commission will hold a study session to discuss future zoning code updates intended to streamline the permitting process for new businesses in Piedmont’s commercial areas on Monday, August 12.

Changes under consideration include allowing new types of businesses to open without a public hearing process, as well as updates to the permitting process for businesses that require a conditional use permit (CUP). These changes would apply only in existing commercial zones along Grand and Highland Avenues.

Planning Commission Study Session: Permitted Commercial Uses and Conditional Use Permits
Monday, August 12, 5:30 pm | Piedmont City Hall, 120 Vista Avenue
Zoom: piedmont-ca-gov.zoom.us/j/81433792168
Agenda | Staff Report

Community members can provide comment in-person or via Zoom. This is a discussion item only – no decisions will be made at the meeting.

This discussion builds on a previous Planning Commission study session in July 2024, as well as a community survey about desired commercial uses conducted during June and July 2024. Based on feedback received, staff have developed proposals to:

  • Designate the Planning Commission as the body that reviews and approves Conditional Use Permit (CUP) applications, which would make Piedmont’s practices consistent with neighboring cities
  • Create an appeal process that would allow Planning Commission decisions on CUP applications to be appealed to the City Council
  • Allow certain types of commercial uses by right – meaning they would be permitted automatically as long as they meet defined standards for that business type and would not require a CUP or public hearing

These changes are intended to streamline the process for new businesses consistent with the Land Use Element of Piedmont’s General Plan.

Community survey indicates strong support for neighborhood-serving business

The commercial uses survey received 640 responses. Overall, responses paint a picture of a community that values vibrant commercial areas with a focus on local businesses, social gathering spaces, and amenities that enhance the overall quality of life. Survey respondents were mindful of potential negative impacts and expressed a desire for businesses that integrate well with the existing neighborhoods.

Of 16 potential business types, respondents:

  • Mostly favored: restaurant/café, retail, tutoring/lessons, personal services (salons, barbers, etc.)
  • Mostly desired with some limitations: hardware store, fitness center, office (professional), medical/dental office
  • Indicated divided opinions: dry cleaner, financial institution, bar/tavern, animal services
  • Mostly did not desire: liquor store

Additional analysis and a link to download a report containing the full survey responses can be found in the Planning Commission staff report.

Next Steps

Following the study session, Planning staff will further refine proposed zoning code revisions based on input received at the meeting and continue to solicit feedback from the community regarding permitted business types.

Ultimately, these discussions will lead to the creation of a list of permitted commercial uses accompanied by proposed standards for each use type, which would address topics such as the number of staff, floor area sizes, limits on the types of sales and service, hours of operation, loading zones, and delivery hours.

When complete, the revisions would be considered for approvals at public hearings by the Planning Commission and City Council.

For more information, contact Associate Planner Gopika Nair at [email protected].