Pinole's Planning

Administrative Design Review includes the following types of proposals:

1. Additions to single family residential structures
2. Additions of less than 500 square feet to multi-family structures
3. Additions of less than 500 square feet to non-residential structures
4. Fences greater than 3.5 feet in the front yard setback area or greater than 6 feet in the side yard setback area, or as required in PMC Section 17.42.030.

Comprehensive Design review includes the following types of proposals:

1. New single-family development
   1. EXCEPT, for units proposed under SB 9.
2. New multi-family development
3. New non-residential development (e.g., commercial, office, industrial, public/quasi-public)
4. Additions to existing multi-family structures equal to or greater than 500 square feet
5. Additions to non-residential structures equal to or greater than 500 square feet
6. Any item not listed as exempt in PMC Section 17.12.150(C), for which the Community Development Director determines that a comprehensive design review permit is required.

Accessory Dwelling Unit (ADU)/ Junior ADU (JADU)

The Planning Division reviews ADUs and JADUs through Building Permit application submittals. To submit a building permit application for an ADU/JADU, please see the ADU - JADU permit submittal requirements and submittal information from the Building Division forms webpage.

Please ensure the following items are included with the Building Permit application submittal for the ADU/JADU:

ADU Development Restriction Form (A notarized signature needs to be placed in the form, and the original signed copy of the form needs to be submitted prior to approval)

Address Assignment Application

Credit Card Authorization Form (for Address Assignment Application fee) 

SB9 Development or Lot Split

SB9 is a process providing for lot splits and development of up to two primary dwellings on lots zoned R-1 and LDR. For more information on SB 9, please see the SB 9 Development and Lot Split Checklist on the Planning Division applications webpage.

SB 9 unit development proposals require submittal of a Planning Application for review and approval, followed by a Building Permit application for construction. Please fill out a standard Planning Application Form for a proposed unit development found on the Planning Division applications webpage. 

SB 9 lot split proposals require submittal of a Planning Application review and approval, followed by a final parcel map to the Public Works Department prior to finalization and recordation. Please fill out the SB 9 Lot Split Application Form found on the Planning Division applications webpage. 

Sign Permit

Description: Proposal for four or fewer nonexempt permanent signs, including building attached and freestanding signage, with an aggregate sign area of less than 200 square feet.

Sign permits are required for Planning Division review of proposed sign design for nonexempt signs under Chapter 17.52. Separate building permits would be required building code compliance review and installation of signage.

Sign Program

Sign Programs include the following types of proposals:

1. Sign Program. Signage proposal and guidelines for multiple signs or multiple users on site.
   1. Proposal for five or more nonexempt signs or 200 square feet total aggregate sign area.
   2. Proposal for multi-tenant shopping centers, office parks, or other multi-tenant or mixed-use development of three or more separate tenants/uses.
2. Creative Sign Program. Signage with proposed special deviations from general standards intended to allow creatively designed signs, under Section 17.12.100.

Description: Removal of protected trees, as defined in PMC Chapter 17.98.

1. Coast Live Oak, Madrone, Buckeye, Black Walnut, Redwood, Big Leafed Maple, Redbud, California Bay, and Toyon trees with a single perennial stem of 12 inches or larger in circumference measured 4.5 feet above the natural grade.
2. Any other tree with a single perennial stem of 56 inches or larger in circumference measured 4.5 feet above the natural grade.
   1. EXCEPT, certain trees regardless of size that do not require permits, including nut or fruit trees, palm trees or eucalyptus trees.

Administrative Use Permits include the following types of proposals:

1. Outdoor seating and dining, if not part of the original development permit for the principal use.

Conditional Use Permits include the following types of proposals:

1. Proposed land use requiring a Conditional Use Permit, under the Zoning Code (Chapter 17.20 of the Pinole Municipal Code) or the Three Corridors Specific Plan (Chapter 6 Development Standards).
2. Parking Reduction. Reduction in standard parking ratios for uses other than single-family, two-family, and accessory dwelling units. More information in PMC Section 17.48.060.
3. Shared Parking. Reduction in standard parking ratios for proposed uses by providing for shared parking facilities serving more than one use on a site or serving more than one property. More information in PMC Section 17.48.060.
4. Alcohol Sales. More information in PMC Chapter 17.59.
5. New permanent outdoor storage requested in conjunction with an existing use or development under PMC Section 17.68.020.
6. Temporary uses exceeding standard time periods for temporary uses under PMC Chapter 17.74.

Temporary Use Permit includes the following types of proposals:

1. Temporary uses, as listed in PMC Chapter 17.74.
   1. Construction yards and storage sheds, which are to be used for a period of more than three (3) months, for the storage of materials and equipment used as part of a construction project.
   2. Special one (1) day events such as grand openings, holiday flower sales, fruit and vegetable sales, and other special retail sales, as well as ground-breaking ceremonies.
   3. Expositions, concerts, clinics, amusement rides, and flea markets may be conducted for a period not to exceed ten (10) days within a calendar year and not located in a residential district.
   4. Carnivals, circuses, and fairs.
   5. Outdoor sales and display of goods, including promotional sales, conducted as part of an otherwise lawfully permitted or allowed permanent commercial use. Occupies no more than 10% of a parking area.
      1. New business: maximum 30-day period within the first 180 days after that business is established.
      2. Existing businesses: maximum of three periods totaling a maximum of 30 days within a given year.
   6. Seasonal sales (e.g., Christmas tree sales, pumpkin sales) in a nonresidential district and not exceeding 60 days per seasonal sales location per calendar year. Seasonal merchandise shall not utilize required parking spaces dedicated to other uses.
   7. Temporary sales and construction offices used for the sale of lots and/or homes as part of a new residential subdivision.
2. Temporary uses not specifically listed in PMC Chapter 17.74 but determined by the Community Development Director as similar in nature to permitted uses.

Minor Deviation

Minor Deviations include the following types of proposals:

1. Request for reduction of required building setback by up to 5%, for a single-family residential structure, under PMC Section 17.12.120.
2. Request for reduction of required building height by up to 10%, for a single-family residential structure, under PMC Section 17.12.120.

Variance

Description: Request for deviation from general development standards. Variances must be determined to meet approval findings under PMC Section 17.12.130.

A variance may NOT be granted for the following, except as allowed by state law:

      1.   Allow a land use not otherwise permitted in the zoning district

      2.   Increase the maximum allowed residential density

      3.   Waive or reduce parking requirements by more than 30%

      4.   Waive or modify a procedural requirement

General Plan/ Specific Plan/ Zoning Code Amendments include the following types of proposals:

1. General Plan Amendment: Proposed revision to the General Plan, including the Land Use Map.
2. Specific Plan Amendment: Proposed revision to the Specific Plan, including the Land Use Maps.
3. Zoning Code Amendment/ Rezoning: Proposed revision to the Zoning Code and/or Zoning Map.
4. Prezoning/ Annexation: Proposal to zone and incorporate sites located outside of City limits.
5. Minor Development Plan Amendment: Revision of a Development Plan.

Lot Line Adjustment/ Lot Merger

Lot Line Adjustments/Lot Mergers include the following types of proposals:

1. Lot Line Adjustment: Modifications of lot lines resulting in no change to the number of parcels.
2. Lot Merger: Modifications of lot lines resulting in fewer parcels, i.e., consolidating parcels.

Subdivision

Subdivisions include the following types of proposals:

1. Minor Subdivision: Proposed subdivision resulting in creation of four or fewer lots.
   1. EXCEPT, for lot splits proposed under SB 9.
2. Major Subdivision: Proposed subdivision resulting in creation of five or more lots.