Undiscovered by Piedmont Planners and Consultants, the deadline for State approval of the Piedmont Housing Element (HE) is NOT the previously relied upon May 2023 date.  The required State and City approval date is January 31, 2023.  This recently recognized date has required great urgency to promptly submit an HE plan to the Housing and Community Development Department for their prompt consideration and comments.  The new HE is not available at the time of this publication.

Following the November 8th City Council Election, on November 15th the City Council will move ahead to authorize the revised Housing Element and submit it to the State.  The time of the meeting was not provided nor the staff report.

The Piedmont Planning and Building Department has scheduled an informational, in person, November 9, Open House the day after the City Council Election to inform the public of the revised Housing Element.  This is NOT an occasion to gather public input for the City Council.  Broadcasting for home viewing access has not been announced.

Since August 1, 2022, Piedmonters have waited to receive information on the numerous changes and answers to questions regarding the proposed Piedmont Housing Element (HE) prior to consideration by the City Council and the subsequent HE submittal to the California Housing and Community Development Department.

Changes to the prior HE proposal have been kept well away from the public and the Planning Commission.  The newly proposed HE was not found on the city website.  An exception to public direct mail was an election influencing all city mailer along with various fliers found on the City’s heavily touted website piedmontishome@piedmont.ca.gov. 

At the November 15, 2022 City Council special meeting  the City staff, Planning Consultant and City Administrator will seek City Council authorization to submit the City’s Draft Housing Element to the California Department of Housing & Community Development (HCD) for review.

The Planning & Building Department will host an informational open house on Wednesday, November 9th where community members can learn about proposed updates to the Draft Housing Element as well as timelines for submittal, certification, and implementation process.  This event is not noticed as an occasion to take public input on the proposed changes to the HE.

On August 1st, 2022, the Piedmont City Council directed staff to analyze the viability of potential changes to the Draft Housing Element, including:

• Increased reliance on Accessory Dwelling Units (ADUs) to meet State-mandated housing production targets
• Relocation of affordable units in the sites inventory from the Civic Center area to the mixed-use zone on Grand Avenue
• Expansion of the Moraga Canyon Specific Plan area to include all City-owned property along Moraga Avenue

Staff and consultants have completed the analysis directed by the City Council and will be
presenting a revised sites inventory that reflects the results of that analysis to the City Council.

The official State deadline for cities to adopt a compliant Housing Element is January 31, 2023.  Once the City submits a Draft Housing Element for review, HCD has up to 90 days to return comments with requested revisions. Working actively to minimize any potential period of non-compliance, Planning & Building staff are in regular communication with HCD reviewers. “The City is optimistic that once submitted, Piedmont’s Draft Housing Element will move through the review process swiftly.”  Piedmont Press Release.

“Informational Open House November 9
In person community members can learn more about the proposed updates to the Draft Housing Element
and next steps at an upcoming informational open house:
Wednesday, November 9, 5-6:30pm
Piedmont Community Hall in Main Park
711 Highland Avenue”

No new information was released with the announcement.  The open house is NOT scheduled to be an opportunity to take public input on the revised HE.  Given the location in the Community Hall and general format of the meeting, it is unlikely that home viewers can participate in the Informational Open House.

At the event, Planning & Building staff will share their information and answer questions about:

• proposed changes to the Draft Housing Element sites inventory
• timelines for Housing Element adoption and implementation
• what to expect over the next three years, as the City implements the policies and programs outlined in the revised Draft Housing Element.

 Only if the City meets the deadline approval of January 31, 2023 will there be 3 years for implementation, otherwise the City would have under a year for implementation.  Implementation of HE proposals will require zoning changes and trigger the voter approval per the City Charter according to numerous informed readers of the Charter.  Voter approval of zoning changes has been denied by City officials, who attempt to convince voters they have no right to vote on proposed zoning changes, including turning parkland and all single-family zoning into multi-family high density housing units.

The open house will also provide information about consequences for non-compliance with State deadlines and how they impact Piedmont, including the process known as the “builder’s remedy,” which limits a city’s ability to deny applications for new development while its Housing Element is out of compliance.

For more information about the Housing Element update process, community members can visitPiedmontIsHome.org, the City’s online hub for housing policy issues in Piedmont.

Staff are continually updating the site as part of the City’s ongoing effort to make the Housing Element update process more accessible.  The newly revised HE proposal was not provided with the City Press Release. Interested individuals are directed toward the city website piedmontishome@piedmont.ca.gov. 

Comments about the Housing Element can be emailed to piedmontishome@piedmont.ca.gov. 

To send comments to the City Council as a whole, please email citycouncil@piedmont.ca.gov.  or send via U.S. Mail at the following address:

City Council
City of Piedmont
120 Vista Avenue Piedmont, CA 94611

READ the City Press Release below:

2022-10-31 Housing Element Special Council Meeting and Informational Open House

If you have not already voted in the November 8th City Council election, here are some of the pressing issues, in random, not priority order, the new City Council majority will be addressing:

• Adding 587 new dwelling units in Piedmont
• Following the Piedmont City Charter on voters rights, zoning, budgets, loans, administrative authority
• Hiring a new City Administrator
• Completing the Aquatic Center on time and within budget
• Providing transparent open and available processes by the Council, Committees, and Commissions
• Adherence to the California Brown Act, sunshine law
• Encouraging diversity, inclusion and opportunity
• Protecting Piedmont’s historic architecture and character
• Supporting Piedmont’s urban forest and sustainability
• Improving street and sidewalk conditions for vehicles and pedestrians
• Evaluating utility undergrounding for all of Piedmont
• Improving Police and Fire Department facilities
• Providing safety and protection for Piedmonters
• Controlling costs

READ the candidate’s official statements beside their photographs.

Six candidates are seeking election to three seats on the Piedmont City Council. Voters can vote for up to three of the candidates. The election is on Tuesday, November 8, 2022. The candidates are shown below in alphabetical order with their ballot statements copied beside their photographs.

Betsy Smegal Andersen

City Council Member

My education and qualifications are: My priorities on the Piedmont City Council have been community health and safety, financial stability, and strong city-school relations. During my time on Council, we have renovated Hampton Park and the Corey Reich Tennis Center, invested $3.75M for future pension needs, facilitated in-town COVID-19 testing, allocated funds to modernize police and fire dispatch, and maintained a balanced budget. Currently, we are rebuilding the city-owned Piedmont Community Pool, thanks to voter-approved Measure UU. As a lifelong resident, I appreciate the challenges and opportunities as we develop strategies to meet our climate action goals, address the state housing crisis, and replace aging infrastructure. Prior to serving on Council, I volunteered on the Public Safety Committee to promote emergency preparedness and chaired the Recreation Commission with a focus on improving recreational facilities and opportunities for all ages. I attended Piedmont public schools, majored in Public Policy at Duke, earned my law degree from UCLA, and practiced law for nearly two decades. My husband, Robert, and I raised our daughters here, Jane (PHS ’18) and Ellie (PHS ’21). If re-elected, I will continue to listen thoughtfully to all voices as we work together to strengthen the community we call home

 

Nancy “Sunny” Bostrom-Fleming

My education and qualifications are: Once upon a time there was a chubby little rich boy who lived in a mansion. He was driven in a limousine to school where he faced name calling, shoving, pinching. His mother sang, taught him piano & knitted him sweaters. He earned two doctorates. One music, one in theology, trained as a Presbyterian minister, married, had two children, four grandchildren, & millions of stepchildren. You might be one of them. His name was Fred Rogers and he lives in your heart. He never forgot the pain he experienced when he was helpless as we all have been or will be. His sweater is at the Smithsonian. My name is Sunny. I ran before. I promoted cameras at Piedmont’s entrances that keep your family & pets safer. My father taught me to swim when I was six months old. When I went to Katrina to help I realized that African-Americans are at a great & deadly disadvantage as far as swimming education is concerned. We can start a program to promote water safety for all children in America, saving thousands of lives. The issues before us are among the most important in our histor

Jennifer Long

Appointed City Council Member

My education and qualifications are: I am running for City Council to serve our beautiful community and maintain its greatness as it grows and evolves. With an impending pool build, critical infrastructure repair (and or replacement) and housing development, Piedmont is poised to be a city with the future in mind. In these unprecedented times, our city needs leaders who understand the interests of our citizens to maintain its excellent schools and outstanding public services such as the police and fire department. My perspective as a current member of the council and my direct engagement with the Piedmont community allow me to get to the essence of what is needed to create and maintain a safe, inclusive, and fiscally-sound community. My experience as a current city council member, attorney and life coach provide me with a solid foundation to tackle the matters that lie ahead for Piedmont. Through my work in various community organizations and with my connections to a variety of community members from sports teams to schools, I have a deep understanding of what makes Piedmont the outstanding community we all love and how to make it evolve into a city we will continue to be proud of in the future.

Bridget McInerney Harris

Estate Planning Attorney

My  education and qualifications are: I seek election to the City Council to serve the community with a strong commitment to public safety, fiscal discipline, realistic growth and common sense. I believe we can improve our community’s engagement regarding the increased housing requirement imposed by California by introducing more public forums and clear accessible diagrams of what is being discussed and debated. Importantly, I would advocate that all residents should vote before any park or city land is used for multi-family units within the city of Piedmont. Another top priority is public safety with additional support for the police and fire departments; improving both facilities and funding. I would be honored to put my knowledge, work ethic, and love for Piedmont to work as your City Council member. I earned my B.S. from the School of Foreign Service, Georgetown University, my JD from Gonzaga University, and my Taxation LLM from Georgetown University. I have practiced tax law locally for more than 40 years. We have resided in Piedmont since 1986, raising our four children here. I serve on the Executive Boards of the Piedmont Boy Scouts and Order of Malta Clinic in Oakland, a provider of free medical care to uninsured patients in our community.

Tom Ramsey

Architect

My education and qualifications are: Piedmont’s a great town. 25 years ago, my family moved here for the public schools, and now that our daughters graduated PHS, we stayed for the friendships, location, and services delivered by the city. I value safe neighborhoods, and I expect fiscal responsibility. Our town does have work to do. We have a pool to build as construction costs increase. We have public facilities with deferred maintenance issues. We have the difficult task of navigating the state mandates for housing density in a small town already built out and full of beautiful historic homes and civic buildings. I’m an architect, a problem solver and for over 30 years I’ve been building and leading diverse teams around the Bay Area. I’ll leverage my professional experience and my seven years on the planning commission to continue to accommodate growth while preserving Piedmont’s physical character. I’ve served on committees: Seismic Advisory, Design Guidelines, Measure A1 and I’ve worked with Piedmont’s youth through Scouting’s Community Service Crew for over a decade. I’m confident that when our town is fully engaged and works together, we can successfully resolve the issues in front of us; that’s what makes Piedmont a great town. vote4tomramsey.com

Jeanne Solnordal

Broker

My education and qualifications are: I am running for the City Council to bring a much-needed perspective and balance to our beautiful city. Many voices are underrepresented, especially those residents who oppose the plan to add 587 units of affordable housing to Piedmont at a cost of around $850,000 per unit. I am well-educated, having earned a Juris Doctorate degree in 1994 after working for the IRS for 18 years. In 1994 I obtained a Broker’s license and established a property management company which I still run. My legal (landlord/tenant) and tax accounting experience will be very helpful to Piedmont going forward. I will work to prioritize the city’s needs and will be fiscally responsible with your hard earned taxpayer dollars. My family has lived in Piedmont since 2002 and our children attended Piedmont schools. I served as a Girl Scout leader, President of Millennium Parents Club, a school volunteer, and assisted in organizing the Spring Flings and Harvest Festival. Currently, I am serving on the Public Safety Committee. Piedmont is a unique and desirable place to live. Let’s keep it that way.

If you have not already voted in the November 8th School Board Election, below are listed, in random, not priority order, some of the pressing issues the new School Board members will face;

• Hiring a new superintendent
• Teacher contracts – compensation and conditions
• Open enrollment – out of Piedmont admissions
• Student and teacher retention
• Budgetary controls
• Communication with parents and the community
• Diversity, inclusion and opportunity
• Safety on campuses 
• Excellence in education for all students
• Healthy learning environment
• Counseling for all students
• Completion of new facilities
• Working collaboratively with the City
• Open transparent governing

Shirley Hooi

Entrepreneur/Businesswoman/Mother

My education and qualifications are: COVID-related online learning has forced PUSD students to endure an unprecedented period of educational losses and mental stress. Now is a crucial period to help our students get back on track. I believe that parent, student and community member involvement in school board decisions is critical. Their opinions should be considered in the selection of the superintendent, along with issues regarding school curriculum and teacher retention/recruitment. As a product of the Oakland Unified School District, PUSD was regarded as the epitome of an exceptional public school education. Families strived to move to Piedmont to raise their children in a community in which a public school education was comparable to the local private schools. Unfortunately this has changed and PUSD continues to lose students to local private schools every year. My immigrant parents instilled in their children the belief of education and hard work as a path out of poverty. Now as a PUSD parent, it is my role to instill the same beliefs upon my children. If you support this philosophy, now is the time for me to be your voice on the school board. Get Involved: www.shirleyhooi.com

Ruchi Medhekar

Healthcare Executive/Parent

My education and qualifications are: I’m running for school board for four primary reasons: i) to strengthen district academics at all grade levels, ii) to foster curiosity and creative thinking in our students; iii) to strengthen positive relationships between teachers, administrators, and parents; and iv) to provide equitable opportunities that promote students’ emotional well-being. I have benefited tremendously from a strong STEAM education – graduating from MIT with undergraduate degrees in biology and chemical engineering, and a PhD in microbiology from UCLA. Currently, I work for a healthcare IT company, responsible for product and strategy. I grew up in the Bay Area and have lived in Piedmont since 2016. My husband is a local physician, and our daughters are in kindergarten and 4th grade at Beach. I’ve volunteered in many capacities at Beach, for PUSD, and our city: as classroom parent, VP and president of the Beach Parents Organization, on the Tri-School Site Council, Local Control and Accountability Plan (LCAP) Committee, and the district’s Budget Advisory Committee. I am on the board of the Piedmont Education Foundation and on the Piedmont Recreation Commission. These opportunities have helped me understand the needs of different stakeholders in the district, which will be invaluable in achieving my goals.

Lindsay Thomasson

Parent

My education and qualifications are: As the parent of students currently at PMS, Havens, and in preschool, I have held numerous volunteer roles over the past five years, giving me a robust understanding of how our district works, its strengths and weaknesses. I served as Havens’ Parent Club President, on the LCAP Committee, Superintendent Community Advisory Committee, and Wellness Center Committee, to name a few. As a member of PUSD’s Board of Education, my priorities would be to ensure PUSD has the leadership and resources to provide students an excellent, well-rounded academic experience, including the hiring of a superintendent aligned in our goals, and attracting and retaining well-qualified, diverse, engaged educators. This will allow PUSD to truly equip students with the essential critical-thinking, STEAM, and language arts skills needed to succeed at the universities and in the careers of their choosing. I have attended California public schools my entire life, culminating in degrees from Cal Berkeley and UCSD. Piedmont schools are the foundation of our community, yet the past three years have been divisive. To move forward we must engage in meaningful community dialogue, be pragmatic and creative, ensure all stakeholders are engaged in our decision-making processes, and always put students first.

Piedmont Police PRESS RELEASE

At 4:21 am this morning October 20, 2022, Police officers observed multiple wooden pallets on fire in the ACE Hardware parking lot on Grand Avenue. Officers worked to put the fire out with fire extinguishers and were assisted by the Piedmont Fire Department.

Later in the morning, Halloween decorations were lit on fire in the 300 block of Wildwood Avenue and the 100 block of Sierra Avenue.

No one was injured and there was minimal property damage in all the events.

An unknown subject was captured on video at the involved locations.

If you have any information related to this subject or additional video of unusual activity related to these events, please contact detectives at (510) 420-3000.

The City Council is urged to listen to the expertise of residents and take on the challenge – to investigate, question and push back against the ABAG / HCD 587-unit requirement and demand a fair process.

Dear Mayor King and City Council Members,

At the August 1st City Council meeting, in my rush to cover several topics, I was remiss in not thanking all Council Members and Staff for all their efforts to date on the General Plan. I apologize for that omission. In my career, I have served on a few Boards and fully appreciate the time and effort required by that service. Thank you.

Given the limited presentation time available to speakers at the meeting, however, I do feel that it is important to restate my position regarding the Draft Housing Element.

When Piedmont’s Housing Element requirement was initially announced, the Piedmont Planning Staff informed the residents that, even though the requirement of 587 units was nearly 10 times the previous requirement, ‘Piedmont should take on accommodating 587 units AS A CHALLENGE’. There was no mention of Piedmont challenging the 587-unit number despite the extraordinary increase over the previous General Plan requirement (60 units). If that discussion did occur between the Staff and the Council, then those minutes should be made available to clarify the record.

It appears to me that we are at a juncture where the solutions proposed in the Housing Element and the acceptance of some of those solutions by a significant number of residents are at odds. That is why I propose challenging the premise that 587 new units can be accommodated in Piedmont.

Why challenge the State HCD (Housing and Community Development Dept.) requirement?

One reason is that the State Auditor was directed to evaluate the needs assessment process that the HCD uses to provide key housing guidance to local governments. The Auditor’s report, dated March 17,2022, concluded that the HCD does not ensure that it’s needs assessments are accurate and adequately supported.

The Auditor found errors such as; not considering all the factors that State Law requires; no formal review process for the data it uses; the HCD could not support its use of various vacancy rates.

What was the HCD’s response to these very serious findings about their processes and due diligence?

The HCD said they would review their processes over the next year, but they did not commit to reviewing or modifying any of the current cycle of projections. The HCD 6th Cycle projected a need of 2,300,00 housing units for California. However, prior to that, in August 2020, the HCD projected a need of only 1,170,000 units for the same time period – about half the current requirement.

On the Federal side, Freddie Mac’s projected need for 6th cycle housing was 1,320,00 units in February 2020. These wide variations in projected housing need coupled with the State Auditor’s findings about the HCD’s procedures converge to magnify the need to examine the HCD 6th cycle requirement with a very healthy skepticism and to institute a very serious investigation or as some other like-minded cities have done – that is to band together and legally challenge the HCD on their process and projections.

We must remember that the General Plan is on an 8-year cycle and Piedmont will need to submit a Plan again in 2031. The State will likely impose another housing requirement on Piedmont then.

How many units will be required and where will those units go in 2031? What legacy will be left for the City Council of 2031?

All that adds to the urgency in challenging the 587-unit requirement now. To work toward an acceptable compromise of this issue with the HCD, it would also be very important for the City to establish an acceptable and attainable number of units that the planners believe can reasonably be accommodated in the current 6th cycle.

In any negotiation, if Piedmont can emphasize it’s prior compliance with the HCD requirements and exhibit a good faith effort to accommodate a significant new housing increase over prior General Plans ( say a 2-fold or 3-fold increase ) it would go a long way toward establishing the seriousness of Piedmont’s position and commitment.

Nevertheless, based on the uncertainty of the HCD population projection process, it is very important that we and other cities push back and demand more transparency and accuracy from the HCD now.

Another reason – numbers matter. Many of the objections to the Housing Element come down the extraordinary means needed to try to accommodate 587 units while trying to maintain a sense of identity for Piedmont. If, for example, Piedmont’s Housing Element were only a 3-fold increase over the existing requirement and Piedmont need only accommodate 180 new units, I believe that the Housing Element would now be approved and in our rear-view mirror. This is just an example, but it makes the point that numbers do matter – and accuracy and fairness of process also matter.

Another reason – our Fair Share. In the Aug. 1 Council meeting, many residents stated their beliefs that Piedmont should provide its fair share of housing units. I wholeheartedly agree, but how is the fair share derived? I believe that it is vital that our fair share should be derived from a fair and open process given the magnitude of its impact on our City.

There should also be some recognition of Piedmont’s constraints – that it is predominantly built-out and that the City faces reconstruction or new construction of its Essential Services Buildings ( ESB’s ) which could significantly affect some of the few available parcels in the City.

Recent meetings and discussions all expose the fact that the Housing Element, the structural integrity of the ESB’s (which, in my opinion, should be Piedmont’s HIGHEST PRIORITY) and a Master Plan for the Downtown parcels are all intertwined, yet none of these issues has a solid implementable plan. That fact strengthens the position that Piedmont should not proceed with submission of a Housing Element containing 587 units. That is why I strongly urge the City Council to listen to the residents and take on the challenge – to investigate, question and push back against the HCD 587-unit requirement and demand a fair process.

Respectfully submitted,

Donald Chandler AIA Piedmont Resident

Editors’ Note: Opinions expressed are those of the author.

The Piedmont City Council starting at 6:30 pm will consider the following at their Monday, September 19, 2022 meeting. Full staff reports are linked below the various noted items.

• AMENDMENT TO BUILDING AND CITY CODE  TO EXPAND PIEDMONT’S REACH CODES –  https://piedmont.hosted.civiclive.com/common/pages/DisplayFile.aspx?itemId=18933092
• EVALUATION OF CALLS TO THE PIEDMONT POLICE DEPARTMENT .https://piedmont.hosted.civiclive.com/common/pages/DisplayFile.aspx?itemId=18933094
• REPUBLIC SERVICE WASTE PICKUP PERFORMANCE REVIEW https://piedmont.hosted.civiclive.com/common/pages/DisplayFile.aspx?itemId=18933096
• HOUSING ELEMENT RESULTS TOWARDS CURRENT GOALS https://piedmont.hosted.civiclive.com/common/pages/DisplayFile.aspx?itemId=18933090

“In 2021, six small accessory dwelling units (ADUs) in Piedmont that received final building permit inspection would likely have rents affordable to residents earning low-income wages. Three ADUs finaled in Piedmont would likely have rents affordable to moderate income residents. Three new ADUs are so small (336 s.f. or less) that they would likely rent at rates affordable to households earning very low incomes, and another two ADUs (337 s.f. and 901 s.f.) were approved under prior City ordinances and have restrictions limiting occupants’ incomes and rents to very low rates for a period of 10 years. Finally, two new ADUs would likely rent at rates above moderate income due to their size and number of bedrooms. There were no single-family residences completed in Piedmont in 2021. For addresses, sizes, and numbers of bedrooms, see the list of completed ADUs for 2021 below.  See full staff report linked above.

“During the calendar year 2021 the City of Piedmont gave final inspection approval to building permits for 16 new accessory dwelling units (ADUs) in 2021. In addition to the 16 that received final inspection approval, the City of Piedmont issued building permits for 23 new ADUs. Zero (0) building permits were issued for new single-family homes, bringing the total number of building permits issued during the 2015-2023 term up to 96 permits. The City’s issuance of building permits for new housing units exceeds the overall goal set by the State of California in the RHNA for the 5th Cycle Housing Element by 36 housing units. However, production of very low-income units has lagged, resulting in a total since 2015 of 18 building permits for very low income units, where the RHNA goal is 24. The following staff report provides background and analysis on the annual progress report.” Staff report.

Agenda and participation details:

>  https://cdn5-hosted.civiclive.com/UserFiles/Servers/Server_13659739/File/Government/City%20Council/Agenda/council-current-agenda.pdf?v=T0ocGxUAQ

There are 6 candidates seeking election to 3 seats on the Piedmont City Council. Voters can vote for up to 3 of the candidates. The election is on Tuesday, November 8, 2022. The candidates are shown below in alphabetical order with their ballot statements copied beside their photographs.

Piedmonters have called for clearer explanations on what is proposed in the Housing Element.  Helpful explanations would include:

• Specific diagrams of any new and safer roads near schools and in the Morago Canyon Area where housing is proposed, including cost projections for road improvements.
• The state is looking for zoning changes to increase housing density. How is Piedmont proposing to comply with the City Charter and Piedmont voters rights on zoning changes increasing density?
• High density housing in Piedmont is being proposed to a height of 6 stories.  This height is greater than existing buildings in Piedmont.  How does this not change the character of the city and stay in  compliance with Piedmont ordinances and design review standards?
• Currently, a small number of dwelling units are in the Moraga Canyon area. How will services be provided including: transit, pedestrian access, monitoring of low-income and affordable rents, public safety access, etc. –  for the hundreds of new dwelling units proposed? How will the additional workload and costs be covered ?
• The Housing Element once adopted by the City and the Department of Housing and Community Development becomes a “property use right. “ On city and private property, what are city and voter controls over development and costs after the Housing Element has been adopted by the City Council?
• The City is not required to build the housing.  However, the use of City land is essential to meeting the large numbers of dwelling units required of the HE.  What right does the City have to participate in leasing, selling, or assisting in the use of public lands per the State Constitution Article 34 and the City Charter without voter approval of the zoning use changes?
• Commercial developers paired with government money await the opportunity to build in Piedmont as supported locally by influencers in and outside of Piedmont.   What is the schedule to provide  Piedmont voters with their right to vote on the HE zoning changes prior to final adoption?
• Outreach efforts by Piedmont have been clouded and confused by partial information and changes to the proposed HE.  Why isn’t or wasn’t a mailed survey sent to every residence in Piedmont to learn of voters concerns and interests?
• What are the requirements for building high density dwelling units in Piedmont, including: height limits, density, street configurations, utilities, public safety, trees, transit, parks, sewers, water, landslides, fire protection, parking, lighting, open space, etc. ?