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Planning Permit Information

This page offers information on:

  • Types of planning projects needed for various activities
  • Checklists, forms, and guidelines
  • Site planning and specific land use standards
  • Frequently Asked Questions
Submit Your Detached ADU Design for Preapproval—Help Others Streamline Their Projects! Learn more about the Pre-Approved ADU Plans Program below.
Visit the City’s Online Project, Permit and Licensing Center to apply for and track your planning application online
Planning Project Types

Planning Project Types For eTRAKiT

Planning permits vary based on the type of project you’re considering. Before applying, identify the permit you need and gather the necessary materials. Below is a list of common projects. Click on the project you are interested in to find out which permit you need in eTRAKiT and what documents are required.

Address Assignment: Assigning addresses to new units, buildings, or commercial tenant spaces

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Other Planning Review

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • Address Assignment

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Site plan or map showing the site, including existing and proposed structures. Identify the location of the feature where the new address is proposed.
  • Floor plan, if address assignment is proposed within a building. Identify the location of the units, suites, and tenant spaces where the new addresses are proposed

Administrative Design Review includes the following types of proposals:

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

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Design Review Administrative

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan
    • Floor Plan
    • Roof Plan
    • Exterior Elevations
    • Grading and Utilities Plan (if changes proposed)
    • Landscape Plan/Open Space Plan (if changes proposed)

Administrative Use Permit includes the following types of proposals:

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

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Use Permit Administrative

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Project description, including description of operations, days and times of uses, number of workers, estimated number of visitors, and any use of existing sidewalk or pedestrian circulation paths.
  • Site Plan, showing the proposed use and clearance width for pedestrian circulation.

Appeal includes the following types of proposals:

  • Appeal of Staff Decision to Planning Commission
  • Appeal of Planning Commission Decision to City Council

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Appeal

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Written explanation identifying the determination or action being appealed and specifically stating the grounds or legal basis for the appeal

Comprehensive Design review includes the following types of proposals:

  • New single-family development
    • EXCEPT, units proposed under SB 9.
  • New multi-family development
  • New non-residential development (e.g., commercial, office, industrial, public/quasi-public)
  • Additions to existing multi-family structures equal to or greater than 500 square feet
  • Additions to non-residential structures equal to or greater than 500 square feet
  • 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.

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Design Review Comprehensive

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information. The subtype depends on the:

1) type of use and building,

2) whether the project consists of a new building, and

3) the size of an addition to the existing building.

  • CDR- SFR, 2-4 unit, MFR or nonres add 500-5000sf
    • Single family
      • New single family residences, except SB 9 projects
    • Multifamily
      • New multifamily residential projects containing 2 units, except SB 9 projects.
      • New multifamily residential projects containing 3 to 4 units
      • Addition to multifamily residential adding 500 to 5,000 square feet
    • Nonresidential (e.g., commercial, office, industrial, public/quasi-public)
      • Nonresidential additions adding 500 to 5,000 square feet
  • CDR- 5-10 unit, MFR or nonres add 5001-10000sf
    • Multifamily
      • New multifamily residential projects containing 5 to 10 units.
      • Addition to multifamily residential adding 5,001 to 10,000 square feet
    • Nonresidential (e.g., commercial, office, industrial, public/quasi-public)
      • Addition to nonresidential adding 5,001 to 10,000 square feet
  • CDR- 11 unit, new nonres, MRF or nonres add 10001sf
    •  Multifamily
      • New multifamily residential projects containing 11 units or more.
      • Addition to multifamily residential adding 10,001 square feet or more.
    • Nonresidential (e.g., commercial, office, industrial, public/quasi-public)
      • New nonresidential building
      • Addition to nonresidential adding 10,001 square feet or more.

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan
    • Floor Plan
    • Roof Plan
    • Exterior Elevations
    • Grading and Utilities Plan (if changes proposed)
    • Landscape Plan/Open Space Plan (if changes proposed)

Conditional Use Permit includes the following types of proposals:

  • New 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).
  • 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.
  • 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.
  • Alcohol Sales. More information in PMC Chapter 17.59.
  • New permanent outdoor storage requested in conjunction with an existing use or development under PMC Section 17.68.020.
  • Temporary uses exceeding standard time periods for temporary uses under PMC Chapter 17.74.

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Use Permit Conditional

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Project description, including description of operations, days and times of uses, number of workers, estimated number of visitors, any amplified sound, and proposed pedestrian and vehicular circulation on site.
  • Site Plan, showing the proposed use.
  • Floor Plan, if use would occur within a building.

Extension request includes the following types of proposals:

  • Extension of Planning approval

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Extension Request

Home occupation includes the following types of proposals:

  • Home Occupation: Operating small businesses within residences.

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Home Occupation

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan
    • Floor Plan
    • Roof Plan
    • Exterior Elevations
    • Grading and Utilities Plan (if changes proposed)
    • Landscape Plan/Open Space Plan (if changes proposed)

Lot Line Adjustment/Lot Merger includes the following types of proposals:

  • Lot Line Adjustments: Modifications of lot lines resulting in no change to the number of parcels
  • Lot Mergers: Modifications of lot lines resulting in fewer parcels, i.e., consolidating parcels

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Lot Line Adjustment Lot Merger

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • Lot Line Adjustment
  • Lot Merger

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Parcel map, showing existing and proposed lot lines
  • Lot closure calculations
  • Title report
  • Easement text/documentation, if there are existing or proposed easements

Minor deviation includes the following types of proposals:

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

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Minor Deviation

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • None

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan
    • Floor Plan
    • Roof Plan
    • Exterior Elevations
    • Grading and Utilities Plan (if changes proposed)
    • Landscape Plan/Open Space Plan (if changes proposed)
  • Explanation on why the requested minor deviation is needed.

Other Planning Review includes the following types of proposals:

  • Other Planning Review: Projects or services that are not listed

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Other Planning Review

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • Other Planning Review

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Prior to selecting this option, it is recommended that you check with the Planning Division on initial submittal items.

Policy Zoning Plan Amendment includes the following types of proposals:

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

 

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Policy Zoning Plan Amendment

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • General Plan Amendment
  • Specific Plan Amendment
  • Rezoning/Zoning Code Amendment
  • Prezoning/Annexation
  • Minor Development Plan Amendment
  • Easements/Street Vacation/Existing Utility Review

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Project description, including explanation for the request

The Pre-Approved ADU Plan permit allows applicants to submit Accessory Dwelling Unit (ADU) plans for pre-approval review and listing on the City’s website. Through this process, the City reviews submitted plans for compliance with applicable zoning and building code standards. Approved plans may then be listed online for use by other applicants, consistent with AB 1332.

The application fee covers two hours of Planning Division review and one hour of Building Division review. Additional fees will apply if further reviews are required.

eTRAKiT Type
This is the Project Type you select under Project Type Information.

  • Pre-Approved ADU Plan

eTRAKiT Subtypes
Next, select the Project Subtype under Project Type Information.

  • Pre-Approved ADU Plan Review

Requirements, Documentation, and Attachments

Applicants must provide the following information and documents when submitting their application. Incomplete applications will delay processing.

  1. Plan Set for Review
    • Plans must be designed according to:
      • The latest edition of the California Building Code (CBC).
      • The City’s ADU development standards (refer to the Planning Division webpage: Planning Permit Information).
    • Plan sets must include:
      • Floor plan.
      • Elevations showing all sides of the ADU.
      • Roof plan.
      • Electrical plans.
      • Structural details.
    • All documents must be compiled into a single PDF file.
  2. Payment of Application Fee
    • Pay through the City’s online permitting system at the time of application.
  3. Location
    • Specify “2131 PEAR ST – PARCEL” for the project location in eTRAKiT.

Sign Permit includes the following types of proposals:

  • New signage, consisting of four or fewer nonexempt permanent signs, including building attached and freestanding signage, with an aggregate sign area of less than 200 square feet.

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Sign Permit

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan, labeled with signage locations
    • Sign Design Plans
      • Building Elevations with signage (for attached wall signs)
      • Lighting/illumination details (for illuminated signs)

Sign Program includes the following types of proposals:

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

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Sign Program

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • Sign Program
  • Creative Sign Program

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan, labeled with signage locations
    • Sign Design Plans
      • Building Elevations with signage (for attached wall signs)
      • Lighting/illumination details (for illuminated signs)
    • Sign Program Design Guidelines, establishing any design details, dimensions, and other parameters for future signs proposed in the sign program area.

Similar Use Determination includes the following types of proposals:

  • Request for formal determination on whether a proposed use is similar to a use in the same zoning district that is permitted or conditionally permit.

 

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Similar Use Determination

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Project description

Small Cell Wireless includes the following types of proposals:

  • Installation of small cell wireless telecommunications equipment on utility poles or structures

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Small Cell Wireless

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • SC – New Pole
  • SC – Attached to Existing

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan
    • Map and Inventory of Proposed Sites
    • Photo Simulations of Small Cell Facility and Ancillary Equipment
    • Drawings and Plans
      • Plans, with equipment details and specifications
      • Existing and Proposed Elevations
    • Camouflage and/or Matching Methods
    • Ancillary Equipment
  • Radiofrequency Electromagnetic Energy (RF-EME) Report
  • Documentation demonstrating that installation on City-owned poles can meet structural standards, including safety and load bearing capability.
  • Proof of legal right to use property (e.g., utility poles and structures) if it is not City-owned.
  • Documentation/sworn statements of compliance with federal and state requirements, as identified in PMC Section 17.77.060.

Subdivision includes the following types of proposals:

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

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Subdivision

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • Minor Subdivision
  • Major Subdivision

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Tentative map, showing existing and proposed lot lines
  • Lot closure calculations
  • Title report
  • Easement text/documentation, if there are existing or proposed easements

Temporary Use Permit includes the following types of proposals:

  • Temporary uses, as listed in PMC Chapter 17.74.
    • 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.
    • 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.
    • 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.
    • Carnivals, circuses, and fairs.
    • 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.
      • New business: maximum 30-day period within the first 180 days after that business is established.
      • Existing businesses: maximum of three periods totaling a maximum of 30 days within a given year.
    • 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.
    • Temporary sales and construction offices used for the sale of lots and/or homes as part of a new residential subdivision.
  • Temporary uses not specifically listed in PMC Chapter 17.74 but determined by the Community Development Director as similar in nature to permitted uses.

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Temporary Use Permit

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Project description, including description of operations, days and times of uses, number of workers, estimated number of visitors, any amplified sound, any temporary closure or obstruction of parking spaces, drive aisles, roads, and walkways.
  • Site Plan, showing the proposed use

Tree removal permit includes the following types of proposals:

  • Removal of 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.
  • Removal of any other tree with a single perennial stem of 56 inches or larger in circumference measured 4.5 feet above the natural grade.
  • EXCEPT, the following trees are exempt from permits:
    • Trees smaller than the species and sizes listed above.
    • Nut or fruit trees, palm trees, and eucalyptus trees, regardless of size.

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Tree Removal

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Site plan, drawn to scale, showing property lines, existing structures, and the location of the proposed tree(s) to be removed.
  • Photos of the proposed tree(s) to be removed.
  • A Certified Arborist Report, unless the reason for removal is evident such as the tree is clearly dying and there are no viable alternatives to address the issue.

Variance includes the following types of proposals:

  • Variances from development standards. Variances must be determined to meet approval findings under PMC Section 17.12.130.
  • EXCEPT, a variance may NOT be granted for the following:
    • Allow a land use not otherwise permitted in the zoning district
    • Increase the maximum allowed residential density
    • Waive or reduce parking requirements by more than 30%
    • Waive or modify a procedural requirement

eTRAKiT Type. This is the Project Type you select under Project Type Information.

  • Variance

eTRAKiT Subtypes. Next, select the Project Subtype under Project Type Information.

  • Variance – All Others
  • Variance – Single Family Residential

Requirements, Documentation and Attachments

We’ve provided a list below of what you’ll need to submit with your application when you apply online. Make sure to upload all of the required documents. If your application is not complete, this will extend the time it takes to issue your permit.

  • Complete set of plans, including:
    • Title Page/Cover Sheet
    • Site Plan
    • Floor Plan
    • Roof Plan
    • Exterior Elevations
    • Grading and Utilities Plan (if changes proposed)
    • Landscape Plan/Open Space Plan (if changes proposed)
  • Explanation on why the requested variance is needed.

A Zoning Verification Request provides formal documentation of the zoning designation and permitted uses for a specific property. This request may include confirmation of zoning standards, regulations, and compliance requirements. The fee for this request is based on the current Planning Personnel hourly rate, with a minimum initial payment equivalent to 1 hour of staff time due at the time of application.

eTRAKiT Type
This is the Project Type you select under Project Type Information.

  • Other Planning Review

eTRAKiT Subtypes
Next, select the Project Subtype under Project Type Information.

  • Zoning Verification Request

Requirements, Documentation, and Attachments

Please provide the following information when you submit your application. Ensure that all required documents are uploaded, as incomplete applications will delay processing.

  1. Detailed Description of the Request
    • Include a clear explanation of the information being requested, such as confirmation of zoning designation, permitted uses, or other zoning-related information.
  2. Addresses and APNs (Assessor’s Parcel Numbers)
    • Provide all addresses and APNs for the properties related to the request.
  3. Supporting Documentation
    • If applicable, upload documents that clarify the request or demonstrate site-specific details, such as:
      • Site plan or map showing the property boundaries and any relevant structures or features.
      • Additional materials or reports supporting the request.

Accessory Dwelling Units (ADUs) and Junior ADUs

Building an ADU or JADU on your property is a great way to create additional living space, rental income, or housing for loved ones. Below are the detailed requirements and guidelines to help you navigate the process.

Accessory Dwelling Unit (ADU):

A small, self-contained residential unit with independent:
Living and sleeping areas
Kitchen and sanitation facilities
ADUs can be:
Detached: A stand-alone structure separate from the main home
Attached: Connected to the primary residence
Converted: A remodeled space within an existing structure (e.g., garage, attic)

Junior Accessory Dwelling Unit (JADU):

A unit up to 500 square feet that is located entirely within the walls of a single-family home.
Key features:
Separate exterior entrance
Efficiency kitchen (small cooking facilities)
Option to share bathroom facilities with the main home

  • ADUs are allowed in:
    • Single-family residential zones (LDR, R-1)
    • Multi-family residential zones (R-2, R-3, R-4)
    • Mixed-use zones (RMU, CMU, OPMU)
  • JADUs are allowed only within single-family homes.

ADU Development Standards

  • Size Limits for Attached and Detached ADUs:
    • Studio to 1 bedroom ADU
      • 50% of the square footage of the primary residence’s living area, with a cap of 850 sq. ft.
      • Where 50% of the living area does not provide for an 800 square foot ADU, an 800 square feet ADU may be allowed.
    • 2+ bedroom ADU
      • 50% of the square footage of the primary residence’s living area, with a cap of 1,000 sq. ft.
      • Where 50% of the living area does not provide for an 800 square foot ADU, an 800 square feet ADU may be allowed.
  • Height Limits:
    • Standard: 16 feet
    • Increased height: Up to 18 feet if located:
      • Within ½ mile of transit
      • On lots with multi-story, multi-family buildings
  • Setbacks:
    • Side and rear yards: 4 feet minimum
    • Front yard: Generally, not permitted in front setback. Except, front setback requirements may yield to the extent needed to allow an ADU if the setback would prohibit an 800 square foot ADU with 4-foot side and rear setbacks.
    • Between a detached ADU and main residence: 8 feet, except if this would prohibit an ADU up to 800 square feet with 4 foot side and rear setbacks.
    • No setback required for conversions of existing structures
  • Location:
    • Detached ADUs must be placed at the rear or side of the primary home.
  • Parking:
    • 1 space per ADU (unless exempt).
    • Exemptions apply if the ADU is:
      • Within ½ mile of public transit
      • Located in a historic district
      • Part of a garage conversion or near a car-share service

JADU Development Standards

  • Size: Up to 500 sq ft
  • Owner Occupancy: The property owner must live in either the JADU or the primary residence.
  • Bathroom Facilities: May share the bathroom with the primary home.
  • Kitchen: Must include:
    • Small cooking appliances
    • Food preparation counter and storage cabinets
  • Parking: No parking spaces required.
  1. Garage or Structure Conversions:
    • Existing garages or other accessory structures can be converted to ADUs without requiring setbacks.
    • Minor expansions (up to 150 sq ft) are allowed for entrances/exits.
  2. ADUs on Lots with Multifamily Dwellings:
    • Non-habitable spaces (e.g., storage rooms, attics, basements) can be converted to ADUs, not to exceed 25% of the existing multifamily units.
    • Up to 2 detached ADUs can be constructed on a lot with proposed multifamily dwellings.
    • Up to 8 detached ADUs can be constructed on a lot with existing multifamily dwellings, provided the total number of ADUs does not exceed the existing units on the lot.

Pinole has a streamlined approval process for ADUs and JADUs:

  1. Submit Your Application: Include:
    • Completed application form
    • Site plan, floor plan, and building elevations
    • Declaration of restrictions (for JADUs, owner occupancy is required)
  2. Approval Timeline:
    • Applications are reviewed ministerially (no public hearing required).
    • The City must approve or deny applications within 60 days if they meet all requirements.
  3. Build and Inspect: After approval, construction can begin with required inspections.
  • Rental Terms: ADUs and JADUs cannot be rented for less than 30 days (no short-term rentals).
  • Sales:
    • ADUs and JADUs cannot be sold separately from the main home.
    • Exceptions exist for specific nonprofit affordable housing developments.
  • Utilities:
    • ADUs do not require separate utility connections unless part of a new build.
    • Fire sprinklers are not required if the main home does not have them.

Pre-Approved ADU Plans Program

The City of Pinole, in alignment with Assembly Bill 1332 (AB 1332), is committed to supporting streamlined and efficient Accessory Dwelling Unit (ADU) development. AB 1332 allows any person to submit ADU plans for pre-approval to simplify the permitting process and make compliant, ready-to-use designs available to homeowners.

Pre-approved plans ensure compliance with both state law and local development standards while providing a resource for homeowners to develop ADUs efficiently and cost-effectively. By offering a pathway for pre-approved designs, this program supports the creation of accessible, affordable housing options and helps designers connect with the community.

This section provides clear guidance for:

  • Designers submitting plans for pre-approval consideration.
  • Designers and applicants using pre-approved plans to apply for a Building Permit.

Through this program, the City aims to streamline ADU development, promote compliance with the California Building Code, and foster housing opportunities in a manner that is consistent with local zoning requirements.

Submitting ADU Plans for Pre-Approval
1
Prepare Your Plans

Your plan set must include the following:

  • Floor Plan: Clearly label all rooms and uses.
  • Elevations: Show all sides of the ADU, including height measurements.
  • Roof Plan: Include slope, materials, and drainage details.
  • Electrical Plans: Layout of outlets, lights, and wiring schematics.
  • Structural Details: Construction details for foundations, framing, and materials.

Requirements:

    • Plans must comply with the latest edition of the California Building Code.
    • Plans must align with City of Pinole ADU Development Standards (e.g., setbacks, height, parking).
    • The complete plan set must be compiled into a single PDF file.
2
Submit Your Application Online
  • Go to the City’s Online Permitting and Licensing System.
  • Click on the “Planning Permits” tab and follow the link to apply.
  • Apply for a “Pre-Approved ADU Plan” under “Planning Permits”:
    • Select location: 2131 PEAR ST – PARCEL.
    • Upload your complete PDF plan set.
    • Pay the required application fee, which at a minimum:
      • Includes 2 hours for Planning Division review.
      • Includes 1 hour for Building Division compliance review.
3
Plan Review Process
  • Plans will be reviewed for:
    • Building Code compliance.
    • Compliance with ADU Development Standards in the Pinole Municipal Code.
  • If revisions are needed:
    • You will receive comments specifying required updates.
    • Address all comments and submit a response document detailing how each comment was resolved.
  • Resubmissions may be required until all issues are addressed.

Timeline:

  • The City has 60 days to approve or deny a complete application.
4
Approval and Listing on City Website

Once your plans are approved:

  1. Complete the City of Pinole ADU Pre-Approval Plan Release Form.
  2. Planning Staff will coordinate with you to finalize details for your listing, including:
    • Contact information.
    • Plan description.
    • Renderings or partial/full plans for display.
  3. Important Note: Listing your plans on the website is not an endorsement of your services or designs, per AB 1332.
Steps to Use Pre-Approved Plans for a Building Permit
1
Contact the Designer
  • Review the City’s list of pre-approved ADU plans on the website.
  • Reach out to the designer or preparer of the selected plan to:
    • Acquire, purchase, or obtain permission to use the plans.
    • Discuss any modifications or site-specific adjustments needed.

Note: The City is not a party to any discussions, agreements, or transactions between designers and applicants regarding the use of pre-approved plans.

2
Prepare a Full Plan Set

After acquiring the plans, ensure you prepare a complete plan set for submittal, which includes:

  • Pre-approved plans: Floor plans, elevations, roof plans, and structural details.
  • Site Plan: Must demonstrate compliance with development standards in Pinole Municipal Code (Chapter 17.70).
    • Include:
      • Lot lines, setbacks, and building footprints.
      • Roof overhangs, fences, and eaves.
      • Parking spaces, driveways, and utility line locations.
      • Right-of-way features (sidewalks, trees, landscaped areas).
      • North arrow and scale bar.

Accuracy: The applicant must verify property lines and structure locations on the site plan.

3
Submit the Building Permit Application
  • Visit the Online Permitting Center.
  • Submit the Building Permit application with:
    • The full plan set (pre-approved plans + site plan).
    • Address Assignment Application:
      • Required for each ADU/JADU. Find the form under Planning Permits > Address Assignment.
    • ADU Development Restriction Form:
      • Download at ADU Forms & Checklists.
      • Must be notarized and submitted via mail/drop-off:
        Community Development Department, 2131 Pear Street, Pinole, CA 94564.
    • Sewer Lateral Compliance:
      • Submit a sewer video or certificate from the Pinole Public Works Department.
4
Review and Approval
  • The City will review your application for completeness and compliance.
  • You will be notified of approval or required changes.
  • The City has 30 days to approve or deny a complete application.
Frequently Asked Questions
What is a Pre-Approved ADU Plan?
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A pre-approved ADU plan is a set of architectural plans for accessory dwelling units (ADUs) submitted by designers for review and approval under California Assembly Bill (AB) 1332. These plans are reviewed for compliance with zoning and building code standards. Once approved, the plans can be listed on the City’s website for use by others. Applicants are also required to sign a City of Pinole ADU Preapproval Plan Release Form before their plans can be published.

What documents are required for submission FOR pre-approved ADU plan review?
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At minimum, plans must include:

  • Floor plan
  • Elevations showing all sides of the ADU
  • Roof plan
  • Electrical plans
  • Structural details

Plans must be compiled into a single PDF file and adhere to the latest California Building Code and the City’s ADU development standards.

How do I apply for pre-approved ADU plan review?
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Follow these steps:

  1. Go to the Online Permitting and Licensing Center.
  2. Click on the “Planning Permits” tab and proceed to eTRAKiT.
  3. Select “Planning Permit” and then “Pre-Approved ADU Plan” as the project type.
  4. Upload the plan set as a single PDF file.
  5. Pay the required application fee online.
What is the fee for submitting a pre-approved ADU plan?
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The application fee covers two hours of Planning Division review and one hour of Building Division review. Additional plan check fees may apply if further reviews or resubmittals are required.

Will my Pre-Approved ADU plans need to be updated for future building code changes?
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Yes. Approved plans must be resubmitted for plan check with each new Building Code cycle (e.g., 2025 CBC updates) to remain compliant. Additional fees will apply.

How are pre-approved ADU plans listed on the city’s website?
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Once approved, the City will work with you to finalize listing details, which may include:

  • Contact information
  • Plan description
  • Renderings or sample plans

You will also need to complete and submit the City of Pinole ADU Preapproval Plan Release Form before the listing is published. Please note: Posting does not constitute an endorsement of the plans or designer.

Can I update or remove my Pre-Approved ADU Plan listing?
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Yes. Contact the Planning Division to request updates or to remove your listing. Plans will be removed within 30 days of confirmation.

Pre-Approved Plan Repository

This repository will be developed as pre-approved ADU plans are submitted and approved.

ADU Fast Track Program

Coming soon!

The City’s Housing Element Program 4 includes a process to fast-track ADU applications through plan check by moving them to the top of the queue and reducing plan check turnaround times. Stay tuned for more information in early 2025!

ADU One-Stop-Shop

Coming soon!

Since 2017, the City has established a one-step process for ADU development, requiring only a building permit submittal which is routed to multiple departments for review and approval. The one-step process addresses all approvals necessary for building permits in less than 12 weeks. There will be a single point of contact for ADU applications. Stay tuned for more information in early 2025!

SB 9 Units

Information coming soon!

Checklists, Forms and Guidelines

This section provides resources for Planning Applications.

Accessory Dwelling Units

download this documentADU Deed Restriction Template download this documentADU Preapproved Plan Program Release Form

Design Guidelines

download this documentResidential Design Guidelines download this documentOld Town Design Guidelines (see Map1 on page 3 for applicable areas) download this documentThree Corridors Specific Plan Design Guidelines: Chapter 6: Development Standards download this documentThree Corridors Specific Plan Design Guidelines: Chapter 7: Private Realm Design Guidelines download this documentThree Corridors Specific Plan Design Guidelines: Chapter 8: Public Realm Standards and Design Guidelines download this documentLearn about the Specific Plan

SB 9 Unit Development and Urban Lot Split

download this documentSB 9 Development and Lot Split Checklist download this documentSB 9 Lot Split Application Form

Subdivisions/Lot Mergers

download this documentLot Line Adjustment/Merger Submittal Requirements

Landscaping

download this documentWater Efficient Landscaping
Site Planning & Land Use Standards
Site Planning and Specific Plan Standards

The following site planning and specific land use standards are regulated by the Pinole Municipal Code (PMC). See the City’s Specific Plan for other relevant site planning and specific land use standards that might be applicable. 

Accessory Dwelling Units

Accessory Dwelling Units are regulated by PMC §17.70   

Accessory Structures

Accessory Structures are regulated by PMC§17.30   

Adult Entertainment Businesses

Adult Entertainment Businesses are regulated by PMC §17.58   

Alcohol Sales

Alcohol Sales are regulated by PMC §17.59   

Affordable Housing

Affordable Housing Requirements are regulated by PMC §17.32

Automobile Service Stations

Automobile Service Stations are regulated by PMC §17.34 

Building Height

Building Height Measurement and Projections are regulated by PMC §17.36   

Condominiums

Condominium projects are regulated by PMC §17.60   

Density Bonus

Density Bonus projects are regulated by PMC §17.38 and California Gov. Code §§65915 – 65918.

Drive-In and Drive-Through

Drive-In and Drive-Through Facilities are regulated by PMC §17.40 

Emergency Shelters  

Emergency Shelters are regulated by PMC §17.62   

Fences, Walls and Screening

Fences, Walls and Screening are regulated by PMC §17.42   

Firearm Sales 

Firearm Sales are regulated by PMC §17.63   

Home Occupations

Home Occupations are regulated by PMC §17.64  

Integrated Developments

Integrated Developments on multiple parcels and/or in multiple buildings are regulated by PMC §17.43   

Junior Accessory Dwelling Units

Junior Accessory Dwelling Units are regulated by PMC §17.70   

Landscaping

Landscaping is regulated by PMC §17.44   

Lighting 

Lighting is regulated by PMC §17.46 

Massage Therapy

Massage Therapy is regulated by PMC §17.66   

 

Outdoor Sales, Display, Storage, and Outdoor Seating

Outdoor Sales, Display, Storage, and Outdoor Seating are regulated by PMC §17.68

 

Parking and Loading Requirements  

Parking and Loading Requirements are regulated by PMC §17.48   

Property and Utility Improvement

Property and Utility Improvement are regulated by PMC §17.50 

Signs

Signs are regulated by PMC §17.52   

  

Signs on City Property

Signs on City Property are regulated by PMC §17.54  

Small Wireless Communications Facilities

Small Wireless Communications Facilities are regulated by PMC  §17.77   

Solar Energy Systems

Solar Energy Systems are regulated by PMC §17.72   

Temporary Uses

Temporary Uses are regulated by PMC §17.74   

Wireless Communication Facilities

Wireless Communication Facilities are regulated by PMC §17.76   

Yard and Setback Regulations

Yards and Setbacks are regulated by PMC §17.56 

Planning Entitlement Types and Standards

Administrative Use Permit

Administrative Use Permits are required for the following activities:

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

Administrative Design Review

The Community Development Director considers Administrative Design Review applications. Administrative Design Review is required for the following type 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

The Planning Commission considers Comprehensive Design Review applications. Comprehensive Design Review is required for the following type of proposals:

  1. New single-family development (exception: 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.

Conditional Use Permit

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.

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:

  • Minor Subdivision: Proposed subdivision resulting in creation of four or fewer lots (with exception of lot splits proposed under SB 9). More information in PMC Section 16.12.010.
  • Major Subdivision: Proposed subdivision resulting in creation of five or more lots. More information in PMC Section 16.12.060 and PMC Chapter 16.16.

Minor Deviations

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.

Sign Permits/ Sign Programs

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.
    1. 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.

SB9 Subdivision (Single Family parcels)

Senate Bill 9 (SB 9) is a streamlined, ministerial approval process established for certain housing unit development and lot split projects under Government Code §65852.21 and Government Code §66411.7.

SB 9 is available as an alternative to the general subdivision process to allow for subdivision of one lot into two lots in a single family residential zoning district if it meets the criteria under the California Government Code sections and any objective development standards from the City. Review is conducted at the Staff level. The City of Pinole Planning Division processes requests using SB 9 for initial proposals involving new units and/or lot splits. The Building Division processes building permits in connection with any construction of units; the Public Works Department reviews final parcel maps in connection with any lot splits.

Applications for proposed SB9 projects would use the general Development Application form for Planning Division review. For subsequent review by the Building Division and/or Public Works Department following approval of the SB9 application by the Planning Division, please see the Building Division webpage and Public Works webpage.

Temporary Use Permit

Temporary Use Permit includes the following types of proposals:

  1. Temporary uses, as listed in PMC Chapter 17.74.
    • 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.
    • 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.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.Carnivals, circuses, and fairs.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.
    • New business: maximum 30-day period within the first 180 days after that business is established.Existing businesses: maximum of three periods totaling a maximum of 30 days within a given year.
    • 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.
    • 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.

Tree Removal Permits

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, with exception of certain trees regardless of size that do not require permits, including nut or fruit trees, palm trees or eucalyptus trees.

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 Amendment

Header text

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, see PMC  §17.12.200 
  2. Specific Plan Amendment: Proposed revision to the Specific Plan, including the Land Use Maps, see PMC  §  17.12.170 
  3. Zoning Code Amendment/ Rezoning: Proposed revision to the Zoning Code and/or Zoning Map, see PMC  §17.12.190
  4. Prezoning/ Annexation: Proposal to zone and incorporate sites located outside of City limits, see PMC  §17.12.180 
Frequently Asked Questions
What is zoning?
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The City of Pinole’s Zoning Map divides all the land within the City into different areas or zones. Zoning regulates what land can be used for in that area and regulates standards for new developments. The purpose of establishing zoning designations within a community ensures that neighboring land uses are compatible with one another. For more information, see PMC Chapter 17.18.

How do I obtain a copy of the original plans when my home was built?
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o obtain copies of building permits on record, submit a Public Records Request. Please be aware that floor plans generally are not available unless they have been constructed recently. Plan sets, if available, may be viewed by appointment with the Community Development Department but copies and photographs require permission from the architect.

How do I determine where my property lines are?
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A property survey is the most accurate way to determine exactly where the property lines are. Contact a licensed land surveyor or licensed engineer to prepare a property survey. The Planning Division will only have a copy of a property survey if a survey was submitted as part of a Planning application.

How do I get a copy of my title report?
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Contact a title company to obtain the title report for your property. The Planning Division would only have a copy of the title report if it was submitted as part of an application.

How do I find easements on my property?
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Review the title report for your property. The City does not maintain a list of all easements on properties.

When is a soils report required?
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In general, soils reports are required for new habitable structures and structures that may be located in areas that may have potential for geologic hazards, such as landslides, liquefaction, and fault lines. Soils reports may be required for alterations of hillside areas. Projects may require a soils report if identified through the Building Permit review process by the plan check in order to confirm standards are met for Building Code compliance.

Do I need a permit for a garage sale?
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Garage sales do not require a permit if: 1) they are on a parcel where the garage sale operator resides, and 2) they do not exceed four sales per calendar year and two consecutive days for each garage sale, under PMC Section 17.74.020.

What are the standards for adding a new detached structure (shed/garage/pool, etc.) to my property?
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General standards for accessory structures can be found in PMC Chapter 17.30.

What are the standards for building a new fence or changing the fence on my property?
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General  fencing standards can be found in PMC Chapter 17.42.

How is the property allowed to be used?
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For Allowable Land Use types, refer to PMC §17.18.060 and Table 17.20.030-1. If the property is located within the Three Corridors Specific Plan area, allowable land use types can be found in Chapter 6 of the Three Corridors Specific Plan.

Detailed instructions:

1
Refer to the Specific Plan Zoning Map

First, refer to the Specific Plan Zoning Map to determine whether the property is located in the identified Specific Plan areas. If located in a Specific Plan area, allowable uses and development standards within the Specific Plan would apply. Where a development standard is not addressed in the Specific Plan, the standard may be found in the Zoning Code.

2
Refer to the Zoning Map

Next, refer to the Zoning Map if the property is not located within a Specific Plan area, to find the Zoning district. The Zoning Code identifies allowable uses and development standards outside of the Specific Plan areas.

3
See applicable design guidelines

 For new development and additions, please see applicable design guidelines. For residential additions and new residences, please also refer to Residential Design Criteria. If the site is located within a Specific Plan area, an additional set of Private Realm Design Guidelines would apply. If the site is located in Old Town Pinole, Old Town Design Guidelines would apply.

4
Accessory structures and fence

For accessory structures and fences, the Zoning Code provides general standards under Chapter 17.30 (Accessory Structures) and Chapter 1.742 (Fences). If the site is located within a Specific Plan area, Private Realm Design Guidelines within the Specific Plan may contain additional guidelines.

What is the zoning for this property?
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The City’s Zoning Map can be found linked on the Planning Division webpage.

How do I apply for a new address or change my existing address?
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Addresses are assigned by the Pinole Planning Division. Applicants can complete and submit an Address Assignment application in the Online Project, Permit and Licensing Center.

Learn more about different types of Planning Permits