Pleasant Hill City Council
May 18, 2023

Name Comment City ResponseNorma Brink Hello, I just reviewed the new housing implementation water need for these plan and I do not see anything addressing the water needs for all the future housing. It is all very well to say lets add a blank number of homes to the area but where is the water coming from for them? ThisState is at the beginning of a water crisis and no-one locally seems to be addressing it. I know many seniors who no longer use their pools butthey need to to be kept full of water. They are willing to remove but cannot afford the $30,000 price tag to remove them. The CCCWDdoesn't seem to address the issue either. They have a program to help owners remove their front lawn but nothing about back lawns orpools.I hope you are able to propose some solution before people move.thank you The City has added the following action to Program AAA: EnergyConservation Outreach:

The City shall engage with CCCWD, EBMUD, and Martinez Waterannually to identify opportunities to provide assistance to lower- income seniors with costs related to the removal of unused in- ground swimming pools.

Please see the Availability of Infrastructure summary, beginning on page4-161 of the Public Review Draft.Water needs and supply will be further analyzed in the General PlanUpdate environmental (CEQA) analysis.

Bruce Irion, DavidBlau, AnnetteGelinas, &ShereenMotarjemi We want to compliment staff on their very comprehensive Housing Element document. Hopefully HCD will be equally impressed althoughgiven their track record of rejecting initial submitals that might be too much to hope for. ture, the lens of
s such as Pleasant Hill.

As just one example, consider Figure 4-37 on page 123, Home Values of Owner-occupied Units. Compared with Contra Costa County or theBay Area, home values in Pleasant Hill span a narrower range of values. Given the size of Pleasant Hill, this is what one might expect - a morehomogeneous, narrower range of home values. So, while it is true there is less lower-value/more affordable housing, it is also true that thereare not the excesses in housing value seen in other parts of the county or Bay Area. for review and focus on finding shortcomings as opposed to highlighting accomplishments.

But consider the following:
ing senior
population. Yet HCD and RNHA targets do not allow consideration of this class of housing.Pages 78 and 79 show the significant increase in ethnic diversity which has occurred in Pleasant Hill in the past twenty years. So, while it istrue that Pleasant HilFigure 4-10 on page 88, Jobs-Household Ratio shows that Pleasant Hill has maintained a more consistent jobs to household ratio than eitherContra Costa County or the Bay Area both of which show trends of adding jobs without adequate additional housing. Thus, Pleasant Hill hasdone better at balancing housing and economic growth than the county or region. as opposed to housing people. We mentioned previously that HCD does not consider the increase of persons in group housing. As a further example, consider Figure 4-13, page 94, Population by Age and Figure 4.5, page 83,Housing Tenure by Age. Figure 4-13persons. Figure 4.5 shows that a significant portion of owner-occupied units (which tend to be single family homes) are owned by persons Comments noted.

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over 55 years of age. Based on experience in our neighborhoods, as these houses turn over, we can expect one or two person households tobe replaced by families increasing the number of persons housed. nd lose sight of
the positive progress that has actually been made. We're not suggesting that Pleasant Hill change its Housing Element, rather we just wish to Marlina Hartley First of all, thank you to those who put in the amount of work this plan involves. It completely or search through every chart and table. Perhaps the items listed below have been considered and are addressed. In case they In reading that a mix of housing very low income, low income,, senior, those with special housing needs is desired in high opportunity areas, I question the houses built by the new library on Oak Park Blvd. The other housing development on Alhambra Ave. at Boyd likewiseincludes no range of housing units. Every housing development should include a mixture of income levels not just multi-unit buildings.The new construction objectives re 1,182 lower income and 1,237 moderate and above moderate units. So many homes in ourneighborhoods are being updated for higher sales price or purchased and then remodeled that the number of lower income units should bedrastically increased and the other reduced. Our community should strive to blend all economic levels into our neighborhoods.

In looking at low income areas that exist now, it appears that many were placed without any thought to public transportation. For instance, the ones on Grayson require a car. This should not happen again.

Architectural design is important at eve
water needs landscaping should be a part of every new plot plan not just low income either. New home owners at any new or renovatedproject should feature low water use.

This plan needs to be more proactive about energy efficiency. It is obvious that change is required and this is the time to ensure it is being addressed. Why would new housing use gas heating, gas appliances? Many locations are banningPleasant Hill? -lieu- have to build affordable units? This is wrong. There should be no opt out fee.

The use of the Diablo Valley College overflow parking lot for 350 units of low income housing is great! If the old JC Pennys building could be used for housing that is also a plus except for the unattractive location. It would need to be developed to include landscaping, outdoorseating and play areas.

Although a number of underutilized properties are mentioned, the huge parking lot by the Sears store in Sunvalley Mall is not. What is happening to this? Please know that every underutilized area should not be filled with a mix of housing an commercial. We need access tosmall businesses such as small produce stores, hardware stores, small restaurants, drug stores scattered throughout the residential areas forpeople to walk/bike to: Definitely not strip malls, but well landscaped with limited parking.

Before more housing is put in the Monument Blvd. area near Crossroads shopping center, the traffic needs to be addressed. -lieu fee and ensures that costs are equivalent to real cost of construction. The City uses these funds in support of affordable housing development. Comments noted. The City of Pleasant Hill is nearly built-out and vacant land appropriate for multifamily development appropriate is scarce. The City contains one low resource area, and lower-income units were not concentrated there. City staff, the GPAC, Planning Commission, and City Council worked diligently to find lower income sites that struck a balance between being dispersed throughout moderate and high resource areas of the city, and being located in proximity to transportation, jobs, goods, and services. The City has adopted Objective Design Standards for residential development to ensure neighborhood compatibility. For information on related to housing, see goals H-8 in the Policy Document. The DVC parking lot, as well as the old JCPenney site have been included within the sites inventory.

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Jack Prosek Received the email Notice yesterday evening for the Public Review of the November 2022 Draft version of the Housing Element portion of the General Plan Update for 2040. After a very brief scan over the 368 pages of documents, I already have a number of questions & comments, asfollows.page 4-1 - it would be helpful if these initial paragraphs included explicit references to the Housing "Needs Assessment" AND the "PolicyDocument".page 4-3 This portion of the document starts with "The Introduction" whereas the Headers on the even numbered pages call it the "PolicyDocument" - confusing at best !page 4-4 P. 4.2-1. - should this refer to the Housing Needs Assessment which starts on sheet # 39 ? Also note that it is rather confusing tohave two sets of pages numbered 4-1 thru 4-38 in the same document package!!page 4-1 # 2 (sheet # 39) - where was the photo taken that appears on the cover of the Housing Needs Assessment ? I cannot connect it toany Pleasant Hill location; it looks more like something from Walnut Creek!page 4-103 - Table 4-22: City Residential Parking Requirements - anyone who participated in the multitude of reviews for the original housingproposed for the 401 Taylor site is well aware of the deficiencies in the current City Municipal Code for multiple single family homedevelopments. Simply requiring a 2-car garage is insufficient for most homes, especially those with ADUs, & guest parking spaces are alsoneeded on the streets nearby without having an overflow into the adjoining neighborhoods! Surveys of two mature neighborhoods revealedthat the average was less than one vehicle in each 2-car garage since one stall was always occuppied by bicycles, yard equipment, generalstorage or other uses while homes of 3 or more bedrooms almost always have multiple vehicles. We also note that the County's design teamprovided an 18' minimum long 2-lane driveway for each of the homes as well as 17 guest parking spaces in the 34 house development (w/ 7attached ADUs) at 1750 Oak Park in order to obtain City Approval for the small lot sizes!!page 4-115 - Table 4-26: Entitled or Approved Residential Projects - Application 18-0383 - this housing development is on the site of the oldPH Branch Library (NOT the"Former Oak Park Elementary" School site). The obsolete Library buildings there were demolished (NOT an"abandoned public elementary school"). Can we take credit for the seven attached ADUs as well??page 4-117 - Table 4-27: Pending Residential Projects - please clarify the meaning of "harb". Waiting to see how Habitat is going to meet allthe City & other requirements as needed to build 7 units at 250 Cleaveland & 4 at 85 Woodsworth. . . . .pages 4-125, -126 & -127 - Figures 4-48, -49 & -50 - these maps are nearly impossible to read accurately at the scale that they werepresented. The detail could be increased by 50% if they were shown in landscape format on 3 pages with 40% of the current vertical on eachallowing a 10% overlap above & below the center sheet.page 4-126 - Figure 4-49: Identified Sites by Type of Site - the large vacant lot on the south side of Buskirk (across from DSW) is not shownhere; nor is the Mangini-Delu farm property on PH Road!!page 4-129 - Site A: DVC Overflow Parking Lot - despite multiple requests made to City Staff, we have NEVER seen any documentation on howthe separate Community College District might be interested in developing this site!!! We also need to once again note that DVC has a verylong history of allowing its student parking demands to overflow - totally flooding the surrounding neighborhoods with their vehicles. It isonly during the Covid era that this parking lot has been underutilized ! Since this site is the obvious place to construct additional parkingspaces to meet their needs, it is essential that this issue be resolved as part of any new development here.page 4-129 - Site A : DVC Overflow Parking Lot - given the intensity of the proposed allowable development, it is essential that the heightlimits also be addressed AT THISTIME - not some later date. This also applies to all other developments that are adjacent to existingresidential neighborhoods. Otherwise, most of the home owners will not be able to appreciate the full impact of what is being proposed !!!page 4-129 - Site A: DVC Overflow Parking Lot - my recollection from all the previous public hearings regarding this property was that half (fiveacres) of the site were being proposed for development - how did that grow to SIX acres as shown in this Assessment? The City has adapted the format of the Housing Element for clarity. Thedocuments have been published under separate cover, each with adescription of the document and their relationship to each other.Revisions to the Housing Element have been made based on thecommentsThe City has revised page 4-115 accordingly.Enforcing high parking standards can be a constraint to development, andparticularly, affordable housing development.By State law, affordable residential uses must now be allowed in officeand commercial areas.Height restrictions and other development standards are regulated by thezoning code. Following the General Plan and Housing Element Updates,the City will undertake a comprehensive zoning code update.Development standards will be reviewed at that time.Regarding the JCPenney site, the parking lot is underutilized, and has thepotential for redevelopment. Most of the parking lot, including all parkingto the north of Wells Fargo lies within the JC Penney parcel..Redevelopment could include shared parking or other solutions, but thesewould be implemented at the discretion of the developers.

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page 4-131 - Site B: JCPenney - the purple shading for this site continues to include the parking lots on the N&S sides of the existing WellsFargo Bank building without which the building would be useless. This is a REPEAT comment!!!page 4-137 - Site E: Gregory Gardens Shopping Center - it would be sensible for the current residential properties that back up to thisshopping center be included in the planned development considering that these are older homes& their quality of life would be seriouslyimpacted - did the owners all reject the idea that they should be included??pages 4-156 thru 4-159 - Table 4-44: Vacant Sites - why are the vacant property on the south side of Buskirk and the Mangini-Delu farmproperties NOT included in this Table??page 4-156 thru 4-159 - Table 4-44: Vacant Sites - since one of the overall planning objectives is to provide homes near JOBS, why would youadd housing at a current PAO /Office site? Several other sites, such as 1900 & 1680 Oak Park, might also be more suitable for office orcommercial development rather than additional housing!!page 4-159 - Table 4-44: Vacant Sites - are the "vacant" sites at 243 & 245 Gregory Lane actually the overflow parking lot that the CityREQUIRED the Rec & Park District to build ten years ago as part of our new Senior Center building project? Are you now backtracking on thatrequirement??Minor Corrections: we also noted several minor corrections that are needed in the text such as the reference to Site "H" on page 4-139 whichshows Site "F". Also the mention of a business (Green Garden) that disappeared a year or two ago on page 4-137; given the requirements forBusiness Licenses & City Approvals for occupancy &signage, the City Staff should be fully aware of the current occupants at least as of 7-01- 2022.I do not claim to have any particular expertise with the intricacies of the General Plan Update process . . . . . just noting the observations that Imade while doing a quick Common Sense review!! Bruce Irion, DavidBlau, AnnetteGelinas, ShereenMotarjemi We are writing to submit questions and comments on
tion program calls for revision of development
standards including height restrictions, set-backs, and parking ratios. How will development be compatible in scale and form if it modifies thecharacteristics which define single family homes?For Implementatparking requirements that allow shared use in locations being considered for higher- ithparking spillover and traffic congestion that results from failure to provide sufficient parking.We support implementation program KK, Residential Zoning, that discourages non-residential uses in residential zones. Commercial or mixed- use zones are the appropriate location for non-residential uses.We would like to understand what is mean by Goal H- zoning and land use designation has a range of allowed densities.While we understand the desire to increase the quantity and affordability of housing, this should be considered when zoning and land usedesignations are set.To further layer Goal H-1 on top of this compromises the integrity of the zoning and land use designation process and associated publiccomment.

Related to Program L: This is current City practice. The City currentlyallows requests (and has also approved) for parking reductions for alltypes of projects within the City and will also consider non-traditionalparking types (tandem, stacked, etc.). We have clarified this in theProgram L.Missing Middle housing types are compatible with single-family homes,but are unique in their own ways. Program R commits the City toevaluate development standards to ensure that development standardspromote a mix of housing types.In order to meet the current housing need, the City would like toencourage developers to use land efficiently, within the bounds of thezoning code.

Bruce Irion, DavidBlau, AnnetteGelinas
We are writing in response to the answer we received on Goal H-1 (see bottom of email). While we understand that the City is trying to showevery effort to meet their RHNA target in their Housing Element, Goal H-1 is superfluous and should be removed or at a minimum, modified.The goal does not encourage developers to consider the most appropriate density for a development rather it urges development at themaximum allowed density. Further, because Goal H-1 would develop housing at the maximum allowed density as opposed to the average In order to meet the current housing need, the City would like toencourage developers to use land efficiently, within the bounds of thezoning code.

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density, it understates new housing numbers 24% without any credit having been taken in the City's Housing Element (see table below).Hence the goal is unnecessary, pointless, and should be removed or modified.The GPAC draft from which this Housing Element was taken read as follows:The original wording (in red) was "Encourage higher density housing". This suggests the City carefully consider higher-density housing in LandUse and Zoning to encourage the quantity and affordability of the city's housing stock. This is in full alignment with state housing policy andthe RHNA target. The revised wording (in blue), "Encourage development at the maximum allowed density" implies no such carefulconsideration. Rather it suggests City policy is to encourage development at the maximum allowed density without regard to what isappropriate for a site. Surely this was not the GPAC's intent!!!We therefore encourage removal of Goal H-1 or at a minimum returning it to say "Encourage higher-density housing to increase the quantityand affordability of the city's housing stock".OUR QUESTION:We would like to understand what is meant by Goal H- While we understand the desire to increase the quantity and affordability of housing, this should be considered when zoning and land usedesignations are set. To further layer Goal H-1 on top of this compromises the integrity of the zoning and land use designation process andassociated public comment.CITY RESPONSE:The goal, supported by the GPAC, was, each land use designation has a minimum and maximum density range. This goal is to realizedevelopment towards the upper end of the allowed density range. This does not require development at the top, but it does encouragethoughtful thinking as development is proposed and where possible, look to develop towards the higher end of the density range as thatusually results in more affordable housing.

Rich and JulieGolinski
I am wriThe original wording of Goal H-1.5 was "Encourage higher density housing". This suggests the City carefully consider higher-density housing inLand Use and Zoning to encourage the quantity and affordability of the city's housing stock. This is in full alignment with state housing policy.The revised wording, "Encourage development at the maximum allowed density" implies no such careful consideration. Rather it suggests In order to meet the current housing need, the City would like toencourage developers to use land efficiently, within the bounds of thezoning code.

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City policy is to encourage development at the maximum allowed density for all development without regard to what is appropriate for a site.Surely this was not the GPAC's intent!!!I therefore encourage removal of Goal H-1.5 or at a minimum returning it to say "Encourage higher-density housing to increase the quantityand affordability of the city's housing stock".Additionally, several sections in the Housing Element encourage revisions to housing policy and code requirements to facilitate moreaffordable housing. While the intent is laudable, I encourage the city to proceed carefully especially where parking is concerned. Policy andcode set minimum requirements which cannot enforceably be pulled back. Failure to provide adequate parking leads to traffic congestion andblight.Thank you for the opportunity to provide my comment Anamarie Courey
The original wording of Goal H-1.5 was "Encourage higher density housing". This suggests the City carefully consider higher-density housing inLand Use and Zoning to encourage the quantity and affordability of the city's housing stock. This is in full alignment with state housing policy.The revised wording, "Encourage development at the maximum allowed density" implies no such careful consideration. Rather it suggestsCity policy is to encourage development at the maximum allowed density for all development without regard to what is appropriate for a site.Surely this was not the GPAC's intent!!!I therefore encourage removal of Goal H-1.5 or at a minimum returning it to say "Encourage higher-density housing to increase the quantityand affordability of the city's housing stock".Additionally, several sections in the Housing Element encourage revisions to housing policy and code requirements to facilitate moreaffordable housing. While the intent is laudable, I encourage the city to proceed carefully especially where parking is concerned. Policy andcode set minimum requirements which cannot enforceably be pulled back. Failure to provide adequate parking leads to traffic congestion andblight.Thank you for the opportunity to provide my comment In order to meet the current housing need, the City would like toencourage developers to use land efficiently, within the bounds of thezoning code.

Maxwell Davisand the 2500members of EastBay for Everyone East Bay for Everyone is a membership organization advocating for housing, transit, tenant rights, and long-term planning in the East Bay. Wewrite to provide comments on the City of PleasantSummary of feedback:exacerbate systemic inequality in the region. re housing production unless revised
reduce barriers to development.Affirmatively Furthering Fair Housing concerns:
sites identified for lower income housing are spatially distributed throughout Pleasant Hill and are not concentrated in However, the graphic (Figure A-33, copied below) shows the opposite, with Low Income sites concentrated in the lowest resource areas available and along large arterial roads. Furthermore, while the majority of the census tracts in the city are deemedracially concentrated areas of affluence (RCAA) by HCD, the draft makes no mention of RCAA or how the site locations will reduce or The City has added the following action to Program UU:

The City shall require all developments within 1,000 feet of afreeway to include air filtration methods that meet MERV 13standards or higher.

The City of Pleasant Hill is nearly built-out and vacant land appropriate formultifamily development appropriate is scarce. The City contains one lowresource area, and lower-income units were not concentrated there. Citystaff, the GPAC, Planning Commission, and City Council worked diligentlyto find lower income sites that struck a balance between being dispersedthroughout moderate and high resource areas of the city, and beinglocated in proximity to transportation, jobs, goods, and services.The Mangini-Delu site is a General Plan focus area that is schedule for re- designation through the current General Plan Update to include higher

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exacerbate the inequities of the region. The city should make broader rezonings to enable multifamily developments across the city, not justalong commercial corridors in the lowest resourced areas of the city.Increased density in single family zonesIt's legal to construct buildings that are the size of duplexes or triplexes but only if they are for a single family. For example, 256 Douglas Laneis a recently constructed 5000 square foot house with 6 bedrooms and 4 bathrooms that just sold for $1.88 million, a price that is out of rangeof most families. density development. The site was included in the previous two HousingElement and has not developed.The City has recently approved a 100 percent affordable senior housingproject and has approved several affordable units through theinclusionary ordinance. As shown in the sites inventory, the City currentlyhas 106 lower-income units in the pipeline, all of which will be certified foroccupancy within the planning period.Following the General Plan and Housing Element Updates, the City willundertake a comprehensive zoning code update. Development standards,such as parking requirements, will be reviewed at that time, as well asthrough implementation of Program R, through which the City willconsider comments related to increased density in single-family zones.The City notified property-owners of all Housing Opportunity Sites andremoved parcels the City deemed as infeasible for redevelopment basedon owners doubt or a lack of interest in redevelopment during theupcoming 6th Cycle planning period. Some owners, such as Diablo ValleyCollege met with the City to voice their support. Some owners chose notto object. For all lower-income sites, the City has provided additionalevidence of feasibility including building age and improvement/land valueratio, consistent with the direction provided inGuidebook.Sites in southwest Pleasant Hill were considered by the GPAC, but werenot considered as feasible for lower-income redevelopment in theupcoming 6th Cycle planning period.

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If it is legal to build a 5000 square foot house for one family it should also be legal to build two 2000 square foot homes or three 1300 squarefoot homes in the same building envelope throughout Pleasant Hill. Consider amending zoning to permit 5 DUA on all parcels. This can beachieved without an EIR thanks to Senate Bill 10.Programs are insufficientGiven that Pleasant Hill has built zero Low Income Housing in the last 7 years, the programs for this element must be ambitious. However, theThese programs should be modified to have concrete objectives and measurable and trackable results and be ambitious enough to spur newhousing production.In HCD's determination letter to Lafayette, this type of language was deemed insufficient ("Programs containing unclear language (e.g.,measurable actions that will lead to actual housing outcomes") , 1 and should instead be replaced with language that relates to actualconcrete goals, for example, the production of low-income housing, or reduction of housing costs below some target number.The city plans to add new mixed-use zones (described as Mixed Use Neighborhood, Mixed-Use, Mixed-Use High-Density, and Mixed-Use VeryHigh-Density in Program F) and references those zones in multiple programs and in the sites inventory, but the city has not provided cleardetails on those zoning categories and the requirements in the zoning, for example heights, setbacks, or required parking minimums.Consider zero front setback to permit shade on the sidewalk and a minimum pedestrian travel time, and no more than 5 feet on other sides.Heights should be demonstrated to accommodate the highest allowable density in comparison projects in nearby cities.FreewaysA large number of apartments in Pleasant Hill are right next to the freeway and a preponderance of sites in the Sites Inventory areconcentrated relatively close to the freeway. Pollution from freeways leads to higher levels of stress, respiratory problems, and leads to issuessuch as low birth weight infants. Students who go to schools near the freeway perform worse on standardized tests than students who don't.Consider adding a program to upgrade the air filters in existing buildings near the freeway to a MERV 13 standard, subsidize the purchase ofair purifiers in apartments and schools, and educate residents about health risks and ventilation best practices.Analysis of Constraints is insufficientThe draft Housing Element does not take a serious look at the constrai k of recent
development in the city.Lack of land zoned for multi-family in High Resource areas and the need for by-right development Currently, Pleasant Hill does not have muchland zoned for multi-family within its High Resource and Highest Resource areas. The areas that are zoned for multifamily housing are largelylocated adjacent to I-680. This is not aligned with AFFH, which requires distribution of housing income levels throughout the community.Rezoning more land for multi-family housing would be a strong commitment to Affirmatively Furthering Fair Housing.Earlier drafts of the Housing Element identified Mangini Farm, a large undeveloped area in the Highest Resource area of Pleasant Hill and theremoval of this site over large public backlash shows that Pleasant Hill will have an uphill battle to undo the historical patterns of racialsegregation that exist in the region, and to meet its commitments to affirmatively furthering fair housing. This NIMBY opposition is a non- governmental constraint that the city should overcome by allowing by-right development of multifamily sites in the inventory. We urge you toadd a program to this effect. e is 6,000 square
feet with most of the city zoned for 7,000 and 10,000 square foot minimum lot sizes. Much more housing could be built if lot sizes were

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reduced to 2-3,000 square feet. See for example Gray and Furth, "Do Minimum-Lot-Size Regulations Limit Housing Supply in Texas?"suggesting that lot sizes in this range frequently serve as a constraint to new development.https://papers.ssrn.com/sol3/papers.cfm?abstract_id=3381173Landscaping requirement e developable area for multifamily housing.

Please remove or reduce these requirements, especially to help make lower income housing feasible to construct.Increase FARs, building heights and eliminate setbacks in current multifamily zones Setbacks decrease the amount of buildable area, increasethe distance pedestrians need to travel to reach their destination, and reduce the sidewalk shadow on hot days. Pleasant Hill -backsrequirements are larger than other high income areas in the region. To encourage development and non-car trip modes, Pleasant Hill shouldincrease FARs and amend setbacks to make development more feasible and increase pedestrian comfort.Remove parking requirements from multifamily developments. Given Pleasant Hill's strict height requirements, parking will likely need to beconstructed underground, which can cost $90,000 per space, a cost which gets passed on directly to developers and buyers, who need to takeout larger loans and interest payments. Additionally, in the sites inventory the draft specifically mentions that Site B, Site C, Site D, Site F, SiteG, Site H, Site L and Site I are considered underutilized specifically because of their large parking lots. Therefore it is clear that Pleasant Hill is the parking requirements do not align with real demands.

Parking minimums also encourage people to buy cars and drive cars, which crowd out other trip modes like walking, cycling or taking the bus.A key goal for Pleasant Hill's General Plan 2040 is to increase the share of non-car trip modes. Parking minimums impede progress toward thisgoal by subsidizing car usage.Further, because parking must be cited on the ground floor or underground, high parking minimums make it difficult to offer ground floorretail, which is not only a more beneficial use of ground floor space than car parking, but contributes sales tax revenue that can be used for allsorts of other pro-social programs.Pleasant Hill must study the impact of parking on development or remove parking minimums, leaving it up to the developer to decide theright balance of parking and housing at a site. Please consider lowering parking minimums to 1 space per unit, with no guest parking,throughout the entire city.Site specific feedback:For all non-vacant sites:
ensity
ycle
Site A: DVC Overflow parking lotSite B: Former JC Pennys -70 to 70-100 du/acre to increase the feasibility of development, even these higher densities can still beachieved with 5- thus would permit optimal development of those sites n with the
property owners.Site H: Monument Triangle

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over 1 hour for public transit just to run to the drug store or to try and lug a week's worth of groceries home on a bus. Parents use vehicles topick kids up from school and take them to extra curricular activities or day care. Traffic around schools attests to the use of cars fortransportation. People living in apartments do not seem less likely to live without a vehicle either. If proof is needed, just drive by some ofthe apartment complexes in Pleasant Hill and note the abundance of cars parked on the street.Living near the Oak Park Shopping Center we are inundated with street parkers to the establishments. I do not see very many people usingbikes, scooters or other alternative means of transportation to these venues. Lack of parking only inconveniences the local residences byhaving to endure constant on-street parking as well as deterring patrons from going to the other local businesses because of lack of parking. Ialmost never do business in Walnut Creek because of traffic and parking. I do not want to see Pleasant Hill become like Walnut Creek.Parking is essential to a well functioning City and a prosperous business community.Minimizing parking requirements also conflicts with electric vehicle charging goals. Charging EVs takes more time than filling a tank with gas,and it is reasonable to expect that residents in new multi-family housing in mixed-use developments will need to charge their vehicles.I hope that you will take these comments into consideration in the new housing element.Thank You Wendy Gollop Dear City Council and Planning Commission
I want to comment on setbacks for housing developments and commercial areas.I think that it is important to have setbacks and planting areas around development to grow trees and other living vegetation. Trees andlandscaping soften a city's hardscape and makes it more livable. Trees clean the air and reduce the heat island effect. A new study of thePortland area showed that the parts of the city with more trees encouraged people to walk more and resulted in a healthier and less stressedpopulation. Trees in parking lots large enough to produce shade are much sought after on hot summer days. Planting strips also help withwater runoff and bioswales help to clean water before it enters the local waterways. These are all things that a city can do to make a citymuch more liveable and help to mitigate global warming and help our environment. Many argue for setbacks to be minimum, but thisconflicts with other General Plan goals. Please consider keeping setbacks and planting areas to provide for a quality urban environment.

Following the General Plan and Housing Element Updates, the City willundertake a comprehensive zoning code update. Development standardswill be reviewed at that time.

Wendy Gollopand Alan Bade
Dear Planning Commission and City CouncilI would like to request that heights for proposed densities be included in the discussion of the housing elements. This will give people abetter idea of what is proposed. If, for example, 70 to 100 units per acre are the proposed zoning for a parcel, then a maximum possibleheight should be included in the description. Consequently, consideration should be given to how this would shade adjacent lower risebuildings nearby. Many people are adding expensive solar power panels systems to their properties and to have them shaded when aproposed new building is built would negate the considerable investment in the solar system.High Density mixed use development next to single family housing needs to be carefully integrated into the neighborhood. Operational ruleswill make these developments much more successful. Issues such as noise from maintenance, deliveries and patrons can cause conflict.Odors from restaurants as well as overflow parking is another. Truck traffic and idling next to single family homes needs to be addressed.Some roads in older neighborhoods are not as wide as current code would require and this can be a problem with large semi delivery trucksand pedestrians in the area. There needs to be a way to deal with these issues and not just to pretend that they will not come up. It isimportant to remember that how these developments are implemented greatly influences their livability and success. Policies need toaddress delivery schedules, idling truck noise and air pollution, and parking, among others.Housing Element H5 and H6 have goals to maintain and enhance the quality of Pleasant Hill neighborhoods so that they retain their value asthey mature. It also has goals to retain existing housing. Yet the General Plan and the housing element wants to rezone entireneighborhoods. For example, focus area 5 is proposed to be rezoned from single family to mixed use 12 to 40 units per acre. This is in Following the General Plan and Housing Element Updates, the City willundertake a comprehensive zoning code update. Development standardswill be reviewed at that time.The City needs to provide capacity for high-density residential uses tomeet State-mandated target of 1,803 units.

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conflict with those goals. Rezoning houses backing up to Contra Costa blvd makes sense, but the whole area does not need to be zoned withthe new density. These houses are much more affordable than the new single family houses that are currently being built or arezoned to be built in other areas. Building high rise buildings and mixed use in the middle of single family houses will be very disruptive to theneighborhood and is not compatible with the goals in the general plan to preserve the character of Pleasant Hill and its neighborhoods.Thank you Wendy Gollopand Alan Bade
Dear City Council and Planning Commission.The new housing Element is proposing much denser development than is present today. One of the goals in the General Plan is a goal of 3acres of open space/parkland per 1000 residents. I do not see a plan in place to be able to achieve this goal. Most areas of the city already donot meet this goal. With the addition of much higher density, this ratio will only get worse. There needs to be a plan to achieve these goalsor they will not be met. Please look for areas that could meet this goal and consider them as you inventory building sites in the housingelement. I know that new developments need to contribute to a parkland dedication fund to support this goal. I think that at the very least,there should be some pathway in the housing element or the General Plan to achieve the goal of 3 acres per 1000 residents. If areas are notidentified as possible places to add to parks or open space while listing housing sites, it will not be possible. It will just be an item that makesthe General Plan sound good but really will not have any value.Thank You Comment noted.

Marshall Lewis Hello,
I have several major concerns with the draft Housing Element. First and foremost, I want to echo the concerns voiced by East Bay forEveryone in their letter[1] to the city that the draft HE may not comply with applicable housing law. In particular, the concentration of low- income sites near 680 may not be consistent with the requirement to Affirmatively Further Fair Housing, and the language in the programssection likely needs significant strengthening in order to relate to specific, concrete, achievable goals. Failure to have a compliant, HCD- approved Housing Element by the January 31, 2023 deadline means that the city will become ineligible for certain state funds and will loseBeyond the compliance issues, we currently face a housing crisis and a climate crisis, and the draft HE does not rise to either of thesechallenges. Scientists agree that transportation is one of the largest sources of greenhouse gas emissions, and that new suburban sprawl hasserious ramifications for the fight against climate change. On the other hand, dense infill projects near transit reduce vehicle miles traveledand the associated emissions.[2] Pleasant Hill is an already built-up area near several BART stations and job centers, and is thus a clearlocation for densification. Every housing unit that we fail to build is a unit that gets built in Tracy or Patterson, with the associated longcommutes and high greenhouse gas emissions.Even setting aside the climate implications, Pleasant Hill needs both a greater amount of housing and a greater diversity of housing types. -known and extensively documented. As a 2015 LAO report summarized:
s bid up the cost
of housing in coastal regions. In addition, some of the unmet demand to live in coastal areas spills over into inland California, driving up prices espond to high land costs by building more housing
metros, however,
this response has been limited, meaning higher land costs have HNA and
ement, on the other hand, only identifies capacity for 118% of RHNA, just The City has added the following action to Program Q: Place-basedDensity Increases:

The City shall evaluate and consider adoption of SB 10 provisionsthat allow for up to ten units on urban-infill sites in transit richareas.

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overwhelmingly consists of single-family homes, which are wonderful for raising families, but are not well-suited to young adults. Someone who is just entering the workforce does not need (and cannot afford) a2,000 sq ft single family home. Instead, young adults typically live in apartments, of which Pleasant Hill has a serious shortage. When I wasyoung, I ended up being displaced from the city because there were so few housing options for young single adults like me. I ultimatelymoved back to the city after getting married, but most of the members of my generation who left did not return. This represents a seriousfailing of public policy, and I hope that we will learn from our mistakes and avoid subjecting the next generation to similar experiences.The single best way to address the above problems (especially given the limited amount of time before the 1/31/2023 deadline) is to takeadvantage of SB10, which supports the development of small-scale multi-family units. Units of this type are already found tucked away inunobtrusive corners of the Diablo Valley, and integrate seamlessly and unremarkably with the surrounding single-family homes. My old -suited to this kind of development because of its proximity to both Pleasant Hill and LafayetteBART stations, and also because its existing architectural diversity makes it easier for new designs to blend in. My current neighborhood nearMorello would also be well-suited because of its proximity to DVC, which results in strong demand for single-occupant units. (We also havesome particularly excellent restaurants, which are more likely to remain in business if they have more customers nearby.)I encourage Council to implement SB10 and make any required zoning changes across the whole city. Council should also identify additional strengthen the
language in the programs section. By promoting the development of new multi-family projects, the city will move towards a healthier mix ofsingle and multi- climate crises that we face.Thank you, PlanningCommissionKhalfin
Related to Program CC: Priority Processing (for special needs, senior, and workforce housing). Please move the timeframe up. The City has revised the timeline for review of processing procedures to comprehensive zoning code update.

CouncilmembersNoack andCarlson
Minor revisions requested for clarity:

Policy 5.1: High Quality Neighborhoods
Provide additional detail that maintaining and enhancing the quality of neighborhoods is accomplished through high qualitydesigned projects, ensuring new development respects, and is designed, while taking into consideration surrounding uses,and through maintenance and improvement of public infrastructure such as roads and public spaces.

Program H- ZoneAllowPage 79 of the staff report:

Clarify that the City is proposing no rezoning on the Mangini-Delu site in the Housing Element, but that the Preferred LandUse Alternative (General Plan Update) does include a new land use designation.

Clarify that much of Fund 34 is already committed to various affordable housing projects within the City.

The City has revised the Housing Element accordingly.

East BayMunicipal UtilityDistrict
See scanned document included below. Comments noted and passed to the General Plan Update Team working on the Environmental Impact Report.

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HCD Comment/Response Matrix on the Draft Housing Element April 27, 2023
Please note: All page numbers reference the track change version of the Revised HCD Draft Housing Element
Topic HCD Comment Response
AFFH Enforcement and Outreach: While the element
included a summary of fair housing complaints on a
county-wide basis, it should include information on
fair housing complaints specific to the City and analyze those complaints for trends and impact on protected
classes. The element must also evaluate any findings,
lawsuits, or judgements related to enforcement
actions regarding fair housing. In addition, the analysis must describe compliance with existing fair housing
laws and regulations and include information on fair
housing outreach capacity. For additional information,
please see pages 28-30 on HCD’s Affirmatively
Furthering Fair Housing (AFFH) Guidance Memo at
https://www.hcd.ca.gov/communitydevelopment/affh/docs/AFFH_Document_Final_4-27- 2021.pdf.

Added a discussion of local
resources that contribute
to city’s outreach capacity
and a statement about
compliance with fair
housing laws. In addition,
we have reached out to
ECHO and Bay Area Legal
Aid for local information on
fair housing cases, but have
yet to receive any
additional data. The City
will continue to investigate
these and future fair
housing compliant. See
pages A-9 and A-10.

AFFH Racially Concentrated Areas of Affluence (RCAA): The element does not analyze census tracts or
neighborhoods that are considered an RCAA.

Additionally, HCD’s fair housing data viewer indicates
that majority of the City is considered an RCAA. The
element must evaluate the census tracts considered
RCAA, including trends, neighborhood conditions
relative to other neighborhoods, local data and
knowledge and other relevant factors. Based on the
outcomes of this analysis, the element should include
significant and meaningful programs to promote
housing mobility (not limited to the regional housing
need allocation (RHNA)). For more information, please
visit: https://affh-data-resourcescahcd.hub.arcgis.com.

Added a discussion of
RCAAs and figure beginning
on page A-24
AFFH Local Data, Knowledge and Other Relevant Factors:

The element included some information about
regional history, referenced stakeholder comments
and discussed the location of assisted projects and
housing choice vouchers. However, the element needs
to provide information and analysis that relates,
supports, or supplements the existing analysis, fair
housing conclusions and contributing factors. The
Added discussion of
historical trends related to
development patterns
beginning on page A-66.

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element must consider other relevant factors that
have contributed to certain fair housing conditions.

This analysis must consider information that is unique
to the City, such as governmental and
nongovernmental actions, historical land use and
zoning practices (e.g., past redlining/greenlining,
restrictive covenants, planning documents, etc.),
disparities in investment to specific communities
including transportation investments, seeking
investment or lack thereof, efforts to promote
affordability and inclusion, local initiatives, or other information that may have impeded housing choices
and mobility. The element should complement
federal, state, and regional data with local data and
knowledge where appropriate to capture emerging
trends and issues, including utilizing knowledge from
local and regional advocates, public comments, and
service providers.

AFFH Contributing Factors: The element includes
contributing factors to fair housing issues but should
re-evaluate and prioritize these factors based on a
complete analysis to better respond to the fair
housing issues.

Added meaningful actions
to the contributing factors
table. See page A-63
AFFH Identified Sites and Affirmatively Furthering Fair Housing (AFFH): The element analyzed the identified
sites for various fair housing components including
race, income, access to opportunity and
disproportionate housing needs and generally
concluded that sites do not exacerbate current fair
housing conditions. The analysis indicates that the City is generally higher resourced with few neighborhoods
that are considered low and moderate resourced
areas specifically on the far north-east edge of the City and neighborhoods on the eastern side of the City
bordering Concord and Walnut Creek. While the City is
generally higher resourced, the element identified
majority of its lower-income Regional Housing Needs
Allocation (RHNA) in low and moderate resource areas
that also corresponds with other fair housing
coincidences including higher concentrations of low
moderate-income households, higher environmental
hazards and higher rates of individuals that are part of a protected class. Additionally, the element identifies most of the City’s moderate and above moderate
income RHNA in higher resourced areas. The element
must include a significant analysis and reasoning about the location of sites and impact on current fair housing Revised the AFFH analysis
of the sites inventory based
on the revised inventory.

The revised inventory
disperses lower-income
units throughout the city,
including in higher
resource areas on the
western and central
portions of the city where
fair housing issues are less
concentrated. The revised
inventory does not site any
lower-income units in low
resource areas. Moderateand above moderateincome capacity is also spread more equitably
throughout the city. See
the AFFH analysis of the
sites inventory beginning
on page A-71.

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conditions. Based on the outcomes of this analysis, the element should add or modify programs with specific
commitment, metrics, milestones and geographic
targeting that is commensurate with the level of
isolation of the RHNA to promote inclusive
communities and equitable quality of life.

Needs Overpayment: While the element identifies the total number of households overpaying for housing, it must
quantify and analyze the number of lower-income
households overpaying for housing by tenure (i.e.,
renter and owner) and add or modify policies and
programs as appropriate.

This information is
provided in the Draft
Housing Element under the
heading Income and
Overpayment, beginning on
page 4-74. In this section
we analyze Overpayment
by tenure, income level,
race, and household size,
as well as overpayment
among seniors.

Needs Housing Stock Conditions: The element utilized
housing age to determine number of units likely
needing major rehab or replacement. However, the
element should supplement this analysis with other
data sources to better reflect the number of units in
need of rehabilitation and replacement. For example,
the analysis could include estimates from a recent
windshield survey or sampling, estimates from the
code enforcement agency, or information from
knowledgeable builders/developers, including
nonprofit housing developers or organizations. For
additional information, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-communitydevelopment/housingelements/buildingblocks/housing-stockcharacteristics.

Revised the description on
page 4-90 to include the
following:

The City estimates that less
than five percent of the
housing stock is in
substandard condition or in
need of major
rehabilitation. This number
was determined based on
Code Enforcement cases,
building department
permits issued, and field
observations, In Pleasant
Hill, most homes that have
these conditions are
typically purchased for
remodel and resale with a
very quick turnaround.

Sites Progress in Meeting the RHNA: The element identifies 380 units as progress towards the RHNA. Of the 380
units, 109 units currently have approved entitlements
or pending approvals. The element must demonstrate
the availability of these units during the planning
period. For example, the element could discuss and
analyze any outreach with the applicants, anticipated
timelines for final approvals, remaining steps for
projects to request building permits, any known
barriers, the City’s past completion rates on pipeline
Revised the text on page 4-
126 to include the
following:

Generally, once submitted,
pipeline projects that do
not need extensive CEQA
review come for decision
within two to four months,
with single family projects

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projects, or any other information to demonstrate the
availability or likelihood of development in the
planning period.
usually completed within
two months. Multifamily
projects, depending on the
level of CEQA review, will
usually remain in the
pipeline for approximately
three to six months. If
extensive CEQA review is
necessary, projects can be
in the entitlement process
for up to eight months. The
City is in regular contact
with each applicant and
works diligently to provide
information necessary to
assist in the application
process. These projects are
expected to receive
entitlements in 2023.

Additionally, one project
(106 Lorenzo) was moved
from Pending Projects to
Entitled or Approved
Projects because
entitlements were issued in
2023.

Sites Suitability of Nonvacant Sites: The element included a description of each nonvacant site including a
discussion of size, type of existing uses, improvement
to land value (ILV), building age, etc., However, the
analysis should address how these factors are
indicative of redevelopment potential. For example,
the element referenced ILV and building age for most
sites. To support the assumption that ILV and building
age can demonstrate redevelopment potential, the
element can provide examples of local or regional
projects that have redeveloped with similar ILV and
building age. Additionally, the element noted that the
City conducted property owner outreach; the element
can indicate which sites have seen owner interest.

Additionally, while the element discussed site
characteristics and trends, it must specifically address whether the existing uses impede additional
development. Finally, specific analysis and actions are necessary when the housing element relies upon
nonvacant sites to accommodate more than 50
Revised the sites inventory.

The revised sites inventory
provides for more than 50
percent of the lower
income RHNA through
pipeline projects, ADUs,
and vacant sites.

Identified underutilized site
redevelopment trends
beginning on page 4-149
under the heading
Underutilized Site
Redevelopment Trends and
have noted recent projects
that provide examples that
support feasibility
assumptions on housing

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percent of the RHNA for lower income households. For
your information, the housing element must
demonstrate existing uses are not an impediment to
additional residential development and will likely
discontinue in the planning period. (Gov. Code, §
65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential
development and will not be utilized toward
demonstrating adequate sites to accommodate the
RHNA.
opportunity sites with
lower income assumptions.

These example projects
include Choice in Aging and
85 Cleaveland, both of
which redeveloped aging
structures for multifamily
uses.

Based on factors such as
ILV and underutilized
parking areas, recent
development trends, and
additional density, FAR,
height, and lot coverage
available under the
proposed mixed use
rezoning, the existing uses
on underutilized housing
opportunity sites do not
impede additional
development. It has been
noted this in the summary
of each underutilized site.

Finally, revised many of the
underutilized sites to
assume moderate- and
above moderate- income
capacity.

Sites/
Programs
Replacement Housing Requirements: Absent a
replacement housing program, nonvacant sites with
residential uses meeting specified criteria are not
adequate sites to accommodate lower-income
households. The replacement housing program has
the same requirements as set forth in Government
Code section 65915, subdivision (c)(3). The housing
element must be revised to include such analysis and a
program, if necessary.

Site H: Monument Triangle
includes two single-family
homes. These units are not
deed restricted, but may
be occupied by lowerincome tenants. Updated
the description of the site
in the sites inventory and
included Program BBB:

Replacement Unit
Program, in compliance
with State law.

Sites AB 725: For jurisdictions that are considered
Metropolitan, the element must identify at least 25
percent of the remaining moderate and abovemoderate RHNA on sites that allow at least four units The City has met this
requirement and has
included a writeup and
analysis under the heading
Moderate- and Above

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of housing (e.g., four plex or greater) (Gov. Code, §
65583.2, subd. (c)(4)).

Moderate-income Capacity
Allowing Multifamily Uses
on page 4-189.

Sites Accessory Dwelling Units (ADU): The element is
projecting 320 ADUs for an average of 40 ADUs per
year over the eight-year planning period to
accommodate a portion of its RHNA. The element
notes that while the City has permitted an average of
25 ADUs per year, the City will be projecting 40 ADUs
each year throughout the planning period.

Furthermore, the element notes that the projection is
based on trends from 2019-2021. However, HCD’s
records indicate through the City’s Annual Progress
Reports (APR) that between 2019-2021, the City
permitted an average of 11 ADUs per year. The City’s
past performance does not support a four-fold
increase. The element should reconcile these figures
and adjust assumptions based on a realistic estimate
of the potential for ADUs or provide stronger analysis
and supporting information for more aggressive
assumptions. Lastly, the element should include
significant policies and programs that commit to
incentivizing ADUs. Depending on the analysis, the
element must commit to monitor ADU production and
affordability throughout the planning period and
implement additional actions if not meeting target
numbers anticipated in the housing element. If
necessary, additional actions should be taken in a
timely manner (e.g., within six months). The degree of
additional actions should be in stride with the degree
of the gap in production and affordability. For
example, if actual production and affordability of
ADUs is far from anticipated trends, then rezoning or
something similar would be an appropriate action. If
actual production and affordability is near anticipated trends, then measures like outreach and marketing
might be more appropriate.

Revised our analysis based
on a meeting held with
Paul McDougall on April 4,
2023.

Please see the revised
analysis under the heading
Projected Accessory
Dwelling Units, beginning
on page 4-128.

Included Program P to
encourage and incentivize
ADU production, as well as
to commit the City to
monitoring development
trends and establishing
additional incentives and
outreach measures if
trends are not meeting the
metrics and milestones
outlined in the program.

Sites Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, the
City must submit an electronic sites inventory with its adopted housing element. The City must utilize
standards, forms, and definitions adopted by HCD.

Please see HCD’s housing element webpage at
https://www.hcd.ca.gov/planning-andcommunitydevelopment/housing-elements for a copy of the form and instructions. The City can reach out to This form will be submitted
with the Adopted Element,
as required.

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HCD at [email protected] for technical
assistance
Sites Water Sewer Priority: Water and sewer service
providers must establish specific procedures to grant
priority water and sewer service to developments with
units affordable to lower-income households. (Gov.

Code, § 65589.7.) Local governments are required to
immediately deliver the housing element to water and
sewer service providers. The element should discuss
compliance with these requirements and if necessary,
add or modify programs to establish a written
procedure by a date early in the planning period. For
additional information and sample cover memo, see
the Building Blocks at
https://www.hcd.ca.gov/planning-and-communitydevelopment/housingelements/buildingblocks/priority-water-and-sewer.

Added a discussion of
compliance under the new
heading, “Engagement with
Local Providers” (page 4-
190) in the analysis of
Availability of
Infrastructure. We have
also included a new
program (Program CCC) to
commit the City to
engaging local providers
and providing the Certified
Housing Element to each
provider within 10 days of
certification.

Zoning for a
Variety of
Housing Types
Emergency Shelters: The element discusses parking
requirements for emergency shelters and includes
Program O to address the capacity requirements of AB
139 (Statutes 2019). However, in addition to the
capacity requirements, the element must also address
the new parking provisions under this requirement.

Specifically, Pursuant to Government Code section
65583, subdivision a)(4)(A), also referred to as AB 139, parking for emergency shelters should only be the
number of spaces necessary for staff working in the
shelter and no more than other uses in the same
zones. The element should demonstrate compliance
with this requirement or include a program, if
necessary.

Revised our analysis in the
Needs Assessment on
pages 4-6 and 4-99 to
identify parking
requirements that do not
comply with AB 139.

Also revised Program O to
include commitment to
revising parking standards
for emergency shelters in
compliance with AB 139.

Zoning for a
Variety of
Housing Types
By-right Permanent Supportive Housing: The element
indicated that pursuant to AB 2162, the element
allows transitional and supportive housing in all
residential zones in the same manner as similar uses.

However, by-right permanent supportive housing has
unique requirements and shall be a use by-right
(without discretionary action) in zones where
multifamily and mixed uses are permitted, including
nonresidential zones permitting multifamily uses
pursuant to Government Code section 65651. The
element must demonstrate compliance with these
requirements and include programs as appropriate.

Updated our analysis of
governmental constraints
related to transitional and
supportive housing on
pages 4-3, 4-55, 4-94, and
4-99.

Revised Program O to
commit the City to allowing
transitional and supportive
housing by-right (without
discretionary action) in all
multifamily and mixed use
zones.

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Zoning for a
Variety of
Housing Types
Accessory Dwelling Units: While the element generally
discussed the City’s process to permit ADUs, it must
specifically discuss whether ADUs are allowed in all
zones that permit residential uses and include or
modify program, if necessary. Additionally, after a
cursory review of the City’s ordinance, HCD discovered
several areas which were not consistent with State
ADU Law. This includes, but is not limited to, timing
and process, maximum sizes and set-back
requirements. The element must include a program to
update the City’s ADU ordinance in compliance with
state law. Lastly, the City should submit a copy of the most recent adopted and executed ADU ordinance.

For questions, please contact the ADU team through
the following:
https://calhcd.servicenow.com/csp?id=csm_sc_cat_ite
m_public&sys_id=19d0846297794910edea398c1
253af2a.

The City allows ADUs in all
residential zones without
requiring a CUP. We have
updated our analysis
accordingly on pages 4-4
and 4-98.

Revised Program O to
commit the City to update
the ADU Ordinance in
compliance with all recent
State laws, including, and
to immediately contact
HCD staff to identify
compliance issues.

Zoning for a
Variety of
Housing Types
Employee Housing: The element must demonstrate
zoning is consistent with the Employee Housing Act
(Health and Safety Code, § 17000 et seq.)> Specifically, section 17021.5 requires employee housing for six or
fewer employees to be treated as a single-family
structure and permitted in the same manner as other
dwellings of the same type in the same zone. For
additional information and sample analysis, see the
Building Blocks at https://www.hcd.ca.gov/planningandcommunity-development/housingelements/building-blocks/farmworkers.

Updated our analysis on
page 4-100 related to
Housing for Agricultural
Employees.

Also updated Program O to
commit the City to define
agricultural employee
housing for six or fewer
employees as a singlefamily structure, permitted
in the same manner as
other dwellings of the
same type in the same
zone in compliance with
Health and Safety Code, §
17000 et seq.

Constraints Land Use Controls: The element must identify and analyze all relevant land use controls impacts as
potential constraints on a variety of housing types. The analysis should evaluate land use controls
independently and cumulatively with other land use
controls, address any impacts on cost, supply, housing
choice, affordability, timing, approval certainty and
ability to achieve maximum densities and include
programs to address identified constraints. The
analysis must specifically address heights, parking, lot coverage, scenic route setback requirements and
minimum unit size requirements, as follows: • For
Revised our analysis of
development standards as
recommended by HCD.

These revisions are
provided under the new
heading Residential
Development Standards
beginning on page 4-106.

Also updated Program H to
commit the City to
removing constraints

4.1.g
Packet Pg. 1001 Attachment: Attachment G - Summary of Modifications to Housing Element (General Plan and Housing Element) Topic HCD Comment Response
heights, the element notes that the City has a
maximum height requirement of 35 feet and only 2.5
stories. Further, the element has also identified sites that allow for up to 70 du/ac. The element should
describe how height requirements impacts the ability
to achieve maximum densities and add or modify
programs as appropriate. • For parking, the element
indicated that studio units are required to provide 1.5 parking spaces and multifamily units must provide one
guest space for every two units. The element should
evaluate the impacts of 1.5 spaces on smaller
bedroom units (e.g., studios) and guest parking
requirements. • For lot coverage, the element notes
that maximum lot coverage is 40 percent. The element
should analyze how this requirement impacts the
ability to achieve maximum densities. • For scenic
routes, setbacks must be 50 feet. The analysis should
specifically address how this impacts supply, cost,
feasibility and ability to achieve maximum densities. • For minimum unit sizes, the element address the
impact of these requirements on smaller bedroom
types, housing choices, cost of development and
ability to achieve maximum density.
related to height, lot
coverage, parking, and
setbacks along scenic
routes, as identified by
HCD.

Constraints Fees and Exaction: The element indicated that while there is some variation between fees for multifamily
and single-family housing, they are generally the
same. Additionally, the analysis shows that fees for
multifamily are 24 percent of total development costs.

Fees that are more than 10-15 percent of the total
cost of a unit and requiring multifamily housing to
incur the same costs of fees as single family may be
considered a constraint. The element should analyze
this constraint for impacts on the cost and supply for
housing and include programs that specifically address
and mitigate this constraint. For additional
information and a sample analysis and tables, see the
Building Blocks at http://www.hcd.ca.gov/communitydevelopment/building-blocks/constraints/feesandexactions.shtml.

Table 4-24 miscalculated
the cost of multifamily
development in Pleasant
Hill. We have revised the
table based on
construction costs reported
in the analysis of nongovernmental constraints
beginning on pages 4-117
and 4-118 and added a
footnote on Table 4-114
outlining the methodology
for calculating total cost to
development per unit.

After calculating total costs
correctly, the estimated
proportion of fee cost to
overall development cost is

11.9 percent.

Constraints Code Enforcement: While the element indicates that building codes are verified through the plan check
Added a summary of code
enforcement practices

4.1.g
Packet Pg. 1002 Attachment: Attachment G - Summary of Modifications to Housing Element (General Plan and Housing Element) Topic HCD Comment Response
process, it should describe and analyze how the City
enforces building codes (e.g., complaint versus
proactive based).
under the new heading
Code Enforcement on page
4-116.

Constraints Local Processing and Permit Procedures: The element should address public comments on this draft
submittal and discuss compliance with the Permit
Streamlining Act and intersections with CEQA and
timing requirements, including streamlining
determinations and add or modify programs as
appropriate.

Added an analysis under
the new heading Permit
Streamlining Action and
CEQA Timing
Requirements, on page 4-
115.

Also added Program DDD
committing the City to
adopting a policy to ensure
compliance.

Constraints On/Off-Site Improvements: While the element lists generally on/off-site improvements, it must identify
subdivision level improvement requirements, such as
minimum street widths (e.g., 40-foot minimum street
width), and analyze their impact as potential
constraints on housing supply and affordability. For
additional information and a sample analysis, see the
Building Blocks at https://www.hcd.ca.gov/planningand-community-development/housingelements/buildingblocks/codes-and-enforcement-andonsite-offsite-improvement-standards.

Revised our analysis to
include subdivision-level
improvement standards
under the new heading Onand Off-site Improvements,
beginning on page 4-116.

Constraints on
Housing for
Persons with
Disabilities
Group homes (Residential Care Facilities) – The
element notes that unlicensed small facilities (6 or
fewer persons) are allowed in residential zones with a
use permit and that parking requirements are also
determined by the use permit. The element also notes
that licensed facilities for seven or more persons are
only conditionally permitted multifamily zones and
thus excluded from several zones that allow for
residential uses. Lastly, the element indicates that the City imposes a minimum spacing requirement of 300
feet.

For your information, zoning should simply implement
a barrier-free definition of family instead of subjecting, potentially persons with disabilities, to special
regulations such as the number of persons, population
types and licenses. These housing types should not be
excluded from residential zones, most notably lowdensity zones, which can constrain the availability of housing choices for persons with disabilities. Requiring these housing types to obtain a special use or
conditional use permit (CUP) could potentially subject
Revised the Housing
Element to identify
separation requirements
for residential care facilities
as a constraint under the
new heading Additional
Relevant Standards,
beginning on page 4-112.

Also identified use permit
requirements for small
unlicensed care facilities
and large care facilities as a
constraint to the
development of these
housing types under the
heading Residential Care
Facilities beginning on page
4-112.

Added actions in Program
O committing the City to

4.1.g
Packet Pg. 1003 Attachment: Attachment G - Summary of Modifications to Housing Element (General Plan and Housing Element) Topic HCD Comment Response
housing for persons with disabilities to higher
discretionary standards, unlike other residential uses.

The element should evaluate these requirements as
constraints and include specific commitment to amend
zoning and permit procedures to allow these uses in
all zones allowing residential uses with objectivity to facilitate approval certainty similar to other residential uses of the same form. For more information, please
see HCD’s guidance at
https://www.hcd.ca.gov/sites/default/files/docs/plan
ning-andcommunity/group-home-technical-advisory2022.pdf. updating the Municipal
Code to:
• Permit small
residential care
facilities (licensed and
unlicensed), as well as
large care facilities in
all zones allowing
residential uses with
objectivity to facilitate
approval certainty
similar to other
residential uses of the
same form.
• Remove separation
requirements for
residential care
facilities of all sizes.

Constraints on
Housing for
Persons with
Disabilities
Other Requirements – The element must describe the
City’s reasonable accommodation procedure including
the process and decision-making criteria such as
approval findings and analyze any potential
constraints on housing for persons with disabilities.

Additionally, the element must identify and analyze
the City’s definition of family used in zoning and land use.

Added an analysis of the
City’s reasonable
accommodation procedure
to discuss requests for
reasonable
accommodation, approval
authority, and findings,
beginning under the new
heading Reasonable
Accommodation, beginning
on page 4-109.

Added an analysis of the
City’s definition of “family”
under the new heading
Definition of Family on
page 4-109
Constraints Permit Times: The element must be revised to analyze the length of time between receiving approval for a
housing development and submittal of an application
for building permits that potentially hinder the
construction of a locality’s share of the regional
housing need.

Included an analysis of
permit times based on
recent trends under the
new heading Permit Times:

Recent Trends, beginning
on page 4-102
Special Needs
Housing
Analysis of Special Housing Needs: The element
quantifies the City’s special needs populations and
broadly discusses the challenges faced by the
population. However, a complete analysis should also
Revised the Housing Needs
chapter to include
discussion of available
resources, as well as

4.1.g
Packet Pg. 1004 Attachment: Attachment G - Summary of Modifications to Housing Element (General Plan and Housing Element) Topic HCD Comment Response
evaluate the existing resources to meet those needs
(availability senior housing units, number of large
units, number of deed restricted units, etc.,), an
assessment of any gaps in resources, and proposed
policies and programs to help address those gaps.
programs to help address
gaps in resources under
each heading. See
information under the
following new headings,
• Resources for Seniors
beginning on page 4-50
• Resources for Residents
with a Disability,
including the
Developmentally
Disabled, beginning on
page 4-55
• Resources for Large
Households, see page 4-
61 • Resources for Residents
Experiencing
Homelessness,
beginning on page 4-69
• Resources for Farm
Workers, page 4-73
Programs Shortfall of Sites – Program F (Increase Allowable Densities): The element demonstrates that most sites
for lower-income require rezoning with new
designations or up-zoning to accommodate the RHNA.

For your information, if zoning is not in place by
beginning of the planning period (January 31, 2023) to
approve projects at the densities and uses as
identified in the inventory, the element must include a program to commit to adopting the zoning changes.

Additionally, for sites that are expected to
accommodate the City’s lower-income RHNA,
programs must commit to housing element rezone
requirements pursuant to Government Code section
65583.2 (h) and (i).

While the element included Program F to comply with
some of the requirements to address a shortfall of
sites, the program must also commit to:
• acreage and anticipated units; and
• at least 50 percent of the lower-income need must
be accommodated on sites designated for residential
use only or on sites zoned for mixed uses that
accommodate all of the very low and low-income
housing need, if those sites:

Added acreage and
expected unit totals to
Program F, as required.

The City met the 50
percent threshold for lower
income capacity, however,
to ensure compliance with
State law, we have
included the required
language (outlined under
the second bullet) in
Program F.

4.1.g
Packet Pg. 1005 Attachment: Attachment G - Summary of Modifications to Housing Element (General Plan and Housing Element) Topic HCD Comment Response
o allow 100 percent residential use, and
o require residential use occupy 50 percent of the
total floor area of a mixed use project.

Programs Replacement Housing Requirements: The housing
element must include a program to provide
replacement housing. (Gov. Code, § 65583.2, subd.
(g)(3).) The replacement housing program must
adhere to the same requirements as set forth in
Government Code section 65915, subdivision (c),
paragraph (3).

Added Program BBB:

Replacement Unit
Program.

Programs As noted in Findings A4 and A5, the element requires a complete analysis of potential governmental and
nongovernmental constraints. Depending upon the
results of that analysis, the City may need to revise or add programs and address and remove or mitigate any
identified constraints.

Added several programs
based on HCD comments.

See the responses to
individual comments above
for more info.

AFFH
Programs
Goals, Priorities, Metrics, and Milestones: As noted in Finding A1, the element requires a complete AFFH
analysis. Depending upon the results of that analysis,
the City may need to revise or add programs.

Specifically, while the element included programs and
actions related to increasing housing choices and
affordability in high resourced areas, the element
must also include strong actions related to enhancing
housing mobility and place-based strategies for
neighborhoods considered low and moderate
resource and have coincidences of fair housing issues
such as higher concentration of lower-income
households and more disparate access to
opportunities compared to other parts of the City.

Additionally, based on a complete analysis the
element must be revised to add or modify goals and
actions. Goals and actions must specifically respond to the analysis and to the identified and prioritized
contributing factors to fair housing issues and must be significant and meaningful enough to overcome
identified patterns and trends. Lastly, actions must
have specific commitment, metrics, milestones and
geographic targeting to promote inclusive community
and equitable quality of life.

Aadded meaningful actions
related to outreach and
enforcement,
displacement, and the
location of sites to meet
the RHNA.

4.1.g
Packet Pg. 1006 Attachment: Attachment G - Summary of Modifications to Housing Element (General Plan and Housing Element) City of Pleasant Hill
Planning Division

MEMORANDUM
TO: General Plan Advisory Committee
FROM: Troy Fujimoto, Planning Division
DATE: April 12, 2023
SUBJECT: Pleasant Hill Draft Housing Element – HCD Comment Letter Background
In December 2022, the City of Pleasant Hill submitted a Draft Housing Element to the State of California Housing and Community Development Department (HCD) as part of the required Housing Element review process. Subsequently, on March 22, 2023, the City received the HCD comment letter on the Draft Housing Element (Attachment B).

Since this time, the City has been reviewing the comments and making revisions to the Draft Housing Element in response to HCD’s letter. City staff and the consultant team recognized HCD’s concerns regarding the proposed location of the Housing Opportunity Sites, as related to consistency with Affirmatively Furthering Fair Housing (AFFH). Thus, this meeting is primarily related to the General Plan Advisory Committee’s (GPAC) consideration of the proposed revisions to the Housing Opportunity Sites inventory offered in response to HCD’s comment letter.

Overview of HCD Comment Letter
The following provides an overview of HCD comments on the Draft Housing Element. To obtain certification from HCD, the City must revise the Draft Housing Element to address HCD’s comments, generally summarized in the points below:
 Requested additional information related to AFFH provisions, including City response to, and history of housing issues, additional consideration of relevant factors that contribute to certain fair housing conditions, and how to better promote housing choices and mobility.  Commented on the location of City RHNA low and moderate income level housing opportunity sites in low and moderate resources areas of the City, while the City RHNA moderate and above moderate income level housing are in higher resource areas of the City (further discussion of proposed revisions in response to these comments are provided in Attachment A).

4.1.h
Packet Pg. 1007 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element)  Requested additional information related to household characteristics, including household overpayment information and housing stock conditions.
 Requested additional information on the feasibility of “pipeline” projects (projects that have received City entitlements but not yet built) to be completely during the eight year planning cycle. In addition, HCD has requested additional information on non-vacant sites as housing sites, when more than 50% of RHNA lower income units are located on non-vacant site.  Questioned the feasibility of counting 40 Accessory Dwelling Units (ADU’s) per year, particularly when recent historical totals fall short of this number.  Provided additional comments related to water and sewer priority for lower income households, and zoning updates required by State law related to emergency shelters, supportive housing, group homes, reasonable accommodations and ADU’s.  Provided additional information related to potential governmental constraints, including: land use controls (building height, parking, lot coverage) and related fees and exactions for housing development; building code compliance, permit timelines and procedures and related on- and off-site improvements.
 Commented on proposed programs of the Draft Housing Element, including: incorporating a program for timing of necessary rezoning; replacement housing; revising programs that may have constraints on housing production; and incorporating necessary AFFH goals, policies, and programs to ensure fair housing for all income levels.

As noted previously, staff is working with the consultant to respond and revise the Draft Housing Element in response to HCD comments. In addition, staff is requesting the GPAC’s consideration of the information provided in Attachment A, and direction on the proposed revisions to the Housing Opportunity Sites inventory.

Summary of Public Comments
Since receipt of the comment letter from HCD, staff has received public comments and is contained in Attachment C.

Recommendation
Staff recommends that the Committee receive all public input, review the proposed revisions to the Housing Opportunity Sites inventory offered in direct response to State HCD comments, and provide direction on the proposed modifications.

4.1.h
Packet Pg. 1008 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Attachments
Attachment A Discussion on Housing Opportunity Sites, including Map of Housing Opportunity Sites
Attachment B State HCD Comment Letter
Attachment C Draft Housing Element (Version Submitted to HCD in December 2022) Policy Document
Needs Assessment
Attachment D Public Comments

4.1.h
Packet Pg. 1009 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Attachment A

4.1.h
Packet Pg. 1010 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 1 Summary of HCD Comments on the Sites Inventory and
Capacity to Meet the Lower-Income RHNA
1 | HCD Comments Related to the Sites Inventory
The City received three comments from the California Department of Housing and Community Development (HCD) that require revisions to the sites inventory. Each is included and summarized below.

Comment #1
“Suitability of Nonvacant Sites: The element included a description of each nonvacant site including a discussion of size, type of existing uses, improvement to land value (ILV), building age, etc., However, the analysis should address how these factors are indicative of redevelopment potential. For example, the element referenced ILV and building age for most sites. To support the assumption that ILV and building age can demonstrate redevelopment potential, the element can provide examples of local or regional projects that have redeveloped with similar ILV and building age. Additionally, the element noted that the City conducted property owner outreach; the element can indicate which sites have seen owner interest. Additionally, while the element discussed site characteristics and trends, it must specifically address whether the existing uses impede additional development. Finally, specific analysis and actions are necessary when the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower income households. For your information, the housing element must demonstrate existing uses are not an impediment to additional residential development and will likely discontinue in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.”
Summary
HCD is asking for additional justification to prove that redevelopment of the City’s underutilized sites is feasible within the planning period. The Project Team can provide much of this justification. However, in cases where jurisdictions rely on underutilized sites and cannot provide at least 50 percent of the lowerincome RHNA capacity through current projects, ADU projections, and vacant sites, the bar for justification is raised (see the bold text above). The current sites inventory identifies 106 lower-income units, which is just12 percent of the 892-unit lower-income RHNA, through pending and approved projects; however, there are zero lower-income units identified through ADU assumptions or located on vacant sites.

Recommendations
• Revise the sites inventory to include additional lower-income sites on vacant land. These sites must currently allow for 30 du/ac, or be rezoned to allow a minimum of 30 du/ac, in order to satisfy the lower-income RHNA requirement.

4.1.h
Packet Pg. 1011 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 2 o Two vacant sites, identified as Morello Terraces (APN 154-140-015) and Paso Nogal (APN 152-010-004) are recommended for rezoning from R20 (Single Family - 20,000 sq ft Lots) and R15 (Single Family - 15,000 sq ft Lots), respectively, to MRH (Multiple-family - High Density), which allows 30-40 du/ac.
• Disperse ADU projections by income level based on the methodology established by the Association of Bay Area Governments (ABAG), which suggests a distribution of 30% very-low, 30% low-, 30% moderate-, and 10% above moderate-income.

Comment #2
“Identified Sites and Affirmatively Furthering Fair Housing (AFFH): The element analyzed the identified sites for various fair housing components including race, income, access to opportunity and disproportionate housing needs and generally concluded that sites do not exacerbate current fair housing conditions. The analysis indicates that the City is generally higher resourced with few neighborhoods that are considered low and moderate resourced areas specifically on the far north-east edge of the City and neighborhoods on the eastern side of the City bordering Concord and Walnut Creek.

While the City is generally higher resourced, the element identified the majority of its lower-income Regional Housing Needs Allocation (RHNA) in low and moderate resource areas that also corresponds with other fair housing coincidences including higher concentrations of low moderate-income households, higher environmental hazards and higher rates of individuals that are part of a protected class. Additionally, the element identifies most of the City’s moderate and above moderate income RHNA in higher resourced areas. The element must include a significant analysis and reasoning about the location of sites and impact on current fair housing conditions. Based on the outcomes of this analysis, the element should add or modify programs with specific commitment, metrics, milestones and geographic targeting that is commensurate with the level of isolation of the RHNA to promote inclusive communities and equitable quality of life.”
Summary
HCD notes that the lower-income capacity appears concentrated in low and moderate resource areas within the eastern portion of the City, an area of the City where fair housing issues are more pronounced, and that moderate- and above-moderate income capacity is concentrated in high resource areas and areas with fewer fair housing issues.

Recommendations
• Revise the sites inventory to include more lower-income units within high resource areas, as well as in moderate resource areas with higher incomes, fewer environmental hazards (e.g., farther away from the freeway), and lower concentrations of protected classes. o The Morello Terraces site is located in a high resource area; the Paso Nogal site is located in a moderate resource area on the western portion of the City where fair housing issues are less pronounced.
▪ By rezoning these two sites to MRH (30-40 du/ac), as recommended above, the City can provide additional lower-income capacity that addresses the fair housing issues raised by HCD.

4.1.h
Packet Pg. 1012 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 3 • Revise income assumptions on housing opportunity sites near the freeway from lower-income to moderate- or above moderate-income, where possible. This addresses HCD’s concern regarding the equitable dispersal of moderate- and above moderate-income capacity throughout the City.
• Remove the former JCPenney site from the sites inventory to address the State’s concern regarding the concentration of lower-income housing opportunity sites within low resource areas.
• Additionally, staff recommends removal of the southernmost parcel of Housing Opportunity Site G, (1.44-acre property at the northwest corner of Contra Costa Boulevard and Gregory Lane) given HCD comments related to housing units concentrated closer to the freeway and its location at the edge of Site G (not bisecting Site G).
• Following revisions to the sites inventory, additional program actions may be required to further the City’s efforts to overcome fair housing issues, particularly related to air quality issues in areas in proximity to the freeway.

Comment #3
“Accessory Dwelling Units (ADU): The element is projecting 320 ADUs for an average of 40 ADUs per year over the eight-year planning period to accommodate a portion of its RHNA. The element notes that while the City has permitted an average of 25 ADUs per year, the City will be projecting 40 ADUs each year throughout the planning period. Furthermore, the element notes that the projection is based on trends from 2019-2021. However, HCD’s records indicate through the City’s Annual Progress Reports (APR) that between 2019-2021, the City permitted an average of 11 ADUs per year. The City’s past performance does not support a four-fold increase. The element should reconcile these figures and adjust assumptions based on a realistic estimate of the potential for ADUs or provide stronger analysis and supporting information for more aggressive assumptions. Lastly, the element should include significant policies and programs that commit to incentivizing ADUs. Depending on the analysis, the element must commit to monitor ADU production and affordability throughout the planning period and implement additional actions if not meeting target numbers anticipated in the housing element. If necessary, additional actions should be taken in a timely manner (e.g., within six months). The degree of additional actions should be in stride with the degree of the gap in production and affordability. For example, if actual production and affordability of ADUs is far from anticipated trends, then rezoning or something similar would be an appropriate action. If actual production and affordability is near anticipated trends, then measures like outreach and marketing might be more appropriate.” Summary
HCD has challenged the City’s assumption of 320 ADUs, or approximately 40 ADUs per year, over the eight-year cycle and has stated that its data indicates an average of just 11 ADUs per year between 2019 and 2021. HCD has also asked for additional program actions to promote and incentivize ADU production.

Recommendations
The Project Team believes that HCD has undercounted the number of ADUs the City permitted in 2020.

The Team met with HCD staff on April 4, 2023, to discuss an appropriate ADU projection. HCD staff

4.1.h
Packet Pg. 1013 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 4 suggested that the City use 2019, 2021, and 2022 to establish ADU trends. City staff expressed an interest in setting a goal of 25 ADUs/year, based on established, verified upward trends. HCD staff indicated that an assumption of 25 ADUs per year is acceptable if the City includes program actions to monitor development trends and provide additional incentives to encourage ADU development. • Revise the ADU projection to 25 ADUs/year, and, as previously stated, distribute these units by income category based on ABAG’s distribution methodology. o Based on a projection of 25 ADU/year, the City can count 200 ADUs toward the RHNA.

Of these units, 120 can be assumed toward lower-income capacity. • Revise the Policy Document to include additional program actions to monitor ADU development and further incentivize production.
2 | Impacts on the City’s Ability to Meet the Lower-Income RHNA As discussed, the City’s lower-income RHNA is 892 units. If the City cannot provide capacity for 50 percent of this total (446 units) through pipeline projects, ADU projections, and vacant sites, HCD will automatically presume that the existing uses on nonvacant sites impede residential development.

Pending Projects
The sites inventory includes 106 lower-income units in pending and approved projects. These will not change.

ADU Projections
• Based on a projection of 25 ADUs/year (200 total units), the City can assume 120 ADUs toward lower-income capacity.

Recommended Rezones of Vacant Sites
If rezoned to MRH (30-40 du/ac), the Morello and Paso Nogal sites can be assumed as lower-income capacity.

The two sites discussed below, Morello Terraces and Paso Nogal, are suggested for rezone to provide lower income capacity. While they accounted for 15 and 7 units, respectively, in the Draft Housing Element, if rezoned, these sites could provide realistic capacity of 298 lower-income units toward the RHNA.

An Explanation of Realistic Capacity Calculation Requirements The City must calculate maximum capacity [(acreage) x (maximum density)], as well as realistic capacity.

Realistic capacity, which is the unit total that can be counted toward the RHNA, can be calculated in one of two ways:
• The City can calculate realistic capacity based on maximum capacity but must apply adjustment factors that consider reductions to total capacity based on recent trends as well as development standards, such as setbacks. (acreage x maximum density x adjustment factors) • The City can calculate realistic capacity based on the minimum allowed density. (acreage x minimum density).

4.1.h
Packet Pg. 1014 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 5 o Please note: When minimum density is used, HCD states that “the general plan or zoning must require the specified minimum number of residential units on the identified sites regardless of overlay zones, zoning allowing nonresidential uses, or other factors potentially impacting the minimum density.”
Morello Terraces (6.55 acres) | Maximum capacity: 262 units [6.55ac x 40du/ac] • Realistic capacity based on maximum density method: 174 units • Realistic capacity based on minimum density method: 196 units Paso Nogal (3.4 acres) | Max capacity: 136 units [3.4ac x 40du/ac] • Realistic capacity based on maximum density formula: 90 units • Realistic capacity based on minimum density formula: 102 units To better ensure future housing development provides the number of units required per the City’s RHNA, staff recommends that in both cases the City calculate realistic capacity using the minimum density method.

Summary Calculations
Table 1 calculates realistic capacity based on the recommendations discussed above. As shown, these revisions meet the goal of providing at least 50 percent of the lower-income RHNA through pending projects, ADU’s, and vacant sites.

Table 1: Realistic Capacity Summary - Pending, ADUs, and Vacant Lower-income Sites Realistic Capacity in Units
Pending Projects* 106
ADUs** 120
Morello Terraces** 196
Paso Nogal Hillside** 102
Total 524
50% of Lower Income RHNA (goal) 446
Capacity beyond Goal +78
*Capacity counted in the Draft Housing Element
** Additional lower-income capacity not previously counted While the 106 pending and approved units were included in the Draft Housing Element, the ADU projections and vacant sites in Table 1 represent new lower-income capacity beyond what was previously counted. Combined these suggested revisions provide additional capacity for 418 units toward the lower-income RHNA.

4.1.h
Packet Pg. 1015 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 6 3 | Impact to Total RHNA Capacity
Table 2 below calculates changes to the sites inventory summary table, shown in track changes, as follows:
• Assumed Accessory Dwelling Units has been revised from 320 total units dispersed completely among moderate and above moderate, to 200 units dispersed among all income categories, as discussed above.
• Based on comments provided by HCD regarding the proposed location of lower income units within lower resource areas and the concentration of opportunity sites within proximity to environmental hazards (i.e., I-680 freeway), staff recommends removal of the JCPenney’s site from the Housing Opportunity Site inventory. In addition, staff recommends removal of the southernmost parcel of Housing Opportunity Site G, (1.44-acre parcel on the northwest corner of Contra Costa Boulevard and Gregory Lane) given HCD comments related to housing units concentrated closer to the freeway and its location at the edge of Site G (not bisecting Site G).

Removing both sites in response to HCD’s stated concerns represents a total of 225 lowerincome units that must be relocated elsewhere. o In the Draft Housing Element, the JCPenney site accounted for 175 lower-income units and the southernmost parcel of Site G accounted for 50 lower-income units. • Vacant Sites has been revised to reflect the proposed rezoning of the Morello Terraces and Paso Nogal sites, as discussed above. These sites account for 196 and 102 lower-income units respectively, for a total of 298 new lower-income units, but a reduction of 22 units of above moderate-income capacity previously counted in the Draft Housing Element.

As shown in Table 2, the proposed revisions to the sites inventory provide surplus capacity of 280 units in the lower income category, but shortfalls of 217 units in the moderate- and 41 units in the above moderate-income categories. These shortfalls are due to the reduction in the ADU assumption, as well as the loss of 22 above-moderate units originally counted on the Morello Terraces and Paso Nogal sites.

Table 2: Summary of 6th Cycle RHNA Capacity - Revised
Lower Moderate Above
Moderate Total
Sixth Cycle RHNA 892 254 657 1,803

CREDITS
Assumed Accessory Dwelling Units 0 120 280 60 40 20 320 200 Pending and Approved Projects 106 14 260 259* 380 379*
SITES
Housing Opportunity Sites 1,051 826 14 127 1,192 967
Vacant Sites 0 298 0 232 210 232 508
Total Planned Sixth Cycle Units 1,157 1,350 308 88 658 616 2,123 2,054 RHNA with 20 percent buffer (lower and moderate) 1,070 305 657 2,032 Surplus (beyond RHNA with buffer) 87 280 3 (-217) 1 (-41) 91 22 Percentage of RHNA Planned 130% 151% 121% 35% 100% 94% 118% 114% * This revision was made to correct an error in the calculation of Pending and Approved Projects. The Draft Housing Element showed the gross units to be developed, rather than the net-new units.

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Packet Pg. 1016 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 7 Table 2 shows surplus lower-income capacity of 280 units beyond the 20 percent buffer. Because of this surplus, 280 lower-income units from the Housing Opportunity Sites can be redistributed to the moderate- and above moderate-income categories to help reach those goals. This redistribution is shown in track changes in Table 3 below. As shown in Table 3, after redistributing these units, the City has reached its goal within each income category.

Table 3: Summary of 6th Cycle RHNA Capacity – Revised and Redistributed Lower Moderate
Above
Moderate Total
Sixth Cycle RHNA 892 254 657 1,803

CREDITS
Assumed Accessory Dwelling Units 120 60 20 200
Pending and Approved Projects 106 14 259 379
SITES
Housing Opportunity Sites 826 546 14 231 127 190 967
Vacant Sites 298 0 210 508
Total Planned Sixth Cycle Units 1,350 1,070 88 305 616 679 2,054 RHNA with 20 percent buffer (lower and
moderate) 1,070 305 657 2,032
Surplus (beyond RHNA with buffer) 280 0 -217 0 -41 22 22 Percentage of RHNA Planned 151% 120% 35% 120% 94% 103% 114%

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Housing Element Response to HCD Comments | Material for GPAC Meeting, April 12 9 Sites inventory – All Sites, Inset
Former
JCPenney

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Packet Pg. 1022 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
March 22, 2023
Ethan Bindernagel, Director
Planning Division
City of Pleasant Hill
100 Gregory Lane
Pleasant Hill, CA 94523
Dear Ethan Bindernagel:

RE: City of Pleasant Hill’s 6th Cycle (2023-2031) Draft Housing Element Thank you for submitting the City of Pleasant Hill’s (City) draft housing element received for review on December 27, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from East Bay for Everyone, Derek Sagehorn, David Kellogg and Anne Paulson pursuant to Government Code section 65585, subdivision (c).

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder, the City’s 6th cycle housing element was due January 31, 2023. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), then any rezoning to make prior identified sites available or accommodate the regional housing needs allocation (RHNA) (Program F) shall be completed no later than one year from the statutory deadline pursuant to Government Code sections 65583, subdivision (c) and 65583.2, subdivision (c). Please be aware, if the City fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until these rezones are completed.

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Packet Pg. 1023 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Ethan Bindernagel, Director

Chapter 654, Statutes of 2022 (AB 2339), adds specificity on how cities and counties plan for emergency shelters and ensure sufficient and suitable capacity. Future submittals of the housing element may need to address these statutory requirements.

For additional information and timing requirements, please see HCD’s memo at https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/ab2339- notice.pdf.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Jamillah Williams, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
Enclosure

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APPENDIX

CITY OF PLEASANT HILL
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Enforcement and Outreach: While the element included a summary of fair housing complaints on a county-wide basis, it should include information on fair housing complaints specific to the City and analyze those complaints for trends and impact on protected classes. The element must also evaluate any findings, lawsuits, or judgements related to enforcement actions regarding fair housing. In addition, the analysis must describe compliance with existing fair housing laws and regulations and include information on fair housing outreach capacity. For additional information, please see pages 28-30 on HCD’s Affirmatively Furthering Fair Housing (AFFH) Guidance Memo at https://www.hcd.ca.gov/community-development/affh/docs/AFFH_Document_Final_4-27- 2021.pdf.

Racially Concentrated Areas of Affluence (RCAA): The element does not analyze census tracts or neighborhoods that are considered an RCAA. Additionally, HCD’s fair housing data viewer indicates that majority of the City is considered an RCAA. The element must evaluate the census tracts considered RCAA, including trends, neighborhood conditions relative to other neighborhoods, local data and knowledge and other relevant factors.

Based on the outcomes of this analysis, the element should include significant and meaningful programs to promote housing mobility (not limited to the regional housing need allocation (RHNA)). For more information, please visit: https://affh-data-resourcescahcd.hub.arcgis.com.

Local Data, Knowledge and Other Relevant Factors: The element included some information about regional history, referenced stakeholder comments and discussed the location of assisted projects and housing choice vouchers. However, the element needs to provide information and analysis that relates, supports, or supplements the existing analysis, fair housing conclusions and contributing factors. The element must consider

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other relevant factors that have contributed to certain fair housing conditions. This analysis must consider information that is unique to the City, such as governmental and nongovernmental actions, historical land use and zoning practices (e.g., past redlining/greenlining, restrictive covenants, planning documents, etc.), disparities in investment to specific communities including transportation investments, seeking investment or lack thereof, efforts to promote affordability and inclusion, local initiatives, or other information that may have impeded housing choices and mobility. The element should complement federal, state, and regional data with local data and knowledge where appropriate to capture emerging trends and issues, including utilizing knowledge from local and regional advocates, public comments, and service providers.

Contributing Factors: The element includes contributing factors to fair housing issues but should re-evaluate and prioritize these factors based on a complete analysis to better respond to the fair housing issues.

Identified Sites and Affirmatively Furthering Fair Housing (AFFH): The element analyzed the identified sites for various fair housing components including race, income, access to opportunity and disproportionate housing needs and generally concluded that sites do not exacerbate current fair housing conditions. The analysis indicates that the City is generally higher resourced with few neighborhoods that are considered low and moderateresourced areas specifically on the far north-east edge of the City and neighborhoods on the eastern side of the City bordering Concord and Walnut Creek. While the City is generally higher resourced, the element identified majority of its lower-income Regional Housing Needs Allocation (RHNA) in low and moderate resource areas that also corresponds with other fair housing coincidences including higher concentrations of lowmoderate-income households, higher environmental hazards and higher rates of individuals that are part of a protected class. Additionally, the element identifies most of the City’s moderate and above moderate income RHNA in higher resourced areas. The element must include a significant analysis and reasoning about the location of sites and impact on current fair housing conditions. Based on the outcomes of this analysis, the element should add or modify programs with specific commitment, metrics, milestones and geographic targeting that is commensurate with the level of isolation of the RHNA to promote inclusive communities and equitable quality of life.

2. Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).) Overpayment: While the element identifies the total number of households overpaying for housing, it must quantify and analyze the number of lower-income households overpaying for housing by tenure (i.e., renter and owner) and add or modify policies and programs as appropriate.

Housing Stock Conditions: The element utilized housing age to determine number of units likely needing major rehab or replacement. However, the element should supplement this analysis with other data sources to better reflect the number of units in need of rehabilitation and replacement.

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For example, the analysis could include estimates from a recent windshield survey or sampling, estimates from the code enforcement agency, or information from knowledgeable builders/developers, including nonprofit housing developers or organizations. For additional information, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks/housing-stock-characteristics.

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov.

Code, § 65583, subd. (a)(3).)
Progress in Meeting the RHNA: The element identifies 380 units as progress towards the RHNA. Of the 380 units, 109 units currently have approved entitlements or pending approvals. The element must demonstrate the availability of these units during the planning period. For example, the element could discuss and analyze any outreach with the applicants, anticipated timelines for final approvals, remaining steps for projects to request building permits, any known barriers, the City’s past completion rates on pipeline projects, or any other information to demonstrate the availability or likelihood of development in the planning period.

Suitability of Nonvacant Sites: The element included a description of each nonvacant site including a discussion of size, type of existing uses, improvement to land value (ILV), building age, etc., However, the analysis should address how these factors are indicative of redevelopment potential. For example, the element referenced ILV and building age for most sites. To support the assumption that ILV and building age can demonstrate redevelopment potential, the element can provide examples of local or regional projects that have redeveloped with similar ILV and building age. Additionally, the element noted that the City conducted property owner outreach; the element can indicate which sites have seen owner interest. Additionally, while the element discussed site characteristics and trends, it must specifically address whether the existing uses impede additional development.

Finally, specific analysis and actions are necessary when the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lowerincome households. For your information, the housing element must demonstrate existing uses are not an impediment to additional residential development and will likely discontinue in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.

Replacement Housing Requirements: Absent a replacement housing program, nonvacant sites with residential uses meeting specified criteria are not adequate sites to accommodate lower-income households. The replacement housing program has the same requirements as set forth in Government Code section 65915, subdivision (c)(3).

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The housing element must be revised to include such analysis and a program, if necessary.

AB 725: For jurisdictions that are considered Metropolitan, the element must identify at least 25 percent of the remaining moderate and above-moderate RHNA on sites that allow at least four units of housing (e.g., four plex or greater) (Gov. Code, § 65583.2, subd. (c)(4)).

Accessory Dwelling Units (ADU): The element is projecting 320 ADUs for an average of 40 ADUs per year over the eight-year planning period to accommodate a portion of its RHNA. The element notes that while the City has permitted an average of 25 ADUs per year, the City will be projecting 40 ADUs each year throughout the planning period.

Furthermore, the element notes that the projection is based on trends from 2019-2021.

However, HCD’s records indicate through the City’s Annual Progress Reports (APR) that between 2019-2021, the City permitted an average of 11 ADUs per year. The City’s past performance does not support a four-fold increase. The element should reconcile these figures and adjust assumptions based on a realistic estimate of the potential for ADUs or provide stronger analysis and supporting information for more aggressive assumptions.

Lastly, the element should include significant policies and programs that commit to incentivizing ADUs. Depending on the analysis, the element must commit to monitor ADU production and affordability throughout the planning period and implement additional actions if not meeting target numbers anticipated in the housing element. If necessary, additional actions should be taken in a timely manner (e.g., within six months). The degree of additional actions should be in stride with the degree of the gap in production and affordability. For example, if actual production and affordability of ADUs is far from anticipated trends, then rezoning or something similar would be an appropriate action. If actual production and affordability is near anticipated trends, then measures like outreach and marketing might be more appropriate.

Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element.

The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Water Sewer Priority: Water and sewer service providers must establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. (Gov. Code, § 65589.7.) Local governments are required to immediately deliver the housing element to water and sewer service providers. The element should discuss compliance with these requirements and if necessary, add or modify programs to establish a written procedure by a date early in the planning period.

For additional information and sample cover memo, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks/priority-water-and-sewer.

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Zoning for a Variety of Housing Types:
• Emergency Shelters: The element discusses parking requirements for emergency shelters and includes Program O to address the capacity requirements of AB 139 (Statutes 2019). However, in addition to the capacity requirements, the element must also address the new parking provisions under this requirement. Specifically, Pursuant to Government Code section 65583, subdivision a)(4)(A), also referred to as AB 139, parking for emergency shelters should only be the number of spaces necessary for staff working in the shelter and no more than other uses in the same zones. The element should demonstrate compliance with this requirement or include a program, if necessary.
• By-right Permanent Supportive Housing: The element indicated that pursuant to AB 2162, the element allows transitional and supportive housing in all residential zones in the same manner as similar uses. However, by-right permanent supportive housing has unique requirements and shall be a use by-right (without discretionary action) in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code section 65651. The element must demonstrate compliance with these requirements and include programs as appropriate.
• Accessory Dwelling Units : While the element generally discussed the City’s process to permit ADUs, it must specifically discuss whether ADUs are allowed in all zones that permit residential uses and include or modify program, if necessary.

Additionally, after a cursory review of the City’s ordinance, HCD discovered several areas which were not consistent with State ADU Law. This includes, but is not limited to, timing and process, maximum sizes and set-back requirements. The element must include a program to update the City’s ADU ordinance in compliance with state law. Lastly, the City should submit a copy of the most recent adopted and executed ADU ordinance. For questions, please contact the ADU team through the following: https://calhcd.servicenow.com/csp?id=csm_sc_cat_item_public&sys_id=19d0846297794910edea398c1 253af2a.
• Employee Housing: The element must demonstrate zoning is consistent with the Employee Housing Act (Health and Safety Code, § 17000 et seq.)> Specifically, section 17021.5 requires employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. For additional information and sample analysis, see the Building Blocks at https://www.hcd.ca.gov/planning-andcommunity-development/housing-elements/building-blocks/farmworkers.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of

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developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
Land Use Controls: The element must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types. The analysis should evaluate land use controls independently and cumulatively with other land use controls, address any impacts on cost, supply, housing choice, affordability, timing, approval certainty and ability to achieve maximum densities and include programs to address identified constraints. The analysis must specifically address heights, parking, lot coverage, scenic route setback requirements and minimum unit size requirements, as follows:
• For heights, the element notes that the City has a maximum height requirement of 35 feet and only 2.5 stories. Further, the element has also identified sites that allow for up to 70 du/ac. The element should describe how height requirements impacts the ability to achieve maximum densities and add or modify programs as appropriate.
• For parking, the element indicated that studio units are required to provide 1.5 parking spaces and multifamily units must provide one guest space for every two units. The element should evaluate the impacts of 1.5 spaces on smaller bedroom units (e.g., studios) and guest parking requirements.
• For lot coverage, the element notes that maximum lot coverage is 40 percent. The element should analyze how this requirement impacts the ability to achieve maximum densities.
• For scenic routes, setbacks must be 50 feet. The analysis should specifically address how this impacts supply, cost, feasibility and ability to achieve maximum densities.
• For minimum unit sizes, the element address the impact of these requirements on smaller bedroom types, housing choices, cost of development and ability to achieve maximum density.

Fees and Exaction: The element indicated that while there is some variation between fees for multifamily and single-family housing, they are generally the same. Additionally, the analysis shows that fees for multifamily are 24 percent of total development costs. Fees that are more than 10-15 percent of the total cost of a unit and requiring multifamily housing to incur the same costs of fees as single family may be considered a constraint.

The element should analyze this constraint for impacts on the cost and supply for housing and include programs that specifically address and mitigate this constraint. For additional information and a sample analysis and tables, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/constraints/fees-andexactions.shtml.

Code Enforcement: While the element indicates that building codes are verified through the plan check process, it should describe and analyze how the City enforces building codes (e.g., complaint versus proactive based).

Local Processing and Permit Procedures: The element should address public comments on this draft submittal and discuss compliance with the Permit Streamlining Act and

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intersections with CEQA and timing requirements, including streamlining determinations and add or modify programs as appropriate.

On/Off-Site Improvements: While the element lists generally on/off-site improvements, it must identify subdivision level improvement requirements, such as minimum street widths (e.g., 40-foot minimum street width), and analyze their impact as potential constraints on housing supply and affordability.

For additional information and a sample analysis, see the Building Blocks at https://www.hcd.ca.gov/planning-and-community-development/housing-elements/buildingblocks/codes-and-enforcement-and-onsite-offsite-improvement-standards.

Constraints on Housing for Persons with Disabilities:

The element must include analysis of potential constraints on housing for persons with disabilities, as follows:
• Group homes (Residential Care Facilities) – The element notes that unlicensed small facilities (6 or fewer persons) are allowed in residential zones with a use permit and that parking requirements are also determined by the use permit. The element also notes that licensed facilities for seven or more persons are only conditionally permitted multifamily zones and thus excluded from several zones that allow for residential uses. Lastly, the element indicates that the City imposes a minimum spacing requirement of 300 feet.

For your information, zoning should simply implement a barrier-free definition of family instead of subjecting, potentially persons with disabilities, to special regulations such as the number of persons, population types and licenses. These housing types should not be excluded from residential zones, most notably lowdensity zones, which can constrain the availability of housing choices for persons with disabilities. Requiring these housing types to obtain a special use or conditional use permit (CUP) could potentially subject housing for persons with disabilities to higher discretionary standards, unlike other residential uses.

The element should evaluate these requirements as constraints and include specific commitment to amend zoning and permit procedures to allow these uses in all zones allowing residential uses with objectivity to facilitate approval certainty similar to other residential uses of the same form. For more information, please see HCD’s guidance at https://www.hcd.ca.gov/sites/default/files/docs/planning-andcommunity/group-home-technical-advisory-2022.pdf. • Other Requirements – The element must describe the City’s reasonable accommodation procedure including the process and decision-making criteria such as approval findings and analyze any potential constraints on housing for persons with disabilities. Additionally, the element must identify and analyze the City’s definition of family used in zoning and land use.

5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… …the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction

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of a locality’s share of the regional housing need in accordance with Government Code section 65584... (Gov. Code, § 65583, subd. (a)(6).)
Permit Times: The element must be revised to analyze the length of time between receiving approval for a housing development and submittal of an application for building permits that potentially hinder the construction of a locality’s share of the regional housing need.

6. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
Analysis of Special Housing Needs: The element quantifies the City’s special needs populations and broadly discusses the challenges faced by the population. However, a complete analysis should also evaluate the existing resources to meet those needs (availability senior housing units, number of large units, number of deed restricted units, etc.,), an assessment of any gaps in resources, and proposed policies and programs to help address those gaps.

B Housing Programs

1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).) As noted in Finding A3, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

Shortfall of Sites – Program F (Increase Allowable Densities): The element demonstrates that most sites for lower-income require rezoning with new designations or up-zoning to accommodate the RHNA. For your information, if zoning is not in place by beginning of the planning period (January 31, 2023) to approve projects at the densities and uses as identified in the inventory, the element must include a program to commit to adopting the zoning changes. Additionally, for sites that are expected to accommodate the City’s lowerincome RHNA, programs must commit to housing element rezone requirements pursuant to Government Code section 65583.2 (h) and (i).

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While the element included Program F to comply with some of the requirements to address a shortfall of sites, the program must also commit to:
• acreage and anticipated units; and
• at least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low-income housing need, if those sites:
o allow 100 percent residential use, and
o require residential use occupy 50 percent of the total floor area of a mixeduse project.

Replacement Housing Requirements: The housing element must include a program to provide replacement housing. (Gov. Code, § 65583.2, subd. (g)(3).) The replacement housing program must adhere to the same requirements as set forth in Government Code section 65915, subdivision (c), paragraph (3).

2. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.

The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Findings A4 and A5, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

3. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
Goals, Priorities, Metrics, and Milestones: As noted in Finding A1, the element requires a complete AFFH analysis. Depending upon the results of that analysis, the City may need to revise or add programs. Specifically, while the element included programs and actions related to increasing housing choices and affordability in high resourced areas, the element must also include strong actions related to enhancing housing mobility and placebased strategies for neighborhoods considered low and moderate resource and have coincidences of fair housing issues such as higher concentration of lower-income households and more disparate access to opportunities compared to other parts of the City. Additionally, based on a complete analysis the element must be revised to add or modify goals and actions. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Lastly, actions must have specific commitment, metrics, milestones and geographic targeting to promote inclusive community and equitable quality of life.

4.1.h
Packet Pg. 1033 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Attachment C
Not Included

4.1.h
Packet Pg. 1034 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) Attachment D

4.1.h
Packet Pg. 1035 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) From: Kevin Overstreet
To: Troy Fujimoto
Subject: City Council and GPAC
Date: Friday, April 7, 2023 9:10:16 AM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender.

I am writing to provide my input to the City Council and GPAC on the response the city will provide to HCD on Pleasant Hill’s Housing Element and General Plan.

On numerous occasions the GPAC has said “The city plans and developers build”.

The statement is simple but all too true. The city can envision a plan but if developers do not think it will sell, they will not build it.

The state asked Pleasant Hill to develop a plan that would provide 1803 new housing units in the city. The city spent over two years envisioning how best to accommodate that growth, documented it in the General Plan, and explained the first eight years of execution in the Housing Element. The state HCD has now come back with questions and asked the city to clarify that plan.

Now is not the time to change the plan. The city and the GPAC spent over two years developing this plan and we, the city residents, have faithfully journeyed together with you in providing input and refining that vision. Now, as we near the end of the planning phase and prepare to begin its execution, it is not the time to change the plan. Rather it is time to better clarify and explain it. The plan is sound. Last minute changes will only sow confusion and distrust.

If HCD is asking questions, we need to clarify the vision and execution plan for them.

We should not be changing the plan at the last minute.

Kevin Overstreet
19 William Henry Court
Pleasant Hill, CA 94523

4.1.h
Packet Pg. 1036 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) From: David Blau
To: Troy Fujimoto
Subject: Comments on Draft Housing Element & HCD’s Response Date: Thursday, April 6, 2023 4:12:03 PM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender.

We are writing to provide our input to the City Council and GPAC on the response the city will provide to HCD on Pleasant Hill’s Housing Element and General Plan.

On numerous occasions the GPAC has said “The city plans and developers build”.

The statement is simple but all too true. The city can envision a plan but if developers do not think it will sell, they will not build it.

The state asked Pleasant Hill to develop a plan that would provide 1803 new housing units in the city. The city spent over two years envisioning how best to accommodate that growth, documented it in the General Plan, and explained the first eight years of execution in the Housing Element. The state HCD has now come back with questions and asked the city clarify that plan.

Now is not the time to change the plan. The city and the GPAC spent over two years developing this plan and we, the city residents, have faithfully journeyed together with you in providing input and refining that vision. Now, as we near the end of the planning phase and prepare to begin its execution, it is not the time to change the plan. Rather it is time to better clarify and explain it. The plan is sound. Last minute changes will only sow confusion and distrust.

If HCD is asking questions, we need to clarify the vision and execution plan for them.

We should not be changing the plan at the last minute.

David & Jennifer Blau
75 Exeter Lane
Pleasant Hill (home owners for 43 yrs)

4.1.h
Packet Pg. 1037 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) From: Danielle Drier
To: Troy Fujimoto
Subject: GPAC
Date: Thursday, April 6, 2023 8:49:25 PM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender.

To whom it may concern:

I am writing to provide my input to the City Council and GPAC on the response the city will provide to HCD on Pleasant Hill’s Housing Element and General Plan.

On numerous occasions the GPAC has said “The city plans and developers build”.

The statement is simple but all too true. The city can envision a plan but if developers do not think it will sell, they will not build it.

The state asked Pleasant Hill to develop a plan that would provide 1803 new housing units in the city. The city spent over two years envisioning how best to accommodate that growth, documented it in the General Plan, and explained the first eight years of execution in the Housing Element. The state HCD has now come back with questions and asked the city clarify that plan.

Now is not the time to change the plan. The city and the GPAC spent over two years developing this plan and we, the city residents, have faithfully journeyed together with you in providing input and refining that vision. Now, as we near the end of the planning phase and prepare to begin its execution, it is not the time to change the plan. Rather it is time to better clarify and explain it. The plan is sound. Last minute changes will only sow confusion and distrust.

If HCD is asking questions, we need to clarify the vision and execution plan for them.

We should not be changing the plan at the last minute.

Thank you,
Danielle Drier
Erin Court, Pleasant Hill
--

4.1.h
Packet Pg. 1038 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) From: Jack Prosek
To: Troy Fujimoto
Cc: Sue Noack
Subject: Re: EXTERNAL: Fwd: Upcoming: General Plan Advisory Committee Meeting, 4/12! Date: Wednesday, April 5, 2023 6:45:43 AM

1. Troy -

2. 3. WOW - that is a whole lot of legal mumbo-jumbo in the HCD response dated March 22nd !!

4. 5. BUT it looks like the City DOES need to address BOTH the building HEIGHT issue & the PARKING issue NOW in the Housing Element of the General Plan rather than LATER in the more detailed documents . . . . per the Land Use Controls in part A-4 on page 6 of the Appendix. Add in the Lot Coverage restrictions as well !!!
Jack Prosek
PH Resident / Homeowner
zz
On Tue, Apr 4, 2023 at 5:23 PM Jack Prosek <[email protected]> wrote:

Thanks Troy -
It was not there yet when I looked a while earlier !
Jack Prosek
---------- Forwarded message ---------
From: Troy Fujimoto <[email protected]>
Date: Tue, Apr 4, 2023 at 4:35 PM
Subject: RE: EXTERNAL: Fwd: Upcoming: General Plan Advisory Committee Meeting, 4/12! To: Jack Prosek <[email protected]>
Jack,
We just posted the City website, and it has a link to the HCD letter in the announcement of the meeting.

The link to the webpage can be found at the link below, and on the webpage is a link to the HCD letter.

4.1.h
Packet Pg. 1039 Attachment: Attachment H - 4-12-23 GPAC Memo & Attachments (General Plan and Housing Element) RESOLUTION NO. 07-23

A RESOLUTION OF THE PLANNING COMMISSION, CITY OF PLEASANT HILL, RECOMMENDING APPROVAL OF THE CITY OF PLEASANT HILL 2040 GENERAL PLAN, EXCLUDING THE 2023-2031 HOUSING ELEMENT, AND CERTIFICATION OF

AN ENVIRONMENTAL IMPACT REPORT
WHEREAS, California state law requires each city to adopt a general plan for the "physical development of the city and any land outside its boundaries which bears relation to its planning area'' (California Government Code section 65300 et seq.); and WHEREAS, the general plan expresses the City's development goals and embodies public policy relative to the distribution of future land uses both public and private; and WHEREAS, the City of Pleasant Hill last comprehensively updated its General Plan in 2003;and
WHEREAS, the City Council of the City of Pleasant Hill initiated an update of the City's General Plan in 2019; and
WHEREAS, the proposed Pleasant Hill 2040 General Plan was prepared according to the requirements and guidelines set forth in California Government Code sections 65300 et seq.; and WHEREAS. the City Council of the City of Pleasant Hill established a General Plan Advisory Committee (GPAC) to guide the review of the proposed new Pleasant Hill 2040 General Plan and make its recommendations to the City's Planning Commission and City Council; and WHEREAS, the GP AC held 23 public meetings from 2019 through 2023 to discuss the 2040 General Plan; and
WHEREAS, the Planning Commission held a study session on the draft 2040 General Plan update on February 14, 2023, where all persons interested might appear and be heard; and WHEREAS, the City Council held a study session on the draft 2040 General Plan update on March 20, 2023, where all persons interested might appear and be heard; and WHEREAS, a Final Environmental Impact Report, Environmental Findings Pursuant to the California Environmental Quality Act, a Statement of Overriding Consideration, and a Mitigation Monitoring and Reporting Program were prepared for the project; and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Planning Commission on May 3, 2023, regarding the proposed 2040 General Plan, at which time all interested parties were invited to provide comments on the proposal; and
NOW THEREFORE BE IT RESOLVED that the Planning Commission of the City of Pleasant Hill recommends approval of the 2040 General Plan (Attachment D of the May 3, 2023 Planning Commission Staff Report) based on the following findings:

4.1.i
Packet Pg. 1040 Attachment: Attachment I - Final PC Reso General Plan (General Plan and Housing Element) 2040 General Plan

1. The proposed 2040 General Plan been completed in compliance with applicable State of California provisions.

2. The potential impacts of the proposed 2040 General Plan have been assessed and have been determined not to be detrimental to the public health, safety or welfare. The City prepared an Environmental Impact Report that assessed impacts of the 2040 General Plan and 2023-2031 Housing Element.

3. The Planning Commission has requested the following modifications/additions to the City Council for inclusion:
a. Continue to follow up on a potential ban on new gas hookups (for appliance purposes), including completing a study on a ban if appropriate.
b. Support of exploring provisions related to "Reach Codes," while considering financial implications with codes that exceed State requirements. c. Consider incorporating additional provisions related to airport impacts to residents, diversity and home schooling.
d. Incorporate the modifications noted in Attachment E of the May 3, 2023 Planning Commission Staff report that included incorporation of mitigation measures from the Environmental Impact Report and the input provided by a Native American Government, with the provision that the requests by the Native American Government would only apply for projects that require preparation of a Negative Declaration or Environmental Impact Report

4. The proposed project has been processed in accordance with the applicable provisions of CEQA. Pursuant to the California Environmental Quality Act (CEQA), the City of Pleasant Hill intends to certify an Environmental Impact Report (EIR) for this project. The Draft EIR prepared for this project was available for public review from January 30, 2023 through March 15, 2023, and the Final EIR prepared for this project is currently available for review at the Planning Division and on the City of Pleasant Hill webpage at www.pleasanthillca.org. After mitigation measures are incorporated, the project would result in significant and unavoidable impacts related to Cultural and Tribal Cultural Resources, Greenhouse and Gas Emissions, Hazards and Hazardous Materials, Noise, Public Services & Recreation, Transportation and Traffic and Utilities and Service Systems. All other impacts, after mitigation measures are incorporated, would not be considered significant or unavoidable or cumulatively considerable.

The Final EIR and associated Mitigation Measure Monitoring and Reporting Program (MMRP) were also prepared for the project after the public comment review period closed.

Multiple public comments/responses were received and included in the Final EIR.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Pleasant Hill recommends the City Council certify the Final Environmental Impact Report, adopt the Environmental Findings Pursuant to the California Environmental Quality Act, adopt a Statement

4.1.i
Packet Pg. 1041 Attachment: Attachment I - Final PC Reso General Plan (General Plan and Housing Element) 2040 General Plan

of Overriding Consideration, and adopt a Mitigation Monitoring and Reporting Program (Per the Draft City Council CEQA Resolution-Attachment C of the May 3, 2023 PC Staff Report).

ADOPTED by the Planning Commission of the City of Pleasant Hill, at a Special Meeting of the Planning Commission, on the 3rd day of May, 2023 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Cheney, Chiang, Field, Khalfin, Key, Wyler, Khalfin
None
None
None
TRO FUJI OTO, Secretary
Planning Commission

4.1.i
Packet Pg. 1042 Attachment: Attachment I - Final PC Reso General Plan (General Plan and Housing Element) RESOLUTION NO. 06-23

A RESOLUTION OF THE PLANNING COMMISSION, CITY OF PLEASANT HILL, RECOMMENDING ADOPTION OF THE CITY OF PLEASANT HILL 2023-2031 HOUSING

ELEMENT IN COMPLIANCE WITH STATE HOUSING ELEMENT LAW, REPEAL THE 2015-2023 HOUSING ELEMENT, AND CERTIFICATION OF AN ENVIRONMENTAL

IMPACT REPORT
WHEREAS, the California Legislature has found that "California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state's environmental and climate objectives" (Gov. Code Section 65589.5.); and
WHEREAS, the Legislature has further found that "Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air_quality deterioration" (Gov. Code Section 65589.5.); and WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that "In 2018, California ranked 49th out of the 50 states in housing units per capita ...

California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over seven years"; and WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City of Pleasant Hill regional housing need allocation (RHNA) of 1,803 housing units, comprised of 566 very-low income units, 326 low-income units, 254 moderate-income units, and 657 above moderate-income units; and
WHEREAS, to comply with State Housing Element Law, the City of Pleasant Hill has prepared Housing Element 2023-2031 (the Housing Element) in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City's RHNA; and
WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and WHEREAS. the City Council of the City of Pleasant Hill established a General Plan Advisory Committee (GPAC) to guide the review of the proposed new Pleasant Hill 2040 General Plan, including the 2023-2031 Housing Element, and make its recommendations to the City's Planning Commission and City Council; and
WHEREAS, the City of Pleasant Hill wishes to adopt the 2023-2031 Housing Element, in conformance with the State of California provisions regarding Housing Elements; and

4.1.j
Packet Pg. 1043 Attachment: Attachment J - Final PC Reso Housing Element (General Plan and Housing Element) 2023-2031 Housing Element
Page2
WHEREAS, the City of Pleasant Hill Housing Element establishes the goals, policies, and implementation programs that are intended to ensure that safe and available housing are provided for current and future residents of the City of Pleasant Hill; and WHEREAS, the GP AC held 23 public meetings from 2019 through 2023 to discuss the 2040 General Plan and 2023-2031 Housing Element; and
WHEREAS, as provided in Government Code Sections 65352 - 65352.5 the City of Pleasant Hill referred the Housing Element to all California Native American tribes on the contact list provided by the Native American Heritage Commission and to other entities listed; and WHEREAS, A California Native American tribe requested consultation; where input and feedback was provided to City consideration; and
WHEREAS, the City Council and Planning Commission held a joint study session on the draft 2023-2031 Housing Element on December 13, 2022, where all persons interested might appear and be heard; and
WHEREAS, in accordance with Government Code Section 65585 (b ), on November 9, 2022, the City posted the draft Housing Element and requested public comment for a 30-day review period, and on December 27, 2022 the draft Housing Element was submitted to HCD, after responding to public comments, the City submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review; and WHEREAS, on March 22, 2023, the City received a letter from HCD providing its findings regarding the draft Housing Element; and
WHEREAS, on April 28, 2023, the City published a revised draft Housing Element responding to HCD's findings and requested public comment on the draft; and WHEREAS, a Final Environmental Impact Report, Environmental Findings Pursuant to the California Environmental Quality Act, a Statement of Overriding Consideration, and a Mitigation Monitoring and Reporting Program were prepared for the project; and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Planning Commission on May 3, 2023, regarding the proposed 2040 General Plan and 2023-2031 Housing Element, at which time all interested parties were invited to provide comments on the proposal; and
NOW THEREFORE BE IT RESOLVED that the Planning Commission of the City of Pleasant Hill recommends repealing the 2015-2023 Housing Element and adopt the 2023-2031 Housing Element (Attachment F of the May 3, 2023 Planning Commission Staff Report) based on the following findings:

1. The proposed 2023-2031 Housing Element has been completed in compliance with applicable State of California provisions.

4.1.j
Packet Pg. 1044 Attachment: Attachment J - Final PC Reso Housing Element (General Plan and Housing Element) 2023-2031 Housing Element

2. The proposed 2023-2031 Housing Element is consistent with the existing City of Pleasant Hill General Plan, as it has been completed in compliance with applicable State of California provisions and is consistent with the Goals, Policies and Programs contained therein.

3. The potential impacts of the proposed 2023-2031 Housing Element have been assessed and have been determined not to be detrimental to the public health, safety or welfare. The City prepared an Environmental Impact Report that assessed impacts of the 2040 General Plan and 2023-2031 Housing Element.

1. The Planning Commission requested that staff conduct another review of properties in the City to determine if there are any additional viable sites to consider designating as "Opportunity Sites" and including in the Housing Element, or if there are sites that may be considered equally or more appropriate alternatives to those sites proposed, and, if such sites exist, that staff present them to City Council for its consideration and inclusion in the 2023-2031 Housing Element.

2. The proposed project has been processed in accordance with the applicable provisions of CEQA. Pursuant to the California Environmental Quality Act (CEQA), the City of Pleasant Hill intends to certify an Environmental Impact Report (EIR) for this project. The Draft EIR prepared for this project was available for public review from January 30, 2023 through March 15, 2023, and the Final EIR prepared for this project is currently available for review at the Planning Division and on the City of Pleasant Hill webpage at www. pleasanthillca.org. After mitigation measures are incorporated, the project would results in significant and unavoidable impacts related to Cultural and Tribal Cultural Resources, Greenhouse and Gas Emissions, Hazards. and Hazardous Materials, Noise, Public Services & Recreation, Transportation and Traffic and Utilities and Service Systems. All other impacts, after mitigation measures are incorporated, would not be considered significant or unavoidable or cumulatively considerable.

The Final EIR and associated Mitigation Measure Monitoring and Reporting Program (MMRP) were also prepared for the project after the public comment review period closed.

Multiple public comments/responses were received and included in the Final EIR.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Pleasant Hill recommends the City Council certify the Final Environmental Impact Report, adopt the Environmental Findings Pursuant to the California Environmental Quality Act, adopt a Statement of Overriding Consideration, and adopt a Mitigation Monitoring and Reporting Program (Per the Draft City Council CEQA Resolution-Attachment C of the May 3, 2023 PC Staff Report).

ADOPTED by the Planning Commission of the City of Pleasant Hill, at a special meeting of the Planning Commission, on the 3rd day of May, 2023 by the following vote:

AYES:

NOES:

ABSENT:

Cheney, Field, Johnson, Key, Khalfin
Chiang, Wyler
None

4.1.j
Packet Pg. 1045 Attachment: Attachment J - Final PC Reso Housing Element (General Plan and Housing Element) 2023-2031 Housing Element
Page4
ABSTAIN: None
TR~ Secretary
Planning Commission

4.1.j
Packet Pg. 1046 Attachment: Attachment J - Final PC Reso Housing Element (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Draft Environmental Impact Report
State Clearinghouse #: 2022070095
prepared for
City of Pleasant Hill
Planning Division
100 Gregory Lane
Pleasant Hill, California 94523
Contact: Troy Fujimoto, City Planner
prepared by
Rincon Consultants, Inc.
449 15th Street, Suite 303
Oakland, California 94612
January 30, 2023

4.1.k
Packet Pg. 1047 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Pleasant Hill 2040 General Plan
Draft Environmental Impact Report
State Clearinghouse #: 2022070095
prepared for
City of Pleasant Hill
Planning Division
100 Gregory Lane
Pleasant Hill, California 94523
Contact: Troy Fujimoto, City Planner
prepared by
Rincon Consultants, Inc.
449 15th Street, Suite 303
Oakland, California 94612
January 30, 2023

4.1.k
Packet Pg. 1048 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) This page intentionally left blank.

4.1.k
Packet Pg. 1049 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Table of Contents
Draft Environmental Impact Report i
Table of Contents
Acronyms and Abbreviations................................................................................................................. ix Executive Summary ...........................................................................................................................ES-1 Project Synopsis.........................................................................................................................ES-1 Plan Objectives ..........................................................................................................................ES-1 Alternatives ................................................................................................................................ES-2 Areas of Known Controversy .....................................................................................................ES-2 Issues to be Resolved.................................................................................................................ES-2 Issues Not Studied in Detail in the EIR.......................................................................................ES-2 Summary of Impacts and Mitigation Measures ........................................................................ES-2 1 Introduction................................................................................................................................ 1-1

1.1 EIR Purpose, Type, and Authority ................................................................................... 1-1

1.1.1 Regulatory Purpose ........................................................................................ 1-1

1.1.2 EIR Type .......................................................................................................... 1-1

1.1.3 Legal Authority................................................................................................ 1-2

1.2 Environmental Impact Report Background .................................................................... 1-2

1.2.1 Notice of Preparation ..................................................................................... 1-2

1.2.2 Comments Received in Response to the NOP................................................ 1-2

1.3 Scope and Adequacy..................................................................................................... 1-16

1.3.1 Scope and Sources........................................................................................ 1-16

1.3.2 Content Adequacy ........................................................................................ 1-17

1.4 Lead, Responsible, and Trustee Agencies..................................................................... 1-17

1.4.1 Lead Agency.................................................................................................. 1-17

1.4.2 Responsible Agencies ................................................................................... 1-17

1.4.3 Trustee Agencies........................................................................................... 1-17

1.5 Environmental Review Process..................................................................................... 1-17 2 Project Description ..................................................................................................................... 2-1

2.1 Plan Area Location and Setting ....................................................................................... 2-1

2.1.1 Regional Location ........................................................................................... 2-1

2.1.2 Local Setting.................................................................................................... 2-1

2.2 Existing Plan Area Characteristics................................................................................... 2-4

2.3 Existing Land Use Designations....................................................................................... 2-4

2.4 Plan Objectives................................................................................................................ 2-4

2.5 Proposed Plan Components............................................................................................ 2-6

2.6 Construction.................................................................................................................. 2-57

2.7 Required Actions and Approvals................................................................................... 2-57 3 Environmental Impact Analysis .................................................................................................. 3-1

3.1 Aesthetics..................................................................................................................... 3.1-1

3.1.1 Environmental Setting ................................................................................. 3.1-1

3.1.2 Regulatory Framework .............................................................................. 3.1-14

3.1.3 Impacts and Mitigation Measures............................................................. 3.1-15

3.1.4 Cumulative Impacts................................................................................... 3.1-23

3.2 Air Quality .................................................................................................................... 3.2-1

4.1.k
Packet Pg. 1050 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ii

3.2.1 Introduction................................................................................................. 3.2-1

3.2.2 Environmental Setting ................................................................................. 3.2-1

3.2.3 Regulatory Framework .............................................................................. 3.2-11

3.2.4 Impacts and Mitigation Measures............................................................. 3.2-17

3.2.5 Cumulative Impacts................................................................................... 3.2-44

3.3 Biological, Agriculture, and Forestry Resources .......................................................... 3.3-1

3.3.1 Introduction................................................................................................. 3.3-1

3.3.2 Environmental Setting ................................................................................. 3.3-1

3.3.3 Regulatory Framework .............................................................................. 3.3-15

3.3.4 Impacts and Mitigation Measures............................................................. 3.3-19

3.3.5 Cumulative Impacts................................................................................... 3.3-36

3.4 Cultural and Tribal Cultural Resources......................................................................... 3.4-1

3.4.1 Introduction................................................................................................. 3.4-1

3.4.2 Environmental Setting ................................................................................. 3.4-1

3.4.3 Regulatory Framework ................................................................................ 3.4-9

3.4.4 Impacts and Mitigation Measures............................................................. 3.4-17

3.4.5 Cumulative Impacts................................................................................... 3.4-28

3.5 Geology, Soils, and Mineral Resources........................................................................ 3.5-1

3.5.1 Introduction................................................................................................. 3.5-1

3.5.2 Environmental Setting ................................................................................. 3.5-1

3.5.3 Regulatory Framework .............................................................................. 3.5-16

3.5.4 Impacts and Mitigation Measures............................................................. 3.5-19

3.5.5 Cumulative Impacts................................................................................... 3.5-30

3.6 Greenhouse Gas Emissions and Energy ....................................................................... 3.6-1

3.6.1 Introduction................................................................................................. 3.6-1

3.6.2 Environmental Setting ................................................................................. 3.6-1

3.6.3 Regulatory Framework .............................................................................. 3.6-15

3.6.4 Impacts and Mitigation Measures............................................................. 3.6-23

3.6.5 Cumulative Impacts................................................................................... 3.6-44

3.7 Hazards, Hazardous Materials, and Wildfire ............................................................... 3.7-1

3.7.1 Introduction................................................................................................. 3.7-1

3.7.2 Environmental Setting ................................................................................. 3.7-1

3.7.3 Regulatory Framework .............................................................................. 3.7-13

3.7.4 Impacts and Mitigation Measures............................................................. 3.7-26

3.7.5 Cumulative Impacts................................................................................... 3.7-42

3.8 Hydrology and Water Quality ...................................................................................... 3.8-1

3.8.1 Introduction................................................................................................. 3.8-1

3.8.2 Environmental Setting ................................................................................. 3.8-1

3.8.3 Regulatory Framework .............................................................................. 3.8-10

3.8.4 Impacts and Mitigation Measures............................................................. 3.8-18

3.8.5 Cumulative Impacts................................................................................... 3.8-30

3.9 Land Use Planning, Population, and Housing .............................................................. 3.9-1

3.9.1 Introduction................................................................................................. 3.9-1

3.9.2 Environmental Setting ................................................................................. 3.9-1

3.9.3 Regulatory Framework ................................................................................ 3.9-5

3.9.4 Impacts and Mitigation Measures............................................................... 3.9-9

3.9.5 Cumulative Impacts................................................................................... 3.9-21

3.10 Noise .......................................................................................................................... 3.10-1

4.1.k
Packet Pg. 1051 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Table of Contents
Draft Environmental Impact Report iii

3.10.1 Introduction............................................................................................... 3.10-1

3.10.2 Environmental Setting ............................................................................... 3.10-1

3.10.3 Regulatory Framework .............................................................................. 3.10-9

3.10.4 Impacts and Mitigation Measures........................................................... 3.10-12

3.10.5 Cumulative Impacts................................................................................. 3.10-30

3.11 Public Services and Recreation .................................................................................. 3.11-1

3.11.1 Introduction............................................................................................... 3.11-1

3.11.2 Environmental Setting ............................................................................... 3.11-1

3.11.3 Regulatory Framework .............................................................................. 3.11-9

3.11.4 Impacts and Mitigation Measures........................................................... 3.11-11

3.11.5 Cumulative Impacts................................................................................. 3.11-24

3.12 Transportation ........................................................................................................... 3.12-1

3.12.1 Introduction............................................................................................... 3.12-1

3.12.2 Environmental Setting ............................................................................... 3.12-1

3.12.3 Regulatory Framework ............................................................................ 3.12-10

3.12.4 Impacts and Mitigation Measures........................................................... 3.12-17

3.12.5 Cumulative Impacts................................................................................. 3.12-43

3.13 Utilities and Service Systems ..................................................................................... 3.13-1

3.13.1 Introduction............................................................................................... 3.13-1

3.13.2 Environmental Setting ............................................................................... 3.13-1

3.13.3 Regulatory Framework .............................................................................. 3.13-9

3.13.4 Impacts and Mitigation Measures........................................................... 3.13-15

3.13.5 Cumulative Impacts................................................................................. 3.13-32 4 Other CEQA Sections .................................................................................................................. 4-1

4.1 Growth Inducing Impacts................................................................................................ 4-1

4.1.1 Population and Employment Growth............................................................. 4-1

4.1.2 Removal of Obstacles to Growth.................................................................... 4-2

4.2 Irreversible Environmental Effects.................................................................................. 4-2

4.3 Mandatory Findings of Significance................................................................................ 4-3 5 EIR Alternatives........................................................................................................................... 5-1

5.1 Introduction .................................................................................................................... 5-1

5.2 Significant and Unavoidable Impacts.............................................................................. 5-1

5.3 Alternatives to the Proposed Plan .................................................................................. 5-2

5.4 Plan Objectives................................................................................................................ 5-3

5.5 Alternative 1: Adopted General Plan Buildout ............................................................... 5-3

5.5.1 Description ...................................................................................................... 5-3

5.5.2 Impact Analysis............................................................................................... 5-4

5.5.3 Conclusion .................................................................................................... 5-10

5.6 Alternative 2: Increased Intensity in Non-western Areas............................................. 5-10

5.6.1 Description .................................................................................................... 5-10

5.6.2 Impact Analysis............................................................................................. 5-10

5.6.3 Conclusion .................................................................................................... 5-16

5.7 Alternative 3: 25 Percent Residential Reduction .......................................................... 5-16

5.7.1 Description .................................................................................................... 5-16

5.7.2 Impact Analysis............................................................................................. 5-17

5.7.3 Conclusion .................................................................................................... 5-22

5.8 Alternatives Considered but Rejected .......................................................................... 5-22

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5.9 Environmentally Superior Alternative .......................................................................... 5-23

5.9.1 Alternative Impacts and Meeting Objectives Comparison........................... 5-23

5.9.2 Identification of Environmentally Superior Alternative ............................... 5-25 6 Contributors and Preparers........................................................................................................ 6-1

6.1 EIR Contributors.............................................................................................................. 6-1

6.2 EIR Preparers................................................................................................................... 6-2 Tables
Table ES-1 Summary of Environmental Impacts, Mitigation Measures, and Residual Impacts......................................................................................................................ES-3 Table 1-1 NOP Comments and EIR Location Information.......................................................... 1-2 Table 2-1 Existing and Proposed Plan Land Uses Components Summary................................. 2-6 Table 2-2 Description of Proposed Pleasant Hill Land Use Designations .................................. 2-7 Table 2-3 Pleasant Hill Land Use Element Goals, Policies, and Programs ............................... 2-14 Table 2-4 Pleasant Hill RHNA Allocation for 2023-2031 by Income Category ......................... 2-25 Table 2-5 Pleasant Hill Housing Element Goals, Policies, and Programs................................. 2-28 Table 2-6 Pleasant Hill Transportation and Circulation Element Goals, Policies, and Programs.................................................................................................................. 2-30 Table 2-7 Pleasant Hill Hazards and Safety Element Goals, Policies, and Programs............... 2-39 Table 2-8 Pleasant Hill Environment Element Goals, Policies, and Programs......................... 2-44 Table 2-9 Pleasant Hill Open Space, Parks, and Recreation Element Goals, Policies, and Programs........................................................................................................... 2-50 Table 2-10 Pleasant Hill Public Facilities, Services, and Infrastructure Element Goals, Policies, and Programs............................................................................................. 2-51 Table 2-11 Pleasant Hill Economics and Economy Element Goals, Policies, and Programs.................................................................................................................. 2-55 Table 3-1 Cumulative Plans and Larger-scale Projects List........................................................ 3-4 Table 3.1-1 Summary of Viewpoint Locations for Existing General Plan Area Views................ 3.1-3 Table 3.2-1 Description of Criteria Air Pollutants of National and California Concern.............. 3.2-2 Table 3.2-2 Description of Toxic Air Contaminants of National and California Concern........... 3.2-5 Table 3.2-3 Federal and State Air Quality Standards and SFBAAB Attainment Status.............. 3.2-8 Table 3.2-4 Ambient Air Quality Monitoring Data................................................................... 3.2-10 Table 3.2-5 BAAQMD Odor Screening-level Distances Thresholds ......................................... 3.2-18 Table 3.2-6 Clean Air Plan Control Measures Consistency Analysis – 2040 General Plan....... 3.2-21 Table 3.2-7 Net Increase in 2040 General Plan Population versus VMT ................................. 3.2-38 Table 3.3-1 Vegetation Communities and Land Cover Types in the General Plan Area............ 3.3-2 Table 3.5-1 Approximate Probability of Occurrence of Earthquake on Bay Area Faults........... 3.5-5 Table 3.5-2 Geologic Units in General Plan Area and Paleontological Sensitivity ................... 3.5-27 Table 3.6-1 Description of Greenhouse Gases of California Concern........................................ 3.6-5 Table 3.6-2 2022 Pleasant Hill Annual GHG Emissions............................................................ 3.6-10 Table 3.6-3 California 2021 Total System Electric Generation ................................................ 3.6-11

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Table 3.6-4 Transportation Energy Consumption in Contra Costa County and Pleasant Hill ......................................................................................................................... 3.6-14 Table 3.6-5 Direct Transportation Energy Use in Pleasant Hill................................................ 3.6-40 Table 3.7-1 Hazardous Material Sites within General Plan Area ............................................... 3.7-4 Table 3.9-1 Distribution of Existing Land Uses in Pleasant Hill General Plan Area.................... 3.9-2 Table 3.9-2 2040 General Plan Consistency with PHDSP......................................................... 3.9-15 Table 3.9-3 2040 General Plan Consistency with Plan Bay Area 2050 Goals........................... 3.9-16 Table 3.9-4 Plan Bay Area 2040 Pleasant Hill Population, Dwelling Units, and Employment.......................................................................................................... 3.9-18 Table 3.10-1 Typical A-Weighted Noise Levels.......................................................................... 3.10-1 Table 3.10-2 Sound Terminology ............................................................................................... 3.10-3 Table 3.10-3 Criteria for Vibration Damage Potential ............................................................... 3.10-4 Table 3.10-4 Existing Roadway Vehicle Noise Along Roadway Segments................................. 3.10-5 Table 3.10-5 Maximum Noise Standards by Zoning District.................................................... 3.10-11 Table 3.10-6 Typical Noise Levels for Construction Equipment .............................................. 3.10-15 Table 3.10-7 Roadway Vehicle Noise Increase Along Roadway Segments.............................. 3.10-19 Table 3.10-8 Vibration Source Levels for Construction Equipment......................................... 3.10-28 Table 3.11-1 Public Schools Attendance Boundaries within General Plan Area ....................... 3.11-3 Table 3.11-2 MDUSD Student Generation Rates....................................................................... 3.11-5 Table 3.11-3 Existing Pleasant Hill Parks, Open Space, and Recreational Facilities Inventory............................................................................................................... 3.11-6 Table 3.11-4 Mt. Diablo Unified School District Development Impact Fees ........................... 3.11-10 Table 3.11-5 2040 General Plan Student Generation.............................................................. 3.11-18 Table 3.12-1 City of Pleasant Hill Land Use Summary by Scenario.......................................... 3.12-20 Table 3.12-2 Citywide Home-Based VMT Summary ................................................................ 3.12-33 Table 3.12-3 Citywide Home-Work VMT Summary ................................................................. 3.12-33 Table 3.12-4 TDM Measures.................................................................................................... 3.12-35 Table 3.12-5 Countywide VMT Summary ................................................................................ 3.12-44 Table 3.13-1 Estimated Landfill Capacity and Closure Date ...................................................... 3.13-9 Table 3.13-2 CCWD Current and Projected Water Demand.................................................... 3.13-26 Table 3.13-3 CCWD Projected Water Supply Demand for 2040.............................................. 3.13-26 Table 5-1 Alternatives Buildout Projections Summary .............................................................. 5-2 Table 5-2 Summary of Alternatives’ Impacts........................................................................... 5-23 Figures
Figure 1-1 Environmental Review Process................................................................................ 1-20 Figure 2-1 Regional Location....................................................................................................... 2-2 Figure 2-2 Plan Area Location ..................................................................................................... 2-3 Figure 2-3 Existing Pleasant Hill Land Use Designations Map..................................................... 2-5 Figure 2-4 Proposed Pleasant Hill Land Use Designations Map................................................ 2-12

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Figure 2-5 Development Focus Areas within Pleasant Hill ....................................................... 2-13 Figure 2-6 Pleasant Hill Housing Opportunity Sites Locations.................................................. 2-27 Figure 2-7 Pleasant Hill 2040 General Plan Noise Contours ..................................................... 2-38 Figure 3.1-1 Pleasant Hill Visual Character Representative Photographs .................................. 3.1-2 Figure 3.1-2 Viewpoint Locations for Existing General Plan Area Views .................................... 3.1-5 Figure 3.1-3 View 1: Looking North along Pleasant Hill Road and Mangini Drive ...................... 3.1-6 Figure 3.1-4 View 2: Looking South along Taylor Boulevard near end of Mangini Drive ........... 3.1-6 Figure 3.1-5 View 3: Looking West from Stonebridge Way ........................................................ 3.1-7 Figure 3.1-6 View 4: Looking North along Gregory Lane and Pleasant Hill Road ....................... 3.1-7 Figure 3.1-7 View 5: Looking East along Monument Boulevard and Marcia Drive..................... 3.1-8 Figure 3.1-8 View 6: Looking Southeast from Contra Costa Boulevard and Gregory Lane ........ 3.1-8 Figure 3.1-9 View 7: Looking Southwest from Contra Costa Boulevard and Woodsworth Lane......................................................................................................................... 3.1-9 Figure 3.1-10 View 8: Looking Southwest from Contra Costa Boulevard and Doray Drive .......... 3.1-9 Figure 3.1-11 View 9: Looking North from Contra Costa Boulevard and Ellinwood Drive ......... 3.1-10 Figure 3.1-12 View 10: Looking North from Contra Costa Boulevard and Golf Club Road......... 3.1-10 Figure 3.1-13 View 11: Looking East from Trail by Grayson Creek south of Cottonwood Drive...................................................................................................................... 3.1-11 Figure 3.1-14 View 12: Looking West on Contra Costa Canal Trail near Gregory Lane .............. 3.1-11 Figure 3.1-15 View 13: Looking East on Iron Horse Regional Trail between Lisa Lane and Monument Boulevard........................................................................................... 3.1-12 Figure 3.1-16 View 14: Looking North from Contra Costa Canal Trail and Golf Club Road ........ 3.1-12 Figure 3.1-17 View 15: Looking South at the Pleasant Hill Library from Oak Park Boulevard .............................................................................................................. 3.1-13 Figure 3.3-1 Vegetation Communities and Land Cover Types in General Plan Area .................. 3.3-3 Figure 3.3-2 Wetlands and Aquatic Resources in General Plan Area ......................................... 3.3-6 Figure 3.3-3 Critical Habitat in General Plan Area ...................................................................... 3.3-9 Figure 3.3-4 Essential Connectivity Areas in General Plan Area ............................................... 3.3-13 Figure 3.5-1 Geologic Map of General Plan Area........................................................................ 3.5-2 Figure 3.5-2 Soils Underlying General Plan Area......................................................................... 3.5-4 Figure 3.5-3 Faults Within and Near Pleasant Hill ....................................................................... 3.5-7 Figure 3.5-4 Liquefaction Potential within the General Plan Area ............................................. 3.5-9 Figure 3.5-5 Landslide Potential within the General Plan Area ................................................ 3.5-11 Figure 3.5-6 Geologic Units in General Plan Area and Paleontological Sensitivity ................... 3.5-28 Figure 3.6-1 The Greenhouse Gas Effect..................................................................................... 3.6-2 Figure 3.6-2 2018 U.S. GHG Emissions by Gas ............................................................................ 3.6-8 Figure 3.6-3 2020 California GHG Emissions by Scoping Plan Sectors and Sub-Sectors............. 3.6-9 Figure 3.7-1 Hazardous Material Sites within General Plan Area ............................................... 3.7-5 Figure 3.7-2 Hazardous Material Sites within 0.25-mile of a School .......................................... 3.7-6 Figure 3.7-3 Wildfire Hazard Severity Zones near Pleasant Hill.................................................. 3.7-8

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Figure 3.8-1 Surface Water in and Adjacent to General Plan Area............................................. 3.8-3 Figure 3.8-2 Groundwater in and Adjacent to General Plan Area .............................................. 3.8-7 Figure 3.8-3 Flood Hazard Areas in and Adjacent to General Plan Area..................................... 3.8-9 Figure 3.10-1 Existing Roadway Vehicle Noise Contours............................................................ 3.10-7 Figure 3.10-2 Buchanan Field Airport Noise Contours................................................................ 3.10-8 Figure 3.10-3 2040 Roadway Vehicle Noise Contours.............................................................. 3.10-18 Figure 3.11-1 Existing Pleasant Hill Fire and Police Station Locations........................................ 3.11-2 Figure 3.11-2 Existing School Locations Serving Pleasant Hill..................................................... 3.11-4 Figure 3.11-3 Existing Pleasant Hill Parks and Recreational Facility Locations........................... 3.11-8 Figure 3.12-1 Existing Regional Highways................................................................................... 3.12-2 Figure 3.12-2 Existing and Approved Major Bicycle Facilities..................................................... 3.12-7 Figure 3.12-3 Existing Transit Lines and Stops in General Plan Area .......................................... 3.12-9 Figure 3.13-1 Water Districts in General Plan Area .................................................................... 3.13-2 Figure 3.13-2 Water Districts in Proposed Buildout Area ......................................................... 3.13-25 Appendices
Appendix A NOP and Scoping Comments Received
Appendix B Special Status Species Tables
Appendix C Greenhouse Gas Emissions Modeling and Energy Calculations Appendix D Noise Calculations
Appendix E Transportation Impact Analysis Report

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Draft Environmental Impact Report ix
Acronyms and Abbreviations
AB Assembly Bill
ABAG Association of Bay Area Governments
ADU accessory dwelling unit
AIRFA American Indian Religious Freedom Act
AQI Air Quality Index
BAAQMD Bay Area Air Quality Management District
BART Bay Area Rapid Transit
BAWSCA Bay Area Water Supply and Conservation Agency
BERD California State Office of Historic Preservation Built Environment Directory BMP best management practices
C/CAG City/County Association of Governments
CAA Federal Clean Air Act
CAAQS California Ambient Air Quality Standards
CalEPA California Environmental Protection Agency
CAL FIRE California Department of Forestry and Fire Protection CalGreen California Green Building Standards Code
CalOES California Office of Emergency Services
Cal OSHA California Division of Occupational Safety and Health CalRecycle California Department of Resources Recycling and Recovery Caltrans California Department of Transportation
CAP Climate Action Plan
CARB California Air Resources Board
CBC California Building Code
CCCFPD Contra Costa County Fire Protection District
CCR California Code of Regulations
CDF California Department of Finance
CDFW California Department of Fish and Wildlife
CEC California Energy Commission
CESA California Endangered Species Act
CEQA California Environmental Quality Act
CFR Code of Federal Regulations

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CGC California Government Code
CHRIS California Historical Resources Information System CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CNPS California Native Plant Society
CPUC California Public Utilities Commission
CRHR California Register of Historical Resources
CRPR California Rare Plant Rank
CWA Federal Clean Water Act
CWC California Water Code
dB Decibel
dBA A-weighted decibel
DOC Department of Conservation
DOF Department of Finance
DPM diesel particulate matter
DTSC Department of Toxic Substances Control
DWR California Department of Water Resources
EBMUD East Bay Municipal Utility District
ECA Essential Connectivity Area
EIR Environmental Impact Report
EPA Environmental Protection Agency
ESA Federal Endangered Species Act
ESU evolutionary significant unit
FAR floor area ratio
FC District Contra Costa County Flood Control and Water Conservation District FEMA Federal Emergency Management Agency
FHSZ Fire Hazard Severity Zone
FHWA Federal Highway Administration
FMMP Farmland Mapping and Monitoring Program
FMP Fisheries Management Plans
FRA Federal Responsibility Area
FTA Federal Transit Administration
GHG greenhouse gas

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Draft Environmental Impact Report xi
gpd gallons per day
GWh gigawatt-hours
HABS Historic American Building Survey
HCP Habitat Conservation Plan
HSC Health and Safety Code
HUD Federal Department of Housing and Urban Development HVAC Heating, Ventilation and Air Conditioning
in/sec Inches per second
IPaC Information for Planning and Conservation
IPCC Intergovernmental Panel on Climate Change
Ldn Day-Night Average Level
Leq Equivalent Noise Level
LEV Low-Emission Vehicle
LHMP Local Hazard Mitigation Plan
LID Low Impact Development
LRA Local Responsibility Area
MBTA Migratory Bird Treaty Act
MDUSD Mount Diablo Unified School District
MLD most likely descendant
MM Mitigation Measure
MTC Metropolitan Transportation Commission
NAAQS National Ambient Air Quality Standards
NAHC Native American Heritage Commission
NCCP Natural Communities Conservation Plan
NFPA National Fire Protection Association
NMFS National Marine Fisheries Service
NOP Notice of Preparation
NPDES National Pollutant Discharge Elimination System
NPPA Native Plant Protection Act
NWI National Wetlands Inventory
NWIC Northwest Information Center
OEHHA Office of Environmental Health Hazard Assessment
OES San Mateo County Office of Emergency Services

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Packet Pg. 1060 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
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OPR California Governor’s Office of Planning and Research PG&E Pacific Gas and Electric Company
PHMC Pleasant Hill Municipal Code
PHPD Pleasant Hill Police Department
PHRPD Pleasant Hill Recreation and Park District
PPM parts per million
PQS Professional Qualifications Standards
PRC Public Resources Code
RTP Regional Transportation Plan
RHNA Regional Housing Needs Allocation
ROG reactive organic gas
RWQCB Regional Water Quality Control Board
RWS Regional Water System
SB Senate Bill
SCS Sustainable Communities Strategy
SFO San Francisco International Airport
SGMA Sustainable Groundwater Management Act
SIP State Implementation Plan
SFBAAB San Francisco Bay Area Air Basin
SFPUC San Francisco Public Utilities Commission
SFRWQCB San Francisco Bay Regional Water Quality Control Board SHMP State of California Multi-Hazard Mitigation Plan
SLF Sacred Lands File
SR state route
SRA State Responsibility Area
SSC Species of Special Concern
SVP Society of Vertebrate Paleontology
SWPPP Stormwater Pollution Prevention Plan
SWRCB State Water Resource Control Board
TAC toxic air contaminant
TDM Transportation Demand Management
TIA Transportation Impact Analysis
TNC EV Transportation Network Company vehicles

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TOD Transit-Oriented Development
UCERF Uniform California Earthquake Forecast
USACE United States Army Corps of Engineers
USC United States Code
USDA United States Department of Agriculture
USDOT United States Department of Transportation
USFWS United States Fish and Wildlife Service
USEPA United States Environmental Protection Agency
USGS U.S. Geological Survey
VDECS Verified Diesel Emission Control Strategies
VMT vehicle miles traveled
VOC volatile organic compounds
VT vehicle trips
WOTUS Waters of the United States
WQS Water Quality Standards
WUI Wildland-Urban Interface
ZEV zero-emission vehicles

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Draft Environmental Impact Report ES-1
Executive Summary
This document is an Environmental Impact Report (EIR) analyzing the environmental effects of the proposed Pleasant Hill 2040 General Plan (proposed plan). This section summarizes the characteristics of the proposed plan, alternatives to the proposed plan, and the environmental impacts and mitigation measures associated with implementation of the proposed plan.

Project Synopsis
Lead Agency Contact Person
Troy Fujimoto, City Planner
Pleasant Hill Planning Division
100 Gregory Lane, Pleasant Hill, CA 94523
[email protected]
Project Description
This EIR has been prepared to examine the potential environmental effects of the proposed plan.

The following is a summary of the full project description, which can be found in Chapter 2, Project Description.

As part of an overarching planning process, the City of Pleasant Hill (City) proposes to adopt an update to the City General Plan, including eight respective City General Plan elements (collectively referred to in this EIR as the 2040 General Plan).

The 2040 General Plan would serve as a long-term framework for future growth, reflect issues identified from community input and changes in State law, and update all elements of the General Plan.

Plan Objectives
The City of Pleasant Hill has the following objectives for the implementation of the proposed plan.

The City’s General Plan objectives are as follows:
 Encourage smart and sensitive development;
 Foster economic diversity and sustainability;
 Provide barrier-free mobility;
 Provide balanced growth;
 Ensure public safety; and
 Support diverse housing options.

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Pleasant Hill 2040 General Plan
ES-2
Alternatives
As required by the California Environmental Quality Act (CEQA), this EIR examines alternatives to the proposed plan. Studied alternatives include the following three alternatives. Based on the alternatives analysis, Alternative 2 was determined to be the environmentally superior alternative.  Alternative 1: Adopted General Plan Buildout (“No Project”)  Alternative 2: Increased Intensity in Non-western Areas  Alternative 3: 25 Percent Residential Reduction
Refer to Chapter 5.0, Alternatives, for the complete EIR alternatives analysis.

Areas of Known Controversy
The EIR scoping process did not identify areas of known controversy for the proposed plan. Public responses to the Notice of Preparation of a Draft EIR as well as public input received at the EIR scoping meeting held by the City are summarized in Chapter 1.0, Introduction.

Issues to be Resolved
There are no CEQA-related issues to be resolved at this time.

Issues Not Studied in Detail in the EIR
All environmental issue areas are analyzed in detail in this EIR.

Summary of Impacts and Mitigation Measures
Table ES-1 summarizes the environmental impacts, mitigation measures, and residual impacts (the impact after application of mitigation, if required) associated with implementation of the proposed plan. Impacts are categorized as follows:
 Significant and Unavoidable. An impact that cannot be reduced to below the threshold level given reasonably available and feasible mitigation measures. Such an impact requires a Statement of Overriding Considerations to be issued if the proposed plan is approved pursuant to Section15093 of the CEQA Guidelines.
 Less than Significant with Mitigation Incorporated. An impact that can be reduced to below the threshold level given reasonably available and feasible mitigation measures. Such an impact requires findings under Section 15091 of the CEQA Guidelines.  Less than Significant. An impact that may be adverse but does not exceed the threshold levels and does not require mitigation measures. However, mitigation measures that could further lessen the environmental effect may be suggested if readily available and easily achievable.  No Impact: The proposed plan would have no effect on environmental conditions or would reduce existing environmental problems or hazards.

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Table ES-1 Summary of Environmental Impacts, Mitigation Measures, and Residual Impacts Impact Statement Mitigation Measure(s) Residual Impact
Aesthetics
Impact AES-1. The 2040 General Plan would facilitate
development in areas along urbanized corridors that do
not offer notable scenic vistas through the plan area.

Impacts would be less than significant.

No mitigation is required. Less than Significant
Impact AES-2. development facilitated by the 2040
General Plan would not be visible from designated or
eligible scenic highways. There would be no impact.

No mitigation is required. No impact
Impact AES-3. Individual projects facilitated by the 2040 General Plan would allow for increased intensity of
development on underutilized sites. Scenic quality
would be protected through implementation of goals
and policies in the 2040 General Plan that address
visual quality. Impacts would be less than significant.

No mitigation is required. Less than Significant
Impact AES-4. Development facilitated by the proposed
plan would create new sources of light or glare that
could adversely affect daytime or nighttime views in the area. Impacts would be less than significant with
mitigation incorporated.

AES-1 Revise General Plan Land Use Element to prepare a City Lighting Standards Study and implement the findings. The City shall revise the General Plan Land Use Element to include a policy that states the following:

The City shall adopt lighting standards intended to maintain ambient lighting levels after preparing a City Lighting Standards study to determine visibility, minimum glare, and minimum spillage standards in relation toother properties or into the sky. Implementation of this policy would encourage, through the regulation of the types, kinds, construction, installation and uses of outdoor electrically powered illuminating devices, lighting practices and systems to conserve energy without decreasing safety, utility, security, and productivity while enhancing nighttime enjoyment of property and night skies.

Less than Significant
with Mitigation
Air Quality
Impact AQ-1. Implementation of the 2040 General Plan
would be consistent with the BAAQMD 2017 Clean Air
Plan. Impacts would be less than significant.

No mitigation is required. Less than Significant

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ES-4
Impact Statement Mitigation Measure(s) Residual Impact
Impact AQ-2. Implementation of the 2040 General Plan
would result in the generation of air pollutants during construction of individual projects, which could affect local air quality. Implementation of the proposed plan
would not result in a cumulatively considerable net
increase of operational criteria pollutants due to
operational VMT increase. impacts would be less than
significant with mitigation.

AQ-1 Adopt and Implement a New General Plan Policy to Reduce Construction Criteria Pollutant Emissions. To reduce temporary increases in criteria air pollutant emissions during the construction phase for discretionary development projects that are subject to CEQA which exceed the screening sizes in the Bay Area Air Quality Management District (BAAQMD) CEQA Guidelines, the City shall adopt the following General Plan Policy to be implemented as part of the project approval process:
 New Policy: Require projects that exceed the BAAQMD screening sizes to evaluate project- specific construction emissions in conformance with the BAAQMD methodology and if construction-related criteria air pollutants exceed the BAAQMD thresholds of significance, require the project applicant to mitigate the impacts to a less-than-significant level.

AQ-2 Adopt and Implement a New General Plan Policy to Reduce Operational Criteria Pollutant Emissions. To reduce long-term increases in air pollutants during the operation phase for discretionary development projects that are subject to CEQA that exceed the screening sizes in the Bay Area Air Quality Management District (BAAQMD) CEQA Guidelines, the City shall adopt the following General Plan Policy:
 New Policy: Require projects that exceed the BAAQMD screening sizes to evaluate project- specific operation emissions in conformance with BAAQMD CEQA Guidelines, and if operation- related air pollutants exceed the BAAQMD-adopted thresholds of significance, require the project applicant to mitigate the impact to a less-thansignificant level.

Less than Significant
with Mitigation
Impact AQ-3. Construction activities for individual
projects facilitated by the 2040 General Plan lasting
longer than two months or located within 1,000 feet of
sensitive receptors could expose sensitive receptors to substantial pollutant concentrations. implementation of the proposed plan may also expose sensitive receptors
to additional operational sources of TACs. Impacts
would be less than significant with mitigation.

AQ-3 Adopt and Implement a New General Plan Policy to Conduct and Implement Construction Health Risk Assessment. To identify and reduce potential risk exposure to nearby sensitive receivers during the construction of individual projects facilitated by the 2040 General Plan, the City shall adopt the following General Plan Policy:
 New Policy: For individual projects (excluding ADUs, single-family residences, and duplexes) where construction activities would occur within 1,000 feet of sensitive receptors, would last longer than two months, and would not utilize equipment rated US EPA Tier 4 for equipment of 50 horsepower or more, or construction equipment fitted with Level 3 Diesel Particulate Filters for all equipment of 50 horsepower or more, and/or alternative fuel construction equipment, the project applicant shall coordinate with the City to determine if a construction health risk assessment (HRA) shall be performed. If an HRA is to be performed, the HRA shall determine potential risk and compare the risk to the following BAAQMD thresholds:
 Non-compliance with Qualified Community Risk Reduction Plan;  Increased cancer risk of > 10.0 in a million;
Less than Significant
with Mitigation

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Impact Statement Mitigation Measure(s) Residual Impact
 Increased non-cancer risk of > 1.0 Hazard Index (Chronic or Acute); or  Ambient PM2.5 increase of > 0.3 µg/m3 annual average
If risk exceeds the thresholds, measures such as requiring the use of Tier 4 engines, Level 3 Diesel Particulate Filters, and/or alternative fuel construction equipment shall be incorporated to reduce the risk to appropriate levels.

AQ-4 Adopt and Implement a New General Plan Policy to Reduce Operational Toxic Air Contaminants. To ensure sensitive receptors are not exposed to toxic air contaminant emissions during the operation phase for discretionary development projects that are subject to CEQA which exceed the screening sizes in the Bay Area Air Quality Management District (BAAQMD) CEQA Guidelines, the City shall adopt the following General Plan Policy:
 New Policy: Require applicants for industrial or warehousing land uses or commercial land uses that would generate substantial diesel truck travel (i.e., 100 diesel trucks per day or 40 or more trucks with diesel-powered transport refrigeration units per day) to contact BAAQMD to determine the appropriate level of operational health risk assessment (HRA) required. If required, the operational HRA shall be prepared in accordance with the Office of Environmental Health Hazard Assessment and BAAQMD requirements and mitigated to an acceptable level. Typical measures to reduce risk impacts may include, but are not limited to:
a. Restricting idling on-site beyond Air Toxic Control Measures idling restrictions, as feasible.
b. Electrifying warehousing docks.
c. Truck Electric Vehicle (EV) Capable trailer spaces.
d. Requiring use of newer equipment and/or vehicles.
e. Restricting off-site truck travel through the creation of truck routes.

Impact AQ-4. The 2040 General Plan could create
objectionable odors that could adversely affect a
substantial number of people. Impacts related to odors
would be less than significant with mitigation.

AQ-5 Adopt and Implement a New General Plan Policy to Reduce Operational Odor Impacts. To reduce odor impacts associated with development facilitated by the 2040 General Plan, the City shall adopt the following General Plan Policy to be implemented as part of the project approval process:
 New Policy: Odor Impacts. Consider odor impacts when evaluating land uses and development projects near wastewater treatment plants, treatment plant expansion projects, waste transfer stations, and other odor potential sources per the latest BAAQMD screening distances and guidelines.

Less than Significant
with Mitigation

4.1.k
Packet Pg. 1068 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-6
Impact Statement Mitigation Measure(s) Residual Impact
Biological, Agricultural, and Forestry Resources
Impact BIO-1. Development facilitated by the 2040
General Plan could result in direct or indirect impacts to special-status species or their associated habitats
including impacts to migratory bird nest sites. Impacts would be less than significant with mitigation
incorporated.

BIO-1 Add a General Plan Program to Conduct Pre-Construction Bird Surveys and Implement Avoidance and Minimization Measures. The City shall add a 2040 General Plan Environment Element Program to include the following requirements for nesting bird surveys, avoidance, and minimization measures:

For construction activities initiated during the bird nesting season (February 1 – September 15) involving removal of vegetation that could potentially serve as habitat for special-status bird species or other nesting bird habitat, including abandoned structures and other manmade features, a pre-construction nesting bird survey shall be conducted no more than 14 days prior to initiation of ground disturbance and vegetation removal activities. The nesting bird pre-construction survey shall be conducted on foot and shall include a buffer around the construction site at a distance determined by a qualified biologist. The survey shall be conducted by a biologist familiar with the identification of avian species known to occur in California Bay Area communities (i.e., qualified biologist). If nests are found, an avoidance buffer shall be determined by a qualified biologist dependent upon the species, the proposed work activity, and existing disturbances associated with land uses outside of the site. The buffer shall be demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to demarcate the boundary. All construction personnel shall be notified as to the existence of the buffer zone and to avoid entering the buffer zone during the nesting season. No ground disturbing activities shall occur within the buffer until the biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall occur only at the discretion of the qualified biologist on the basis that the encroachment will not be detrimental to an active nest. A report summarizing the pre-construction survey(s) shall be prepared by a qualified biologist and shall be submitted to the City prior to the commencement of construction activities.

Future project site plans shall include a statement acknowledging compliance with the federal MBTA and California Fish and Game Code that includes avoidance of active bird nests and identification of Best Management Practices to avoid impacts to active nests, including checking for nests prior to construction activities during February 1 to September 15 and what to do if an active nest is found so that the nest is not inadvertently impacted during grading or construction activities.

BIO-2 Add a General Plan Program to Conduct Pre-Construction Roosting Bats Surveys and Implement Avoidance Measures Prior to Removal. The City shall add a 2040 General Plan Environment Element Program to include the following requirements for roosting bat surveys and avoidance measures prior to removal:

Less than Significant
with Mitigation

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Packet Pg. 1069 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-7
Impact Statement Mitigation Measure(s) Residual Impact
Prior to the removal or alteration of trees and structures that may serve as roosting habitat for special-status bat species, a qualified biologist shall conduct a focused survey of all trees and structures to be removed or impacted by construction activities to determine whether active roosts of special-status bats are present on site. Tree or structure removal shall be planned for either the spring or the fall and timed to ensure both suitable conditions for the detection of bats and adequate time for tree and/or structure removal to occur during seasonal periods of bat activity exclusive of the breeding season, as described below. Trees and/or structures containing suitable potential bat roost habitat features shall be clearly marked or identified. If no bat roosts are found, the results of the survey will be documented and submitted to the City within 30 days of the survey, after which no further action will be required.

If day roosts are present, the biologist shall prepare a site-specific roosting bat protection plan to be implemented by the contractor following the City’s approval. The plan shall incorporate the following guidance as appropriate:
 When possible, removal of trees/structures identified as suitable roosting habitat shall be conducted during seasonal periods of bat activity, including the following:
a) Between September 1 and about October 15, or before evening temperatures fall below 45 degrees Fahrenheit and/or more than 0.5 inch of rainfall within 24 hours occurs.
b) Between March 1 and April 15, or after evening temperatures rise above 45 degrees Fahrenheit and/or no more than 0.5 inch of rainfall within 24 hours occurs.  If a tree /structure must be removed during the breeding season and is identified as potentially containing a colonial maternity roost, then a qualified biologist shall conduct acoustic emergence surveys or implement other appropriate methods to further evaluate if the roost is an active maternity roost. Under the biologist’s guidance, the contractor shall implement measures that consist of (or exceed) the following:
a) If it is determined that the roost is not an active maternity roost, then the roost may be removed in accordance with the other requirements of this measure. b) If it is found that an active maternity roost of a colonial roosting species is present, the roost shall not be disturbed during the breeding season (April 15 to August 31).  Tree removal procedures shall be implemented using a two-step tree removal process.

This method is conducted over two consecutive days and works by creating noise and vibration by cutting non-habitat branches and limbs from habitat trees using chainsaws only (no excavators or other heavy machinery) on day one. The noise and vibration disturbance, together with the visible alteration of the tree, is very effective in causing bats that emerge nightly to feed to not return to the roost that night. The remainder of the tree is removed on day two.

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Packet Pg. 1070 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-8
Impact Statement Mitigation Measure(s) Residual Impact
 Prior to the demolition of vacant structures within the project site, a qualified biologist shall conduct a focused habitat assessment of all structures to be demolished. The habitat assessment shall be conducted enough in advance to ensure the commencement of building demolition can be scheduled during seasonal periods of bat activity (see above), if required. If no signs of day roosting activity are observed, no further actions will be required. If bats or signs of day roosting by bats are observed, a qualified biologist will prepare specific recommendations such as partial dismantling to cause bats to abandon the roost, or humane eviction, both to be conducted during seasonal periods of bat activity, if required.
 If the qualified biologist determines a roost is used by a large number of bats (large hibernaculum), bat boxes shall be installed near the project site. The number of bat boxes installed will depend on the size of the hibernaculum and shall be determined through consultation with CDFW. If a maternity colony has become established, all construction activities shall be postponed within a 500-foot buffer around the maternity colony until it is determined by a qualified biologist that the young have dispersed.

Once it has been determined that the roost is clear of bats, the roost shall be removed immediately.

Impact BIO-2. Development facilitated by the 2040
General Plan could adversely impact riparian habitat,
other sensitive natural communities, or protected
wetlands in the General Plan area. Implementation of
federal, State, and local regulations and policies would ensure riparian habitat and wetlands are not
significantly impacted. Impacts would be less than
significant.

No mitigation is required. Less than Significant
Impact BIO-3. Development facilitated by the 2040
General Plan would avoid impacts to wildlife movement
corridors by conserving Open Space areas in the
General Plan area, as directed by policies in the 2040
General Plan. Impacts would be less than significant.

No mitigation is required. Less than Significant
Impact BIO-4. Development facilitated by the 2040
General Plan would be required to conform with
applicable local policies and ordinances protecting
biological resources. Impacts would be less than
significant.

No mitigation is required. Less than Significant

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Packet Pg. 1071 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-9
Impact Statement Mitigation Measure(s) Residual Impact
Impact BIO-5. Development facilitated by the 2040
General Plan would not conflict with an adopted HCP,
NCCP, or other approved local, regional, or State
habitat conservation plan. No impact would occur.

No mitigation is required. No Impact
Impact BIO-6. Development facilitated by the 2040
General Plan would not convert Prime Farmland,
Unique Farmland, or Farmland of Statewide Importance
(Farmland) to non-agricultural use nor conflict with
existing zoning for agricultural use or a Williamson Act contract. No impact would occur.

No mitigation is required. No Impact
Impact BIO-7. Development facilitated by the 2040
General Plan would not result in the conversion of land used for forestry purposes nor conflict with existing
zoning for forestry or timberland use. No impact would
occur.

No mitigation is required. No Impact
Cultural and Tribal Cultural Resources
Impact CR-1. The 2040 General Plan has the potential
to result in significant impacts if development carried out under the plan would cause a substantial adverse
change in the significance of a historical resource. this impact would be significant and unavoidable even with
mitigation.

CR-1 Revise General Plan Implementation Program M to Include Preparation of Historical Resources Evaluation prior to Approval for Projects Involving Buildings 45 years or Older and Implementation of Mitigation Prior to and During Construction. The City shall revise 2040 General Plan Environment Element Program M to include that, in addition to updating the existing historical and cultural resources survey, a historical resources evaluation shall be prepared prior to approval of a project carried out under the 2040 General Plan involving the demolition or substantial alteration of a building, structure, object, or other built environment feature that is 45 years of age or older.

The City shall add further details to 2040 General Plan Program M that state the following:
 The evaluation shall be prepared by a qualified architectural historian or historian who meets the Secretary of the Interior’s Professional Qualifications Standards in architectural history or history (as defined in Code of Federal Regulations, Title 36, Part 61). The qualified architectural historian or historian shall conduct an intensive-level evaluation in accordance with the guidelines and best practices promulgated by the State Office of Historic Preservation to identify potential historical resources within the proposed development site. All properties 45 years of age or older shall be evaluated within their historic context and documented in a report meeting the State Office of Historic Preservation guidelines. All evaluated properties shall be documented on Department of Parks and Recreation Series 523 Forms. The report shall be submitted to the City for review and concurrence. If the property is already listed in the NRHP or CRHR, the historical resources evaluation described above shall not be required.

Significant and
Unavoidable

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Packet Pg. 1072 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-10
Impact Statement Mitigation Measure(s) Residual Impact
 If historical resources are identified within the site of a proposed development, efforts shall be made to the extent feasible to ensure that impacts are mitigated. Application of mitigation shall generally be overseen by a qualified architectural historian or historic architect meeting the Professional Qualification Standards, unless unnecessary in the circumstances (e.g., preservation in place). In conjunction with a development application that may affect the historical resource, the historical resources evaluation report shall also identify and specify the treatment of character-defining features and construction activities.
 Efforts shall be made to the greatest extent feasible to ensure that the relocation, rehabilitation, or alteration of the resource is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. Application of the Standards shall be overseen by a qualified architectural historian or historic architect meeting the Professional Qualification Standards. In conjunction with a development application that may affect the historical resource, a report identifying and specifying the treatment of character-defining features and construction activities shall be provided to the City for review and concurrence. As applicable, the report shall demonstrate how a project complies with the Standards and be submitted to the City for review and approval prior to the issuance of permits.  If significant historical resources are identified on a development site and compliance with the Standards and or avoidance is not possible, appropriate site-specific mitigation measures shall be established and undertaken. Mitigation measures may include documentation of the historical resource in the form of a Historic American Building Survey (HABS) report, or equivalent. The report shall comply with the Secretary of the Interior’s Standards for Architectural and Engineering Documentation and shall generally follow the HABS Level III requirements, including digital photographic recordation, detailed historic narrative report, and compilation of historic research. The documentation shall be completed by a qualified architectural historian or historian who meets the Professional Qualification Standards and submitted to the City prior to issuance of any permits for demolition or alteration of the historical resource.

Impact CR-2. The 2040 general Plan has the potential to result in significant impacts if development carried out under the plan would cause a substantial adverse
change in the significance of an archaeological
resource, including those that qualify as historical
resources. This impact would be less than significant
with mitigation.

CR-2 Revise General Plan Implementation Program M to Include Preparation of Archaeological Resources Assessment Prior to Project Approval and Implementation of Mitigation Prior To and During Construction. The City shall revise 2040 General Plan Environment Element Program M to include that, in addition to updating the existing historical and cultural resources survey, prior to approval of a project that involves ground disturbance activities in native or previously undisturbed soils that may include, but are not limited to, pavement removal, potholing, grubbing, tree removal, excavation or grading, an archaeological resources assessment shall be prepared under the supervision of an Less than Significant
with Mitigation

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Packet Pg. 1073 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-11
Impact Statement Mitigation Measure(s) Residual Impact
archaeologist that meets the Secretary of the Interior’s Professional Qualification Standards in either prehistoric or historic archaeology.

The City shall add further details to 2040 General Plan Program M that state the following:
 Assessments shall include a California Historical Resources Information System records search at the Northwest Information Center (NAHC) and a Sacred Lands File search maintained by the Native American Heritage Commission. The records searches will characterize the results of previous cultural resource surveys and disclose any cultural resources that have been recorded and/or evaluated in and around a project site. A Phase I pedestrian survey shall be undertaken at a project site that is on previously undeveloped land in order to locate any surface cultural materials. By performing a records search, consultation with the NAHC, and a Phase I survey, a qualified archaeologist shall be able to classify a project site as having high, medium, or low sensitivity for archaeological resources.
 If the Phase I archaeological survey identifies resources that may be affected by a project, the archaeological resources assessment shall also include Phase II testing and evaluation. If resources are determined significant or unique through Phase II testing and site avoidance is not possible, appropriate site-specific mitigation measures shall be identified in the Phase II evaluation. These measures shall include, but would not be limited to, a Phase III data recovery program, avoidance, or other appropriate actions to be determined by a qualified archaeologist in consultation with the City and any interested Tribes, as stated in the 2040 General Plan Tribal Consultation Implementation Program outlined by Goal ENV-5. If significant archaeological resources cannot be avoided, impacts may be reduced to less-than-significant levels by filling on top of the sites rather than cutting into a cultural deposits. Alternatively, and/or in addition, a data collection program may be warranted, including mapping the location of artifacts, surface collection of artifacts, or excavation of the cultural deposit to characterize the nature of the buried portions of sites. Curation of the excavated artifacts or samples shall occur as specified by the archaeologist in consultation with the City and any interested Tribes. As stated in the 2040 General Plan Tribal Consultation Implementation Program outlined by Goal ENV-5, the final disposition of artifacts not directly associated with Native American graves shall be negotiated during consultation with interested tribes. If Native American tribes do not accept the artifact, it shall be offered to an institution staffed by qualified professionals, as determined by the City Planner. Artifacts include material recovered from all phases of work, including the initial survey, testing, indexing, data recovery, and monitoring.

CR-3 Revise General Plan Goal ENV-5 to Include a Policy to Stop Work in the Event of Unanticipated Cultural Resources Discoveries During Construction. The City shall revise the 2040 General Plan Environment Element Goal ENV-5 to include a policy that, if cultural

4.1.k
Packet Pg. 1074 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-12
Impact Statement Mitigation Measure(s) Residual Impact
resources are encountered during ground-disturbing activities for a project, work in the immediate area shall be halted and an archaeologist meeting the Secretary of the Interior’s Professional Qualification Standards for archaeology in either prehistoric or historic archaeology shall be contacted immediately to evaluate the find.

If necessary, the evaluation may require preparation of a treatment plan and archaeological testing for CRHR eligibility. If the discovery proves to be significant under CEQA and cannot be avoided by a project, additional work such as excavating the cultural deposit to fully characterize its extent, and collecting and curating artifacts may be warranted to mitigate any significant impacts to cultural resources. In the event that archaeological resources of Native American origin are identified during project construction, a qualified archaeologist will consult with the City to begin Native American consultation procedures.

Impact CR-3. The discovery of human remains is always
a possibility during ground-disturbing activities. Ground disturbance associated with development carried out
under the 2040 General Plan may disturb or damage
known or unknown human remains. This impact would
be less than significant with adherence to existing
regulations.

No mitigation is required. Less than Significant
Impact CR-4. Development facilitated by the 2040
general plan has the potential to impact unidentified
tribal cultural resources. Impacts would be less than
significant with mitigation.

CR-4 Revise General Plan Goal ENV-5 to Include a Policy to Suspend Work around Tribal Cultural Resources Identified During Construction. The City shall revise the 2040 General Plan Environment Element Goal 5 to include a policy that in the event that cultural resources of Native American origin are identified during construction of a project implemented under the 2040 General Plan, all earth-disturbing work in the vicinity of the find shall be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find as a cultural resource and an appropriate local Native American representative is consulted. If the City, in consultation with local Native Americans, determines that the resource is a tribal cultural resource and, thus, significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with local Native American group(s). The mitigation plan shall include avoidance of the resource or, if avoidance of the resource is infeasible, the plan shall outline the appropriate treatment of the resource in coordination with the appropriate local Native American tribal representative and, if applicable, a qualified archaeologist. Examples of appropriate mitigation for tribal cultural resources include, but are not limited to, protecting the cultural character and integrity of the resource, protecting traditional use of the resource, protecting the confidentiality of the resource, or heritage recovery.

Less than Significant
with Mitigation

4.1.k
Packet Pg. 1075 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-13
Impact Statement Mitigation Measure(s) Residual Impact
Geology/Soils and Mineral Resources
Impact GEO-1. The 2040 General Plan is not located
within an Alquist Priolo Earthquake Fault Zone, and,
therefore, the proposed plan would not be subject to
effects involving rupture of a known earthquake fault.

There would be no impact.

No mitigation is required. No Impact
Impact GEO-2. Development facilitated by the
proposed plan could result in exposure of people or
structures to a risk of loss, injury, or death from seismic events. Development facilitated by the proposed plan
could be located on a geologic unit or soil that is
unstable or could become unstable resulting in on- or
off-site landslide, lateral spreading, subsidence,
liquefaction, or collapse. However, with compliance
with applicable laws, regulations, and applicable
General Plan Goals and Policies, this impact would be
less than significant.

No mitigation is required. Less than Significant
Impact GEO-3. Construction facilitated by the 2040
General Plan would include ground disturbance such as
excavation and grading that would result in loose or
exposed soil. Disturbed soil could be eroded by wind or rain during a storm event, which could result in the loss of topsoil. Adherence to existing regulatory
requirements would ensure that this impact would be
less than significant.

No mitigation is required. Less than Significant
Impact GEO-4. Future seismic events could result in
liquefaction and lateral spreading of soils within the
city. Development in the General Plan area could be
subject to liquefaction hazards. Compliance with the
CBC would reduce liquefaction hazards. Proposed
Health, Safety, and HazMat goals and policies apply to
development facilitated by the proposed plan in hazard
zones for liquefaction or lateral spreading of soils.

Impacts would be less than significant.

No mitigation is required. Less than Significant

4.1.k
Packet Pg. 1076 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-14
Impact Statement Mitigation Measure(s) Residual Impact
Impact GEO-5. Development facilitated by the 2040
General Plan would occur on urbanized sites that are
served by existing sanitation infrastructure. New
development would not include septic systems. There
would be no impact .

No mitigation is required. No Impact
Impact GEO-6. Development facilitated by the 2040
General Plan has the potential to impact
paleontological resources. Impacts would be less than
significant with mitigation incorporated.

GEO-1 Adopt and Implement a New General Plan Policy to Protect Paleontological Resources. The City of Pleasant Hill shall add a policy (or policies) providing for the protection of paleontological resources to the 2040 General Plan prior to its adoption. The policy (policies) shall include the following:
 A Qualified Professional Paleontologist (as defined by SVP13) must be retained to conduct a paleontological resources analysis prior to the beginning of projects involving ground disturbance in geologic units with high paleontological sensitivity to determine whether there is a potential for significant impacts to paleontological resources.  If potential impacts to paleontological resources are found to be significant, then a Qualified Professional Paleontologist shall be retained to develop and implement a Paleontological Resources Mitigation Program to ensure that impacts to paleontological resources are less than significant.

Less than Significant
with Mitigation
Impact GEO-7. Development facilitated by the 2040
General Plan would not have the potential to impact
mineral resources. There would be no impact.

No mitigation is required. No Impact
Greenhous Gas Emissions and Energy
Impact GHG-1. Pleasant Hill does not have a Climate
Action Plan. Therefore, implementation of the 2040
General Plan would not meet State 2030 and 2045
goals. Mitigation Measures GHG-1 and GHG-2 would
result in adoption of CEQA GHG thresholds and a
Climate Action Plan; however, development facilitated
by the 2040 General Plan would not meet the 2030 and
2045 goals until the CAP is adopted. this impact would
be significant and unavoidable.

GHG-1 Revise General Plan Policy ENV 8.1 to Reflect Latest State and BAAQMD GHG Emissions Targets. The City shall revise 2040 General Plan Environment Element Policy ENV

8.1 (Meet State Emission Reduction Targets) to reflect the latest State and BAAQMD GHG emissions targets of 40 percent below 1990 levels by 2030 (pursuant to SB 32) and carbon neutrality by 2045 (pursuant to AB 1279).

GHG-2 Revise General Plan Program O to Include Details Related to Adoption and Implementation of a Climate Action Plan and CEQA GHG Emissions Thresholds. The City shall add further details to 2040 General Plan Environment Element Program O (Climate Action) that state the following:

The City shall adopt the Pleasant Hill Climate Action Plan by Summer 2024 and include targets that reflect those set by SB 32 to reduce GHG emissions by 40 percent below the 1990 levels by 2030 and AB 1279 to achieve carbon neutrality by 2045. Implementation measures in the CAP to achieve the 2030 and 2045 targets shall include, but are not limited to, the following:

Significant and
Unavoidable

4.1.k
Packet Pg. 1077 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-15
Impact Statement Mitigation Measure(s) Residual Impact
 Develop and adopt Zero Net Energy requirements for new and remodeled residential and non-residential development;
 Develop and adopt a building electrification ordinance for existing and proposed structures;
 Expand charging infrastructure and parking for electric vehicles;  Implement carbon sequestration by expanding the urban forest, participating in soilbased or compost application sequestration initiatives, supporting regional open space protection, and/or incentivizing rooftop gardens; and
 Implement policies and measures included in the 2017 and 2022 California Climate Change Scoping Plans, such as mobile source strategies for increasing clean transit options and zero emissions vehicles by providing electric vehicle charging stations.

The City shall also adopt Pleasant Hill CEQA GHG Emissions Thresholds of Significance that are consistent with the Pleasant Hill Climate Action Plan by Summer 2024 for use in future CEQA GHG emissions analyses through 2030 and consistent with SB 32. In addition, upon completion of future Climate Action Plan updates and as necessary, the City shall update the CEQA GHG emissions threshold of significance to be consistent with each climate action plan update.

Impact GHG-2. The 2040 General Plan would
implement a land-use strategy and policies that would
promote greater overall energy efficiency. Wasteful,
inefficient, or unnecessary consumption of energy
would not occur. impacts would be less than significant.

No mitigation is required. Less than Significant
Impact GHG-3. The 2040 General Plan would be
consistent with applicable energy efficiency goals and
regulations, including relevant provisions of CALGreen
and California Energy Code Title 24. Impacts would be
less than significant.

No mitigation is required. Less than Significant
Hazards/Hazardous Materials and Wildfire
Impact HAZ-1. Development facilitated by the 2040
General Plan could result in the release of potentially hazardous materials, which may occur within 0.25 mile
of a school. However, compliance with local, regional,
State, and federal regulations related to hazardous
materials would minimize the risk of releases and
exposure to these materials. Impacts would be less
than significant.

No mitigation is required. Less than Significant

4.1.k
Packet Pg. 1078 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-16
Impact Statement Mitigation Measure(s) Residual Impact
Impact HAZ-2. Development facilitated by the 2040
General Plan could result in development on sites
contaminated with hazardous materials. However,
compliance with applicable regulations relating to site remediation
No mitigation is required. Less than Significant
Impact HAZ-3. Development facilitated by the 2040
General Plan would not result in significantly increased airport and airstrip activity. Compliance with State and federal regulations, Contra Costa Airport Land Use
Compatibility Plan, and proposed 2040 General Plan
policies would minimize safety hazards and disturbance
to people residing or working within proximity of the
Buchanan Field Airport. Impacts would be less than
significant.

No mitigation is required. Less than Significant
Impact HAZ-4. Development facilitated by the 2040
General Plan would result in additional population and
vehicle miles traveled in the city. However, the
proposed plan would not result in changes to
emergency evacuation routes nor would substantially
increase roadway congestion such that the use of an
evacuation route would be hindered. Impacts would be
less than significant.

HAZ-1: Adopt and Implement a New General Plan Policy to Conduct Project Design Review for Wildfire Risk Reduction. The City shall include a new 2040 General Plan Hazards and Safety Element policy as follows:

Project landscape plans shall include fire-resistant vegetation native to Contra Costa County and/or the local microclimate of the site and prohibit the use of fire-prone species especially non-native, invasive species.

If the project site is within a known landslide area, the site shall be subject to geotechnical review regarding potential post-fire slope instability. Structural engineering features incorporated into the design of the structure to reduce the risk of damage to the structure from post-fire slope instability shall be recommended by a qualified engineer and approved by the City prior to the building permit approval.

HAZ-2: Construction Wildfire Risk Reduction. The City shall require the following measures during project construction:

1. Construction activities with potential to ignite wildfires shall be prohibited during redflag warnings issued by the National Weather Service for the site. Example activities include welding and grinding outside of enclosed buildings.

2. Fire extinguishers shall be available onsite during project construction. Fire extinguishers shall be maintained to function according to manufacturer specifications.

Construction personnel shall receive training on the proper methods of using a fire extinguisher.

Significant and
Unavoidable

4.1.k
Packet Pg. 1079 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-17
Impact Statement Mitigation Measure(s) Residual Impact

3. Construction equipment powered by internal combustion engines shall be equipped with spark arresters. The spark arresters shall be maintained pursuant to manufacturer recommendations to ensure adequate performance.

At the City’s discretion, additional wildfire risk reduction requirements may be required during construction. The City shall review and approve the project-specific methods to be employed prior to building permit approval.

HAZ-3: Project Design Wildfire Risk Reduction. Project landscape plans (as made available when project applications are submitted) shall include fire-resistant vegetation native to Contra Costa County and/or the local microclimate of the site and prohibit the use of fireprone species especially non-native, invasive species.

If the project site is within a known landslide area (see Figure 3.5-5 in Section 3.5, Geology, Soils, and Mineral Resources), the site shall be subject to geotechnical review regarding potential post-fire slope instability. Structural engineering features incorporated into the design of a structure to reduce the risk of damage to the structure from post-fire slope instability shall be recommended by a qualified engineer and approved by the City prior to the building permit approval.

Impact HAZ-5. Emergency response and evacuation
procedures would not be affected by the 2040 General
Plan. Pleasant Hill is not located within or near a Very High Fire Hazard Severity Zone or State Responsibility
area; however, portions of Pleasant Hill are located in and near a High Fire Hazard Severity Zone, a Local
Responsibility area, and areas of vegetated open space. compliance with applicable codes and regulations
would not fully reduce the risk of loss, injury, or death from wildfire associated with 2040 General Plan
development. This impact would be significant and
unavoidable even with mitigation.

Mitigation Measures HAZ-1, HAZ-2, and HAZ-3 would apply. Significant and Unavoidable

4.1.k
Packet Pg. 1080 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-18
Impact Statement Mitigation Measure(s) Residual Impact
Hydrology and Water Quality
Impact HYD-1. Implementation of the 2040 General
Plan would involve ground-disturbing activities during
construction that could temporarily increase the
potential for water quality to be affected by
sedimentation or an accidental spill or release of
hazardous materials. However, with adherence to
applicable water quality standards, waste discharge
requirements, and proposed General Plan policies,
impacts would be less than significant.

No mitigation is required. Less than Significant
Impact HYD-2. Development facilitated by the 2040
General Plan would not pump water from the local
groundwater basin and would not introduce substantial
new areas of impermeable surfaces such that the rates
or patterns of groundwater recharge from infiltration
would be affected. Impacts would be less than
significant.

No mitigation is required. Less than Significant
Impact HYD-3. Development facilitated by the 2040
General Plan would not alter the course of a stream or
river or substantially alter existing drainage patterns, including through new impervious surfaces, and
regulatory requirements as well as policies to protect
and improve drainage patterns would minimize erosion,
flooding, and runoff. Impacts would be less than
significant.

No mitigation is required. Less than Significant
Impact HYD-4. Development facilitated by the 2040
General Plan would not increase existing potential for
inundation within flood hazard areas to occur and
would not introduce substantial new pollutant sources
that could potentially be released due to inundation.

Impacts would be less than significant.

No mitigation is required. Less than Significant
Impact HYD-5. Development facilitated by the 2040
General Plan would not conflict with or obstruct
implementation of a water quality control plan or
sustainable groundwater management plan. Impacts
would be less than significant.

No mitigation is required. Less than Significant

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Packet Pg. 1081 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-19
Impact Statement Mitigation Measure(s) Residual Impact
Land Use/Planning and Population/Housing
Impact LU-1. Implementation of the proposed 2040
General Plan would maintain orderly development in
Pleasant Hill and would not physically divide an
established community. Impacts would be less than
significant.

No mitigation is required. Less than Significant
Impact LU-2. Implementation of the 2040 General Plan
would be generally consistent with applicable land use
plans, policies, or regulations adopted to avoid or
mitigate environmental effects, such as ABAG/MTC Plan
Bay Area 2050. Impacts would be less than significant.

No mitigation is required. Less than Significant
Impact LU-3. Implementation of the proposed plan
would facilitate the construction of new housing in
Pleasant Hill. Proposed development could result in an
increase in population that would exceed ABAG
population forecasts by 122 percent by 2040. However,
the proposed plan is intended to accommodate and
plan for population growth. Impacts would be less than
significant.

No mitigation is required. Less than Significant
Impact LU-4. Development facilitated by the proposed
plan would not result in the displacement of substantial numbers of housing or people. The proposed plan
would facilitate the development of new housing in
accordance with State and local housing requirements,
while preserving existing residential neighborhoods.

Impacts would be less than significant.

No mitigation is required. Less than Significant

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Packet Pg. 1082 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-20
Impact Statement Mitigation Measure(s) Residual Impact
Noise
Impact NOI-1. Construction of individual projects
facilitated by the 2040 General Plan would temporarily
increase noise levels, potentially affecting nearby noisesensitive land uses. Development facilitated by the 2040 General Plan would also introduce new noise
sources and contribute to increases in operational
noise. The continued regulation of noise, consistent
with the City Code and implementation of proposed
2040 General Plan policies would minimize disturbance
to adjacent land uses. However, construction and
operational mobile noise could exceed standards. This
impact would be significant and unavoidable even with
mitigation.

NOI-1 Adopt and Implement a New General Plan Policy to Update the Zoning Ordinance to Implement Construction Noise Reduction Measures. To minimize noise during construction, the City shall adopt the following 2040 General Plan Hazards and Safety Element policy to update the Zoning Ordinance to include the following:
 New Policy: Construction contractors shall implement the following measures for construction activities conducted within the City. Construction plans submitted to the City shall include construction noise analysis and identify these measures on demolition, grading, and construction plans submitted to the City. The City of Pleasant Hill Building Division shall verify that grading, demolition, and/or construction plans submitted to the City include these notations prior to issuance of demolition, grading and/or building permits.
 Mufflers. During excavation and grading construction phases, all construction equipment, fixed or mobile, shall be operated with closed engine doors and shall be equipped with properly operating and maintained mufflers consistent with manufacturers’ standards.
 Stationary Equipment. All stationary construction equipment shall be placed so that emitted noise is directed away from the nearest sensitive receivers.  Equipment Staging Areas. Equipment staging shall be located in areas that will create the greatest distance feasible between construction-related noise sources and noise-sensitive receivers.
 Smart Back-up Alarms. Mobile construction equipment shall have smart back-up alarms that automatically adjust the sound level of the alarm in response to ambient noise levels. Alternatively, back-up alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction equipment is moving in the reverse direction in compliance with applicable safety laws and regulations.
 Electrically-Powered Tools and Facilities. Electrical power shall be used to run air compressors and similar power tools and to power any temporary structures, such as construction trailers or caretaker facilities, where feasible.  Noise Disturbance Coordinator. The project applicant shall designate a “noise disturbance coordinator” responsible for responding to any local complaints about construction noise. The disturbance coordinator shall determine the cause of any noise complaint and shall require that reasonable measures be implemented to correct the problem. A telephone number for the disturbance coordinator and the City shall be posted at the construction site.

Significant and
Unavoidable

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Impact Statement Mitigation Measure(s) Residual Impact
 Temporary Noise Barriers. Erect temporary noise barriers, where feasible, when construction noise is predicted to exceed the acceptable standards (e.g., 80 dBA Leq at residential receivers, schools or other sensitive receptors during the daytime) and when the anticipated construction duration is greater than is typical (e.g., two years or greater). Temporary noise barriers shall be constructed with solid materials (e.g., wood) with a density of at least 1.5 pounds per square foot with no gaps from the ground to the top of the barrier. If a sound blanket is used, barriers shall be constructed with solid material with a density of at least 1 pound per square foot with no gaps from the ground to the top of the barrier and be lined on the construction side with acoustical blanket, curtain or equivalent absorptive material rated sound transmission class (STC) 32 or higher.

Impact NOI-2. Development facilitated by the 2040
General Plan near major transportation-noise sources
may experience noise levels that exceed noise land use
compatibility standards but would not result in a direct increase in airport and airstrip activity. Proposed
General Plan policies require analysis of projects that may exceed contours for exterior noise compliance. The
continued regulation of airport noise consistent with
State and federal regulations and implementation of
proposed General Plan policies and the Contra Costa
Airport Land Use Compatibility Plan would also
minimize disturbance to people residing or working in
proximity of the Buchanan Field Airport. Impacts would
be less than significant.

No mitigation would be required Less than Significant
Impact NOI-3. Construction of individual projects
facilitated by the 2040 General Plan would temporarily
generate groundborne vibration and noise, potentially
affecting nearby land uses. Operation of development
facilitated by the 2040 General Plan would not result in substantial groundborne vibration and noise. This
impact would be less than significant with mitigation.

NOI-2 Adopt and Implement a New General Plan Policy to Update the Zoning Ordinance to Implement Construction Vibration Control Measures. To reduce potential construction vibration impacts, the City shall adopt the following 2040 General Plan Hazards and Safety Element policy to update the Zoning Ordinance to include the following:
 New Policy: Prior to issuance of a building permit for a project requiring pile driving during construction within 135 feet of fragile structures such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster); a vibratory roller within 40 feet of fragile historical resources or 25 feet of any other structure; or a dozer or other large earthmoving equipment within 20 feet for a fragile historical structure or 15 feet of any other structure, the project applicant shall prepare a groundborne noise and vibration analysis to assess and mitigate potential noise and vibration impacts related to these construction activities. This noise and vibration analysis shall be Less than Significant
with Mitigation

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Packet Pg. 1084 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-22
Impact Statement Mitigation Measure(s) Residual Impact
conducted by a qualified and experienced acoustical consultant or engineer. The vibration levels shall not exceed FTA architectural damage thresholds (e.g., 0.12 in/sec PPV for fragile or historical resources, 0.2 in/sec PPV for non-engineered timber and masonry buildings, and 0.3 in/sec PPV for engineered concrete and masonry). If vibration levels would exceed this threshold, alternative uses such as drilling piles as opposed to pile driving, static rollers as opposed to vibratory rollers, and lower horsepower earthmoving equipment shall be used. If necessary, construction vibration monitoring shall be conducted to ensure FTA vibration thresholds are not exceeded.

Public Services & Recreation
Impact PS-1. Development facilitated by the 2040
General Plan would increase the population of Pleasant
Hill, generating additional need for fire protection
services. However, compliance with the 2040 General
Plan would result in impacts related to the need for
new or altered fire facilities that are less than
significant.

No mitigation is required. Less than Significant
Impact PS-2. Development facilitated by the 2040
General Plan would increase population in Pleasant Hill, generating additional need for police protection
services. However, compliance with 2040 General Plan
policies would result in impacts related to the need for new or altered police facilities that are less than
significant.

No mitigation is required. Less than Significant
Impact PS-3. Development facilitated by the 2040
General Plan would result in an increase in population
of school-aged children in Pleasant Hill. This would
increase demand for school services and potentially
create the need for new school facilities. Operational
impacts of new school facilities would be less than
significant with payment of school impact fees.

However, even with compliance with 2040 General Plan
policies, impacts related to the construction of new or altered school facilities would be significant and
unavoidable due to the large amount of new school
land uses facilitated by the 2040 General Plan.

Mitigation Measures AQ-1, AQ-3, CR-1, CR-2, CR-3, CR-4, GEO-1, NOI-1, and NOI-2 would apply.

Significant and
Unavoidable

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Impact Statement Mitigation Measure(s) Residual Impact
Impact PS-4. Development facilitated by the 2040
General Plan would result in an increase in Pleasant Hill population. This would increase demand for and use of
parks and potentially create the need for new or
altered park and recreational facilities. However,
compliance with 2040 General Plan policies would
result in impacts related to increased use or the need
for new or altered parks or recreational facilities that are less than significant.

No mitigation is required. Less than Significant
Impact PS-5. Development facilitated by the 2040
General Plan would result in an increase in the City’s
population. This would increase demand for public
facilities and potentially create the need for new public facilities, including libraries. However, compliance with 2040 General Plan policies would result in impacts
related to need for new or altered public facilities that are less than significant.

No mitigation is required. Less than Significant
Transportation and Traffic
Impact TRA-1. Implementation of the 2040 General
Plan would not conflict with a program, plan,
ordinance, or policy addressing the circulation system, including transit, bicycle, and pedestrian facilities;
however, implementation could conflict with a policy
addressing roadway facilities. Construction impacts
would not conflict with the circulation system. impacts would be less than significant with mitigation.

No mitigation is required. Less than Significant
Impact TRA-2. Implementation of the 2040 General
Plan would conflict or be inconsistent with CEQA
Guidelines Section 15064.3, subdivision (b). impacts
would be significant and unavoidable even with
mitigation.

TRA-2 Prepare and Implement a TDM Plan with TDM Programs. The CCTA’s Growth Management Program Implementation Guide (Revised February 17, 2021), Appendix F (CCTA Recommended Methodology) describes options for mitigation of VMT impacts. The first two options below apply to development project and plans, and the third applies at a Citywide scale.

1. The project applicant shall modify the project’s characteristics to reduce VMT generated by the project prior to issuance of an occupancy permit. This might involve changing the density or mixture of land uses on the project site, or changing the project’s location to one that is more accessible by transit or other travel modes.

Significant and
Unavoidable

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Packet Pg. 1086 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-24
Impact Statement Mitigation Measure(s) Residual Impact

2. The project applicant shall implement transportation demand management (TDM) or physical design measures to reduce VMT generated by the project prior to issuance of an occupancy permit.

3. The City shall participate in a CCTA-approved VMT impact fee program and/or VMT mitigation exchange/banking program, when it is completed and published by CCTA. (Note that CCTA is developing such a program for Contra Costa County.) The City shall require preparation and implementation of project-level TDM Plans with the following TDM measures for future land use development projects facilitated by the 2040 General Plan that do not meet CCTA screening criteria and thresholds.

Table 3.12-5: TDM Measures
CAPCOA Handbook Measure Types of Projects Core Elements T-7: Commute Trip Reduction
Marketing
Employmentbased*Thoughtful marketing strategy
*Readily available commute information
*Designated TDM Coordinator
*Guaranteed Ride Home
T-8: Provide Ridesharing
Program
Employmentbased*Participation in a TMA with ride-matching program
*Preferential parking policies for carpools
*Promotions and incentives such as gas
cards at carpool formation
T-9: Implement Subsidized or
Discounted Transit Program
Residential,
School,
Employmentbased
*Location within 1/2 mile of major transit
stop or high-quality transit corridor
*Participation in Commuter Benefits
Program
*Easy to sign up for incentives
T-11: Provide Employer
Sponsored Vanpool / Point-toPoint Shuttles
Employmentbased*Coordinate logistics of vanpool program *Cover vanpool fares for riders through
commute benefits program
*Promote and facilitate vanpool creation
T-12: Price Workplace Parking Employmentbased*Location within 1/2 mile of transit service *Priced at least $5 per day
*On-street parking nearby is not readily
available

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Impact Statement Mitigation Measure(s) Residual Impact
T-13: Implement Employee
Parking Cashout
Employmentbased*Parking is provided as benefit
*On-street parking nearby is not readily
available
*Participants pledge to not drive to work
T-16: Unbundle Residential
Parking Costs
Residential *On-street parking nearby is not readily
available
*All parking is priced at a rate at least $30
per month
T-23: Community-Based Travel
Planning
Residential,
Retail, School
*Proactive outreach to all households in
service area or project
*Program Coordinator designated as lead
in promoting non-auto transportation
T-10: Provide End-of-Trip
Bicycle Facilities
All Projects *Provision of secure bicycle parking in the form of lockers, a locked storage room, or
an attended storage facility
*(For non-residential): Provision of lockers,
showers, and changing rooms
T-21A: Implement Carshare
Program / Provide Carshare
Parking
All Projects *Dedicate parking for carshare vehicles
*Identify carshare partner
T-15 Reduce Parking Supply Residential *On-street parking nearby is not readily available
T-18: Provide Pedestrian
Network Improvements:

All Projects Completion of one or more projects
identified in the Solano County Active
Transportation Plan T-19-A and T-19-B: Construct or
Improve Bicycle Facility/Bicycle
Boulevard
All Projects
T-20: Expand Bikeway Network All Projects
T-26 Increase Transit Frequency All Projects in
PDAs
Increase the frequency of transit service by
providing funding for more operators and
vehicles
T-25 Increase Transit Coverage All Projects Expand transit service to areas without access to it, or expand to later/earlier
hours.

T-23: Community-Based Travel
Planning
Residential,
Retail, School
*Proactive outreach to all households in
service area or project
*Program Coordinator designated as lead
in promoting non-auto transportation

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Packet Pg. 1088 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
ES-26
Impact Statement Mitigation Measure(s) Residual Impact
T-22: Bikeshare/Scootershare All Projects in
PDAs
Fund and implement program providing ebikes or scooters available on demand.

Ideally pursue a "dockless" system.

Free E-Bike Program All Projects Provide e-bikes free of charge to households pledging to reduce vehicle
trips
Source: Handbook for Analyzing Greenhouse Gas Emissions Reductions, Assessing Climate Change Vulnerabilities, and Advancing Health and Equity (CAPCOA, December 2021).

Feasible options listed under Table 3.12-5 to reduce VMT below CCTA thresholds shall be implemented for individual projects facilitated by the 2040 General Plan. VMT reduction measures shall be included at project design review and be reviewed and approved by the City prior to issuance of construction permits.

Impact TRA-3. Implementation of the 2040 General
Plan would not substantially increase hazards because
of a geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses (e.g.,
farm equipment). Impacts would be less than
significant.

No mitigation is required. Less than Significant
Impact TRA-4. Implementation of the 2040 General
Plan would not have the potential to result in
inadequate emergency access. This impact would be
less than significant.

No mitigation is required. Less than Significant
Utilities and Service Systems
Impact UTL-1. Development under the 2040 General
Plan would increase demand for water, wastewater,
stormwater, and telecommunications services. While
utility facilities and infrastructure development and
relocation facilitated by the proposed plan would occur in developed areas of Pleasant Hill where such facilities exist, construction-related impacts would be significant and Unavoidable even with mitigation.

Mitigation Measures AQ-1, AQ-3, CR-1, CR-2, CR-3, CR-4, GEO-1, NOI-1, and NOI-2 would apply.

Significant and
Unavoidable

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Packet Pg. 1089 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Executive Summary
Draft Environmental Impact Report ES-27
Impact Statement Mitigation Measure(s) Residual Impact
Impact UTL-2. Development facilitated by the 2040
General Plan would increase demand for water supply.

However, with adherence to the 2040 General Plan
goals and policies, water supplies would be adequate to support future development. Impacts would be less
than significant.

No mitigation is required. Less than Significant
Impact UTL-3. Development projected by the proposed
plan would increase demand for wastewater treatment.

However, the existing wastewater treatment plant has
sufficient capacity for future development, and the
2040 General Plan contains policies to ensure
treatment is adequate. Impacts would be less than
significant.

No mitigation is required.Less than Significant
Impact UTL-4. Development facilitated under the 2040
General Plan would increase the volume of solid waste
generated in Pleasant Hill. However, existing
infrastructure that serves the city, as well as policies within the 2040 General Plan, would ensure that the
City has adequate capacity to accept the increase in
solid waste and comply with federal, State, and local
management reduction regulations. Impacts would be
less than significant.

No mitigation is required. Less than Significant

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Pleasant Hill 2040 General Plan
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Draft Environmental Impact Report 1-1
Introduction
This document is a programmatic Environmental Impact Report (EIR) that assesses the potential environmental impacts associated with implementation of an update to the Pleasant Hill General Plan, including eight respective City General Plan elements (collectively referred to in this EIR as the “2040 General Plan”). A programmatic EIR evaluates the effects of broad proposals or planning-level decisions such as the proposed plan with a level of detail sufficient to allow informed decisions among planning-level alternatives and to develop broad mitigation strategies.

This chapter discusses (1) the proposed plan and EIR background; (2) the legal basis for preparing an EIR; (3) the scope and content of the EIR; (4) the lead, responsible, and trustee agencies; and (5) the environmental review process required under the California Environmental Quality Act (CEQA). The 2040 General Plan (sometimes referred to in this EIR as the “proposed plan”) are described in detail in Chapter 2, Project Description.

1.1 EIR Purpose, Type, and Authority

1.1.1 Regulatory Purpose
The 2040 General Plan requires the discretionary approval of the Pleasant Hill City Council; therefore, the proposed plan is subject to the environmental review requirements of CEQA. In accordance with Section 15121 of the CEQA Guidelines (California Code of Regulations, Title 14), the purpose of an EIR is to serve as an informational document that:
“...will inform public agency decision makers and the public generally of the significant environmental effects of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project.”
As such, the regulatory purpose of this EIR is to disclose the environmental impacts, including any significant effects, of the proposed plan, identify ways to avoid or reduce environmental impacts through planning design or environmental mitigation measures, consider feasible alternatives to the proposed plan, and integrate public participation and input into the overall planning process.

1.1.2 EIR Type
This EIR has been prepared as a programmatic EIR pursuant to Section 15168 of the CEQA Guidelines. A programmatic EIR is appropriate for planning documents or other long-term programs.

As stated in the CEQA Guidelines:
“A program EIR is an EIR which may be prepared on a series of actions that can be characterized as one large project and are related either:
1) Geographically,
2) As logical parts in the chain of contemplated actions; 3) In connections with issuance of rules, regulations, plans, or other general criteria to govern the conduct of a continuing program; or

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Pleasant Hill 2040 General Plan
1-2
4) As individual activities carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways.”
This EIR is programmatic in nature with a broad comprehensive evaluation to cover the actions taken under the longer-range plan. Some future development projects may require additional project-specific environmental review, given that this program EIR analysis is not parcel- or projectspecific.

1.1.3 Legal Authority
This EIR is intended to serve as an informational document for the public and City of Pleasant Hill decision makers. The approval process will include public hearings before the Planning Commission and the City Council to consider certification of a Final EIR and adoption of the proposed plan.

Adoption of the proposed plan may not be considered until this EIR has first been considered by the decision makers and certified by the approving body, in this case the Pleasant Hill City Council.

1.2 Environmental Impact Report Background

1.2.1 Notice of Preparation
The City of Pleasant Hill distributed a Notice of Preparation (NOP) of the EIR for a 30-day agency and public review period starting on July 7, 2022 and ending on August 8, 2022. In addition, the City held an EIR Scoping Meeting on July 26, 2022. The meeting was aimed at providing information about the proposed plan to members of public agencies, interested stakeholders, and residents/community members, and at receiving input on the scope of the environmental review. The meeting was held virtually via Zoom due to ongoing COVID-19 pandemic health and safety precautions.

1.2.2 Comments Received in Response to the NOP
In addition to one verbal comment received during the EIR Scoping Meeting, the City received written scoping comment letters from six agencies, two organizations, and 37 individuals in response to the NOP during the public review period. The NOP is included in Appendix A of this EIR, along with the written NOP responses that were received. Table 1-1 summarizes the content of the letters and verbal comments and where the issues raised are addressed in this EIR.

Table 1-1 NOP Comments and EIR Location Information
Commenter Comment/Request Where It Was Addressed
Agency Comments
East Bay Municipal
Utility District
(EBMUD)
Water service for new multi-unit
structures shall be individually metered in
compliance with California State Senate
Bill 7.

Comments relevant to CEQA are addressed in
Section 3.13, Utilities and Service Systems.

When development plans are finalized for
individual projects within the General
Plan area, project sponsors for individual
projects should contact EBMUD to
request a water service estimate for
water service to developments.

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Draft Environmental Impact Report 1-3
Commenter Comment/Request Where It Was Addressed
Project sponsors must submit copies to
EBMUD of all known information
regarding soil and groundwater quality
within or adjacent to the project
boundary.

Individual projects within the General
Plan presents an opportunity to
incorporate water conservation
measures. Requests that the City include
in its conditions of approval a
requirement that the project sponsor
comply with Assembly Bill 325, Model
Water Efficient Landscape Ordinance
Native American
Heritage Commission
(NAHC)
States that the proposed project is
subject to the requirements and
provisions under Senate Bill 18 (SB 18)
and Assembly Bill 52 (AB 52) for tribal
cultural resources.

Consultation required pursuant to SB 18 and AB
52 was carried out by the City of Pleasant Hill.

Related topics relevant to CEQA are discussed in
Section 3.4, Cultural and Tribal Cultural
Resources, of this EIR.

Department of Toxic
Substances Control
(DTSC)
Recommends that the EIR address actions
to be taken for sites impacted by
hazardous waste or hazardous materials,
not just those found on the Cortese List. A
search of EnviroStor should be conducted.

Comments relevant to CEQA are addressed in
Section 3.7, Hazards, Hazardous Materials, &
Wildfire.

The EIR should acknowledge the potential
for historic or future activities on or near
the project site to result in the release of
hazardous waste/substances
Aerially deposited lead contaminated soils
may still exist along roadsides, medians,
and some existing road surfaces. It’s
recommended that soil samples be
collected for lead analysis prior to
performing intrusive activities for projects
described in the EIR.

Proper investigation for mine waste
should be evaluated according to DTSC’s
1998 Abandoned Mine Land Mines
Preliminary Assessment Handbook.

Comments relevant to CEQA are addressed in
Section 3.5, Geology, Soils, & Mineral Resources.

Surveys should be conducted for the
presence of lead-based paints or
products, mercury, asbestos containing
materials, and polychlorinated biphenyl
caulk. Removal, demolition, and disposal
of the chemicals should be conducted in
compliance with California environmental
regulations and policies.

Comments relevant to CEQA are addressed in
Section 3.7, Hazards, Hazardous Materials, &
Wildfire.

If projects under the proposed plans
require the importations of soil to backfill
any excavated areas, proper sampling
shall be conducted to ensure the
imported soil is free of contamination.

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Commenter Comment/Request Where It Was Addressed
If any sites included as part of the
proposed project have been used for
agricultural, weed abatement, proper
investigation for organochlorinated
pesticides be discussed in the EIR and
evaluated using DTSC’s 2008 Interim
Guidance for Sampling Agricultural
Properties.

California Department
of Fish and Wildlife
(CDFW)
A California Endangered Species Act
Incidental Take Permit must be obtained
if the project has the potential to result in
take of plants of animals listed under
CESA.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture & Forestry
Resources.

For project-related activities potentially
affecting rivers, lakes, or streams, and
their associated riparian habitat, CDFW
requires a Lake and Streambed Alteration
Notification.

Migratory birds are protected under the
federal Migratory Bird Treaty Act and
CDFW has authority over actions that may
disturb or destroy active nest sites or take
birds.

The commenter requests a complete
description in Section 2, Project
Description, of the following:
 Footprints of permanent project
features and temporarily impacts
areas targeted for vegetation
treatment or removal
 Land use changes that would reduce
open space or agricultural land uses
and increase residential or other land
use involving increased development
 Area and plans for proposed
structures, ground disturbing
activities, fencing, paving, stationary
machinery, landscaping, vegetation
treatment for fuel reduction,
floodwalls or levees, and stormwater
systems
 Operational features of the project,
including level of anticipated human
presence, artificial lighting/light
reflection, noise, traffic generation,
and other features.
 Construction schedule, activities,
equipment and crew sizes
Comments relevant to CEQA are addressed in
Section 2, Project Description.

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Commenter Comment/Request Where It Was Addressed
Recommends creating a procedure or
checklist for evaluating subsequent
project impacts on biological resources to
determine if there are within the scope of
the program EIR or if an additional
environmental document is warranted.

The checklist should be included as an
attachment to the draft EIR.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture & Forestry
Resources.

Recommends the EIR provide baseline
habitat assessments for special status
plant, fish, and wildlife species located
and potentially located within the project
area and surrounding lands, including but
not limited to all rare, threatened, or
endangered species.

CDFW is concerned regarding potential
impacts to special-status species that may
be present in the project area, including,
but not limited to:
 Alameda whipsnake
 California tiger salamander
 California red-legged frog
 Foothill yellow-legged frog
 Giant garter snake
 San Joaquin kit fox
 Pallid bat
 Townsend’s big-eared bat
 Suisun song sparrow
 California least tern
 California black rail
 California Ridgeway’s rail
 Western burrowing owl
 Antioch Dunes evening-primrose
 Bay checkerspot butterfly
 Lange’s metalmark butterfly
 Longhorn fairy shrimp
 Alkali milkvetch
 Big tarplant
 Contra Costa goldfields
 Contra Costa wallflower
 Fragrant fritillary
 Large-flowered fiddleneck
 Mason’s lilaeopsis
 Mt. Diablo’s bird beak
 Mt. Diablo fairy-lantern
 Rock ranicle
 Soft bird’s beak
Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture & Forestry
Resources.

Requests that any special-status species
and natural communities detected during
project surveys be reported to the
CNDDB.

4.1.k
Packet Pg. 1096 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
1-6
Commenter Comment/Request Where It Was Addressed
Contra Costa County
Flood Control and
Water Conservation
District (FC District)
Requests a map of watersheds, existing
watercourses, tributaries, and man-made
drainage facilities, and the FC District’s
right of way, within the General Plan area,
especially where land use designation
changes would be located be included in
the EIR.

Comments relevant to CEQA are addressed in
Section 3.8, Hydrology and Water Quality
Requests that the EIR discuss proposed
changes in density from the City’s current
General Plan, and its corresponding
increases in impervious surface, its effect
on the existing storm drain system, and
mitigation. Downstream impacts to
downstream facilities due to higher
volume of runoff should also be discussed
Future development should design and
construct storm drain facilities to
adequately collect and convey
stormwater runoff, without diversion of
the watershed, entering or originating
within the development to the nearest
natural watercourse or adequate manmade drainage facility.

The adequacy and stability of the
drainage facilities within the GPU area be
studied to determine if local drainage
design criteria are met, as well as FEMA
National Floodplain Insurance
requirements.

The City is within the Grayson
Creek/Murderers Creek Watershed. The
EIR should evaluate direct impacts to
creeks, their tributaries, and downstream
receiving waters resulting from future
development
The EIR should discuss the payment of
drainage area fees for development
within formed drainage areas as a
mitigation measure. The FC District
charges drainage area fees for new
impervious surfaces created within
Drainage Areas 16, 44B, 46,47, 62, 72, 78,

89. Comments relevant to CEQA are addressed in
Section 3.13, Utilities and Service Systems.

Recommends the EIR request the
appropriate environmental regulatory
agencies such as the U.S. Army Corps of
Engineers, the State Department of Fish
and Wildlife, and the State Regional
Water Quality Control Board, to explore
the permits, special conditions, and
mitigation that may be necessary for the
project.

Comments relevant to CEQA are addressed in
Section 3.8, Hydrology and Water Quality.

4.1.k
Packet Pg. 1097 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Introduction
Draft Environmental Impact Report 1-7
Commenter Comment/Request Where It Was Addressed
The EIR should discuss how the General
Plan Update will comply with the current
National Pollutant Discharge Elimination
System requirements under the City’s
Stormwater Management and Discharge
Control Ordinances and the C.3
Guidebook
The FC District shall be included in the
review of all drainage facilities that have a
region-wide benefit, that impact regionwide facilities, or that impact FC Districtowned facilities.

California Department
of Transportation
(Caltrans)
Requests that the City of Pleasant Hill
General Plan Update is consistent with
the California Government Code Section
65088-65089 Congestion Management
Comments relevant to CEQA are addressed in
Section 3.12, Transportation.

The City is requested to gain a
determination of conformity from the
Contra Costa Transportation Authority to
determine that the City of Pleasant Hill
General Plan Update is consistent with
and conforms to the Regional
Transportation Plan Consistency
Requirements of the County’s Congestion
Management Plan
Encourages a sufficient allocation of fair
share contributors toward multi-modal
and regional transit improvements to fully
mitigate cumulative impacts to regional
transportation
If Caltrans facilities are impacted by the
project, the facilities must meet American
Disabilities Act Standards after project
completion.

Organization Comments Rec
Vanhole Realty The commenter provides thoughts and
suggestions regarding the Mangini/Delu
project site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Vanhole Realty The commenter provides thoughts and
suggestions regarding alternatives for the
Mangini/Delu project site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Individual Comments
Norm Scheel Requests a revised or final Summary of
Proposed Housing sites available
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

4.1.k
Packet Pg. 1098 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
1-8
Commenter Comment/Request Where It Was Addressed
Bushra Toma Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Judy Geringer Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Sean Grech Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

4.1.k
Packet Pg. 1099 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Introduction
Draft Environmental Impact Report 1-9
Commenter Comment/Request Where It Was Addressed
Pamela Reid Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Eileen Mascaro Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Pete Sabine Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

4.1.k
Packet Pg. 1100 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
1-10
Commenter Comment/Request Where It Was Addressed
Shereen Motarjemi Concerned that the addition of housing would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Catherine Boccellari Concerned that the addition of housing would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

John Walter Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

4.1.k
Packet Pg. 1101 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Introduction
Draft Environmental Impact Report 1-11
Commenter Comment/Request Where It Was Addressed
Nick Gianoko Requests that the other end of Malaga
Way into the Mangini property remain
closed.

This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

David Blau Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Lesley Stiles Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Jim and Sally Whitsett Concerned that the addition of housing would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

4.1.k
Packet Pg. 1102 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
1-12
Commenter Comment/Request Where It Was Addressed
Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

John and Lisa
Hutchinson
Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation.

Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Debbie Cotton Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Karen Lee Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

4.1.k
Packet Pg. 1103 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Introduction
Draft Environmental Impact Report 1-13
Commenter Comment/Request Where It Was Addressed
Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Alice and Jeff Smith Concerned that the addition of housing would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Suggests high density housing belongs
near public transit and major highways
designed to handle the impact of large
scale development
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Amy Arcus-Arth Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Bruce Irion Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation

4.1.k
Packet Pg. 1104 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
1-14
Commenter Comment/Request Where It Was Addressed
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Darren Hall Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

David Blau The Notice of Preparation did not provide
a description of the proposed action or
alternatives.

Comments relevant to CEQA are addressed in
Section 2, Project Description, and in Section 5,
Alternatives.

There was not a Scoping Report prepared
for the project
A Scoping Report is not required pursuant to
2022 CEQA Guidelines
The NOP does not provide a “reasonable
range of alternatives”
Comments relevant to CEQA are addressed in
Section 5, Alternatives.

Requests a full analysis of the No Project
Alternative
Comments relevant to CEQA are addressed in
Section 5, Alternatives.

Requests a detailed analysis of traffic and
greenhouse gas impacts along with
proposed mitigation
Comments relevant to CEQA are addressed in
Section 3.6, Greenhous Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests a Level of Service analysis and
VMT for each proposed housing site.

Pursuant to SB 743 and 2022 CEQA Guidelines, a
Level of Service analysis is no longer required.

Requests the identification and analysis of
the Environmentally Superior Alternative
Comments relevant to CEQA are addressed in
Section 5, Alternatives.

Marian Crompton Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation

4.1.k
Packet Pg. 1105 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) Introduction
Draft Environmental Impact Report 1-15
Commenter Comment/Request Where It Was Addressed
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Martin Gibb Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Karen Panico Concerned that the addition of housing
would have a significant impact on water
resources
Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

This comment is on the proposed plan rather
than the environmental scope so requires no
further response but will be considered by the
City decision-makers as part of the plan adoption
process.

Requests a Master Plan for the
Mangini/Delu site
Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Alan Bade Requests that the Contra Costa Flood
Control Agency’s “50 Year Plan” be
incorporated into the new General Plan
regarding flood control.

Comments relevant to CEQA are addressed in
Section 3.8, Hydrology and Water Quality.

Cindy Rubin Concerned with water supply for new and
existing homes in the area
Comments relevant to CEQA are addressed in
Section 3.13, Utilities and Service Systems
Concerned with traffic in the area Comments relevant to CEQA are addressed in Section 3.12, Transportation

4.1.k
Packet Pg. 1106 Attachment: Attachment K - Draft EIR (General Plan and Housing Element) City of Pleasant Hill
Pleasant Hill 2040 General Plan
1-16
Commenter Comment/Request Where It Was Addressed
Concerned with the loss of open space Comments relevant to CEQA are addressed in Section 3.11, Public Services and Recreation
Katie Hindt Concerned that the addition of housing
would have a significant impact on traffic
and greenhouse gases in the city.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Requests that a baseline traffic survey be
included for all major streets and
intersections and require new
development to avoid or mitigate
significant deterioration in the future.

Comments relevant to CEQA are addressed in
Section 3.12, Transportation
Requests that the City preserve open
space and biologically sensitive habitats,
particularly creek corridors.

Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Requests a Master Plan for the
Mangini/Delu site
This comment is on the project rather than the
environmental scope so requires no further
response but will be considered by the City’s
decision makers as part of the plan adoption
process.

Scoping Meeting Comments
Topic Comment Request Where it Was Addressed
Biological Resources Commenters are concerned with habitat and wildlife preservation in unexpected
places
Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Commenters are concerned with the
preservation of creek habitats
Comments relevant to CEQA are addressed in
Section 3.3, Biological, Agriculture, & Forestry
Resources.

Hydrology and Water
Quality
Creek restoration and the inclusion of
Contra Costa Flood Control Agency’s “50
Year Plan”
Comments relevant to CEQA are addressed in
Section 3.8, Hydrology and Water Quality.

Recreation Requests the EIR consider potential
impacts to parks and open space
Comments relevant to CEQA are addressed in
Section 3.11, Public Services and Recreation
Transportation and
Greenhouse Gas
Emissions
Commenters are concerned with the
impacts of transportation and greenhouse
gas emissions.

Comments relevant to CEQA are addressed in
Section 3.6, Greenhouse Gas Emissions & Energy,
and in Section 3.12, Transportation.

Source: Table compiled by Rincon Consultants in 2022.

1.3 Scope and Adequacy

1.3.1 Scope and Sources
This EIR addresses impacts related to all topics listed in 2022 CEQA Guidelines Appendix G.

The alternatives chapter of this EIR (Chapter 5.0) was prepared in accordance with Section 15126.6 of the CEQA Guidelines and focuses on alternatives that are capable of eliminating or reducing significant adverse effects associated with the project while feasibly attaining most of the basic project objectives. In addition, the alternatives chapter identifies the “environmentally superior” alternative among the alternatives assessed. The alternatives evaluated include the CEQA-required “No Project” alternative and three alternative development scenarios for the General Plan area.

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In preparing this EIR, use was made of pertinent City policies and guidelines, certified EIRs and adopted CEQA documents, and other background documents. References are included as footnote citation references where relevant throughout this EIR document.

1.3.2 Content Adequacy
The level of detail contained throughout this EIR is consistent with the requirements of CEQA and applicable court decisions. Section 15151 of the CEQA Guidelines provides the standard of adequacy on which this document is based. The Guidelines state:
“An EIR should be prepared with a sufficient degree of analysis to provide decision-makers with information which enables them to make a decision which intelligently takes account of environmental consequences. An evaluation of the environmental effects of the proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The courts have looked not for perfection, but for adequacy, completeness, and a good faith effort at full disclosure.”

1.4 Lead, Responsible, and Trustee Agencies

1.4.1 Lead Agency
The CEQA Guidelines define lead, responsible and trustee agencies. The City of Pleasant Hill is the lead agency for the proposed plan, because it holds principal responsibility for approving the proposed plan.

1.4.2 Responsible Agencies
A responsible agency refers to a public agency other than the lead agency that has discretionary approval over a project or plan. The California Department of Fish and Wildlife (CDFW) is a responsible agency under CEQA for the proposed plan.

1.4.3 Trustee Agencies
A trustee agency refers to a State agency having jurisdiction by law over natural resources affected by a project or plan. The CDFW is a trustee agency for the proposed plan.

1.5 Environmental Review Process
The environmental impact review process, as required under CEQA, is summarized below and illustrated in Figure 1-1. The steps are presented in sequential order.

Notice of Preparation (NOP). After deciding that an EIR is required, the lead agency (City of Pleasant Hill) filed a NOP soliciting input on the EIR scope to the State Clearinghouse, other concerned agencies, and parties previously requesting notice in writing (CEQA Guidelines Section 15082; Public Resources Code Section 21092.2). The NOP for this EIR was posted in the Contra Costa County Clerk’s office for 30 days. In addition, the City of Pleasant Hill held an EIR Scoping Meeting on July 26, 2022.

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Draft EIR. This Draft EIR contains the following required components: a) table of contents or index; b) summary; c) project description; d) environmental setting as part of the various topical sections; e) discussion of significant impacts (direct, indirect, cumulative, growth-inducing, and unavoidable impacts) as part of the various topical sections; f) a discussion of alternatives; g) mitigation measures as part of the various topical sections; and h) discussion of irreversible change (CEQA Guidelines Sections 15120 through 15132).

Notice of Completion (NOC). The lead agency must file a NOC with the State Clearinghouse when it completes a Draft EIR and prepare a Public Notice of Availability of a Draft EIR. The lead agency must place the NOC in the County Clerk’s office for 30 days (Public Resources Code Section 21092) and send a copy of the NOC to anyone requesting it (CEQA Guidelines Section 15087). Additionally, public notice of Draft EIR availability must be given through at least one of the following procedures: a) publication in a newspaper of general circulation; b) posting on and off the project site (not appropriate for citywide or plan-level efforts such as the proposed plan); and c) direct mailing to owners and occupants of contiguous properties (not appropriate for citywide or plan-level efforts such as the proposed plan). The lead agency must solicit input from other agencies and the public and respond in writing to all comments received (Public Resources Code Sections 21104 and 21253). The minimum public review period for a Draft EIR is 30 days. When a Draft EIR is sent to the State Clearinghouse for review, the public review period must be 45 days unless the State Clearinghouse approves a shorter period (Public Resources Code Section 21091). Given such requirements, this Draft EIR will be noticed via publication in a newspaper of general circulation and involve a 45-day public review and comment period.

Final EIR. A Final EIR must include the following components: a) the Draft EIR; b) copies of comments received during public review; c) list of persons and entities commenting; and d) responses to comments (CEQA Guidelines Section 15132).

Final EIR Certification. Prior to making a decision on the proposed plan, the lead agency must certify that: a) the Final EIR has been completed in compliance with CEQA; b) the Final EIR was presented to the decision-making body of the lead agency (i.e., Pleasant Hill City Council); and c) the decision-making body reviewed and considered the information in the Final EIR prior to approving the proposed plan (CEQA Guidelines Section 15090).

Lead Agency Plans Decision. The lead agency may a) disapprove the proposed plan because of its significant environmental effects; b) require changes to the proposed plan to reduce or avoid significant environmental effects; or c) approve the proposed plan despite its significant environmental effects, if the proper findings and statement of overriding considerations are adopted (CEQA Guidelines Sections 15042 and 15043).

Findings/Statement of Overriding Considerations. For each significant impact of the proposed plan identified in the EIR, the lead agency must find, based on substantial evidence, that either:
a) the proposed plan has been changed to avoid or substantially reduce the magnitude of the impact; b) changes to the proposed plan are within another agency’s jurisdiction and such changes have or should be adopted; or c) specific economic, social, or other considerations make the mitigation measures or proposed plan alternatives infeasible (CEQA Guidelines Section 15091). If an agency approves a plan or project with unavoidable significant environmental effects, it must prepare a written Statement of Overriding Considerations that sets forth the specific social, economic, or other reasons supporting the agency’s decision.

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Mitigation Monitoring Reporting Program. When the lead agency makes findings on significant effects identified in the EIR, it must adopt a reporting or monitoring program for mitigation measures that were adopted or made conditions of project approval to mitigate significant effects (CEQA Guidelines Section 15097).

Notice of Determination (NOD). The lead agency must file a NOD after deciding to approve a plan or project for which an EIR is prepared (CEQA Guidelines Section 15094). A local agency must file the NOD with the County Clerk. The NOD must be posted for 30 days and sent to anyone previously requesting notice. Posting of the NOD starts a 30-day statute of limitations on CEQA legal challenges (Public Resources Code Section 21167[c]).

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Figure 1-1 Environmental Review Process

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2 Project Description
As part of an overarching planning process, the City of Pleasant Hill (City) proposes to adopt an update to the City General Plan, including eight respective City General Plan elements (collectively referred to in this EIR as the 2040 General Plan). The 2040 General Plan elements include: Land Use; Housing; Transportation and Circulation; Hazards and Safety; Environment; Open Space, Parks, and Recreation; Public Facilities, Services, and Infrastructure; and Economics and Economy.

The 2040 General Plan serves as the long-term blueprint for development across the City Sphere of Influence (the General Plan area).1This chapter provides an overview of the plan area location and setting as well as the proposed plan’s objectives, land use components, and policies. Intended uses of this EIR by agencies with permitting and approval authority over the proposed plan, in addition to required permits and approvals, are also discussed.

2.1 Plan Area Location and Setting

2.1.1 Regional Location
The City of Pleasant Hill is located in Contra Costa County within the San Francisco Bay Area (see Figure 2-1), and the General Plan area involves all land within the Pleasant Hill Sphere of Influence (see Figure 2-2). Pleasant Hill is bound by the communities of Pacheco and Martinez to the north, Concord to the east, and Walnut Creek to the south. The Briones Hills are located to the west of Pleasant Hill, forming a natural barrier to development between the San Francisco Bay and inland East Bay valleys. Pleasant Hill is approximately 15 miles northeast of the City of Oakland, 20 miles northeast of San Francisco, and 40 miles north of San Jose. Principal regional transportation facilities serving Pleasant Hill are Interstate 680 (I-680), State Route 242, Bay Area Rapid Transit (BART), and the Oakland International Airport. Regional bus service is also provided by County Connection.

2.1.2 Local Setting
Pleasant Hill is characterized as a suburban residential community. Approximately 62 percent of land within Pleasant Hill is occupied with residential uses, primarily single-family. Office and institutional uses, which include care facilities, churches, schools, shelters and government-owned property, occupy 18 percent of Pleasant Hill land, and commercial areas occupy 7 percent.

Recreation and open space account for 8 percent of Pleasant Hill land, industrial uses comprise 2 percent, and 3 percent of land in the City is vacant. Pleasant Hill falls within the Grayson-Murderers sub-watershed, which is 11,021 acres in size and also includes the western portion of Walnut Creek and the eastern portion of Briones Regional Park. The local climate in Pleasant Hill is characterized by cool, wet winters and hot, dry summers.
1 The area covered by the 2040 General Plan consists of the corporate limits of the City as well as lands within the City’s Sphere of Influence (SOI). The term “sphere of influence” applies to the area designated by Contra Costa County Local Agency Formation Commission (LAFCO) as the probable, future physical boundary or service area of the City. Overall, planning decisions made for the City are assumed to have a bearing on growth and development in these unincorporated adjacent areas; however, the City does not propose to annex any of this area as part of this General Plan. Instead, the General Plan will continue the City’s longtime policy of deferring to the County land use designations and regulations in the SOI. Any development or change that happens in the SOI during the lifetime of the General Plan will occur under the jurisdiction of County. Therefore, this EIR does not evaluate impacts resulting from future growth within the SOI as part of the proposed plan. However, where relevant, this EIR does evaluate potential impacts resulting from future growth within the City limit to lands within the SOI. The SOI is also included in the cumulative setting for this EIR.

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Figure 2-1 Regional Location

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Figure 2-2 Plan Area Location

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2.2 Existing Plan Area Characteristics
The 2040 Pleasant Hill General Plan area covers the 7.10 square miles (or 4,544 acres) of land within Pleasant Hill City limits. Approximately 34,231 people live within the General Plan area as of 2019, representing a density of about 4,821 people per square mile. In addition, 14,340 housing units exist within the General Plan area as of 2019.
2 2.3 Existing Land Use Designations
The current Pleasant Hill General Plan Land Use Element establishes 18 separate land use designations to provide a mixture of land uses for the City. The existing City of Pleasant Hill Land Use Designations Map is shown in Figure 2-3.

2.4 Plan Objectives
The City’s General Plan objectives are as follows:
 Encourage smart and sensitive development. Protect and enhance the community character and existing neighborhoods that define Pleasant Hill by guiding future residential and commercial development to meet the needs of the community and be respectful of the environment;
 Foster economic diversity and sustainability. Promote a diverse local economy that is flexible and adaptable to changes in consumer habits and market trends. Be a business-friendly community that supports businesses that foster new job growth and attracts visitors to the city;  Provide barrier-free mobility. Advance and maintain a circulation network that accommodates alternative modes of travel, provides neighborhood connectivity, and enhances safety;  Provide balanced growth. Focus new development in areas adjacent to major corridors and transit systems while preserving existing neighborhoods and open space resources. Support sustainable development that aligns with current best practices and is compatible with our community;
 Ensure public safety. Providing a safe community through public safety services, resilient infrastructure, public awareness, preparedness, and action plans for both human-caused and natural disasters; and
 Support diverse housing options. Create the conditions necessary to stimulate the diversity of housing options for community members of all ages and incomes. 2 California Department of Finance (DOF). 2022. E-5 Population and Housing Estimates for Cities, Counties, and the State, January 2011- 2021, with 2010 Benchmark. Available: <https://www.dof.ca.gov/Forecasting/Demographics/Estimates/e-5/>. Accessed September 2022

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Figure 2-3 Existing Pleasant Hill Land Use Designations Map

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2.5 Proposed Plan Components
Proposed General Plan Land Use Allowance
Table 2-1 shows the overall land use components summary for the 2040 General Plan and is followed by a more-detailed description of the proposed plan. For conservative and reasonable analysis purposes, the City has decided to assume maximum 2040 General Plan buildout (of both residential and non-residential uses) by 2040 within Pleasant Hill. While not likely to occur, maximum buildout represents development of every land parcel within Pleasant Hill in accordance with the proposed land use designation included in the proposed 2040 General Plan. Pleasant Hill, and the 2040 General Plan boundary, for purposes of this EIR is considered all land within City limits.

Table 2-1 also indicates the net change from Pleasant Hill existing conditions (in 2022) to proposed full buildout of the 2040 General Plan by 2040; this EIR analyzes the net change in terms of potential physical environmental impacts.

Table 2-1 Existing and Proposed Plan Land Uses Components Summary Existing
(2022)
Proposed
(2040)
Net Change from Existing
to Proposed
Residential Units 14,340 33,556 19,216
Non-residential gsf 8,004,317 17,160,530 3 9,156,213
The 2040 General Plan would provide the framework for development of up to 19,216 net new4 primary and accessory dwelling residential units, with the following composition:
 7,150 single-family primary units (including 525 accessory dwelling units [ADUs])  12,066 multi-family primary units
The 2040 General Plan would provide the framework for development of up to 9,156,213 net new non-residential gross square feet (gsf), with the following composition:
 1,358,792 gsf of commercial, neighborhood business, and mixed uses  (217,081) gsf of office uses
 168,672 of industrial uses
 6,444,767 gsf of school uses
 1,401,063 gsf of semi-public and institutional uses
Density ranges would be between 1.3 and 100 dwelling units per acre.

With relatively limited opportunities for new development in Pleasant Hill, the 2040 General Plan emphasizes infill and reuse development within the City limits, encourages higher-density and mixed-use projects where appropriate, and supports development that compliments the existing natural and built environment. Future development would occur where existing roads, water, and sewer are in place and in a manner that minimizes the impact of development on existing infrastructure and services.
3 Proposed non-residential gsf consists of 3,408,420 gsf of retail,  4,167,310 gsf of service, 181,600 gsf of manufacturing, and 9,403,200 gsf of other uses. 4 Net new means the change from City of Pleasant Hill existing (2019) development to full buildout of the proposed plan (i.e., 2040 General Plan) by 2040; this EIR analyzes the net change in terms of potential physical environmental impacts.

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Specific land use designations are currently proposed for the 2040 General Plan area. These specific map amendments are to ensure consistency with existing land uses, such as public utilities, recreational facilities, and parks. These amendments will not substantially change the development potential for these properties. Rather, the 2040 General Plan serves as the City’s long-term development blueprint through 2040, contains goals and policies guiding land use and infrastructure decisions through 2040, and brings the General Plan up to date in response to latest State and regional plans and regulations related to housing,5 climate-related hazards, 6 emergency evacuation
routes and access, water supply, and mobility. As such, the updated policies of the proposed 2040 General Plan are the focus of the 2040 General Plan description below, and the development opportunities under the umbrella of the 2040 General Plan are discussed in detail under the proposed Land Use Element and Housing Element descriptions.

Proposed General Plan Elements Aspects
Land Use Element
The Land Use Element contains the Land Use Map as well as the policies and standards that directly shape land use decisions and the resulting physical development of Pleasant Hill. The Land Use Element includes goals, policies, and programs that guide land development in Pleasant Hill. The Element addresses the type and intensity of development allowed on a site, the mix of uses permitted within Pleasant Hill, and the character of the community. The Land Use Element also determines the general location of residential, commercial, industrial, public, and open space uses.

This Element balances land use issues, opportunities, and constraints with the community’s other needs and desires.

PROPOSED LAND USE DESIGNATIONS
The Land Use Element establishes 23 separate land use designations to provide a mixture of land uses for the City. The specific proposed land use designations in the Land Use Element are shown in Table 2-2. Figure 2-4 shows the proposed City of Pleasant Hill Land Use Designations Map.

Table 2-2 Description of Proposed Pleasant Hill Land Use Designations Land Use Designation Description
Residential
Density
Intensity (Floor
Area Ratio)
Residential
Single-Family Low
Density
The Single-Family Low-Density designation is
intended for the development of dwelling units on
larger parcels ranging from 15,000-20,000 sq. ft.

This designation also permits the development of
accessory dwelling units (ADUs). Per State law
ADUs are not counted toward the allowable
density.

1.3-3.0 units/acre n/a
Single-Family Medium
Density
The Single-Family Medium-Density designation is
intended for the development dwelling units on
parcels ranging from 7,000-10,000 sq. ft. This
designation also permits the development of
accessory dwelling units (ADUs).

3.1-4.5 units/acre n/a
5 The City will update the Pleasant Hill Housing Element as part of the 6th Cycle Regional Housing Needs Allocation (RHNA) and to comply with California Government Code Sections 65580 to 65589.11. 6 Pursuant to SB 379, which amended California Government Code Section 65302.

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Land Use Designation Description
Residential
Density
Intensity (Floor
Area Ratio)
Single-Family High
Density
The Single-Family High-Density designation is
intended for the development of dwelling units on
parcels as small as 6,000 sq. ft. This designation
also permits the development of accessory
dwelling units (ADUs).

4.6-6.0 units/acre n/a
Mangini-Delu-Winslow
Residential
The Mangini-Delu-Winslow Residential
designation identifies the Mangini-Delu-Winslow
parcels located at Taylor Boulevard and Pleasant
Hill Road, which are suitable for a variety of
housing types. This designation also permits the
development of accessory dwelling units (ADUs).

4.6-13.0
units/acre
n/a
Multi-Family Very Low
Density
The Multi-Family Very Low-Density designation
identifies areas suitable for the development of
duplexes, triplexes, fourplexes, townhouses, and
very-small-lot, single-family dwelling units. This
designation also permits the development of
accessory dwelling units (ADUs).

7.0-12.0
units/acre
n/a
Multi-Family Low Density The Multi-Family Low-Density designation identifies areas suitable for the development of
duplexes, triplexes, fourplexes, townhouses,
detached and attached single-family dwelling
units, and mobile homes. This designation also
permits the development of accessory dwelling
units (ADUs).

12.1-20.0
units/acre
n/a
Multi-Family Medium
Density
The Multi-Family Medium-Density designation
identifies areas suitable for the development of
duplexes, triplexes, fourplexes, townhouses,
mobile homes, and condominiums. This
designation also permits the development of
accessory dwelling units (ADUs).

20.1-30.0
units/acre
n/a
Multi-Family High
Density
The Multi-Family High-Density designation
identifies areas suitable for the development of
townhouses, studio flats, condominiums, and
apartments. This designation also permits the
development of accessory dwelling units (ADUs).

30.1-40.0
units/acre
n/a
Multi-Family Very High
Density
The Multi-Family Very High-Density designation
identifies areas suitable for the development of
studio flats, condominiums, and apartments. This
designation also permits the development of
accessory dwelling units (ADUs).

40.1-73.0
units/acre
n/a
Cleaveland Multi-family
Very High Density
The Cleveland Multi-family Very High-Density
designation allows multi-family residential uses
(i.e., apartments and condominiums) and applies
only to the approximately 2.3-acre area covered
by the Downtown Cleaveland Specific Plan.

40.1-93.0
units/acre

0.4-0.85
Mixed Use
Mixed-Use
Neighborhood
The Mixed-Use Neighborhood designation
identifies areas suitable for the development of
small-scale neighborhood centers where area
residents can gather to socialize or shop. This
designation allows for diverse uses, including
residential, commercial, office, employment, and

1.3-20.0
units/acre

0.75 (max)

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Land Use Designation Description
Residential
Density
Intensity (Floor
Area Ratio)
personal services, located within the same
building (vertical mixed-use) or on the same site
(horizontal mixed-use). The intensity of
development in the Mixed-Use Neighborhood
designation is lower than that in the other mixeduse designations to maintain compatibility with adjacent lower-density single-family
neighborhoods.

Mixed-Use The Mixed-Use designation combines residential with retail, commercial, office and/or public uses
with flexible parking and setback requirements.

This designation allows for diverse uses, including
residential, commercial, office, entertainment,
and personal services, located within the same
building (vertical mixed-use) or on the same site
(horizontal mixed-use). Residential types allowed
in this designation include live work units,
townhouses, apartments, studio flats, and
condominiums.

12.0-40.0
units/acre

0.4-0.75
Mixed-Use High-Density The Mixed-Use High-Density designation combines more intense residential types with
retail, commercial, office and/or public uses with
flexible parking and setback requirements. This
designation allows for diverse uses, including
residential, commercial, office, entertainment,
and personal services, located within the same
building (vertical mixed—use) or on the same site
(horizontal mixed-use). Residential types allowed
in this designation include live-work units,
townhouses, apartments, studio flats, and
condominiums.

40.1-70.0
units/acre

0.4-0.75
Mixed-Use Very HighDensityThe Mixed-Use Very High-Density designation combines residential with retail, commercial,
office and/or public uses with flexible parking and
setback requirements. This designation allows for
the most intensive uses, including high-density
residential, commercial, hotels, office,
entertainment, and personal services, located
within the same building (vertical mixed-use) or
on the same site (horizontal mixed-use). The
intent is to shape active street frontages within
this designation that create unique social activity
community spaces. Residential types allowed in
this designation include live-work units,
townhouses, apartments, studio flats, and
condominiums.

70.1-100.0
units/acre

0.4-0.85
Commercial
Commercial and Retail The Commercial and Retail designation includes shopping centers, banks, hotels, personal services
(such as barber shops and dry cleaners),
entertainment and cultural venues, restaurants,
auto sales and service, and ancillary offices
n/a 0.4 (max)

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Land Use Designation Description
Residential
Density
Intensity (Floor
Area Ratio)
Neighborhood Business The Neighborhood Business designation includes small-format retail focusing on neighborhoodserving uses including, but not limited to, banks, personal services (such as barbershops and dry
cleaners), restaurants, and ancillary offices.
n/a 0.35 (max)
Tourist Commercial Tourist Commercial provides for commercial retail and service uses oriented toward tourists and
other visitors to the community. The designation
includes hotels. motels and related facilities. and
visitor-serving businesses. Project development
shall have a Floor-Area Ratio maximum of 1.00.
n/a 1.00 (max)
Industrial
Light Industrial The Light Industrial designation includes areas suitable for light manufacturing, assembly uses,
research and development, and flex industrial
space with limited or very low nuisance
characteristics. This designation allows for office,
retail, and other service uses that serve the
employees in the area. Uses that are ancillary to
the primary use of a property, such as product
display and/or sampling areas, facility tours, and
promotional events, are also permissible.
n/a 0.35 (max)
Resource and Public Institutional
Semi-Public and
Institutional
The Semi-Public and Institutional designation
includes utility facilities and easements, libraries,
City offices, fire stations, churches, and hospitals.
n/a 0.4 (max)
Office The Office designation includes business, medical and professional uses, office buildings and office
parks with ancillary commercial and retail uses
n/a 0.4 (max)
School The School designation includes properties
dedicated to educational facilities including public
and private schools, as well as higher education
facilities.
n/a 0.75 (max)
Park The Park designation designates existing and
proposed parkland, both developed and
undeveloped. Typically, these areas are
characterized by a high degree of open area, and a
limited number of structures.
n/a n/a
Open Space The Open Space designation is essentially
unimproved land devoted to preservation of
natural resources and outdoor recreation.
n/a n/a
Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Land Use Element.

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PROPOSED NON-RESIDENTIAL SITES AND DEVELOPMENT FOCUS AREAS The 2040 General Plan proposes changes to non-residential land uses on currently underutilized sites (e.g., surface parking lots or vacant land). New land uses would include commercial, office, retail (all allowed under residential mixed-use designations). New non-residential land uses would be located throughout the City, including along Contra Costa Boulevard, along Gregory Lane, around Diablo Valley College, the intersection of Pleasant Hill Road and Taylor Boulevard, Hookston Road, Taylor Boulevard, and Oak Park Boulevard.

The 2040 General Plan proposes to include policies specific to 10 focus areas within Pleasant Hill.

Focus areas include Diablo Valley College, Mangini-Delu, Downtown Pleasant Hill, Hookston Industrial Area, Contra Costa Boulevard, Gregory Lane, Taylor Boulevard, Oak Park Boulevard, Monument Boulevard, and Ellinwood Way. Each of these focus areas have unique characteristics that would require specific policies to address. A map of the focus areas is shown in Figure 2-5.

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Figure 2-4 Proposed Pleasant Hill Land Use Designations Map

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Figure 2-5 Development Focus Areas within Pleasant Hill

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PROPOSED LAND USE ELEMENT GOALS, POLICIES, AND PROGRAMS Goals and supportive policies and programs of the proposed General Plan Land Use Element are shown in Table 2-3.

Table 2-3 Pleasant Hill Land Use Element Goals, Policies, and Programs ID # Goals and Supportive Policies/Programs
Goal LU-1 Promote a city image that reflects the community’s diversity, inclusivity, forward-thinking, and high quality of life.

Policy LU-1.1 City Atmosphere. Enhance the quality of life and civic pride through a diverse range of development types that create a memorable place to live, play, and work.

Policy LU-1.2 City Image. Continue efforts to define and enhance the City’s image by emphasizing the high quality, intergenerational park facilities and recreational opportunities in the city; dedication to education, including the presence of Diablo Valley College and its potential to provide cultural and lifelong learning opportunities; and the vital, progressive nature of the city as a diverse residential community and a supportive environment for business.

Policy LU-1.3 Well-Defined Street Fronts. Require new buildings to maintain a street front that creates or maintains a well-defined streetscape.

Policy LU-1.4 Gateway Features. Enhance key intersections and entries to the city with signs, landscaping, and streetscape features.

Policy LU-1.5 Public Amenities/Art. Require installation of public art, landscaping, and/or other public amenities in conjunction with all new public and private development and major rehabilitation or expansion of existing development.

Policy LU-1.6 Transition in Scale. Require that new development transition appropriately in building scale, height and massing in relation to the physical and visual character of adjoining neighborhoods.

Policy LU-1.7 Multi-Story Development. Require multi-story buildings to incorporate step backs on upper floors to create a more human-scale and comfortable pedestrian environment.

Policy LU-1.8 Citywide Beautification. Promote a clean and attractive city through periodic clean-up and beautification of commercial areas and neighborhoods.

Policy LU-1.9 Connectivity Between Existing and New Development. Encourage linking new development to existing development, parks, and trails through the creation of internal circulation systems that allow travel by foot, bicycles, vehicles, and other alternative modes of travel.

Goal LU-2 Promote scenic routes and corridors in the city that add to the overall character of the City.

Policy LU-2.1 Scenic Route Setbacks. Enforce setbacks from the right-of-way for scenic routes, in which only landscaping and pedestrian and bicycle routes may be allowed.

Policy LU-2.2 Scenic Route Improvements. Coordinate with the County in planning for scenic route improvements.

Goal LU-3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.

Policy LU-3.1 Neighborhood Character. Maintain and enhance the character and quality of existing residential neighborhoods, ensuring adequate public services and facilities maintained by the City such as streets and drainage are provided.

Policy LU-3.2 Connectivity. Encourage new residential and mixed-use development to incorporate design features that promote walking within neighborhoods and citywide.

Policy LU-3.3 Neighborhood Access. Ensure that new residential development includes safe and convenient pedestrian and bicycle access to existing residential neighborhoods.

Policy LU-3.4 Clustering Development. Encourage new residential development to be clustered to support increased densities, open space, and efficiencies of public facilities and services.

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ID # Goals and Supportive Policies/Programs
Policy LU-3.5 Varying Housing Typologies. Support the development of a broad range of housing types, to increase housing choice, neighborhood diversity, and innovative design.

Policy LU-3.6 Aesthetic Enhancement. Encourage aesthetic enhancement of residential areas, while retaining the quality of individual neighborhoods.

Policy LU-3.7 Residential Intensification Criteria. When considering development proposals that include the following characteristics:
(1) intensify residential zoning or land use designations; (2) change land use designations from commercial to residential; (3) granting a residential density above the maximum density range established by the General Plan;
(4) change land use designations from residential to commercial; or (5) an intensification of commercial,
The City shall only permit such changes (1-5 above) when the following criteria have been met, subject to City Council approval:
(a) effective mitigation of environmental constraints, noise, traffic, and other hazards; (b) excellence of design;
(c) compatibility with adjacent development; and
(d) at least one of the following: provision of affordable housing pursuant to the policies in the City’s Housing Element or the provision of parkland or recreation facilities.

Goal LU-4 To ensure that commercial and mixed-use development in the city is consistent with the overall community character and serves the existing and future needs of residents and visitors.

Policy LU-4.1 Retail Center Enhancement. Encourage new commercial uses to group into clustered areas or centers containing professional offices, retail sales and services. Clustered development shall locate at the intersections of major thoroughfares
Policy LU-4.2 Strip Commercial Conversion. Encourage existing strip commercial uses to be redeveloped into pedestrian-friendly, contemporary shopping environments Policy LU-4.3 Neighborhood Connectivity. Encourage commercial and mixed-use development to link to adjoining residential neighborhoods by incorporating well-designed and attractive streetscapes with sidewalks, bicycle paths, and street amenities
Policy LU-4.4 Capture Local Spending. Encourage the development of a broad range of commercial uses that capture a greater share of local spending and reduce residents’ reliance upon travel to nearby communities.

Policy LU-4.5 Vertical and Horizontal Mixed-use. Encourage vertical and horizontal mixed-use development at key intersections and within neighborhoods that result in distinct and cohesive pedestrian-oriented places that provide additional neighborhood-serving amenities and intensified economic vitality.

Policy LU-4.6 Commercial and Mixed-Use Project Impacts. Consider the impact of new commercial and mixeduse projects and substantial enlargements or additions on schools and public agencies.

Policy LU-4.7 Commercial Intensification Criteria. When making decisions regarding intensification of commercial land uses, the City shall only permit such changes when the change in land use is reasonably expected by the City Council to result in:
(a) effective mitigation of environmental constraints, noise, traffic, and other hazards; (b) excellence of design;
(c) compatibility with adjacent development; and
(d) at least one of the following: provision of affordable housing pursuant to the policies in the City’s Housing Element or the provision of parkland or recreation facilities or equivalent funding for development of such facilities.

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ID # Goals and Supportive Policies/Programs
Goal LU-5 Protect and enhance Pleasant Hill’s quality of life and unique identity while continuing to grow and change
Policy LU-5.1 Measure J Compliance. Implement and ensure compliance and consistency with the Measure J Growth Management Program Implementation Documents.

Policy LU-5.2 Costs of Growth. Require that new development pays its fair share of costs associated with the overall growth in the region.

Policy LU-5.3 Compliance with Performance Standards. Require that all new development comply with the City’s performance standards for fire, police, parks, water, flood control, sanitary sewer, and transportation facilities.

Policy LU-5.4 Evaluate Project Approval. Approve new development only after finding that performance standards will be maintained following project occupancy. If necessary, require project-specific actions to ensure compliance.

Policy LU-5.5 Development Contribution Requirement. Require all new development to contribute to or participate in the improvement of park, school, police, sanitary, water, and flood control services in proportion to the demand generated by the development’s occupants and users.

Policy LU-5.6 Fiscal and Economic Impact. Consider fiscal impact analyses for major development proposals to identify any burden or unintended negative economic impacts on the City, the school district, or other public agencies and to ensure the burdens are sufficiently mitigated.

Goal LU-6 Create distinct and identifiable places for future development within Pleasant Hill that enhance community character, prosperity, and civic pride.

Policy LU-6.1 DVC Coordination. Coordinate with DVC on future development efforts to ensure consistency between the City’s and DVC’s goals and actions.

Policy LU-6.2 Encourage the creation of a DVC District. Encourage development of a vibrant, walkable district centered around DVC and Golf Club Road that includes student and faculty housing, retail, and daily service uses for students, faculty, and staff.

Policy LU-6.3 Creek Access from Businesses. Encourage businesses to provide secondary access to the creek and future multi-use trails.

Policy LU-6.4 Enhanced Connectivity. Support the expansion of alternative transportation options including enhancements to the multi-use trail, expanded bike lanes along Golf Club Road, and additional connections between new and existing development.

Policy LU-6.5 Structured Parking. Encourage new DVC development to provide structured parking in lieu of surface parking to provide opportunity for common open space and development of underutilized sites.

Policy LU-6.6 Access to Contra Costa Canal Trail. Require new development to provide secondary access to the Contra Costa Canal Trail.

Policy LU-6.7 Comprehensive Planning Process. Development of the Mangini-Delu site shall be subject to a comprehensive planning process that assures the site is planned and developed in a coordinated, integrated manner. A plan for the site shall, at a minimum, shall include a traffic study and parking analysis, review of site orientation and clustering of development, preservation of natural habitat, inclusion of open space and onsite amenities, and review of compatibility and consistency with surrounding development.

Policy LU-6.8 Housing Diversity. Require future development of the Mangini-Delu site to include a variety to housing types.

Policy LU-6.9 Transition between Surrounding Development. Require development of the Mangini-Delu site to incorporate design and development techniques meant to implement a seamless transition between existing residential neighborhoods and proposed development.

Policy LU-6.10 Cluster Development. Promote clustered development on the Mangini-Delu site to allow for enhanced opportunities to preserve and/or create open space and resident amenities.

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ID # Goals and Supportive Policies/Programs
Policy LU-6.11 Limited Access. Limit access points into the Mangini-Delu site onto Taylor Boulevard and Pleasant Hill Road, if appropriate, to ease congestion and mitigate traffic impacts.

Policy LU-6.12 Creek Access. Require new development of the Mangini-Delu site to provide publicly accessible walking trails that provide access to the creek.

Policy LU-6.13 Creek Preservation and Incorporation. Coordinate with Contra Costa Flood Control and Water Conservation District (CCFCD) to support creek preservation on the Mangini-Delu site and the incorporation of environmentally friendly flood control measures.

Policy LU-6.14 Downtown Identity. Continue to reinforce and enhance the identity of Downtown as the commercial, civic, and cultural center of Pleasant Hill.

Policy LU-6.15 Downtown Expansion. Support the expansion of the Downtown commercial core to include the intersection of Contra Costa Boulevard and Gregory Lane, by further accommodating a broader array of uses and activities.

Policy LU-6.16 Walkable Environment. Enhance the pedestrian connections between Downtown, Crescent Drive, City Hall, and adjacent commercial centers along Contra Costa Boulevard.

Policy LU-6.17 Entertainment Hub. Enhance Downtown Pleasant Hill as the entrainment hub of the city by attracting new restaurants, entertainment venues, and retail establishments.

Policy LU-6.18 Vertical Mixed-Use. Encourage the addition and conversion of underutilized upper floor spaces to incentivize additional residential uses.

Policy LU-6.19 Civic-Oriented Uses. Encourage the establishment of civic-oriented uses Downtown such as a city arts/performing arts venue, further promoting Downtown as the civic center of the community.

Policy LU-6.20 Community Gathering Spaces. Support enhancements to community gathering spaces through additional amenities such as seating areas and public Wi-Fi.

Policy LU-6.21 Enhancement of Industrial Sites. Support the incorporation of flexible accessory uses that benefit existing industrial businesses and employees.

Policy LU-6.22 Diversity of Uses. Support the development of expanded light industrial, research and development, and collaborative workspaces within the Hookston Industrial Area.

Policy LU-6.23 Low Employment Uses. Discourage the establishment of low employment uses such a warehousing and distribution centers in the Hookston Industrial Area.

Policy LU-6.24 Flexible Development. Ensure that zoning regulations in the Municipal Code pertaining to industrial development are flexible enough to facilitate the conversion of underperforming industrial sites, into higher intensive uses.

Policy LU-6.25 Transit-Oriented Development. Encourage the design and development of transit-oriented developments along Contra Costa Boulevard to support future transportation system enhancements.

Policy LU-6.26 Strip Commercial. Support compact commercial development by discouraging new “strip” center development patterns along Contra Costa Boulevard. Strip centers are characterized by lowdensity commercial frontage with parking in front of the building and multiple access driveways.

Policy LU-6.27 Pedestrian Oriented Development. Support the transformation of existing auto-oriented and strip commercial uses into attractive pedestrian-oriented developments that enhance the visual character and interest of the boulevard.

Policy LU-6.28 Parcel Consolidation. Support parcel consolidation in the East Vivian Neighborhood to stimulate future mixed-use development.

Policy LU-6.29 Limit Driveways and Curb Cuts. Support limiting new driveways and curb cuts and encourage consolidating existing driveways and curb cuts as Contra Costa Boulevard redevelops.

Policy LU-6.30 Street Activation. Encourage active street fronts to create vibrant spaces for the community to congregate, including paseos, courtyards, expanded outdoor dining, expanded sidewalks, and enhanced landscaping.

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ID # Goals and Supportive Policies/Programs
Policy LU-6.31 Increased Residential Development. Support increased residential development along Contra Costa Boulevard in the form of either vertical or horizontal mixed-use projects.

Policy LU-6.32 Commercial Use Design. Support the design of commercial uses on Contra Costa Boulevard that relate to, and reflect uses adjacent to and behind, those uses, with careful attention to design themes common to specific blocks along the boulevard.

Policy LU-6.33 Mixed-Use Compatibility. Ensure that development of the mixed-use parcels on the west side of Contra Costa Boulevard considers the interface with the lower-density parcels to the west of Shirley Drive. The mixed-use area shall be connected to- not walled off from -, the lower-density residential area, but designed in a way that reduces conflict and promotes compatibility between uses.

Policy LU-6.34 Transform Gregory Lane. Support the transformation of Gregory Lane into an attractive streetscape that includes neighborhood-serving mixed-use with active frontages facing the street, wider sidewalks, expanded bicycle lanes, and consistent landscaping.

Policy LU-6.35 Parcel Consolidation. Support parcel consolidation along Gregory Lane, between Pleasant Hill Road and Contra Costa Boulevard to stimulate future neighborhood-serving mixed-use development.

Policy LU-6.36 Parking Management Considerations. Support alternative parking management techniques and development standards for new development on Gregory Lane.

Policy LU-6.37 Pedestrian Friendly Design. Encourage the expansion of Gregory Lane pedestrian and bicyclist infrastructure to create a more multi-modal friendly environment that increases overall safety.

Policy LU-6.38 Neighborhood-Serving Mixed-Use. Encourage the development of Gregory Lane to attract lowintensity, neighborhood-serving mixed-use development.

Policy LU-6.39 Development Compatibility. Require Gregory Lane mixed-use projects to apply design and development techniques to ensure a seamless transition between adjacent low-density residential.

Policy LU-6.40 Safety Enhancements. Promote Taylor Boulevard safety enhancements for pedestrians and cyclists to lessen and mitigate potential vehicular collisions.

Policy LU-6.41 Taylor Boulevard Access. Support limiting access points from development fronting Taylor Boulevard to enhance pedestrian, cyclist, and vehicular safety.

Policy LU-6.42 Neighborhood-Serving Mixed-Use. Encourage the development of Oak Park Boulevard to attract low-intensity neighborhood-serving mixed-use development.

Policy LU-6.43 Development Compatibility. Require Oak Park Boulevard mixed-use projects to apply design and development techniques to ensure a seamless transition between adjacent low-density residential.

Policy LU-6.44 Commercial Nodes. Promote the investment and enhancement of the existing retail centers at Oak Park and Patterson Boulevard to create a vibrant commercial node.

Policy LU-6.45 EBMUD Trail Connections. Promote and encourage the connectivity of new Oak Park Boulevard development to the EBMUD Trail.

Policy LU-6.46 Parcel Consolidation. Support parcel consolidation along Oak Park Boulevard, east of Patterson Boulevard to stimulate future neighborhood-serving mixed-use development.

Policy LU-6.47 Parking Management Considerations. Support alternative parking management techniques and development standards for new development on Oak Park Boulevard.

Policy LU-6.48 Pedestrian Connectivity. Require Monument Boulevard pedestrian upgrades including signalized crossings, bulb outs, and expanded sidewalks.

Policy LU-6.49 Mobile Home Park Preservation. Encourage private-sector investments to maintain the existing mobile home park and discourage the conversion of the mobile home park to alternative uses.

Policy LU-6.50 Circulation Enhancements. Require upgrades to the Monument Boulevard street network to improve overall traffic flow pending approval of new development.

Policy LU-6.51 Gateway Entry. Support the implementation of city gateway signage or monument at the entrance to Pleasant Hill from Concord southwest of Mohr Lane.

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ID # Goals and Supportive Policies/Programs
Policy LU-6.52 Iron Horse Trail Connections. Support and encourage new Monument Boulevard developments to provide secondary access and additional connections to the Iron Horse Trail.

Policy LU-6.53 Increased Residential Development. Support increased residential development along Monument Boulevard in the form of either vertical or horizontal mixed-use projects.

Policy LU-6.54 Office Conversion. Support the conversion of designated Ellinwood Way office sites to multi-family and mixed-use to provide additional housing and retail opportunities for Pleasant Hill residents.

Policy LU-6.55 Freeway Buffering. Encourage additional Ellinwood Way buffering techniques to mitigate potential noise impacts from Interstate 680 on future mixed-use development.

Policy LU-6.56 Standalone Residential. Support the inclusion of standalone multi-family residential developments on Ellinwood Way.

Goal LU-7 Improve the health and well-being of all Pleasant Hill residents.

Policy LU-7.1 Health in All Policies. Prioritize the overall health of residents in city strategies, programs, daily operations, and practices.

Policy LU-7.2 Alternative Transportation Improvements. Support new development and infrastructure improvements in existing neighborhoods that enable and encourage people to drive less and walk, bike, or take public transit more.

Policy LU-7.3 Remove Physical Barriers. Remove or plan for ways to address physical barriers that bisect neighborhoods and discourage walking or biking.

Policy LU-7.4 Outdoor Spaces. Encourage all new development to include designated areas or other shared spaces for outdoor uses.

Policy LU-7.5 Aging in Place. Promote community health, safety, and neighborhood cohesiveness by supporting a range of housing types, such as affordable, multi-generational, independent and assisted living, and neighborhood amenities that allow residents to age in place.

Goal LU-8 Ensure that all land use decisions benefit all residents and do not create a disproportionate burden to any resident based on age, identity, income, race, color, educational status, or national origin.

Policy LU-8.1 Health and Safety Impacts. Consider potential adverse health and safety impacts associated with land use decisions and reduce negative impacts associated with hazardous materials, industrial activities, facility locations, and design features on City residents.

Policy LU-8.2 Incompatible Land Uses. Prohibit the introduction of new incompatible land uses and environmental hazards into existing residential areas.

Policy LU-8.3 Public Service and Infrastructure Equity. Provide public services and infrastructure, including parks, recreational facilities, community gardens, and public safety facilities, equitably to all city residents.

Policy LU-8.4 Safe and Sanitary Housing. Provide standards for development that promote safe and sanitary housing through implementation of the Housing Element.

Goal LU-9 Ensure all residents have equal access to healthy foods, education, green spaces, and medical services.

Policy LU-9.1 Access to Community Assets. Identify and address gaps in access to residential, commercial, recreation facilities, natural open spaces areas, and physical and mental health resources, to help ensure that these resources are equally available to all residents.

Policy LU-9.2 Equity in Capital Projects. Equitably invest in capital improvements citywide.

Policy LU-9.3 Healthy Food Providers. Encourage farmers’ markets and healthier food options, including grocery and other stores that sell fresh food products, particularly near child-oriented uses. (e.g., schools, day care, parks).

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ID # Goals and Supportive Policies/Programs
Policy LU-9.4 Government-issued Vouchers. Coordinate with farmer’s market vendors and local food retailers to accept payment through Electronic Benefit Transfer (EBT), which allows residents in the Supplemental Nutrition Assistance Program (SNAP) and the Special Supplemental Nutrition Program for Women, Infants, and Children (WIC) to purchase food with their program benefits.

Goal LU-10 Fully engage the public in City decision-making and facilitate public involvement in civic life.

Policy LU-10.1 Transparent Public Decision-Making. Ensure transparent public decision-making processes through effective public outreach, engagement, and participation that is inclusive of socially disadvantaged individuals and groups.

Policy LU-10.2 Scheduling City Events. Schedule City events using different days, times, and formats (i.e., virtual and digital accessibility) to encourage and facilitate participation among community members with work, school, and other obligations that conflict with more traditional scheduling.

Policy LU-10.3 Community Budgeting. Engage the community through multiple participation opportunities in the City’s budget process.

Policy LU-10.4 Collaboration. Continue to collaborate with other organizations and groups to provide services and programs for all city residents.

Policy LU-10.5 Youth Engagement. Encourage students from all grades, including their families to attend and participate in City events, activities, and public meetings such as the City Council, Planning Commission, and Architectural Review Commission.

Goal LU-11 Promote the effective use and implementation of the General Plan Land Use Diagram.

Policy LU-11.1 Land Use Diagram. Maintain and implement a Land Use Diagram describing the types of allowed land uses by geographic location and the density of allowed uses within each designation.

Policy LU-11.2 Land Use Designations. Apply land use designation to all parcels of land as depicted on the General Land Use Diagram.

Policy LU-11.3 Zoning Designations. Ensure that zoning designations are consistent with the General Land Use Diagram.

Policy LU-11.4 General Plan Amendments. Ensure that amendments to the General Plan land use designations, General Plan Land Use Diagram or General Plan text are consistent with the General Plan vision, guiding principles, and relevant goals and policies.

Goal LU-12 Provide a clear framework for the ongoing administration, maintenance, and implementation of this General Plan consistent with State law.

Policy LU-12.1 General Plan Review. Conduct a technical review of the General Plan as necessary to assure compliance with State law and responsiveness to current City needs.

Policy LU-12.2 Implementation Program Monitoring. Maintain and annually review the General Plan Implementation Programs. As part of this process, the City shall update the prioritization of programs based on applicability, relevance, timing of initiation, and availability of funding.

Implementation Programs
Program A Citywide Objective Design Standards. Prepare a comprehensive set of citywide objective design standards for all types of development (e.g., residential, mixed-use, commercial, industrial) consistent with the policies in the 2040 General Plan.

Program B Five-Year Review of Design Standards. Review and amend the citywide objective design standards every five years to ensure proposed development is meeting the expectations of the community and is properly implementing the General Plan.

Program C Streetscape Improvements. Install streetscape improvements, pedestrian access elements, and public spaces to areas outside of downtown, and require new development in those areas to incorporate complementary features.

Program D Public Space Funding. Promote funding for public space improvements in the City’s biannual Capital Improvements Plan.

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ID # Goals and Supportive Policies/Programs
Program E In-lieu Options for Public Art, Benefits, and Amenities Requirements. Prepare a study to explore in-lieu options for public art requirements, such as paying funds or setting aside space for future installation for projects below a certain size.

Program F Utility Undergrounding Study. Conduct a study evaluating the feasibility of requiring undergrounding of utilities in conjunction with installation or modification of public and private improvements.

Program G Visual Impacts Minimization Requirement. Amend the Zoning Ordinance to require minimization of visual impacts from structures adjacent to scenic routes.

Program H Scenic Route Landscaping Plans. Prepare provisions for scenic routes and corridors landscaping plans, including reviewing the scenic setback.

Program I Mangini-Delu Master Plan. Prepare a Master Plan for the Mangini-Delu site. The Master Plan at a minimum shall include:
 a robust community outreach and engagement process;
 traffic study and parking analysis;
 review of site orientation and clustering of development;  incorporation of objective design standards;
 preservation of natural habitat;
 inclusion of open space and onsite amenities;
 outreach and collaboration with the Recreation and Park District; and  review of compatibility and consistency with surrounding development.

Program J Taylor Boulevard Evaluation. Prepare an evaluation of potential safety measures and traffic calming options to address commute traffic problems on Taylor Boulevard resulting from cutthrough traffic.

Program K Monument Boulevard Upgrades. Prepare an analysis of necessary Monument Boulevard upgrades, including signalized crossings, bulb outs, expanded sidewalks, roadway improvements, and gateway signage. The analysis should include improvement prioritization, cost estimates, funding sources, and a timeline for improvements.

Program L Pedestrian and Bicycle Barrier Removal. Prepare an analysis of the physical barriers to walking and bicycling throughout the city. Identify options and prepare a program for barrier removal. The analysis should include improvement prioritization, cost estimates, funding sources, and a timeline for improvements.

Program M Five-year General Plan Review. Conduct a technical review of the General Plan every five years and revise and update as necessary to assure compliance with State law and responsiveness to current City needs.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Land Use Element.

Housing Element
State law requires that housing elements shall be updated every eight years.7 The proposed housing element update, the 2023-2031 Housing Element, identifies adequate sites to accommodate a variety of housing types for all income levels and needs of special population groups defined under State law,8 analyzes governmental constraints to housing maintenance, improvement, and development, addresses conservation and improvement of the condition of existing affordable housing stock, and outlines policies that promote housing opportunities for all persons. The 2040 General Plan updates the City of Pleasant Hill Housing Element as part of the 6th Cycle planning period.
7 Pursuant to California Government Code Sections 65580 to 65589.8. 8 Pursuant to California Government Code Section 65583.

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As part of the 6th Cycle housing element update, cities are required to identify housing sites that provide the development capacity to accommodate build out of the City’s RHNA allocation at all income levels. To accommodate the City’s RHNA need for all income levels, future housing development would occur through a variety of methods as detailed in the Housing Resources section of the 2023-2031 Housing Element. This would include infill development within existing residential and commercial areas, development of accessory dwelling units (ADU), and entitled projects within Pleasant Hill. Housing elements are also required to consider ways to promote access to housing that is attainable for residents at all income levels, beyond focusing solely on opportunities for production of new units.

HOUSING ELEMENT UPDATE COMPONENTS
The update to the Housing Element would comply with State legislation passed since adoption of the City of Pleasant Hill General Plan in 2011 and revisions in 2015 and 2019. The 2023-2031 Housing Element would reflect current conditions and include the following components: 9  Introduction: An introduction and overview of the 2023-2031 Housing Element process and legal requirements, including data sources used to compile the Housing Element and its relationship to other General Plan Elements. This section also details the extent of public participation in the development of the Housing Element.  Housing Needs Assessment: A discussion of Pleasant Hill’s demographic and economic characteristics, along with growth projections for Northern California, housing growth forecasts compared to recent population and housing growth; and current housing stock in Pleasant Hill.

This section also includes an assessment of populations with special housing needs.  Housing Constraints Analysis: An analysis of market, regulatory, and environmental constraints on housing production, cost, and maintenance.
 Housing Resources: This section describes and analyzes the resources available for development, rehabilitation and preservation of housing in Pleasant Hill. This includes the availability of land resources and the ability to satisfy the City’s share of the regional housing need, and financial resources available to support the provision of affordable housing.  Housing Plan: This section contains objectives and policies that would address housing-related issues and to achieve the City’s overarching housing goals. This section also contains quantified objectives for the development of housing and preservation of affordable housing in Pleasant Hill.
 Appendices: The appendices offer a summary of public outreach, a summary of homeless facilities, a review of the accomplishments under the 2015-2023 Housing Element, the residential sites inventory, and a summary of Assembly Bill 686, Affirmatively Furthering Fair Housing (AFFH).

CHANGES IN STATE HOUSING LAW
Many new state housing laws have been enacted since the last housing element update cycle. The 2023-2031 Housing Element incorporates and addresses all pertinent housing law changes through analysis or new policies or programs. The 2023-2031 Housing Element is consistent with these 9 Pleasant Hill, City of. 2022. Draft 2023-2031 Housing Element.https://pleasanthill2040.com/images/docs/PHGPU_04_Housing_PD_2022%2010%2020_GPAC%20Revisions.pdf (accessed January 2023)

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changes in State law, all of which are detailed in the introduction of the 2023-2031 Housing Element and are summarized below:
 Affordable Housing Streamlined Approval Process: SB 35 (2017), AB 168, and AB 831 – These bills support a streamlined, ministerial review process for qualifying multi-family, urban infill projects in jurisdictions that have failed to approve housing projects sufficient to meet their state‐mandated RHNA.
 Additional Housing Element Sites Analysis Requirements: AB 879 (2017) and AB 1397 (2017) – These bills require additional analysis and justification of the sites included in the sites inventory of the City’s Housing Element.
 Affirmatively Furthering Fair Housing: AB 686 (2017) – AB 686 requires the City to administer its housing programs and activities in a manner to affirmatively further fair housing and not take any action that is inconsistent with this obligation.
 No-Net-Loss Zoning: SB 166 (2017) – SB 166 amended the No‐Net‐Loss rule to require that the land inventory and site identification programs in the Housing Element include sufficient sites to accommodate any unmet RHNA, should it exist. The Pleasant Hill sites inventory far exceeds the City’s RHNA, allowing for additional sites to be used for additional housing units as needed.  By Right Transitional and Permanent Supportive Housing: AB 2162 (2018) and AB 101 (2019) – AB 2162 requires Pleasant Hill to change its zoning to provide a “by right” process and expedited review for supportive housing. Additionally, AB 101 requires that a Low Barrier Navigation Center development be an allowed use by right in mixed-use zones and nonresidential zones permitting multi-family uses if it meets specified requirements.  Accessory Dwelling Units: AB 2299 (2016), SB 1069 (2016), AB 494 (2017), SB 229 (2017), AB 68 (2019), AB 881 (2019), AB 587 (2019), SB 13 (2019), AB 670 (2019), AB 671 (2019), and AB 3182 (2020) – The 2016 and 2017 updates to State law included changes pertaining to the allowed size of accessory, permitting ADUs by right in at least some areas of a jurisdiction, and limits on parking requirements related to ADUs. More recent bills reduce the time to review and approve ADU applications to 60 days, remove lot size and replacement parking space requirements, and require local jurisdictions to permit junior ADUs.
 Density Bonus: AB 1763 (2019) and AB 2345 (2020) – AB 1763 amended California’s density bonus law to authorize significant development incentives to encourage 100 percent affordable housing projects, allowing developments with 100 percent affordable housing units to receive an 80 percent density bonus above the otherwise maximum allowable density on the site. AB 2345 created additional density bonus incentives for affordable housing units provided in a housing development project. It also requires that the annual report include information regarding density bonuses that were granted.
 Housing Crisis Act of 2019: SB 330 – SB 330 enacts changes to local development policies, permitting, and processes that will be in effect through January 1, 2025. Recent updates to this act include SB 8 (2019), which extended the operation of SB 330 until January 1, 2030.  Surplus Land Act Amendments: AB 1486 and AB 1255 (2019) – AB 1486 refines the Surplus Land Act to provide clarity and further enforcement to increase the supply of affordable housing. AB 1255 requires the City to create a central inventory of surplus and excess public land each year.

The City is required to transmit the inventory to the California Department of Housing and Community Development (HCD) and to provide the list to the public upon request.

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 Housing Impact Fee Data: AB 1483 (2019) – AB 1483 requires the City to publicly share information about zoning ordinances, development standards, fees, exactions, and affordability requirements.
 Emergency and Transitional Housing Act of 2019: AB 139 (2019) – AB 139 established new criteria for evaluating the needs of the homeless population.  Standardization of Sites Inventory Analysis and Reporting: SB 6 (2019) – SB 6 requires the City to electronically submit the sites inventory to HCD starting in 2021.

REGIONAL HOUSING NEEDS ASSESSMENT
The Regional Housing Needs Assessment (RHNA) is a California State Housing Law requirement that is part of the periodic process of updating local general plan housing elements. It is a process that determines existing and projected housing needs (i.e., RHNA allocation) for all jurisdictions in the state (including cities and unincorporated county areas) with the intent to provide opportunities for a mix of unit types, tenure, affordability, and help achieve greenhouse gas (GHG) emission reductions from cars and light trucks. The RHNA allocation process is conducted by the State and regional planning agencies every eight years. Pleasant Hill is a member city of the Association of Bay Area Governments (ABAG), which allocates a fair share of the total RHNA housing needed for each income category (as determined by the State) to the cities and unincorporated areas in the ABAG region. The RHNA quantifies the housing need in each jurisdiction for all economic segments of the community across four income categories: very low, low, moderate, and above moderate. Each jurisdiction must demonstrate in its Housing Element that it can accommodate the assigned RHNA at all income levels. This may include the identification of current vacant land that can accommodate residential use or infill sites that permit residential development. If the City cannot identify enough sites/parcels appropriately zoned to accommodate RHNA allocations, then the City must identify additional candidate housing sites.

The California Department of Finance population estimates and the RHNA are both used for regional transportation planning purposes. Senate Bill 375 (SB 375) integrates RHNA with the Regional Transportation Plan (RTP) and Sustainable Communities Strategy (RTP/SCS). In the past, the RHNA was undertaken independently from the RTP. The California Legislature passed SB 375 in 2008 as the land use and transportation planning component of the State’s effort to reduce vehicle miles traveled (VMT) to achieve the GHG emission reduction goals of the Global Warming Solutions Act of 2006 (Assembly Bill 32 [AB 32]). The law recognizes the importance of planning for housing and land use in creating sustainable communities where residents of all income levels have access to jobs, services, and housing by using transit, walking, or bicycling.

State Housing Law also requires that the RHNA process be consistent with the following objectives:
 Increasing the housing supply and the mix of housing types, tenure, and affordability in all cities and counties within the region in an equitable manner, which shall result in all jurisdictions receiving an allocation of units for low- and very low-income households  Promoting infill development and socioeconomic equity, protecting environmental and agricultural resources, and encouraging efficient development patterns  Promoting an improved intraregional relationship between jobs and housing  Allocating a lower proportion of housing need to an income category when a jurisdiction already has a disproportionately high share of households in that income category  Affirmatively furthering fair housing

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The RHNA allocates housing need based on future estimates of housing unit growth need over the RHNA planning period (2023-2031). The RHNA identifies the projected number of dwelling units that will be needed to accommodate estimated future growth need during the planning period at specified levels of affordability. In December 2021, ABAG issued its final 6th Cycle RHNA Allocation Plan, which determined that the City of Pleasant Hill needs to accommodate 1,803 dwelling units.

Table 2-4 indicates the RHNA allocation by income category. These categories are determined as a percentage of county area median income (AMI), adjusted for household size. Through the RHNA allocation, the California Department of Housing and Community Development (HCD) seeks to distribute the range of very low-, low-, moderate-, and above moderate-income dwelling units among all cities in the State to ensure each jurisdiction allocates a fair share of the full range of housing types.

Table 2-4 Pleasant Hill RHNA Allocation for 2023-2031 by Income Category Income Category (% of County AMI) Number of Units Percent1 Very low (<50%) 566 31%
Low (50% - 80%) 326 18%
Moderate (80% - 120%) 254 14%
Above moderate (>120%) 657 36%
Total 1,803 100%
AMI = Area Median Income
Note: 1Percentages are rounded to nearest whole numbers.

Source: ABAG RHNA Allocation Report, December 2020

PROPOSED HOUSING UNITS AND OPPORTUNITY SITES
The 2023 – 2031 Housing Element identifies 12 housing opportunity sites totaling approximately 36 acres. Additionally, the RHNA would include currently entitled or approved projects that are under construction or are pending construction and are expected to be completed during the sixth cycle RHNA period. There are 10 entitled or approved projects that would account for 91 low-income, 10 moderate-income, and 276 above-moderate-income units. Pursuant to Government Code Section 65583.1, the City can satisfy its regional housing need using ADU and junior accessory dwelling unit (JADU) trends and existing resources and incentives that promote their development. In 2019, 2020, and 2021, the City approved an average of 25 ADUs per year. As a conservative total, HCD recommends a minimum assumption equal to the average permitted total for recent years, which equates to 200 units. However, the City currently estimates a total of 320 ADUs or JADUs to be constructed through 2031.

The Housing Element must identify and analyze the City’s housing needs and establish reasonable goals, objectives, and policies based on those needs. The 2023-2031 Housing Element must also identify housing opportunity sites with the potential to accommodate housing at higher densities to meet the City’s assigned total low-income RHNA (extremely low, very low, and low income) category need. Pursuant to California Government Code 65583, a “default density” of 30 dwelling units per acre10 is deemed the appropriate density to accommodate Pleasant Hill’s housing for lower-income households (pursuant to the State’s population-based suburban category). The default density is considered by statute as appropriate to accommodate affordable housing at an acceptable density that contributes to the feasibility of lower-income housing units. As the City has limited availability of existing suitable land to accommodate future growth, it must identify 10 One acre equals 43,560 square feet.

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adequate sites with the potential to be developed at this density to meet the RHNA need for the lower-income categories. Pursuant to AB 2348 and AB 1397 requirements, the City of Pleasant Hill will be required to accommodate future growth need through the identification of sites/parcels that can be rezoned entirely or where a zoning overlay can be applied that permit residential development at specific affordability levels in compliance with State law.

Housing opportunity sites are primarily located on underutilized sites along Contra Costa Boulevard, north of I-680, and near the intersection of Gregory Lane and Pleasant Hill Road. There are also some outlying sites that would be located on Golf Club Road in the northwestern portion of Pleasant Hill and on Monument Boulevard southwest of I-680. County Connection provides transit services along Contra Costa Boulevard, Gregory Lane, Pleasant Hill Road, Golf Club Road, and Monument Boulevard. Parks facilities near the housing opportunity sites would include Frank Salfingere Park, Pleasant Hill Park, and the Paso Nogal Open Space and Dog Park. Proposed housing opportunity sites are shown in Figure 2-6.

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Figure 2-6 Pleasant Hill Housing Opportunity Sites Locations

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PROPOSED HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS
Goals and supportive policies and programs of the proposed General Plan Housing Element are shown in Table 2-5.

Table 2-5 Pleasant Hill Housing Element Goals, Policies, and Programs ID # Goals and Supportive Policies/Programs
Goal H-1 Maintain a housing supply sufficient to meet the housing needs of all Pleasant Hill residents.

Policy H-1.1 Monitor Development. Monitor residential and job producing development in the city in order to maintain and adequate housing supply for city residents.

Policy H-1.2 Maintain Adequate Supply. Maintain a sufficient supply of residential land with appropriate zoning to meet locally generated housing needs.

Policy H-1.3 Implement the Action Plan. Provide active leadership in implementing the policies and programs contained in the Housing Element
Policy H-1.4 Inter-jurisdictional Development. Encourage and facilitate inter-jurisdictional development of affordable housing.

Policy H-1.5 Encourage Higher Densities. Encourage development at the maximum allowed density to increase the quantity and affordability of the city’s housing stock Policy H-1.6 Provide Transparency. Provide transparency regarding information on housing-related actions, fees, and programs.

Goal H-2 Promote diversity in tenure, type, size, location, and price to permit a choice of housing for persons of all economic levels throughout the city.

Policy H-2.1 Housing Types. Allow a variety of housing types in all residential zones.

Policy H-2.2 Remove Constraints. Remove constraints to production and availability of housing, where possible.

Policy H-2.3 Streamline Review. Facilitate streamlined review of below market rate and special needs housing projects.

Policy H-2.4 Mixed Use Development. Encourage mixed-use development in commercial zones, at underutilized sites, and along transportation corridors.

Policy H-2.5 Promote Accessory Dwelling Unit Production. Promote the development of Accessory Dwelling Units (ADUs) in all residential zones.

Policy H-2.6 Zone for Lot Splits and ADUs. Support SB 9 lot splits in residential zones.

Goal H-3 Increase housing opportunities for lower- and moderate-income households.

Policy H-3.1 Preference Policy. Facilitate construction of affordable housing by prioritizing new projects that include units for lower-income segments of the community.

Policy H-3.2 Workforce Housing. Look for opportunities to promote the development or preservation of housing affordable to those who work in Pleasant Hill.

Policy H-3.3 Low- and Moderate-income Housing. Participate in programs assisting production or preservation of affordable units in order to provide housing for low- and moderate-income households.

Policy H-3.4 Direct Assistance. Provide direct assistance to individuals and households needing affordable housing.

Goal H-4 Provide direct assistance to individuals and households needing affordable housing.

Policy H-4.1 Incentivize Special Needs Housing. Provide incentives for and encourage development of senior housing, and housing for the developmentally, mentally, and physically disabled, at sites where proximity to services and other features make it desirable.

Policy H-4.2 Support Shelter Efforts. Support efforts to provide temporary shelter for homeless persons.

Goal H-5 Protect and rehabilitate the existing housing stock.

Policy H-5.1 High Quality Neighborhoods. Maintain and enhance the quality of Pleasant Hill’s neighborhoods so they will retain their value as they mature.

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ID # Goals and Supportive Policies/Programs
Policy H-5.2 Housing Preservation. Preserve Pleasant Hill’s existing housing stock in habitable condition.

Policy H-5.3 Single-family Remodeling and Additions. Encourage updating and remodeling of single-family residences
Policy H-5.4 Livable Neighborhoods. Provide public services and improvements that keep neighborhoods safe and livable.

Goal H-6 Preserve the City’s affordable housing stock whenever and wherever feasible.

Policy H-6.1 Discourage Conversion to Non-residential Uses. Discourage the conversion of older residential units to non-residential uses.

Policy H-6.2 Preserve Affordable Units. Ensure that units produced for low- and moderate-income households are made available to those households and maintained as affordable units.

Policy H-6.3 Condominium Conversion. Prohibit conversion of multi-family rental units to market rate condominiums if such conversions would reduce the number of rental apartments to less than 20 percent of the city’s housing stock or if the rental apartment vacancy rate in the City is below 5 percent.

Goal H-7 Assure that housing programs maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based upon age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability.

Policy H-7.1 Anti-discrimination. Ensure that individuals and families seeking housing in Pleasant Hill are not discriminated against on the basis of income, age, disability, sex, gender, sexual orientation, family structure, national origin, ethnicity, religion, occupation, or other similar factors.

Policy H-7.2 Fair Housing Service Provider. Support the fair housing services provider.

Policy H-7.3 Public Investments. Ensure public investments are equitably distributed throughout the community.

Policy H-7.4 AFFH Consideration. Evaluate affirmatively furthering fair housing goals in all housing related decisions.

Goal H-8 Require energy conserving practices in the maintenance of existing dwellings and in new residential development, additions, and remodeling.

Policy H-8.1 Energy Conservation Practices. Encourage energy conservation practices for new and existing residential dwellings
Policy H-8.2 Sustainable Building Practices. Require the use of green building and sustainable practices for new and renovation residential projects throughout the City, in compliance with State law.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Housing Element.

Transportation and Circulation Element
The Transportation and Circulation Element addresses the movement of people and goods in and around Pleasant Hill. Pleasant Hill’s transportation network and services provide mobility for residents, employees, and visitors, and serve goods movement throughout Pleasant Hill. The transportation network includes the roadway network, walking, bicycling, and transit to and from Pleasant Hill and surrounding BART stations, and travel modes provided by Transportation Network Companies (TNCs), such as Uber and Lyft.

The five main tenets of the City’s transportation and circulation policy framework are listed below.

Policy statements and programs would support this framework.

1. Safety

2. Accessibility

3. Mobility

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4. Connectivity

5. Community

PROPOSED BIKEWAY NETWORK
The Pleasant Hill Bicycle and Pedestrian Master Plan guides the expansion and improvement of bicycle facilities Citywide. The network would include bicycle facility gap closures on key routes, bicycle facilities, and bicycle facility upgrades (e.g., from Class III to Class I, Class II, or Class IV). The recommended bikeway network would represent a more extensive and connected bicycle network within Pleasant Hill and connect bicyclists to high-demand destinations within and adjacent to Pleasant Hill.

PROPOSED TRANSPORTATION AND CIRCULATION ELEMENT GOALS, POLICIES, AND PROGRAMS Goals and supportive policies and programs of the proposed General Plan Transportation and Circulation Element are shown in Table 2-6.

Table 2-6 Pleasant Hill Transportation and Circulation Element Goals, Policies, and Programs
ID # Goals and Supportive Policies/Programs
Goal TC-1 Establish and maintain a safe and efficient circulation system that emphasizes the use of existing arterial and collector roadways, paths, and bike lanes.

Policy TC-1.1 Rights-of-Way. Maintain existing circulation system rights-of-way, except as necessary to address localized congestion areas.

Policy TC-1.2 Multimodal Travel Options. Develop a connected network of vehicle, bicycle, and pedestrian facilities that provide continuous, safe, and comfortable travel for users of all ages, abilities, and transportation modes.

Policy TC-1.3 Community Input on Complete Streets. When planning and designing for complete streets, receive input from groups and individuals representing the various types of users of City streets.

Policy TC-1.4 Community Input on Roadway Improvements. Support the sponsoring of forums to obtain citizen input to develop roadway improvements aimed at improving traffic circulation, reduce traffic speeding, and maximizing person throughput.

Goal TC-2 Improve traffic circulation along the city roadway network.

Policy TC-2.1 Traffic Plan Requirement. Require new development to establish comprehensive construction traffic plans, for approval by City staff, which denote haul routes, detours, and other factors that may impact public safety.

Policy TC-2.2 Level of Service. Maintain a Level of Service (LOS) of LOS D or better (as defined in this Element) for all public roadways, including Routes of Regional Significance, except when maintaining LOS D would require infrastructure changes that conflict with General Plan policies or programs affecting the pedestrian network, bicycle network, safe routes to school plans, or transit access. Provide biannual (every two years) data collection, monitoring, and reporting.

Policy TC-2.3 LOS Standards and Conditions of Approval. Approve new development which at least meets or is mitigated to meet adopted LOS standards, as documented in the City Findings of Consistency.

Policy TC-2.4 Traffic Impact Study. Require traffic impact studies (including VMT and LOS analysis) as part of the application review process for development projects.

Policy TC-2.5 Transportation Demand Management (TDM). Require robust transportation demand management with all new private development that requires establishment of incentives and programs to reduce traffic congestion including annual reporting to ensure transportation demand management goals for a project are being met and to correct transportation demand management practices.

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ID # Goals and Supportive Policies/Programs
Policy TC-2.6 Safe Routes to School (SR2S). Establish a Safe Routes to School program in collaboration with the school districts and private schools that identifies and promotes suggested routes to school and incentivizes students and parents to use alternative transportation modes for school commutes.

Policy TC-2.7 Retail, Commercial, and Industrial Areas. Develop a plan to improve site access, circulation, and safety to support potential future development and re-development of certain retail, commercial and industrial areas where warranted.

Goal TC-3 Encourage slower vehicle speeds and discourage cut-through traffic along City roadways, especially within residential neighborhoods and along freeway bypass routes.

Policy TC-3.1 Residential Streets. Prioritize traffic calming improvements and enforcement efforts along residential roadways that have recurring cut-through traffic or excessive speeding.

Policy TC-3.2 Arterial and Collector Streets. Minimize opportunities for regionally generated cut-through vehicle travel in the city as part of new roadway projects or projects within public roadways.

Policy TC-3.3 Vehicle Traffic Calming Devices. Consider traffic calming devices such as lane narrowing, widening medians, neighborhood traffic circles, roundabouts, and landscaping to discourage cut-through vehicle traffic.

Policy TC-3.4 Alternative Methods to Prevent Cut-Through Vehicle Traffic. Consider the use of alternative street surfacing materials, traffic diverters, special designs, and stop signs to prevent cut-through traffic on residential streets.

Policy TC-3.5 Monument Triangle Congestion. Support the reconfiguration of the Monument Triangle circulation network and to improve vehicle, pedestrian, and bicycle safety while reducing congestion anticipated from future development.

Policy TC-3.6 School Area Congestion. Work with the Mount Diablo Unified School District, private schools, and Diablo Valley College to address traffic speeds and congestion near schools and on key access routes.

Goal TC-4 Reduce congestion and vehicle trips through land use planning.

Policy TC-4.1 Transportation Mode Mix. Plan for appropriate mix of transportation modes and the infrastructure to support these modes to meet community needs.

Policy TC-4.2 Develop Thoroughfares. Develop and improve thoroughfares based on existing and proposed land use patterns and projected demand.

Policy TC-4.3 Urban Limit Line. Promote orderly and efficient growth in existing urban areas and protect open space by adhering to the County’s Urban Limit Line, which the City has adopted.

Policy TC-4.4 Infill Development. Support infill and development in existing urban areas and around key transit facilities.

Policy TC-4.5 Correlation Between Land Use and Transportation. Support land use patterns that make more efficient use of the transportation system, such as locating development near transit routes and high-quality bicycle/pedestrian facilities, minimizing new driveways, consolidating parking, and other best practice urban design measures.

Goal TC-5 Support a vibrant, walkable environment that encourages alternative (non-driving) modes of transportation.

Policy TC-5.1 Evaluate Multimodal Facility Needs. Evaluate the needs of transit, bicycle, and pedestrian facilities and/or access for new development as part of the review process, and require new development to incorporate transit, bicycle, and pedestrian access where feasible and appropriate, consistent with the Circulation Element and the Bicycle and Pedestrian Master Plan (when adopted).

Policy TC-5.2 Impact Mitigation Costs. Require new development to pay costs necessary to mitigate project impacts on the local and regional transportation system, including establishment of trails and other alternatives to vehicle use as specified in the Capital Improvement Plan and Citywide Bicycle and Pedestrian Master Plan.

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ID # Goals and Supportive Policies/Programs
Policy TC-5.3 Mobility Technology Support. Identify and implement technology that supports walking, biking, commuting, and other alternative transportation modes within the City including infrastructure that supports micro mobility use within the City.

Goal TC-6 Reduce reliance on the automobile by promoting alternative modes of transportation.

Policy TC-6.1 Encourage Non-Driving Forms of Personal Mobility. Encourage bicycling, walking, and other forms of personal mobility, like e-scooters, e-bikes, and neighborhood electric vehicles, as energy conserving, non-polluting modes of travel.

Policy TC-6.2 Private Development of Transportation Facilities. Encourage private entities to develop and maintain publicly accessible transportation facilities, including transit, pedestrian, and bicycle facilities.

Policy TC-6.3 Non-Vehicular Transportation Requirement. Require new developments that would result in significant increases in air pollution, VMT or noise to incorporate non-vehicular facilities or programs that would reduce the overall project impacts on these resources including e-Bike charging stations and free use e-Bike pod stations for residential and commercial development.

Policy TC-6.4 Amenities for Non-Driving Modes of Transportation. Require new development with more than 10 housing units or over 5,000 square feet of non-residential uses to include amenities that encourage active modes of transportation that reduce pollution or VMT as a benefit to the community (e.g., bicycle lockers/racks, showers, dedicated vanpool or carpool parking areas, dedicated shuttle services, e-bike charging stations innovative bus shelter designs).

Policy TC-6.5 Encourage Development of Alternative Fuel Infrastructure. Encourage development of infrastructure (public and private) to support the use of electric and other alternative fuel vehicles.

Policy TC-6.6 Leverage Regional Trail Facilities. Encourage the exploration of regional approaches to the use of inter-jurisdictional trails such as the Contra Costa Canal Trail and the Iron Horse Trail for all trip purposes.

Goal TC-7 Focus on integrated regional transportation planning to better serve the residents of Pleasant Hill.

Policy TC-7.1 Multi-Jurisdictional Transportation Planning. Participate in multi-jurisdictional transportation planning through TRANSPAC and CCTA activities to ensure all City planning efforts, projects, and developments comply with regional requirements and standards.

Policy TC-7.2 Transportation Conflict Resolution. Participate in the Contra Costa Transportation Authority's conflict resolution process as needed to resolve disputes related to preparation and implementation of Action Plans and other programs described in this Element.

Policy TC-7.3 Routes of Regional Significance Designations. Work with TRANSPAC and CCTA in the designation of Routes of Regional Significance.

Policy TC-7.4 Central County Action Plans for Routes of Regional Significance. Work with TRANSPAC to update and implement the Central County Action Plans for Routes of Regional Significance.

Goal TC-8 Encourage the development of a comprehensive and integrated transportation network with infrastructure and design features that allow safe and convenient travel along and across streets for all users, including pedestrians, bicyclists, persons with disabilities, motorists, movers of commercial goods, users and operators of public transportation, seniors, youth, and families.

Policy TC-8.1 Complete Streets Principles. Apply complete streets principles when building new, or rehabilitating existing, roadways, consider the following design elements:
 Sidewalks and curbs as a standard design principle.
 Bicycle lanes and/or shared lanes as a standard design principle.  Transit accessibility as a standard design principle.  Shade trees and planting strips as a standard design principle along roadways Policy TC-8.2 Review for Complete Streets. Review street reconstruction, new development, and utility projects to incorporate complete street elements when feasible, including trails, bus stop enhancements, and bicycle/pedestrian facilities.

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ID # Goals and Supportive Policies/Programs
Policy TC-8.1 Regional Complete Streets Planning. Coordinate internally and with other agencies to plan for the provision of complete streets regionally
Policy TC-8.2 Multi-Modal Roadways. Consider the needs of vehicles, bicycle, and pedestrians on all city roadways and facilities.

Policy TC-8.3 Reduce Vehicle Speeds. Support the reduction of vehicle speeds using engineering and design techniques, community education, and evaluation and planning strategies rather than relying solely on enforcement.

Policy TC-8.4 Wide Sidewalks for Shared Use. Provide wide sidewalks to allow shared use by pedestrians, bicyclists, and non-motorized modes of transportation, as directed by the City Engineer.

Policy TC-8.5 Limit Roadway Widening. Limit roadway widening and prioritize bicycle and pedestrian facility improvements within the right of way to increase roadway capacity that does not conflict with emergency access requirements.

Policy TC-8.6 New Development Neighborhood Traffic Impacts. Require developer participation in the cost of installation of traffic calming measures to reduce neighborhood traffic impacts through fee payments or direct contribution as a condition of approval, if applicable.

Policy TC-8.7 Coordinate with Pavement Improvement Projects. Coordinate pedestrian facility improvements with pavement improvement projects (e.g., repaving and restriping).

Policy TC-8.8 Visually Appealing Medians and Street Edges. Provide enhanced landscape medians and street edges that are visually appealing and provide shade and buffers for pedestrians and cyclists.

Policy TC-8.9 Traffic Safety Corridors. Identify Traffic Safety Corridors along Suggested Routes to School and protected residential neighborhoods, as allowed through California Assembly Bill 43 – Traffic Safety to establish lower speed streets to improve bicycle and pedestrian safety.

Goal TC-9 Prioritize a safe and connected pedestrian network for users of all ages and abilities.

Policy TC-9.1 Pedestrian Safety. Maintain and upgrade the City’s pedestrian system by installing or upgrading sidewalks, warning devices, crosswalks, and other pedestrian aids where appropriate, including particular consideration for the needs of users of all ages and abilities.

Policy TC-9.2 Pedestrian Connections. Require new development to use best practices in providing pedestrian connections between sites and existing and planned pedestrian facilities, including those identified in the Bicycle and Pedestrian Master Plan and other relevant plans and documents.

Policy TC-9.3 Enhance Pedestrian Crossings. Enhance pedestrian crossings on all arterial and collector roadways.

Policy TC-9.4 Sidewalk Maintenance. Maintain existing sidewalk to meet ADA requirements, including removal or relocation of objects obstructing pedestrian path and installation of wider or detached sidewalks with a buffer separation from vehicular traffic, where feasible.

Policy TC-9.5 Sidewalk Guidelines and Standards. Establish sidewalk standards and guidelines for enhancing existing sidewalk and installation of new sidewalks.

Policy TC-9.6 Planning for Pedestrian Improvements. Ensure all planning processes, such as PUD Concept Plans, master plans and specific plans, identify areas where pedestrian improvements can be made, such as new connections, increased sidewalk width, improved crosswalks, improved lighting, and new street furniture.

Policy TC-9.7 Enhance Street Lighting. Enhance street lighting to provide for better pedestrian safety.

Policy TC-9.8 Sidewalk Improvements. Improve sidewalks to facilitate access by users of all ages and abilities.

Policy TC-9.9 Sidewalk Plan. Create a sidewalk plan that identifies high-priority sidewalk throughout the city and establishes an implementation plan for eliminating the sidewalk gaps and enhancement.

Goal TC-10 Provide well-designed and well-maintained off-street paths and trails.

Policy TC-10.1 Prioritize Linkages. Design and maintain a pedestrian system that provides connections between trails and access to roadways and parking.

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ID # Goals and Supportive Policies/Programs
Policy TC-10.2 Safe and Interconnected Trails. Work with other responsible/owner agencies to ensure the trails system is designed to be safe and interconnected, incorporating on-street connections where needed, designed for pedestrians and/or bicyclists, and consistent with other relevant plans.

Policy TC-10.3 Safe Trail Crossings. Provide safe trail crossings at surface streets for all non-motorized users. This requires the installation of signs, striping, pavement markings, and actuated traffic control devices, where applicable.

Policy TC-10.4 New Trails. Coordinate with East Bay Municipal Utility District and other agencies to explore new trail opportunities to provide connections to parts of the City without off-road bicycle and pedestrian connections.

Goal TC-11 Increase the number of bicycle and pedestrian trips by users of all ages and abilities.

Policy TC-11.1 Bicycle and Pedestrian Network. Support a network of safe and comfortable bikeway and pedestrian facilities connecting neighborhoods and destinations in Pleasant Hill and adjacent jurisdictions.

Policy TC-11.2 Street Design. Require street cross-sections to accommodate bicyclists, micro-mobility users, and pedestrians.

Policy TC-11.3 Protected Bicycle Facilities. Consider incorporating protected bicycle and pedestrian facilities in higher density land use areas and along major transportation corridors to the greatest extent feasible.

Goal TC-12 Strive to eliminate all fatal and serious injury bicycle- and pedestrian-related crashes.

Policy TC-12.1 Collision Database. Create a traffic count data and collision database and work with applicable City departments and law enforcement to map collision data for identifying problem areas.

Policy TC-12.2 Design Standards. Support design upgrades to bicycle and pedestrian facilities to increase connectivity and safety citywide.

Policy TC-12.3 Bicycle and Pedestrian Education. Support bicycle and pedestrian safety education in all Pleasant Hill schools. Continue to support Safe Routes to Schools programs to address pedestrian and bicycle safety.

Policy TC-12.4 Safe Routes to School (SR2S). Support Safe Routes to School infrastructure and education & encouragement programs to address and enhance pedestrian and bicycle safety. Develop Suggested Route to School maps for Pleasant Hill schools to help prioritize infrastructure improvements along routes supporting student commutes.

Policy TC-12.5 Technology Safety Enhancements. Identify and deploy technology solutions to support bicycle and pedestrian safety through the City including passive detection systems at traffic signals and trail crossings.

Policy TC-12.6 Bike Route Connectivity. Develop and sign a network of bicycle routes that provide connectivity between homes, job centers, schools and other frequently visited destinations.

Policy TC-12.7 Emphasis on Walking and Biking. Encourage more people to walk and bicycle for a variety of purposes.

Policy TC-12.8 Bicycle Parking. Support the expansion of the bicycle parking network in Pleasant Hill.

Policy TC-12.9 Supportive Infrastructure. Encourage the implementation of supportive infrastructure and programs.

Policy TC-12.10 Safe Intersections for Bicycles. Ensure adequate crossing times and detection for bicycle users at signalized intersections.

Policy TC-12.11 Commute Information. Promote 511 Contra Costa alternative commute mode materials to encourage reduced reliance on vehicular use.

Policy TC-12.11 Bike to Work Day. Promote and support a Bike to Work Day.

Goal TC-13 Reduce congestion and vehicle trips through non-automobile transportation.

Policy TC-13.1 Bus and Rail Services. Coordinate with local transit providers (i.e., bus, paratransit, and rail service) to provide expanded schedules and services that meet the needs of Pleasant Hill residents.

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ID # Goals and Supportive Policies/Programs
Policy TC-13.2 Innovative Transportation Technologies. Work with transit providers, employers, schools, and developers to encourage innovative technologies that promote more effective and expanded use of transit and facilitate other innovations to serve first and last mile travel, such as mobility hubs and micro-mobility (e-scooters, e-bikes).

Policy TC-13.3 Support County Connection Improvements. Support County Connection to improve all types of accessibility and comfort for their facilities and to incorporate intermodal facilities where feasible.

Policy TC-13.4 Transit for Commuters and Special Needs Populations. Work with transit providers and other regional TDM entities to promote and incentivize use of transit for commuters, seniors, students, and persons with disabilities.

Policy TC-13.5 Senior Van Service. Maintain the City's Senior Van Service for residents over the age of 55, subject to the availability of funding.

Goal TC-14 Provide for the safe and efficient movement of goods to support commerce, industry, and the community.

Policy TC-14.1 Minimize Truck Conflicts. Minimize potential conflicts between trucks and pedestrian, bicycle, and transit travel on streets designated as truck routes.

Policy TC-14.2 Minimize Truck Loading and Unloading Conflicts. Minimize potential conflicts between truck loading and unloading and pedestrian, bicycle, and transit travel.

Policy TC-14.3 Minimize Truck Impacts on Air Quality and Noise Levels. Minimize the impact of truck parking and loading/unloading activities on air quality and noise levels.

Policy TC-14.4 Truck Route Network. Develop a signage program that identifies truck routes.

Goal TC-15 Reduce vehicle trips and vehicle trip lengths and manage vehicle congestion through a comprehensive program of transportation resources and services.

Policy TC-15.1 TDM Alternatives. Meet the increased transportation needs of the community with TDM alternatives.

Policy TC-15.2 Require TDM Programs. Require new development to implement appropriate TDM programs to encourage walking, biking, carpooling, and transit use, and to reduce vehicle trips.

Policy TC-15.3 TDM for New Development. All new development with more than 10 housing units or over 5,000 square feet of non-residential uses shall be required to include a detailed and measurable TDM program.

Policy TC-15.4 Require Travel Demand Model Application. Require the City or developers to apply CCTA's travel demand model and Technical Procedures to the analysis of land use projects requiring General Plan Amendments (GPAs) and developments exceeding specified threshold per Measure J requirements.

Policy TC-15.5 Help Maintain Travel Demand Modeling System. Assist CCTA in maintaining its travel demand modeling system by providing information on proposed transportation improvements, including those adopted as part of the City's Capital Improvement Program, planned and approved development within the city and long-range plans relative to MTC/ABAG's projections for household and jobs within the city.

Policy TC-15.6 TDM Measures for Non-Residential Land Uses. Encourage measures to reduce vehicular trips and vehicle-miles travelled (VMT). Examples are the provision of on-site childcare and after-school care facilities, and on-site modular mini-conference rooms for virtual meetings.

Implementation Programs
Program A Transportation System Management Ordinance. Update the transportation system management (TSM) ordinance or resolution as needed, to comply with CCTA's model TSM ordinance.

Program B Vision Zero. Adopt and maintain a vision zero action plan that monitors areas of high accident rates and identify mitigation measures to eliminate traffic-related fatalities and severe injuries.

Program C Right-of-way Improvement Identification. Identify specific roadway segments where improvements may be needed to improve safety, circulation, multimodal access, or other infrastructure needs.

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ID # Goals and Supportive Policies/Programs
Program D LOS Standards. Amend the General Plan, Zoning Ordinance, Capital Improvement Program or other relevant City plans and regulations as necessary to attain the LOS standards and establish VMT criteria.

Program E Evaluate Congested Intersections. Every five (5) years, evaluate citywide intersection level-ofservice for peak hour congestion and develop mitigation measures.

Program F Commercial Area. Develop a plan to improve access, circulation, and safety for potential future development and re-development of the Monument Boulevard Triangle as shown in Figure TC-2 in the 2040 General Plan.

Program G Non-automobile Commute Incentives. Prepare an analysis of potential incentives to encourage City employees to commute to work using alternative means, including BART and bus passes, ridesharing, van pooling, and secure bicycle storage facilities.

Program H Regional Transportation Mitigation Program Implementation. Implement TRANSPAC's Regional Transportation Mitigation Program as needed when assessing new development and its impacts to regional and sub-regional routes.

Program I Complete Streets Best Practices. Develop and apply a complete streets best practices checklist to guide the design and review of proposed transportation improvement projects incorporating appropriate provisions from standard reference guidelines from federal, state and local sources (e.g., Federal Highway Administration, Caltrans, MTC, ABAG, ITE, etc.) Program J Citywide Bicycle Plan and Pedestrian Master Plan. Update every seven (7) years the Citywide Bicycle Plan and Pedestrian Master Plan to specify bicycle and pedestrian facility networks, and to identify and prioritize bicycle and pedestrian facility needs in the city.

Program K Explore Independent Alignments. Prepare an analysis of potential for the dedication and preservation of independent alignments, including utility, abandoned waterways, and railroad rights of way, for the development of bicycle paths.

Program L Review and Maintenance of Benchmarks. Ensure public bicycle and pedestrian needs are regularly reviewed by preparing and maintaining benchmark pedestrian and bicyclist volumes and movements.

Program M Collision Database. Prepare and regularly update a collision database to track and implement transportation public safety measures.

Program N Bicycle and Pedestrian Design Standards. Prepare updated design standards and upgrades for bicycle and pedestrian facilities consistent with the Bicycle and Pedestrian Master Plan.

Program O Accessibility Improvements Grants. Identify and apply for grants that may be used to assist in the funding of projects that will improve access for persons with disabilities.

Program P Incentivized Reduced Vehicle Trips. Create incentives for existing employers to reduce their vehicle trips.

Program Q Promote Carpools and Vanpools. Promote the use of carpools and vanpools by supporting and advertising services and programs implemented by 511ContraCosta.org, which operates transportation demand management (TDM) programs and services in the city.

Program R Transportation Demand Management System. Develop a transportation demand management program checklist and seek to fund TDM fee.

Program S Capital Improvement Plan. Prepare and regularly update a Capital Improvement Plan that identifies roadways and transportation improvements needed to implement the general plan goals and policies for each five-year planning period, including the budgeting of local funds, development fees, and various State/Federal grants secured for the implementation of the various projects and programs
Program T Suggested Routes to School. Develop a Suggested Route to School Program that includes new Suggested Routes to School Map and Education & Encouragement programs.

Program U Bike Route Connectivity. Develop and sign a network or bicycle routes that provide connectivity between homes, job centers, schools, and other frequently visited destinations.

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ID # Goals and Supportive Policies/Programs
Program V Truck Route Network. Develop a signage program that identifies truck routes.

Program W Non-motorized Bicycle Requirements. Develop city code requirements regarding the use of nonmotorized bicycles including compliance and enforcement.

Program X E-Bike and E-Scooter Requirements. Develop city code requirements regarding the use of e-bikes and e-scooters including compliance and enforcement.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Transportation and Circulation Element.

Hazards and Safety Element
The Hazards and Safety Element evaluates natural and urban safety hazards in Pleasant Hill and outlines goals, policies, and implementation programs to minimize risk to life and property. The primary natural hazard threats for Pleasant Hill are earthquakes, drought, localized flooding, wildland fires, and an increased number of high heat days. Many of the goals and policies in this element correspond to local and regional safety priorities such as those established in the Contra Costa County Hazard Mitigation Plan (CCCHMP), a multi-jurisdictional document that helps coordinate more than three dozen participating jurisdictions to reduce risk from the most prevalent natural disasters in the county. Likewise, many of the goals and policies will correspond with the City’s Comprehensive Emergency Management Plan (CEMP).

NOISE CONTOURS ASSESSMENT
Pleasant Hill noise characteristics are described within the 2040 General Plan Hazards and Safety Element including descriptions of common sources of noise as well as goals and policies to lessen noise for sensitive land uses (e.g., residences, schools, medical facilities). As required pursuant to the Governor’s Office of Planning and Research (OPR) Guidelines, the Hazards and Safety Element also includes a map of noise contours as depicted via lines that represent equal levels of noise exposure across Pleasant Hill. Noise contours information informs planning decisions, including siting of potential future sensitive land uses. A map of Pleasant Hill 2040 General Plan noise contours is shown in Figure 2-7.

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Figure 2-7 Pleasant Hill 2040 General Plan Noise Contours

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PROPOSED HAZARDS AND SAFETY ELEMENT GOALS, POLICIES, AND PROGRAMS Goals and supportive policies and programs of the proposed General Plan Hazards and Safety Element are shown in Table 2-7.

Table 2-7 Pleasant Hill Hazards and Safety Element Goals, Policies, and Programs ID # Goals and Supportive Policies/Programs
Goal HS-1 Ensure the city is prepared for health, natural and human-caused hazards and can respond quickly and effectively.

Policy HS-1.1 Emergency Preparedness Planning. Coordinate with regional agencies and incorporate emergency preparedness into all City emergency planning efforts, including preparation, communications, response, emergency equipment access, and evacuations.

Policy HS-1.2 Hazards Education and Information. Provide hazard awareness information and education about potential health, natural, and human-caused hazards in Pleasant Hill and how to responsibly prepare for or mitigate them.

Policy HS-1.3 Essential Facility Location. Prohibit siting of essential, public safety, or emergency service facilities, special occupancy structures, or hazardous materials storage facilities in areas subject to the following hazard areas, unless the structure is designed to adequately mitigate the hazard or if no other viable option for siting is available to serve the need identified:
 500-year flood zones;
 seismic hazard areas and fault zones;
 areas subject to liquefaction, landslide, or seiche hazards; and  very high fire severity zone.

Policy HS-1.4 Neighborhood Planning Efforts. Encourage neighborhoods to create localized emergency action plans to further inform residents on how to prepare and respond to hazards.

Policy HS-1.5 Social Unrest Planning. Institute planning efforts related to social unrest and civil disobedience.

Goal HS-2 Reduce the potential harm to people and property from geologic and seismic hazards.

Policy HS-2.1 Earthquake Hazard. Require new development to be sited away from high-risk earthquake hazard or liquefaction-susceptibility zones, or if located in a high-risk zone, to incorporate building technologies to reduce risk to an acceptable level.

Policy HS-2.2 Geotechnical Study Requirement. Require geotechnical studies for new development in areas with moderate to high liquefaction potential that include analysis of seismic settlement potential and specify appropriate mitigation.

Policy HS-2.3 Seismic Retrofit Incentives. Work with regional, State, and Federal agencies and organizations to incentivize seismic retrofits of structures.

Policy HS-2.4 Slope Failure. Prohibit new development in areas at risk for slope failure and ensure that hillside developments employ appropriate design and construction techniques consistent with City hillside development standards.

Policy HS-2.5 Emergency Service Building Construction. Ensure that buildings and structures required for emergency services are constructed to withstand a major earthquake.

Policy HS-2.6 Unbuildable Spaces. Preserve property that is unbuildable due to geologic conditions as open space.

Policy HS-2.7 Community Readiness. Improve community readiness regarding earthquake and other natural disaster response through community outreach.

Policy HS-2.8 Resilient Infrastructure. Require the location, design, and construction of new public utilities, communication infrastructure, and transportation facilities to minimize risk and maximize functionality during and after an earthquake.

Policy HS-2.9 Slope Stability Assessment. Continue to require slope stability assessments by appropriately registered professionals upon the initiation of new development proposals in areas of known slope instability and/or on slopes steeper than 15 percent.

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ID # Goals and Supportive Policies/Programs
Goal HS-3 Minimize the threat to people, property, and the environment from fire hazards.

Policy HS-3.1 Fire Protection District Enhancement. Enhance the ability of the Contra Costa County Fire Protection District to respond to and suppress fires.

Policy HS-3.2 Weed abatement and Fire-Resistant Landscaping. Require annual weed and other fuel abatement and promote the installation of fire-resistant landscaping in new and existing development.

Policy HS-3.3 Homeowner Education. Educate homeowners of defensible space requirements and recommendations per Cal Fire, including programs to aid in removal of excess vegetation and improve home wildfire resiliency.

Policy HS-3.4 Fire Safety Improvements. Develop guidelines for fire safety improvements for existing and new commercial buildings and encourage upgrades where possible.

Policy HS-3.5 Defensible Space Inspections. Coordinate with the Contra Costa County Fire Protection District to require annual home and business inspections to ensure proper defensible space is maintained at properties near grasslands and very high wildfire hazard severity zones.

Policy HS-3.6 Inter-jurisdictional Coordination. Coordinate with the Contra Costa County Fire Protection District, East Bay Regional Park Fire Department, and other neighboring fire departments to reduce fire hazards and promote fire safety in and around Pleasant Hill.

Policy HS-3.7 Contra Costa County Hazard Mitigation Plan. Ensure the Contra Costa County Hazard Mitigation Plan as it applies to Pleasant Hill is up to date with changes in State hazard legislation and lessons learned from recent wildfire related disasters.

Policy HS-3.8 Adequate Water Pressure. Coordinate with local water districts to seek funding and implement the necessary infrastructure upgrades to provide adequate water pressure to supply required fire suppression systems in existing and future development projects.

Policy HS-3.9 Weed And Fuel Abatement. Coordinate with landowners to ensure that weed and other fuel abatement occurs in an effective and timely manner.

Policy HS-3.10 Municipal Code Maintenance. Ensure the Pleasant Hill Municipal Code is kept up to date on State and Federal requirements, best practices, and City processes regarding wildfire prevention design standards and requirements.

Policy HS-3.11 Evacuation Routes. The City shall collaborate with Contra Costa County and neighboring cities as a part of the next Multijurisdictional Hazard Mitigation Plan update to identify evacuation routes in the event of wildfires or other natural disasters in compliance with AB 747 and SB 99.

Goal HS-4 Minimize the effects of drought by creating an emphasis of routine water conservation.

Policy HS-4.1 Municipal Water Conservation. Continue to identify opportunities to upgrade City facilities with water-conserving appliances and using reclaimed water for irrigation, landscaping, and other allowable uses
Policy HS-4.2 Residential Water Conservation. Implement and maintain cost-effective, citywide water conservation and efficiency programs for all customers through education, rebates, assistance programs, and building requirements.

Policy HS-4.3 Water Conservation Measures. Reduce the amount of water used by development by requiring compliance with adopted water conservation measures.

Goal HS-5 Minimize the potential for serious flooding and drainage problems including damage to property, loss of life, and economic displacement
Policy HS-5.1 Flood Damage Potential Reduction. Reduce flood damage potential in areas known to be prone to flooding.

Policy HS-5.2 Flood Emergency Response. Maintain and improve the ability of the Police, Maintenance and Engineering departments to respond to flood emergencies.

Policy HS-5.3 City Staff Training. Ensure City staff have ongoing, adequate training to support the Floodplain Management Program.

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ID # Goals and Supportive Policies/Programs
Policy HS-5.4 Development Stormwater Impacts. Require new development to manage stormwater runoff in a safe, responsible manner. Where possible, implement a zero-discharge policy.

Policy HS-5.5 Development in Floodplains. Minimize development in the 100-year floodplain and require projects in the 100- and 500-year floodplains to incorporate required stormwater management and flood-prevention design measures.

Policy HS-5.6 Low-Impact Development. Require low-impact development (LID) measures in new development, major remodeling projects, and public projects to limit the amount of impervious surface in new development and to increase retention, treatment, and infiltration of urban stormwater runoff.

Policy HS-5.7 Creek Clean-Up. Coordinate with regional agencies and local volunteer groups to clear debris from creeks within the City to allow water to flow uninterrupted minimizing the impact of flooding.

Goal HS-6 Ensure that airport operations do not adversely affect quality of life and safety for residents.

Policy HS-6.1 Airport Land Use Compatibility Plan Adherence. Ensure consistency with the County Airport Land Use Compatibility Plan development restrictions.

Policy HS-6.2 Airport Coordination. Coordinate with Buchanan Field Airport on land use considerations where compatibility issues may occur on the border of the airfield.

Goal HS-7 Ensure the community is protected from noise that interferes with human activity or causes health problems.

Policy HS-7.1 Noise Level Standards. Require new development to be designed and constructed to meet acceptable noise level standards adopted by the City.

Policy HS-7.2 Noise Impact Mitigation. Evaluate the noise impacts of new development based on the potential for significant increases in noise levels, in addition to compliance with acceptability standards and require mitigation, if necessary, to comply with City noise standards.

Policy HS-7.3 Transportation Agency Cooperation. Proactively cooperate with transportation agencies, including Caltrans and CCTA, to reduce noise from existing and future transportation facilities, including the development of noise reduction strategies related to the design and location of all facilities.

Policy HS-7.4 Residential Site Design Noise Consideration. Protect residential areas from noise and vibration by requiring appropriate site and building design, sound walls, and landscaping and by the use of noise attenuating construction techniques and materials.

Policy HS-7.5 Noise Restrictions in Commercial and Industrial Developments. Require new commercial and industrial developments adjacent to residential uses to reduce potential noise impacts to comply with City noise standards.

Goal HS-8 Reduce the exposure to hazardous substances and the resulting potential for injuries, economic and social displacement, and loss of life.

Policy HS-8.1 Hazardous Materials Business Plans. Monitor and regulate hazardous materials by requiring the preparation and periodic updating Hazardous Materials Business Plans for and periodic inspections of all businesses in the city that handle, store, use, or transport hazardous materials.

Policy HS-8.2 Water and Air Supply Protection. Work with public agencies and private organizations to identify and eliminate hazardous material releases into the water and air supply.

Policy HS-8.3 Site Assessment Requirement. Require Phase I Site Assessments for projects on all properties where toxins could occur.

Policy HS-8.4 Alternative Practices. Minimize the use of toxic and hazardous materials in Pleasant Hill, promoting sustainable materials and practices where possible.

Policy HS-8.5 Household Hazardous Waste. Expand and promote household hazardous waste programs to safely dispose of items such as paint, gasoline, engine oil, batteries, and cleaners.

Policy HS-8.6 Hazardous Material Transportation Routes. Work with appropriate agencies to identify and require all transport of hazardous materials to follow approved routes.

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ID # Goals and Supportive Policies/Programs
Goal HS-9 Reduce the potential and severity of short- and long-term health emergencies, control the rate and extent of the spread of an illness, reduce economic and social displacement, and minimize loss of life.

Policy HS-9.1 Implement Public Health Guidance. Implement all guidance from appropriate State and Contra Costa County agencies relative to declared public health emergencies.

Policy HS-9.2 Agency Coordination During Public Health Emergencies. Work closely with the State and Contra Costa County health officials during a public health emergency to assure that City needs are considered and addressed and appropriate programs and resources are made available.

Policy HS-9.3 Essential Health Services Delivery. Partner with organizations responsible for essential health care and human services to ensure those services are provided as early as possible during the response, recovery, and return of the public health system after a public health emergency.

Policy HS-9.4 Community Education and Communication. Continue to maintain and enhance the City’s communications and education resources to provide timely and up-to-date information concerning public health emergencies.

Policy HS-9.5 Preparedness. Work with the State and Contra Costa County to maintain a supply of resources necessary to respond to early stages of a public health emergency Policy HS-9.6 Continuity of Service. Work with the State and Contra Costa County to develop a series of procedures that would support and assist the health care system at the level necessary to maintain continuity of services and operations in the case of a medical surge during a natural disaster and/or public health emergency.

Implementation Programs
Program A Review of the Comprehensive Emergency Management Plan. Update and review the Pleasant Hill Comprehensive Emergency Management Plan (CEMP) every five years to ensure it reflects current needs and changing conditions.

Program B Emergency Facilities Evaluation. Conduct an evaluation of public buildings and structures that provide emergency services and response, such as fire and police facilities, as well as community facilities that serve as evacuation centers or refuge sites to identify retrofitting necessary to ensure the stability and safety of such facilities in the event of a disaster.

Program C Response Drills. Conduct emergency hazard drills with key stakeholder organizations and school districts across the community to improve preparedness for known threats and hazards.

Program D Household Preparedness. Expand educational and informational programs that help and encourage each household in the city to be prepared to be self-sufficient for at least two weeks after a major earthquake, flood, terrorism event, pandemic, or other major disaster.

Program E Update Preparedness Materials. Review and update the City’s earthquake preparedness information website and materials annually to keep them current. Develop and implement an effective means to disseminate these materials to city residents and businesses.

Program F Assist the Fire District. Coordinate with Contra Costa County Fire Protection District to assist with training efforts when appropriate and feasible and review of new development to assure adequacy of access for equipment, water supplies, construction standards, and vegetation clearance.

Program G Wildfire Design Standards. Review and update the Pleasant Hill Municipal Code every five years to ensure it incorporates the most up-to-date standards and requirements for wildfire mitigation and risk reduction. If needed, amend the Code to include recently passed legislation or significant changes in building standards or best practices.

Program H Contra Costa County Multijurisdictional Hazard Mitigation Plan. The City shall actively participate in the next update of the Contra Costa Multijurisdictional Hazard Mitigation Plan that, among other outcomes, will identify evacuation routes in the city in compliance with AB 747 and SB 99.

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ID # Goals and Supportive Policies/Programs
Program I Updates to the Municipal Code. Update the Pleasant Hill Municipal Code to comply with State, Federal, and Regional (Contra Costa Flood Control District Standards) requirements, best practices, and City stormwater management and flood control measures.

Program J Watershed Analysis Study. Conduct a Watershed Analysis Study of runoff and drainage systems to predict areas of insufficient capacity in the storm drain and natural creek system.

Program K Identify Capital Improvement Projects for Flood Prone Areas. Develop a prioritized list of proposed capital improvement projects for low-lying, flood-prone areas, and seek funding for those projects.

Program L Data on Low-lying Areas. Augment existing Geographic Information System (GIS) and other data with information about low-lying areas obtained during storms Program M Public Safety Personnel Training. Train Police and Maintenance and Engineering Division personnel to a level appropriate to their positions and responsibilities to respond to flood emergencies.

Program N Porous Pavement Municipal Code Standards. Update the Municipal Code to encourage that parking and low-impact drive areas with 20 or more parking spaces to install porous pavement to reduce runoff and include. vegetative buffers and islands.

Program O Establish Acoustical Study Requirement Areas. Prepare acoustical study requirements based on the City noise contour map that will determine when acoustic studies shall be required sensitive land uses.

Program P Noise Level Standards. Amend Municipal Code Chapter 9.15 to establish clear, measurable, and acceptable exterior noise level standards for all new developments and additions, including capital improvement projects. The amended Chapter shall include procedures to measure and monitor noise, and enforcement procedures.

Program Q Dialogue with Caltrans. Encourage Caltrans to resurface all designated concrete roads within the City to reduce vehicle noise.

Program R Noise in Residential Areas. Amend the city noise ordinance to prohibit activities such as garbage and recycling pickup, parking lot vacuuming in residential areas, and the use of all landscape equipment.

Program S Personal Protective Equipment Supply. The City should maintain a supply of Personal Protective Equipment (PPE) for City essential workers (i.e., City staff, contractors, vendors, and volunteers) that protects these workers during initial stages of a public health emergency.

Program T Continuity of Operations Plan. The City shall develop a Continuity of Operations Plan (COOP) as a standalone plan or as part of a larger emergency management plan for both short-term and long-term emergencies. The COOP should outline a set of procedures to implement as needed in preparation of and during a natural disaster and/or public health emergency.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Hazards and Safety Element.

Environment Element
The Environment Element is a new component of the proposed General Plan. The purpose of the Environment Element is to preserve, protect, and enhance the natural resources that make Pleasant Hill a unique place. The Environment Element addresses a broad range of topics, including air and water quality; natural, biological, and cultural resources; and sustainability. Other goals of the Environment Element are to improve water and air quality and to conserve energy through programs that reduce consumption and promote sustainable alternatives.

PROPOSED ENVIRONMENT ELEMENT GOALS, POLICIES, AND PROGRAMS Goals and supportive policies and programs of the proposed General Plan Environment Element are shown in Table 2-8.

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Table 2-8 Pleasant Hill Environment Element Goals, Policies, and Programs ID # Goals and Supportive Policies/Programs
Goal ENV-1 Provide an adequate water supply for residential, business, and other uses needed to support the existing and projected city population.

Policy ENV-1.1 Adequate Water Supply and Delivery. Work with water districts and Central San to assure adequate water supply for, and delivery to, existing and future customers in Pleasant Hill.

Policy ENV-1.2 Green Building Code. Enforce the Green Building Code to ensure the design, construction, operation, use, and occupancy of new construction and remodeling are subject to contemporary water efficiency standards
Policy ENV-1.3 Commercial and Business Water Conservation. Require new or remodeled commercial and industrial development to make changes that conserve water, to the extent feasible. This could include utilizing efficient plumbing fixtures, installing drought-tolerant and water-wise landscaping, and harvesting rainwater for irrigation.

Policy ENV-1.4 Municipal Water Conservation. Require, where feasible, that City facilities install efficient plumbing fixtures in new construction or renovations, replacing inefficient plumbing fixtures, and installing drought-tolerant and water-wise landscaping to conserve water.

Policy ENV-1.5 Water Conservation in Public Facilities. During construction or renovation of public facilities, institute water conservation measures such as hot-on-demand water faucets, low-flush toilets, and low-water-using appliances.

Policy ENV-1.6 Recycled Water at Public Facilities. Partner with Central San to expand recycled water lines to public facilities to connect public landscape irrigation systems to a recycled water distribution system when renovating or developing new public facilities.

Policy ENV-1.7 Water Supply Resiliency. Work with Central San and the DVWS to expand the use of recycled and other non-potable water for landscape irrigation and other appropriate uses.

Goal ENV-2 Protect the quality of water resources in Pleasant Hill.

Policy ENV-2.1 Drainage System Maintenance. Maintain and upgrade the city drainage system, including regularly clearing drainage systems of debris build up that exacerbates flood impacts.

Policy ENV-2.2 Drainage Improvements. Cooperate with regional agencies to complete regional storm drainage improvements.

Policy ENV-2.3 Limit Parking Areas. Discourage additional parking for any new development unless the developer can demonstrate the need for additional parking.

Policy ENV-2.4 Alternative Paving Methods. Encourage alternative materials and designs to limit driveways, parking areas and parking lots citywide, including pervious paving material, turf stones, and “ribbon strip” driveways.

Policy ENV-2.5 Alternative Drainage Design. Continue to require bioswales and other innovations in new development to allow runoff from parking lots and all impervious area to drain into landscaped areas and rainwater percolate into the ground.

Policy ENV-2.6 Creek Preservation. Creek setbacks, where feasible, should exceed minimum regulatory setback guidelines to protect native vegetation and enhance creek environments Policy ENV-2.7 Watercourse Preservation. Preserve natural watercourses or provide naturalized drainage channels within the city. Where feasible, implement restoration and rehabilitation opportunities.

Policy ENV-2.8 Creek Clean-up. Collaborate with local and regional agencies, businesses, property owners, and organizations proactively to reduce litter, illegal dumping, and reestablish native vegetation along local creeks and waterways.

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ID # Goals and Supportive Policies/Programs
Goal ENV-3 Preserve and restore streams, wetlands, and riparian areas to function as open space and wildlife corridors.

Policy ENV-3.1 Creek Protection Zone Establishment for New Development. Establish creek protection zones for creeks that extend a minimum of 25 feet (measured from the top of a bank and a strip of land extending laterally outward from the top of each bank), with wider buffers where significant habitat areas or high potential wetlands exist. The City shall prohibit development within a creek protection zones, except as part of greenway enhancement, including habitat conservation, bike and walking paths, wildlife habitat, and native plant landscaping. City approval is required for the following activities within the creek protection zones:

1. Construction, alteration, or removal of any structure;

2. Excavation, filling, or grading;

3. Removal or planting of vegetation (except for removal of invasive plant species); or

4. Alteration of any embankment.

Policy ENV-3.2 Creek Contamination and Sedimentation Prevention. Require new development to use site preparation, grading, and construction techniques that prevent contamination and sedimentation of creeks and streams.

Policy ENV-3.3 Creek Bank Stabilization. Require new development proposals to include appropriate measures for creek bank stabilization, and any additional steps necessary to reduce erosion and sedimentation but preserve natural creek channels and riparian vegetation.

Policy ENV-3.4 Stream, Wetland, and Riparian Reclamation. Reclaim degraded streams, wetlands, riparian areas, and wildlife migration corridors, where possible, in cooperation with the Flood Control District, and other local and regional organizations.

Policy ENV-3.5 Reclamation with New Development. Require new development adjacent to creek protection zones to encourage the reclamation of adjacent creeks, wetlands, and riparian areas.

Policy ENV-3.6 Natural Stream Corridor Retention and Improvement. Actively support the use of natural waterways within the city. The City will actively work to avoid any new channelization of creeks and waterways within the city and shall work with regional agencies to restore channelized sections to a more natural channel, where feasible.

Policy ENV-3.7 Erosion Control Plans. Require erosion control plans for new development that require significant grading or are near streams, wetlands, and riparian areas. The plans shall include recommendations for grading practices that prevent erosion, loss of topsoil, and scour of drainageways, consistent with biological and aesthetic values.

Policy ENV-3.8 Educational and Research Access. Work with public and private landowners adjacent to creeks to allow access to creeks, waterways, and riparian areas for educational and research programs.

Policy ENV-3.9 Restoration and Creek Maintenance. Encourage all landowners in the city to remove invasive species, plant native plant species, and prevent pollution from entering local creeks and waterways.

Goal ENV-4 Protect and preserve natural habitat, plants, and wildlife.

Policy ENV-4.1 Minimize Development Impacts. Require new development and construction activities to minimize impacts and disturbances on plants and animals, including sensitive habitat and migration corridors, landforms, and trees.

Policy ENV-4.2 Natural Habitat Protection. Preserve, protect, and improve remaining natural habitats, sensitive habitats for special status species, waterways, and wetlands.

Policy ENV-4.3 Fish Bypass Facilities. Support efforts of the County to determine the feasibility of constructing fish bypass facilities for flood control drop structures in area creeks.

Policy ENV-4.4 Biological Resources Assessment. Require that applicants for development projects proposed to be in or adjacent to critical habitat areas to complete a site-specific biological resources assessment as part of the development review process and modify designs or add mitigations to reduce potential impacts.

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ID # Goals and Supportive Policies/Programs
Policy ENV-4.5 Special Status Species Protection. Cooperate with State and Federal agencies to ensure that new development does not substantially affect any special status species on State or Federal rare, endangered, or threatened species lists.

Policy ENV-4.6 Urban Forestation. Increase urban forestation by promoting urban site design that retains existing trees and includes native species, reducing the urban heat island effect.

Goal ENV-5 Protect cultural and tribal resources.

Policy ENV-5.1 Construction Monitoring. Require new development to monitor grading, ground-disturbing, and other major earth-moving construction activities by a qualified professional during construction in previously undisturbed areas or those with known archaeological resources.

Policy ENV-5.2 Consultation. Perform required consultation with the appropriate tribal organization(s) as part of projects subject to the California Environmental Quality Act (CEQA).

Policy ENV-5.3 Cultural Resources Treatment. Ensure that treatment of any cultural resources discovered during site grading complies with State guidelines.

Goal ENV-6 Maintain designated historic sites and structures.

Policy ENV-6.1 Community Education. Work with the Pleasant Hill Library, community partners, and Pleasant Hill Historical Society to obtain, maintain, and display historical reference materials that provide educational background on the history of Pleasant Hill.

Policy ENV-6.2 Historic Structures. Encourage the maintenance and preservation of historic structures and appropriately designate and protect historic sites and structures.

Goal ENV-7 Meet or exceed State and Federal Air quality standards.

Policy ENV-7.1 Air Quality Improvements. Promote actions that improve air quality and help meet air quality attainment standards.

Policy ENV-7.2 Air Quality Strategies. Work with local and regional agencies to develop a consistent and effective approach to air quality planning and management that includes strategies to reduce vehicle trips, wood burning, and the burning of fossil fuels.

Policy ENV-7.3 Fuel-efficient Vehicles. Require fuel efficiency and cleaner fuels for vehicles, including construction and maintenance equipment, by replacing the City vehicles and equipment with zero-emission vehicles and equipment and requesting that City contractors use reduced- or zero-emission fleets.

Policy ENV-7.4 Landscape Equipment. Prohibit the use of gas-powered landscape equipment and publicize the benefits and importance of alternative technologies.

Policy ENV-7.5 Sensitive Receptors. The City shall require that any new development considered a sensitive receptors (e.g., residential units, schools, medical facilities) proposed within 1,000 feet of I-680 or other major sources of toxic air contaminants prepare an operational health risk assessment. If TACs exposure at new sensitive receptor sites would exceed BAAQMD health risk thresholds, the City shall require mechanical air filtration or other measures be included as part of the project in order to reduce health risk exposure to acceptable levels.

Policy ENV-7.6 Best Management Construction Practices. Require new development to use best management construction practices in accordance with BAAQMD standards.

Goal ENV-8 Become a low carbon community that strives to exceed State GHG reduction goals by 2040.

Policy ENV-8.1 Meet State Emission Reduction Targets. Reduce GHG emissions at a rate that meets the long-term State target to reduce emissions by at least 66 percent below 2005 levels by 2040.

Policy ENV-8.2 Health and Economic Benefits. Prioritize implementation of GHG reduction projects that provide health and economic benefits for the community.

Policy ENV-8.3 Municipal GHG Reduction. Implement cost-effective GHG reduction strategies for City facilities and operations.

Policy ENV-8.4 Land Use and Transportation Priorities. Support land uses and transportation improvements that prioritize alternative transportation modes that will reduce the number and length of automobile trips.

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ID # Goals and Supportive Policies/Programs
Policy ENV-8.5 GHG Thresholds. Require new development projects that would exceed GHG thresholds to feasibly mitigate all GHG emissions and locally offset any remaining GHG emissions that exceed the threshold consistent with the City standards.

Policy ENV-8.6 Electric Vehicle Infrastructure. Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial and multi-family projects and require new single-family residential development to include 220-volt outlets in all garages.

Policy ENV-8.7 Grant Funding. Seek grant funding to support implementation of GHG reduction projects in municipal facilities, including rebates and other incentive opportunities.

Policy ENV-8.8 Preferences for Firms Using Reduced-emissions Equipment. Give preference for City contracts to firms using reduced-emissions equipment, including for services such as trash collection and landscaping.

Policy ENV-8.9 Sustainable Community Facility Design. Encourage the incorporation of sustainable design features in community facilities to reduce energy demand and environmental impacts, such as solar reflective roofing, permeable pavement, and incorporation of shade trees.

Goal ENV-9 Improve efficiency and conservation in all development.

Policy ENV-9.1 Energy Conservation Education. Partner with utility providers to educate residents, employers, and business owners/managers on the energy conservation programs available.

Policy ENV-9.2 Energy Efficiency Improvements. Require energy efficiency improvements, including alternative energy technology, be made as a part of residential and commercial building renovations when a building permit application is submitted to the City.

Policy ENV-9.3 Local Partnerships. Partner with local businesses and organizations to secure grants and incentives that facilitate energy efficiency and renewable energy production.

Policy ENV-9.4 Municipal Buildings Efficiency and Conservation. Require the design new public buildings to exceed State standards for water and energy efficiency.

Policy ENV-9.5 Battery Energy Storage Systems. Encourage battery energy storage systems as an option for optimizing the management of electricity generated by renewable resources.

Policy ENV-9.6 Urban Tree Canopy. Encourage discretionary development to include the planting of shade trees on each property and within parking areas to reduce the retention and radiation of heat.

Policy ENV-9.7 Energy-Efficient Lighting. Require public facilities to use energy-efficient lighting technology for outdoor and indoor spaces.

Goal PFS-10 Become a low or zero-waste community with convenient and effective options for recycling, composting, and diverting waste from landfills.

Policy ENV-10.1 Franchise Agreements. Ensure waste franchise agreements and programs offer progressively higher rates of waste diversion with the goal of attaining and eventually exceeding the mandated 75 percent diversion rate.

Policy ENV-10.2 Green Purchasing. Evaluate and implement green purchasing options across all City departments and consider the life cycle effects of purchases.

Policy ENV-10.3 Zero Waste Education. Provide simple zero-waste education programs in City facilities and other organizations and partner with schools to facilitate education programs about recycling, composting, and reusing with standardized zero-waste materials.

Policy ENV-10.4 Composting Equipment. Provide composting equipment at community facilities and events to encourage public and commercial composting.

Policy ENV-10.5 Recycled Building Materials. Encourage new development projects to use recycled building materials where cost-effective and structurally feasible.

Policy ENV-10.6 Building Salvage and Roadway Construction Projects. Require maximization of building salvage and recycling in remodeling or building demolition or roadway reconstruction projects when issuing demolition and encroachment permits.

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ID # Goals and Supportive Policies/Programs
Policy ENV-10.7 Recycling and Waste Diversion. Evaluate recycling and waste diversion opportunities periodically to consider new opportunities to further increase waste diversion.

Policy ENV-10.8 Trash Reduction. Encourage the community to continue meeting the San Francisco Bay Regional Water Control Board Permit Requirements for Trash Reduction.

Policy ENV-10.9 Reduction of Non-Recyclable/Compostable Products. Reduce the amount of non-recyclable waste in the community.

Policy ENV10.10 On-Site Facilities in Existing Development. Require the City and encourage commercial businesses and business parks to install recycling and compost receptacles on their premises Policy ENV10.11 Reduce Waste in Operations. Require the City and encourage residents and businesses to reuse products, choose post-consumer recycled content products, reduce packaging waste, and use nontoxic cleaning products to reduce waste and greenhouse gas emissions.

Implementation Programs
Program A Water Conservation Education. Update promotion and educational materials on communitywide water conservation, including but not limited to City website updates and quarterly newsletters advertising regional rebates and programs.

Program B Water Conservation Programs. Develop and market a program to facilitate the installation of waterconserving equipment or infrastructure beyond that already required by the City or State.

Program C Public Facility Water Conservation Programs. Prepare and update every five years an action plan for water conservation measures in existing and new public facilities, including using recycled water for public roadways and facility irrigation.

Program D Water Conservation Ordinance. Review and update every five years, if necessary, the waterefficient landscape standards for consistency with State provisions.

Program E Development Standards. Review and update every five years, if necessary, the citywide design guidelines to include latest technologies for permeable surfaces, parking lot drainage, and other ways to reduce pollution in urban stormwater runoff.

Program F Litter and Debris Removal in Creeks. Create a citywide litter and debris removal and cleanup program that aims to address sources of pollution that affect local creeks and waterways by partnering with local groups, organizations, and agencies.

Program G Erosion Control. Revise and update every five years the Municipal Code as necessary to require best practices that reduce soil erosion and minimize or eliminate the effects of grading on loss of topsoil.

Program H Creek Restoration Funding. Seek regional, State, and federal funding sources to reclaim, restore, and enhance local creeks and waterways in order to:
 Reduce embankment erosion and deterioration;
 Clearing debris to maintain free flowing waterways; and  Stabilize and restore stream banks through the planting of new vegetation.

Program I Planting Education. Provide residents with education and informational sources on invasive plants species to avoid planting, as well as locally native plants appropriate to Contra Costa County and Pleasant Hill.

Program J Tree Planting and Maintenance Strategy. Prepare and update as necessary the tree planting and maintenance strategy to reduce ambient air temperature on hot sunny days. This plan should be reviewed and updated, as appropriate.

Program K Tribal Construction Monitors. Require tribal monitor(s) during all activities in areas with cultural resources of interest to local Native American tribes. Both monitors shall observe grading, grounddisturbing, and other earth-moving activities.

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ID # Goals and Supportive Policies/Programs
Program L Tribal Consultation. Require the determination of the significance of the cultural resource(s) and development and implementation of any data recovery program shall be conducted by a qualified professional and in consultation with interested Native American tribes. All Native American human remains and associated grave goods shall be returned to their most likely descendent and repatriated. The final disposition of artifacts not directly associated with Native American graves shall be negotiated during consultation with interested tribes. If Native American tribes do not accept the artifact, it shall be offered to an institution staffed by qualified professionals, as determined by the City Planner. Artifacts include material recovered from all phases of work, including the initial survey, testing, indexing, data recovery, and monitoring.

Program M Identify Historic and Cultural Sites. Update the historic and cultural resources survey to identify historic or cultural sites eligible for resource protection, with specific consideration of structures 45 years old and older.

Program N Clean Fleet Program. Research potential funding mechanisms, including grant funding, to prepare and implement a clean fleet program to purchase or lease of zero emission, alternative energy vehicles and equipment with the objective of replacing all fossil fuel vehicles and equipment.

Program O Climate Action Plan. Prepare a Climate Action Plan that addresses all changes in State law pertaining to climate change and emissions, as well as setting GHG threshold targets for the City.

Program P GHG Reduction and Source Alignment. Pursue a diverse mix of GHG reduction strategies across a range of municipal activities that generate GHG emissions and perform municipal GHG inventories at least once every five years to track results for implementation elsewhere.

Program Q Electric Vehicle Parking Regulations. Revise and update the Zoning Ordinance Parking regulations, as needed, to reflect current best practices for electric vehicle charging considering new state legislation banning combustion engine vehicle by 2035.

Program R Energy Conservation Education. Create a program to educate, provide access to a clearinghouse of available grants, and other funding sources to promote energy conservation and the application of alternative energy technology.

Program S Zero Waste. Prepare and update as necessary a zero-waste action plan to maximize waste diversion.

Program T Recycled and Salvaged Building Materials. Create educational information for distribution to development project applicants on the use of recycled materials in new development projects and roadway projects.

Program U Ban of Non-Recyclable/Compostable Materials. Develop an ordinance to ban the use of styrofoam, plastics straws, and other petroleum-based, non-recyclable, or non-compostable materials used for food and beverage services, including to-go and delivery items.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Environment Element.

Open Space, Parks, and Recreation Element
The Open Space, Parks, and Recreation Element, another component of the current General Plan, would also be updated. The purpose of the Open Space, Parks, and Recreation Element is to provide for the continued enhancement of parks and recreation facilities to meet the recreational needs of existing and future residents, as well as ensure the City meets its General Plan proposed standard of providing three acres of developed parkland per 1,000 residents.

PROPOSED OPEN SPACE, PARKS, AND RECREATION ELEMENT GOALS, POLICIES, AND PROGRAMS Goals and supportive policies and programs of the proposed General Plan Open Space, Parks, and Recreation Element are shown in Table 2-9.

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Table 2-9 Pleasant Hill Open Space, Parks, and Recreation Element Goals, Policies, and Programs
ID # Goals and Supportive Policies/Programs
Goal OSP-1 Preserve, enhance, and protect a continuous system of open space areas, hillsides, and natural features.

Policy OSP-1.1 Open Space Preservation. Keep open space and undeveloped hillsides free of future development.

Policy OSP-1.2 Regional Coordination. Encourage and coordinate with Contra Costa County, the Pleasant Hill Recreation and Park District, and organizations like the East Bay Regional Park District, Contra Costa Water District, and John Muir Land Trust in the preservation of open space resources within and surrounding the city.

Policy OSP-1.3 Access to Open Space Resources. Ensure that the public has equitable access to all parts of the City to experience and appreciate open space resources.

Policy OSP-1.4 Connected Open Space Areas. Integrate, wherever possible, the local open space and parks systems with the open space systems of nearby communities and the region to create and preserve a continuous and connected system of open space areas.

Goal OSP-2 Support the Pleasant Hill Recreation and Park District’s efforts to offer high-quality park, recreation (e.g., sports fields), and trail facilities for residents and visitors.

Policy OSP-2.1 Recreation Facilities Planning. Plan for appropriate sites for new recreational facilities, including playing fields, tennis courts, and other facilities.

Policy OSP-2.2 Recreational Programs for All. Advocate for and support PHRPD in their efforts to provide a wide range of recreation programs that are appropriate to a wide range of ages (e.g., youths, seniors), interests (e.g., sports, arts), and backgrounds which reflect Pleasant Hill’s cultural diversity.

Policy OSP-2.3 Expand Youth Programs. Encourage new and expanded youth recreation and extracurricular educational programs.

Policy OSP-2.4 Accessibility for Persons with Disabilities. Advocate for and support PHRPD in their efforts to provide recreation programs accessible to those with disabilities and strive to improve accessibility of existing recreation programs.

Policy OSP-2.5 Accessibility for Persons of All Income Levels. Advocate for and support PHRPD in their efforts to make all programs available regardless of participants’ ability to pay, through scholarships, fee waivers, program cost underwriting, and other available methods.

Policy OSP-2.6 Parkland Standard. Work with the PHRPD to establish and achieve a standard of 3 acres of developed parkland per 1,000 population.

Policy OSP-2.7 Expand Recreation and Park Facilities. Work with the PHRPD in supporting implementation outlined in the2020 Parks, Facilities & Recreation Master Plan to facilitate development and expansion of recreation and park facilities.

Policy OSP-2.8 Equitable Access to all Parkland. Work with the PHRPD to identify parcels for new parks and open space preservation to ensure all residents have access to parkland within a one-mile radius of their place of residence regardless of socio-economic status
Goal OSP-3 Ensure the provision of a variety of community facilities that are well-maintained and accessible to all residents.

Policy OSP-3.1 Awareness of Facilities. Work with the PHRPD to provide information about available recreational and community facilities and strive to make all residents aware of these facilities and the programs offered in each.

Policy OSP-3.2 Support Facility Needs. Support the community’s needs by working with PHRPD to implement the 2020 Parks, Facilities & Recreation Master Plan).

Implementation Programs
Program A Maintain Land Coverage Constraints. Ensure the Zoning Ordinance continues to require aesthetic and land coverage constraints on new land divisions in open space and undeveloped hillside areas.

Program B Coordination with the Recreation and Park District. Continue to coordinate with the Recreation and Park District on efforts and initiatives taking place in the city.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Open Space, Parks, and Recreation Element.

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Public Facilities, Services, and Infrastructure Element The Public Facilities, Services, and Infrastructure Element, another component of the current General Plan previously included within the Community Development Element, would also be updated. The purpose of the Public Facilities, Services, & Infrastructure Element is to present goals, policies, and programs related to public facilities and community services within City limits. Public facilities provide convenient and efficient services, a sense of identity, and define the visual character of Pleasant Hill.

PROPOSED PUBLIC FACILITIES, SERVICES, AND INFRASTRUCTURE ELEMENT GOALS, POLICIES, AND

PROGRAMS
Goals and supportive policies and programs of the proposed General Plan Public Facilities, Services, & Infrastructure Element are shown in Table 2-10.

Table 2-10 Pleasant Hill Public Facilities, Services, and Infrastructure Element Goals, Policies, and Programs
ID # Goals and Supportive Policies/Programs
Goal PFC-1 Ensure adequate water supply to existing and future development.

Policy PFS-1.1 Preserve and Enhance Water Supply. Support the water providers in their efforts to preserve and enhance the water supply.

Policy PFS-1.2 Infrastructure Maintenance. Collaborate with water providers in their efforts to maintain wastewater conveyance, treatment, and disposal infrastructure in good working conditions within the city.

Policy PFS-1.3 Water-Saving Devices. Require the use of water-saving devices (e.g., low flow faucets and shower heads, dual-flush toilets) in new developments and plumbing-related remodels.

Policy PFS-1.4 Reclaimed Water Use. Require new development to incorporate reclaimed water infrastructure into site and landscaping design and facilities in building/home design and business operations as allowed by applicable agency guidelines.

Policy PFS-1.5 Water Services Requirement. Ensure that water services for new developments does not negatively affect service to existing uses.

Policy PFS-1.6 Water Provider Coordination. Coordinate with water providers to ensure that new proposed development can be adequately served by the water supply system prior to approving the development.

Goal PFS-2 Ensure that adequate wastewater facilities and services are available to meet the needs of existing and future development.

Policy PFS-2.1 Infrastructure Maintenance. Collaborate with Central San in their efforts to maintain wastewater conveyance, treatment, and disposal infrastructure in good working conditions within the city.

Policy PFS-2.2 New Development. Coordinate the review of development proposals with Central San to ensure that new development can be adequately served.

Policy PFS-2.3 Wastewater Services Requirement. Ensure that wastewater services for new developments does not negatively affect service to existing uses.

Goal PFS-3 Provide a resilient, sustainable stormwater management system that reduces runoff volume and minimizes flood potential from existing and future development.

Policy PFS-3.1 NPDES Permit Activities. Implement NPDES permit activities in compliance with State and Federal law to prevent stormwater pollution..

Policy PFS-3.2 Drainage Facility Maintenance. Collaborate with property owners and the Flood Control District to regularly maintain and provide funding for all drainage facilities to ensure that they continue operating at full carrying capacity.

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ID # Goals and Supportive Policies/Programs
Policy PFS-3.3 Green Infrastructure. Require new developments to install green infrastructure, as required by the permit conditions of the Regional Water Quality Control Board, as part of their natural stormwater drainage systems, including but not limited to pervious pavement, infiltration basins, rain gardens, green roofs, rainwater harvesting systems, and other types of low-impact development (LID).

Policy PFS-3.4 Retrofit for Green Infrastructure. Encourage the retrofit of existing development to include sustainable infrastructure and green building practices.

Goal PFS-4 Continue and improve upon efforts to divert waste from landfills.

Policy PFS-4.1 Sustainable Solid Waste and Recycling Services. Work with contract service provider to advance their sustainability initiatives to increase recovery of key materials and development of regenerative landfills.

Policy PFS-4.2 Waste Reduction Education. Collaborate and partner with local organizations to provide waste reduction education programs to residents and businesses.

Policy PFS-4.3 Recycle and Reuse Building Materials. Require the recycling and reuse of building materials during demolition and construction including roadway projects.

Goal PFS-5 Provide for the current and future energy and telecommunications needs of Pleasant Hill.

Policy PFS-5.1 Provision of Utilities. Work with public, quasi-public, and private utility providers as practicable to provide adequate levels of service to city residents.

Policy PFS-5.2 Coordination with Utility Providers. Coordinate with energy providers in the siting and design of gas and electric facilities to minimize environmental, aesthetic, and safety impacts.

Policy PFS-5.3 Co-Location of Telecommunication Facilities. Encourage compatible co-location of telecommunication facilities and work with service providers to site telecommunications facilities on City-owned property or public rights-of-way.

Policy PFS-5.4 Utility Undergrounding. Require the undergrounding of local-serving utilities in areas of the city undergoing development or significant construction.

Policy PFS-5.5 Telecommunication Technologies. Support the implementation of telecommunication technologies to attract new businesses and meet the changing communication needs of city residents and businesses.

Policy PFS-5.6 Fiber Optic Cable Access. Explore opportunities to expand the city's fiber optic infrastructure.

Policy PFS-5.7 Residential Electric Utility Use. Encourage the use of electric appliances and utility hook-ups in all new residential development.

Goal PFS-6 Provide high-quality public safety and crime reduction services to maintain a safe and secure community.

Policy PFS-6.1 Police Staffing. Maintain Police Department staffing levels in line with community needs.

Policy PFS-6.2 Development Review. Include the Police Department in the review of development proposals to ensure that crime and safety issues are consistently addressed in the review of new development.

Such review shall take a comprehensive approach to public safety and promote the implementation of Crime Prevention Through Environmental Design (CPTED) principles, as appropriate.

Policy PFS-6.3 Public Communications. Use a variety of communication methods (e.g., social media, text messaging, television and radio alerts, website postings) to communicate and inform residents and businesses about crimes, investigations, and emergencies.

Goal PFS-7 Continue to uphold police-community trust, engagement, and collaboration.

Policy PFS-7.1 Professional Standards and Training. Promote policing strategies, standards, and training that prioritize de-escalation, awareness of implicit bias, and practices that safeguard individual rights and liberties.

Policy PFS-7.2 Community Engagement. Enhance a community presence beyond policing duties, including, but not limited to, hosting events in neighborhoods and schools.

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ID # Goals and Supportive Policies/Programs
Goal PFS-8 Advocate for high-quality fire emergency response citywide to prevent and minimize injury, loss of life, and property damage.

Policy PFS-8.1 First Response Travel Time. Work with the CCCFPD to ensure that first response travel time is maintained and enhanced where possible.

Policy PFS-8.2 Emergency Response Facilities and Personnel. Work with the CCCFPD to continue to increase the emergency response facilities and personnel necessary to meet residential and employment growth in the city.

Policy PFS-8.3 Fire Safety Requirements for New Developments. Require new development to incorporate adequate emergency water flow, fire resistant design and materials, and evacuation routes.

Policy PFS-8.4 Emergency Vehicle Accessibility. New development shall incorporate necessary emergency vehicle access and not impede the ability of service providers to provide adequate emergency response.

Policy PFS-8.5 Secondary Emergency Access Route Requirement. Require secondary emergency access routes for all areas of the city currently lacking dual access.

Goal PFS-9 Promote excellence in public education.

Policy PFS-9.1 School Contribution. Acknowledge and support the contribution of schools to the socioeconomic health of the city.

Policy PFS-9.2 High-Quality Education. Support the efforts of local educational institutions and school districts to provide high-quality education and facilities
Policy PFS-9.3 Support Qualified Teacher Recruitment. Support public and private schools in teacher recruitment, facilities planning, housing and other key efforts.

Policy PFS-9.4 Support Education/Schools Advisory Committee. Continue to address issues of concern to the Pleasant Hill Schools with the Mount Diablo Unified School District through the City’s Education Commission and Education Task Force Commission.

Policy PFS-9.5 Support of School Upgrades. Support upgrading and updating public educational institutions, facilities, additions and improvements.

Policy PFS-9.6 Collection of School Impact Fees. Continue to collect Mt. Diablo Unified School District school impact fees for new residential development.

Policy PFS-9.7 Coordination and Communication. Improve communication and cooperative interaction among all schools (public, private, and charter) and the Recreation and Park District.

Policy PFS-9.8 Physical and Cultural Connections. Establish strong physical and cultural connections between the City, Diablo Valley College, and local schools that result in creative, proactive opportunities for cooperation.

Policy PFS-9.9 Elementary Schools as Community Focal Points. Coordinate with the school districts and Recreation and Park District to use existing educational facilities for social, cultural, and recreational activities.

Goal PFS-10 Ensure access to library facilities and services to meet the educational and informational needs of the community.

Policy PFS-10.1 City Library Facility. Ensure that the City Library facility continues to provide high-quality services and education forums for residents and seeks to serve all members of the community.

Policy PFS-10.2 Library Operating Hours. Support a broad range of operating hours for the community to use the library and associated amenities.

Policy PFS-10.3 Benefits of the Library. Support the library in providing a diverse set of amenities for patrons, programs and events, and access to technological resources.

Policy PFS-10.4 Lifelong Learning. Maintain and develop library programs and services that contribute to the personal education of adults (of all ages) pursuing lifelong learning opportunities.

Implementation Programs
Program A Diablo Vista Feasibility Study. Prepare a study to evaluate the long-term feasibility and provision of Diablo Vista (DV) water services in the community.

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ID # Goals and Supportive Policies/Programs
Program B Capital Improvements Program. When updating the Capital Improvements Program, identify and include the following:
 Projects that could also support green infrastructure improvements.  Street improvements consistent with emergency vehicle access standards.  City-sponsored projects necessary to maintain or improve levels of performance.

Program C Energy Efficiency Public Campaign. Develop a public outreach campaign on the benefits of energy efficiency and what steps residents and businesses can take to be more energy efficient.

Program D Green Retrofit Program. Seek funding to develop a program that provides financial assistance and informational resources to incentivize homeowners and business owners to retrofit their properties with green infrastructure.

Program E “Dig Once” Open Trench Requirements. Prepare and maintain a list of utility-related infrastructure needs (e.g., for improved internet technologies) and require the installation of purple pipe and additional utility conduit associated with identified needs in the public rights-of-way when a trench is opened for major utility projects.

Program F Undergrounding Utilities Study. Prepare a study to analyze varying methods of implementing undergrounding of utilities on a citywide scale.

Program G Undergrounding Requirements. Prepare an amendment to the Zoning Ordinance that includes criteria for determining when the undergrounding of utilities is required.

Program H Communications Master Plan. Prepare a Communications Master Plan, which provides a framework to guide the evaluation, planning, implementation, and management of the City's communications infrastructure, including but not limited to outlining the necessary coordination between different government agencies when installing new communications infrastructure.

Program I Natural Gas Ban Study. Prepare a study to analyze the implementation of a natural gas ban for all new residential development.

Program J College/University Liaison. Establish a Diablo Valley College liaison to address issues of mutual concern and potential community-wide benefit.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Public Facilities, Services, & Infrastructure Element.

Economics and Economy Element
The Economics and Economy Element, another component of the current General Plan, will also be updated. The Economics and Economy Element includes goals, policies, and programs related to retention and expansion of existing business sectors, as well as diversifying the economy to develop new kinds of businesses in Pleasant Hill.

PROPOSED ECONOMICS AND ECONOMY ELEMENT GOALS, POLICIES, AND PROGRAMS Goals and supportive policies and programs of the proposed General Plan Economics and Economy Element are shown in Table 2-11.

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Table 2-11 Pleasant Hill Economics and Economy Element Goals, Policies, and Programs ID # Goals and Supportive Policies/Programs
Topic
Goal E-1 Promote economic health of the downtown and the city as a whole, particularly through the growth of businesses that generate sales taxes and other revenues for the City.

Policy E-1.1 Mixed-use. Encourage mixed-use development downtown and at other sites where appropriate.

Policy E-1.2 Annexations. Consider annexation of land in the Sphere of Influence when likely to generate positive fiscal benefits to the City and provide open space, housing, or employment opportunities.

Goal E-2 Facilitate additional retail and commercial opportunities that meet local needs.

Policy E-2.1 Uses Along Contra Costa Boulevard. Facilitate the improvement and upgrading of older and outmoded uses along Contra Costa Boulevard, including mixed-use development where feasible.

Policy E-2.2 Mix of Retailers. Support the attraction and development of more local businesses and firms with creative and innovative business concepts in terms of the product sold, shopping experience, and/or the way that the tenant space is used. A mix of local, regional, and national retailers will offer a diversity of product and pricing choices to local residents. Encourage the integration of entertainment and high demand service uses (such as creative studios, consumer-oriented class spaces, and youth attractions) with retail to create attractive shopper environments.

Policy E-2.3 Retail and Restaurant Uses. Encourage quality retail and restaurant uses in strategic locations to support the success of mixed-use developments.

Policy E-2.4 Cultural and Business Activity at Diablo Valley College (DVC). Support DVC’s desire to create a hub of entertainment, commerce and education that benefits students, residents and the business community alike.

Goal E-3 Create and maintain a dynamic and diverse economic base.

Policy E-3.1 City Serving Retail and Commercial Growth. Allow for changes to General Plan commercial land use designations provided such changes include effective mitigation of environmental constraints, noise, traffic, and other hazards. Further, in consideration of such changes, the City Council may require the provision of public benefit, including, but not limited to, provision of affordable housing pursuant to the policies in the City’s Housing Element; or provision of parkland, trails, or other community or recreation facilities or equivalent funding for development of such facilities; or other appropriate public benefit as determined by the City Council.

Policy E-3.2 Existing Business Support. Support existing businesses and encourage them to expand when appropriate.

Policy E-3.3 New Businesses. Prioritize attraction of new businesses that:
 are independent and not affiliated with national chains;  are innovative and creative in concept in terms of the product being sold and/or the building or space that the business is located within;
 fill unique niches and/or unmet demand;
 augment needed services and/or existing amenities (including recreation, retail and restaurant uses);
 generate net fiscal benefits to the City, such as tax revenues;  create higher-paying, higher-skill, and/or higher-quality jobs for local residents;  match the skill levels of the local labor pool;
 have potential to stimulate other private investment in the city;  are compatible with existing infrastructure and the environment;  support, participate in, and promote civic activities;  create minimal negative impact on the surrounding community; and  require minimal public investment.

Policy E-3.4 Light Manufacturing. Encourage the location of artisanal consumer goods manufacturing in commercial districts through design standards that permit flexible building design, with onsite retail sales as well as offsite distribution. Also encourage incubator light industrial uses in industrial districts.

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ID # Goals and Supportive Policies/Programs
Policy E-3.5 Underutilized Parcels. Facilitate appropriate reuse of underutilized parcels.

Policy E-3.6 Technology Companies. Encourage the location of firms in growing technology sectors, such as biotech, in existing commercial and industrial zones through design standards that achieve appropriate building scale and environmental standards.

Goal E-4 Enlarge the City’s revenue base as necessary to sustain and support the community.

Policy E-4.1 Revenue Base Impacts. Evaluate and support proposed development to determine whether it would have a positive impact on the City’s revenue base.

Goal E-5 Help local businesses and the City of Pleasant Hill capture visitor dollars that are otherwise lost to the larger regional area, thereby increasing revenue to local businesses and the City.

Policy E-5.1 Tourism Industry Development. The City shall continue to encourage organizations that promote Pleasant Hill as a visitor destination and work with the local business community to ensure that a full range of visitor services, events, and attractions is available to maximize the economic benefit from this market.

Goal E-6 Encourage the development and expansion of critical communications and transportation infrastructure.

Policy E-6.1 Broadband Network. Encourage the expansion of a high-capacity broadband network in Pleasant Hill and other high-capacity internet technologies as they evolve.

Policy E-6.2 Transportation Systems. Encourage the installation of electric vehicle charging stations, ride sharing hubs, and bike/scooter rental services to support consumer interest in alternative transportation modes. Evaluate the changing needs for parking in commercial and mixed-use districts. Promote expansion of transit services.

Policy E-6.3 Active Transportation. Promote the use of the City’s trail systems to increase pedestrian and bike travel, particularly for local work trips. Develop circulation designs in mixed-use districts, including Downtown, to promote pedestrian access and bike/scooter travel.

Implementation Programs
Program A Allowable Office and Hotel Density. Encourage the use of allowable development density for office and hotel development, while preserving areas designated for retail uses.

Program B Density Incentives. Create incentives to encourage higher density and/or mixed-use development in the downtown and at other appropriate sites along transit corridors.

Program C Downtown Plan Update. Review and update Downtown Plan, as necessary.

Program D Cultural & Business Hub at DVC. Support DVC’s efforts to create shared use opportunities for the performing arts center and other event venues at DVC. Promote close connections between the business community and the educational resources at DVC.

Program E Plan for a Mix of Uses at Key Opportunity Sites. Identify the specific types of mixed-use development that would be appropriate at key opportunity sites. Develop zoning standards that reflect the locational attributes of the sites. In particular, plans should allow for a compatible mix of office, hotel, retail, entertainment and/or residential uses at the Crossroads and DVC Plaza shopping centers, and should include fiscal implications of any proposed net reduction in the square footage of retail floor space that existed at DVC Plaza in December 2020 so that the new development will provide equivalent or superior fiscal or economic benefits to the City.

Program F Additional Non-Residential Uses. Ensure that the City maintains a well-balanced and modern regulatory system that permits additional retail, commercial, entertainment, technology and light industrial uses while mitigating impacts to residential areas, traffic, schools, City services and other environmental conditions.

Program G Reuse Opportunity Identification. Identify the reuse potential and feasibility of commercial and light industrial properties that respond to the emerging needs of specific business uses.

Program H Work with Key Employers. Work with the Pleasant Hill Chamber of Commerce and the Downtown Pleasant Hill Shopping Center owner and/or property manager on issues that may impact businesses’ decisions to remain in the city.

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ID # Goals and Supportive Policies/Programs
Program I Identify Opportunities to Attract New Employers. Work with real estate and development professionals, as well as workforce development agencies such as DVC, to identify opportunities to bring employers into the city that will diversify the job base. Collaborate with regional economic development entities to support economic growth throughout Contra Costa County.

Program J Promote City Assets and Visitor Attractions. Encourage the efforts of the Pleasant Hill Chamber of Commerce, Stay Pleasant Hill Tourism Improvement District, DVC, and any future programs or organizations that market and promote the city’s businesses, city amenities, visitor attractions, ease of access, affordability, and quality of life. Create and maintain an Opportunity Site Map to illustrate key development opportunities.

Program K Support Job-training Programs. Support the efforts of DVC, Cal State East Bay, and other regional educational institutions to tailor job-training programs to local businesses (including technology, service, retail, finance, insurance, real estate, local government, education, and transportation).

Program L Periodic Sales Analysis. Analyze periodically city per capita sales by market category (as compared to statewide averages) to identify trends and sectors that should be targeted for growth.

Program M Broadband Network. Consider support of local internet service providers, educational and health care agencies, and business groups seeking to address network gaps as they are identified. Seek available state and federal grants where appropriate to close any broadband service gaps.

Program N Electric Vehicle and Micromobility Charging Stations. Develop a plan for the location and development of publicly available charging stations for autos and other types of personal electric transportation.

Source: Pleasant Hill, City of. 2022. Pleasant Hill Draft 2040 General Plan Economics and Economy Element.

2.6 Construction
Given the programmatic nature of the 2040 General Plan, specific projects details and locations that could result in the future within these land use areas are unknown at this time. All future projects would require project-level environmental review analysis.

2.7 Required Actions and Approvals
Implementation of the proposed plan would require the following approvals:
 EIR Certification: City Council
 Adoption of 2040 General Plan: City Council

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3 Environmental Impact Analysis
This chapter sets forth the physical and regulatory environmental setting and addresses the environmental impacts of the General Plan Update (proposed plan) with respect to 13 environmental resource areas. The discussions of the environmental setting in each subsequent section of this Environmental Impact Report (EIR) describe the present physical conditions, or baseline conditions, in the General Plan area (plan area). The baseline used for the analysis of environmental impacts under the California Environmental Quality Act (CEQA) reflects the conditions present at the time the Notice of Preparation (NOP) for this EIR, published on July 7, 2022. The potential impacts of the proposed plan are compared against the existing baseline conditions for each environmental resource.

Environmental Topics Addressed in this EIR
The proposed plan is analyzed in this EIR from the perspective of the following 13 environmental topics:
 Aesthetics
 Air Quality
 Biological, Agriculture, and Forestry Resources
 Cultural and Tribal Cultural Resources
 Geology, Soils, and Mineral Resources
 Greenhouse Gas Emissions and Energy
 Hazards, Hazardous Materials, and Wildfire
 Hydrology and Water Quality
 Land Use Planning, Population, and Housing
 Noise
 Public Services and Recreation
 Transportation
 Utilities and Service Systems
Format of the Environmental Analysis
Each environmental resource area is analyzed in individual sections that include the subsections summarized below.

Introduction
This subsection summarizes what will be discussed in the respective environmental topic section, states what informational documents are used as the basis for the section, and indicates what related comments, if any, were received during the EIR public scoping period.

Environmental Setting
This subsection describes the existing, baseline physical conditions of the plan area and surroundings (e.g., existing land uses, transportation conditions, noise environment) with respect to each resource topic at the time the NOP was issued. Conditions are described in sufficient detail and breadth to allow a general understanding of the environmental impacts associated with implementation of the proposed plan.

Regulatory Framework
This subsection describes the relevant federal, California, regional, and local regulatory requirements that are directly applicable to the environmental topic being analyzed.

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Impacts and Mitigation Measures
This subsection evaluates the potential for the implementation of the proposed plan to result in direct and indirect adverse impacts on the existing physical environment, with consideration of both construction and operation impacts. The significance criteria questions for environmental impacts are listed at the beginning of this subsection, followed by the discussion of the approach to the analysis and specific thresholds of significance that have been applied to evaluate the impacts of the proposed plan.

Indirect impacts are discussed only for those resources for which they have the potential to occur (e.g., population and housing, cultural resources, air quality, and biological resources). Both planlevel and cumulative-level impacts are analyzed. Plan-level impacts could result from actions related to implementation of the proposed plan. Cumulative-level impacts could result from implementation of the proposed plan in combination with other identified cumulative projects. As discussed in “Cumulative Setting” below, the plans and projects listed in Table 3-1, in conjunction with the proposed plan, are considered the cumulative scenario for the analysis of cumulative impacts.

Impacts are analyzed and the respective assessment and findings are provided, applying the following levels of significance:
 No Impact. A determination of No Impact is reached if no potential exists for impacts or if the environmental resource does not occur in the plan area or the area of potential impacts.  Less Than Significant Impact. This determination applies if the impact does not exceed the defined significance criteria or would be eliminated or reduced to a less than significant level through compliance with existing local, state, and federal laws and regulations. No mitigation is required for impacts determined to be less than significant.  Less Than Significant Impact with Mitigation. This determination applies if the proposed plan would result in a significant impact, exceeding the established significance criteria, but feasible mitigation is available that would reduce the impact to a less than significant level.  Significant and Unavoidable Impact. This determination applies if the proposed plan would result in an adverse impact that exceeds the established significance criteria, and no feasible mitigation is available to reduce the impact to a less than significant level. Therefore, the residual impact would be significant and unavoidable.

Impacts are defined in terms of their context and intensity. Context is related to the uniqueness of a resource; intensity refers to the severity of the impact. Where applicable, best management practices or improvement measures, or both, are incorporated into the proposed plan to limit the potential for a significant impact. Where necessary, mitigation measures are identified for significant impacts to limit the degree or lower the magnitude of the impact; rectify the impact by repairing, rehabilitating, or restoring the affected environment; or compensate for the impact by replacing or providing substitute resources or environments. These impacts conclude with a finding of Less than Significant Impact with Mitigation. Where no mitigation measures are necessary, relevant impacts are concluded to be Less than Significant or to have No Impact.

As part of the impact analysis, mitigation measures are identified, where feasible, for impacts considered significant or potentially significant consistent with CEQA Guidelines Section 15126.4, which states that an EIR “shall describe feasible measures which could minimize significant adverse impacts.” CEQA requires that mitigation measures have an essential nexus and be roughly proportional to the significant impact identified in the EIR. The future project sponsors are required

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to implement all identified mitigation measures identified in the Final EIR, and the lead agency (in this case, the City of Pleasant Hill) is responsible for overseeing implementation of such mitigation measures.

Impacts are numbered and shown in bold type. The corresponding mitigation measures, where identified, are numbered and indented, and follow the impact statements. Impacts and mitigation measures are numbered consecutively within each topic and include an abbreviated reference to the impact section (e.g., “LU” for Land Use and Planning). The following abbreviations are used for individual topics:
 Aesthetics (AES)
 Air Quality (AQ)
 Biological, Agriculture, and Forestry Resources (BIO)  Cultural and Tribal Cultural Resources (CR)
 Geology, Soils, and Mineral Resources (GEO)
 Greenhouse Gas Emissions and Energy (GHG)
 Hazards, Hazardous Materials, and Wildfire (HAZ)
 Hydrology and Water Quality (HYD)
 Land Use Planning, Population, and Housing (LU)
 Noise (NOI)
 Public Services and Recreation (PS)
 Transportation (TRA)
 Utilities and Service Systems (UTL)
Cumulative Impacts
This subsection evaluates the potential for the proposed plan in conjunction with other identified cumulative plans and projects (see Table 3-1) to result in cumulative impacts. The goal of this analysis is to determine whether the overall long-term impacts of all such plans and projects would be cumulatively significant, and to determine whether the proposed plan on its own would cause a “cumulatively considerable” incremental contribution to any such cumulatively significant impacts.

To determine whether the overall long-term impacts of all such plan and projects would be cumulatively significant, the analysis generally considers the following:
 The area in which impacts of the proposed plan would be experienced;  The impacts of the proposed plan that are expected in the area;  Other past, proposed, and reasonably foreseeable plans and projects that have had or are expected to have impacts in the same area;
 The impacts or expected impacts of these other plans and projects; and  The overall impact that can be expected if the individual impacts from each plan or project are allowed to accumulate.
“Cumulative impacts” refers to two or more individual impacts that, when considered together, are considerable, or that compound or increase other environmental impacts (CEQA Guidelines Section 15355). Cumulative impacts can result from individually minor but collectively significant impacts taking place over time. If the analysis determines that the potential exists for the proposed plan, taken together with other past, present, and reasonably foreseeable future plans and projects, to

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result in a significant or adverse cumulative impact, the analysis then determines whether the proposed plan’s incremental contribution to any significant cumulative impact is itself significant (i.e., “cumulatively considerable”). The cumulative impact analysis for each individual resource topic is presented in each resource section of this chapter immediately after the description of the direct impacts and identified mitigation measures.

Cumulative Scenario Setting
Table 3-1 lists the relevant plans and larger-scale projects considered in conjunction with the proposed plan for the cumulative impacts environmental analysis that is included at the end of each environmental resource topic section in this EIR.

Table 3-1 Cumulative Plans and Larger-scale Projects List Name Jurisdiction Land Uses
Development Net Increase
Units
Non-residential
Gross Square
Footage Location Status
85 Cleaveland
Residential
City of
Pleasant Hill
Residential 189 - Pleasant Hill Approved – under
construction
401 Taylor
Residential
City of
Pleasant Hill
Residential 31 + 6
ADUs1
- Pleasant Hill Approved – under
construction
Oak Park
Properties Specific
Plan
City of
Pleasant Hill
Civic,
recreation,
residential
34 + 7
ADUs
24,800 Pleasant Hill Approved – under
construction
Reliez Terraces
Residential
City of
Pleasant Hill
Residential 17 + 4
ADUs
- Pleasant Hill Approved – under
construction
Cambria Hotel City of
Pleasant Hill
Commercial - 96,000 Pleasant Hill Approved
Concord Naval
Weapons Station
Redevelopment
City of
Concord
Residential,
commercial,
office
Up to
13,000
millions Concord Undergoing
environmental
review
Lafayette 6th Cycle
Housing Element
Update
City of
Lafayette
Residential 3,356 - Lafayette Undergoing
environmental
review
2nd Revised Draft
General Plan 2035
City of
Martinez
Commercial,
residential,
agricultural,
open space
2,060 2.8 million Martinez Undergoing
environmental
review
Clayton Draft
Housing Element
City of
Clayton
Residential 868 13,000 Clayton Undergoing
environmental
review
2022-2030
Housing Element
Update
City of
Danville
Residential 2,577 - Danville Undergoing
environmental
review
Plan Orinda City of
Orinda
Residential,
commercial
1,506 - Orinda Undergoing
environmental
review

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Name Jurisdiction Land Uses
Development Net Increase
Units
Non-residential
Gross Square
Footage Location Status
Envision Pittsburg
2040 General Plan
Update
City of
Pittsburg
Residential,
commercial,
agricultural,
open space
15,576 26,089,499 Pittsburg Undergoing
environmental
review
Comprehensive
Advanced Planning
Initiative
City of
Moraga
Residential 1,821 - Moraga Undergoing
environmental
review
Contra Costa
Centre Transit
Village
Contra Costa
County
Residential,
commercial,
office, hotel
2,700 2,400,000 Unincorporated
Contra Costa
County
(proximate to
Pleasant
Hill/Contra
Costa Centre
BART Station)
Approved – under
construction
Envision Contra
Costa 2040
Contra Costa
County
Residential,
commercial
7,610* n/a Unincorporated
Contra Costa
County
Undergoing
environmental
review
Plan Bay Area
2050
All Bay Area
jurisdictions
Transportation,
residential
- - All Bay Area
jurisdictions
Approved – under
implementation
Source: Information compiled by Rincon Consultants in 2022. * This is the estimated RHNA requirement. As of the date of this document the proposed buildout numbers are not available. 1 ADUs = Accessory Dwelling Units

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3.1 Aesthetics
This section describes existing conditions related to visual character, scenic resources, views, and light and glare, as well as the relevant regulatory framework. This section also evaluates potential impacts to aesthetics that could result from implementation of the 2040 General Plan. Information in this section is based on information obtained from the existing (2003) Pleasant Hill General Plan, the California State Scenic Highway System map, and photos taken of the General Plan area.

3.1.1 Environmental Setting
Visual Character
Visual character in the California Environmental Quality Act (CEQA) context is an impartial description of the defining physical features, landscape patterns, and distinctive physical qualities within a landscape. Visual character is informed by the composition of land, vegetation, water, and structure and their relationship (or dominance) to one another, and by prominent elements of form, line, color, and texture that combine to define the composition of views. Visual character-defining resources and features within a landscape may derive from notable landforms, vegetation, land uses, building design and façade treatments, transportation facilities, overhead utility structures and lighting, historic structures or districts, or panoramic open space.

Pleasant Hill (General Plan Area)
Pleasant Hill (i.e., General Plan area) is located in the east San Francisco Bay area, 19 miles northeast of San Francisco and seven miles south of the Suisun Bay. The General Plan area boundaries extend from roughly Alhambra Avenue and Taylor Boulevard on the west to roughly Interstate 680 (I-680) and State Route (SR) 242 on the east. Neighboring areas include the City of Martinez to the north, the City of Concord to the north and east, the City of Walnut Creek to the south, and Briones Regional Park to the west. Surrounding natural features include undeveloped hillsides to the west, and Walnut and Grayson Creeks along the eastern portion of Pleasant Hill.

Pleasant Hill is a mostly residential community characterized largely by one and two-story, singlefamily homes occupying approximately 70 percent of Pleasant Hill’s area, such as shown looking south from the intersection of Shelley Drive and Collins Drive in photograph 1 in Figure 3.1-1.

Pleasant Hill is largely built out, with a limited amount of undeveloped open space, along with parks, schools, and vacant land, such as open space in the northern portion of Pleasant Hill seen from Paso Nogal Park in photograph 2 in Figure 3.1-1. Multi-family housing is located primarily near the downtown area and in the Chilpancingo and Ellinwood area in the northern and eastern portions of Pleasant Hill, such as the multi-family development looking north from the intersection of Old Quarry Road and Chilpancingo Parkway shown in photograph 3 in Figure 3.1-1.

Commercial development is concentrated along I-680 in the eastern portion of Pleasant Hill, and light industrial areas are located in the northernmost area of Pleasant Hill east of Pacheco Boulevard and in the southeastern corner of the city along Hookston Road. A gateway to Pleasant Hill’s downtown commercial area as seen from the intersection of Contra Costa Boulevard and Crescent Drive is shown in photograph 4 in Figure 3.1-1. Most non-residential buildings are contemporary office and industrial styles of architecture, with concrete walls, tinted glass windows, and neutral colors.

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Figure 3.1-1 Pleasant Hill Visual Character Representative Photographs Photograph 1. Photograph of single-family units from
intersection of Shelley Drive and Collins Drive looking south Photograph 2. Photograph of open space area from Paso Nogal Park looking north
Photograph 3. Photograph of multi-family units from
intersection of Chilpancingo Parkway and Old Quarry Road looking north
Photograph 4. Photograph of downtown gateway area from
intersection of Crescent Drive and Contra Costa Boulevard looking west

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Scenic Resources
Most communities identify scenic resources as important visual assets that contribute to community identity. These resources can include landforms, trees, water features, and the built environment insofar as they enhance and define the visual character of a landscape. Scenic resources include natural and open spaces, as well as the built environment, particularly if certain architecture is of historic or artistic value.

Pleasant Hill (General Plan Area)
Pleasant Hill (i.e., General Plan area) does not contain any City-designated scenic resources.

Views
Views may be generally described as panoramic views of a large geographic area for which the field of view can be wide and extend into the distance. Associated vantage points provide an orientation from publicly accessible locations. Examples of distinctive views include urban skylines, valleys, mountain ranges, or large bodies of water. Viewshed is a term used to describe a range of resources and their context that relate to what people can see in the foreground, middle ground, and background distances.

Pleasant Hill (General Plan Area)
Viewers recreating, driving, biking, or walking through Pleasant Hill (i.e., General Plan area) might be afforded views of the hills to the west as they visit Pleasant Hill parks and trails or travel through Pleasant Hill. Their exposure would vary based on proximity and ability to see the viewshed. Most buildings within the General Plan area are one to five stories, and views west from Pleasant Hill toward the western hillsides are visible beyond existing residential development. These views are not remarkable in their vividness as dense development prevents expansive vistas, but the hillsides are a notable part of the regional landscape and views, however limited, providing a sense of place and the context of the Diablo Valley.

As summarized in Table 3.1-1, various publicly accessible locations in the General Plan area offer views toward and/or through the General Pan area. Selected viewpoint locations are shown on Figure 3.1-2. Figure 3.1-3 through Figure 3.1-17 demonstrate existing daytime views from the selected viewpoints.

Table 3.1-1 Summary of Viewpoint Locations for Existing General Plan Area Views Viewpoint
Number View Location Description Development Focus Area1 1 Looking North along Pleasant Hill Road and Mangini Drive 2 2 Looking South along Taylor Boulevard near the end of Mangini Drive 2 3 Looking West from Stonebridge Way N/A
4 Looking North along Gregory Lane and Pleasant Hill Road 6 5 Looking East along Monument Boulevard and Marcia Drive 9 6 Looking Southeast from Contra Costa Boulevard and Gregory Lane 3 7 Looking Southwest from Contra Costa Boulevard and Woodsworth Lane 5

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Viewpoint
Number View Location Description Development Focus Area1 8 Looking Southwest from Contra Costa Boulevard and Doray Drive 5 9 Looking North from Contra Costa Boulevard and Ellinwood Drive 5 10 Looking North from Contra Costa Boulevard and Golf Club Road N/A 11 Looking East from Trail by Grayson Creek south of Cottonwood Drive N/A 12 Looking West along Contra Costa Canal Trail near Gregory Lane 6 13 Looking East on Iron Horse Regional Trail between Lisa Lane and Monument Boulevard
9 14 Looking North from Contra Costa Canal Trail and Golf Club Road 1 15 Looking South at the Pleasant Hill Library from Oak Park Boulevard N/A Source: Information compiled by Rincon in 2022.
1 Refer to Figure 2-5 in S Chapter 2.0, Project Description, for a map of the development focus areas.

Most of the views in Pleasant Hill reflect the visual unity of the built environment and indicate that Pleasant Hill is horizontally built out to its urban limits. However, views along Mangini Drive, such as in Figure 3.1-3 and Figure 3.1-4, are of an open space area currently used for low-intensity agriculture; this is uncommon throughout the remainder of Pleasant Hill. Surrounding this remnant of Pleasant Hill’s nineteenth century past as an agricultural community and found throughout Pleasant Hill are sprawling discontinuous roadways lined with detached single-family residences.

Few of Pleasant Hill’s residential uses contain multi-family residences, which are concentrated in Pleasant Hill’s eastern section near I-680, off Ellinwood Drive as shown in Figure 3.1-5.

Along commercial corridors that also serve as vehicle thoroughfares, such as Gregory Lane and Contra Costa Boulevard, are dotted with typical strip malls, which are characterized by large setbacks and parking lots larger in square footage than the commercial buildings themselves. Views onto such commercial frontages are shown in Figure 3.1-6 through Figure 3.1-13. Several multi-use paths serve pedestrians and cyclists in Pleasant Hill, such as the Contra Costa Canal Trail and Iron Horse Regional Trail, from which a user may see roadways, parking lots, or commercial uses through the trees lining the trail, as shown in Figure 3.1-14 through Figure 3.1-16.

Figure 3.1-17 shows one of Pleasant Hill’s public/institutional uses, the newly constructed Pleasant Hill Library along Oak Park Boulevard in the southern portion of Pleasant Hill. There are minimal long-range views within Pleasant Hill, but the hills of Briones Regional Park may be visible from publicly accessible location in Pleasant Hill’s western sections, such as along Alhambra Avenue or Taylor Boulevard.

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Figure 3.1-2 Viewpoint Locations for Existing General Plan Area Views Source: Rincon, 2022

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Figure 3.1-3 View 1: Looking North along Pleasant Hill Road and Mangini Drive Figure 3.1-4 View 2: Looking South along Taylor Boulevard near end of Mangini Drive

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Figure 3.1-5 View 3: Looking West from Stonebridge Way
Figure 3.1-6 View 4: Looking North along Gregory Lane and Pleasant Hill Road

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Figure 3.1-7 View 5: Looking East along Monument Boulevard and Marcia Drive Figure 3.1-8 View 6: Looking Southeast from Contra Costa Boulevard and Gregory Lane

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Figure 3.1-9 View 7: Looking Southwest from Contra Costa Boulevard and Woodsworth Lane
Figure 3.1-10 View 8: Looking Southwest from Contra Costa Boulevard and Doray Drive

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Figure 3.1-11 View 9: Looking North from Contra Costa Boulevard and Ellinwood Drive Figure 3.1-12 View 10: Looking North from Contra Costa Boulevard and Golf Club Road

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Figure 3.1-13 View 11: Looking East from Trail by Grayson Creek south of Cottonwood Drive
Figure 3.1-14 View 12: Looking West on Contra Costa Canal Trail near Gregory Lane

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Figure 3.1-15 View 13: Looking East on Iron Horse Regional Trail between Lisa Lane and Monument Boulevard
Figure 3.1-16 View 14: Looking North from Contra Costa Canal Trail and Golf Club Road

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Figure 3.1-17 View 15: Looking South at the Pleasant Hill Library from Oak Park Boulevard
Scenic Highways
The State Scenic Highway System includes a list of highways that are either eligible for designation as scenic highways or have been officially designated. A highway may be designated scenic depending upon how much of the natural landscape can be seen by travelers, the scenic quality of the landscape, and the extent to which development intrudes upon the traveler’s enjoyment of the view.

Pleasant Hill (General Plan Area)
There are no designated State scenic highways within the Pleasant Hill (i.e., General Plan area). The nearest designated State scenic highways to Pleasant Hill are a segment of I-680 and a segment of SR 24, both are located within the City of Walnut Creek. The portion of I-680 that traverses Pleasant Hill is not designated as a State Scenic Highway.1
1 California Department of Transportation. 2019. California State Scenic Highway System Map. https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa (accessed October 2022).

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Light and Glare
In the context of CEQA Guidelines, light is nighttime illumination that stimulates sight and makes things visible; glare is difficulty seeing in the presence of bright light such as direct or reflected sunlight.

Pleasant Hill (General Plan Area)
Current light and glare levels within the General Plan area are consistent with urbanized development and include streetlights, exterior building lighting, and lighted signs. Primary sources of light are streetlights, parking lot lights, exterior building lighting, and lighted signs. Automobile headlights can also create temporary sources of light as they exit parking areas. Primary sources of glare include sunlight reflected in the windows of buildings, including glass façades, and the windshields of parked cars.

3.1.2 Regulatory Framework
Federal Regulations
No federal plans, policies, regulations, or laws related to aesthetics are applicable.

State Regulations
California Scenic Highway Program
The State Legislature created the California Scenic Highway Program, maintained by Caltrans, in 1963. The purpose of the State Scenic Highway Program is to protect and enhance the natural scenic beauty of California highways and adjacent corridors, through special conservation treatment. The State laws governing the Scenic Highway Program are found in the Streets and Highways Code, Sections 260 through 263. The State Scenic Highway System includes a list of highways that are either eligible for designation as scenic highways or have been officially designated. The status of a proposed State Scenic Highway changes officially from eligible to officially designated when the local governing body applies to Caltrans for scenic highway approval, adopts a Corridor Protection Program, and receives notification that the highway has been officially designated a Scenic Highway.

California Code of Regulations Title 24 - Building Lighting Characteristics California Building Code (California Code of Regulations [CCR], Title 24)—including Title 24, Part 6— includes Section 132 of the Building Energy Efficiency Standards, which regulate lighting characteristics (i.e., maximum power/brightness, shielding, light sensor controls). Different lighting standards are set by classifying areas by lighting zone. The classification is based on 2000 Census population figures. Areas can be designated as LZ1 (dark), LZ2 (rural), or LZ3 (urban). Lighting requirements for dark and rural areas are stricter in order to protect the areas from new sources of light pollution and light trespass. The majority of Pleasant Hill falls under the “urban” standard.

Local Regulations
Pleasant Hill General Plan
The current Pleasant Hill General Plan contains policies related to aesthetics, but they would be replaced by the proposed 2040 General Plan.

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Pleasant Hill Municipal Code
TITLE 18 – PLANNING AND LAND USE
Pleasant Hill Municipal Code Title 18, Planning and Land Use, specifies development and design standards, including lighting, density, height, parking, and setback requirements for residential, commercial, retail, office, light industrial, public and semipublic uses within Pleasant Hill.

TITLE 7 – COMMUNITY PRESERVATION ORDINANCE
Pleasant Hill Municipal Code Title 7, Community Preservation, enforces the maintenance of properties to improve the health, safety and welfare of the residents and the image of Pleasant Hill.

This includes the maintenance of buildings, structures, vegetation and site conditions on private properties.

TITLE 17 – SUBDIVISIONS
Pleasant Hill Municipal Code Chapter 17.52, Commercial Condominiums, governs commercial condominiums use. Chapter 17.52.040 (D) dictates that a subdivider shall install on-site lighting on all vehicular access ways and major walkways, such that the lighting is directed onto driveways and walkways and shielded to eliminate off-site glare.

3.1.3 Impacts and Mitigation Measures
Significance Criteria
The City of Pleasant Hill utilizes the following 2022 CEQA Guidelines Appendix G significance criteria questions related to Aesthetics.

Would the 2040 General Plan:

Have a substantial adverse effect on a scenic vista?
Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
In non-urbanized areas, substantially degrade existing visual character or quality of public views of the site and its surroundings? If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area?
Approach to Analysis
Aesthetic impact assessments involve qualitative analysis that is subjective but informed by the basic guidelines provided above. Reactions to the same aesthetic conditions vary according to viewer taste and interests. Since the proposed plan is not a concrete development proposal, the analysis focuses on a general discussion of the aesthetic impacts within Pleasant Hill, in terms of the

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arrangement of built space to open space, potential loss of scenic resources, degradation of visual character, density and intensity of development, and visual fit with landscape characteristics.

Scenic Vistas and Resources
For the purposes of analysis, a scenic vista is a view from a public place (roadway, designated scenic viewing spot, etc.) that is expansive and considered by the City of Pleasant Hill to be important. It can be obtained from an elevated position (such as from a trail near the top of a hillside) or it can be seen from a roadway with a longer-range view of the landscape. An adverse effect would occur if a proposed development would block or otherwise damage the scenic vista upon implementation.

Visual Character and Views
The impacts on visual character or quality attributable to 2040 General Plan implementation were evaluated relative to visual conditions under buildout, as estimated by existing experiences from public viewpoints in and around Pleasant Hill. Photographs of Pleasant Hill were taken and reviewed in preparation of this analysis. Given that the proposed plan would facilitate development in urbanized areas,
2 the impact discussion of visual character and views is focused on consistency with applicable zoning and other regulations governing scenic quality.

Light and Glare
The analysis of light and glare impacts focuses on the nature and magnitude of changes in light and glare conditions associated with implementation of the proposed plan on the General Plan area and surroundings. If the light and glare conditions of the proposed plan and the existing environment are similar, then the visual compatibility would be high. If the light and glare conditions of the proposed plan strongly contrast with the existing light and glare or applicable policies and guidelines, then light and glare compatibility would be low and significant impacts may result.

Proposed design standards and guidelines as well as proposed plan goals and policies are applied to determine the significance of light and glare impacts associated with the proposed plan.

EIR Scoping Comments Consideration
No comments relevant to CEQA were received in response to the EIR NOP specific to aesthetics that need to be addressed in the impacts discussion.

Specific Thresholds of Significance
The City of Pleasant Hill has not adopted quantitative thresholds for the evaluation of aesthetics.

The City applies the following qualitative thresholds based on adopted policies and guidelines to evaluate the significance of aesthetics impacts resulting from development.  Block existing views from a scenic route or corridor toward a visual/scenic resource (i.e., ridgeline)  Be inconsistent with the character of the plan area or existing development in the surrounding area or would substantially alter existing natural topography  Increase existing nighttime light or daytime glare sources in the plan area or vicinity in a manner that would substantially affect nighttime or daytime views 2 Pleasant Hill is in an urbanized area pursuant to CEQA Guidelines Section 21071, which states that an incorporated city is urbanized if it has either (1) a population of at least 100,000 persons or (2) has a population of less than 100,000 persons if the population of that city and not more than two contiguous incorporated cities combined equals at least 100,000 persons. Since Pleasant Hill has a population of less than 100,000 persons but a contiguous city (the City of Concord) has a population exceeding 100,000, it is considered urbanized.

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Impact Evaluation
Scenic Vistas
Significance Criterion a: Would the proposed plan have a substantial adverse effect on a scenic vista?
Impact AES-1 THE 2040 GENERAL PLAN WOULD FACILITATE DEVELOPMENT IN AREAS ALONG URBANIZED CORRIDORS THAT DO NOT OFFER NOTABLE SCENIC VISTAS THROUGH THE PLAN AREA. IMPACTS WOULD BE LESS THAN SIGNIFICANT.

Construction
Impacts related to substantial adverse effects on a scenic vista are limited to operational impacts, because construction impacts would not result in obstructions to scenic vistas. No substantial adverse effects on scenic vistas from construction would result from implementation of the proposed plan.

Operation
Pleasant Hill includes longer range views from public streets from the western neighborhoods westward towards Briones Regional Park across the urbanized landscape of Pleasant Hill. None of these views are designated as “vistas” or “scenic corridors” in the existing (2003) Pleasant Hill General Plan or the proposed 2040 General Plan. Development implemented under the 2040 General Plan would be located along commercial corridors and/or consist of infill development.

These areas are highly urbanized with retail, restaurant, commercial, and residential uses no taller than three stories. Publicly available views throughout the General Plan area are largely limited by intervening development, mature landscaping, and large street or median trees.

Development facilitated by the 2040 General Plan would largely be infill, some of which could exceed baseline (2022) building heights. From streets and public places (e.g., parks and trails) in Pleasant Hill, intervening development prevents expansive views of the hills to the west. Views in most of the General Plan area are of the built environment. Views of the natural environment are obscured by development, although views down the streets of the built environment and street trees are intact and create a sense of place.

Since scenic vistas of the hills west of Pleasant Hill are not widely available from public viewing areas and new development would be limited by development standards dictated by Pleasant Hill Municipal Code Title 18, Planning and Land Use, scenic vistas would continue to be available where they currently exist. Therefore, impacts of development facilitated by the 2040 General Plan related to scenic vistas would be less than significant.

Mitigation Measures
No mitigation is required.

Level of Significance
Less than significant without mitigation

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Scenic Resources within State Scenic Highways
Significance Criterion b: Would the proposed plan substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway?
Impact AES-2 DEVELOPMENT FACILITATED BY THE 2040 GENERAL PLAN WOULD NOT BE VISIBLE FROM DESIGNATED OR ELIGIBLE SCENIC HIGHWAYS. THERE WOULD BE NO IMPACT.

Construction
Impacts related to substantial damage to scenic resources are limited to operational impacts. No respective construction impacts would occur under development facilitated by the proposed plan.

Operation
The closest designated State scenic highways to Pleasant Hill are a segment of I-680 and a segment of SR 24 both located outside of Pleasant Hill within Walnut Creek. The portion of I-680 that traverses Pleasant Hill is not designated as a State Scenic Highway.

The segments of I-680 and SR 24 designated as a State Scenic Highway are located approximately two miles south of the General Plan area’s southern border at which point Pleasant Hill is not visible from these freeway alignments. No development would be facilitated by the 2040 General Plan near this State-designated Scenic Highway, and views from such designated State scenic highways do not include the General Plan area. Furthermore, there are no City-designated scenic resources within the General Plan area. Therefore, the 2040 General Plan would result in no operational impact related to effects on scenic resources within a State scenic highway.

Mitigation Measures
No mitigation is required.

Level of Significance
No impact

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Visual Character or Quality of Public Views
Significance Criterion c: Would the proposed plan, in non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point). If the proposed plan is in an urbanized area, would the plan conflict with applicable zoning and other regulations governing scenic quality?
Impact AES-3 INDIVIDUAL PROJECTS FACILITATED BY THE 2040 GENERAL PLAN WOULD ALLOW FOR INCREASED INTENSITY OF DEVELOPMENT ON UNDERUTILIZED SITES. SCENIC QUALITY WOULD BE PROTECTED THROUGH IMPLEMENTATION OF GOALS AND POLICIES IN THE 2040 GENERAL PLAN THAT ADDRESS VISUAL QUALITY. IMPACTS WOULD BE LESS THAN SIGNIFICANT.

Construction
Impacts related to substantial degrading of visual character or quality of public views are limited to operational impacts. In addition, no respective construction impacts resulting in conflicts with zoning and regulations governing scenic quality would occur under development facilitated by the proposed plan.

Operation
Pleasant Hill is largely built out with a mix of single-family residences and commercial uses along corridors such as Gregory Lane and Contra Costa Boulevard. Vacant parcels comprise approximately only two percent of all land within the General Plan area. As such, the 2040 General Plan would facilitate development of new and redeveloped mixed-use (commercial and multi-family residential) land uses within already developed areas of Pleasant Hill. This would largely constitute infill development, including a mix of heights, architectural styles, and open spaces that would increase density and urbanization. Land use and zoning changes are proposed under the 2040 General Plan that would allow increased residential densities near commercial uses. Throughout the 2040 General Plan, residential and commercial design policies are included that address building massing, transitions, scale, orientation, and exterior building materials.

Development implemented under the 2040 General Plan would be infill development in an urbanized area that would be required to conform with visual resource goals and policies that the 2040 General Plan proposes. The 2040 General Plan would allow for an increase in height and density but would also require that all future projects conform to policies that ensure high-quality architectural and site design that would create a sense of place and increase visual quality and unity throughout the entire General Plan area. The following 2040 General Plan goals and policies related to visual character and quality would reduce impacts:

Goal LU-1 Promote a city image that reflects the community’s diversity, inclusivity, forwardthinking, and high quality of life.

Policy LU-1.2 City Image. Continue efforts to define and enhance the City’s image by emphasizing the high quality, intergenerational park facilities and recreational opportunities in the city; dedication to education, including the presence of Diablo Valley College and its potential to provide cultural and lifelong learning

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opportunities; and the vital, progressive nature of the city as a diverse residential community and a supportive environment for business.

Policy LU-1.3 Well-Defined Street Fronts. Require new buildings to maintain a street front that creates or maintains a well-defined streetscape.

Policy LU-1.4 Gateway Features. Enhance key intersections and entries to the city with signs, landscaping, and streetscape features.

Policy LU-1.5 Public Amenities/Art. Require installation of public art, landscaping, and/or other public amenities in conjunction with all new public and private development and major rehabilitation or expansion of existing development.

Policy LU-1.6 Transition in Scale. Require that new development transition appropriately in building scale, height and massing in relation to the physical and visual character of adjoining neighborhoods.

Policy LU-1.7 Multi-Story Development. Require multi-story buildings to incorporate step backs on upper floors to create a more human-scale and comfortable pedestrian environment.

Policy LU-1.8 Citywide Beautification. Promote a clean and attractive city through periodic clean-up and beautification of commercial areas and neighborhoods.

Goal LU 2 Promote scenic routes and corridors in the city that add to the overall character of the City.

Policy LU-2.1 Scenic Route Setbacks. Enforce setbacks from the right-of-way for scenic routes, in which only landscaping and pedestrian and bicycle routes may be allowed.

Policy LU-2.2 Scenic Route Improvements. Coordinate with the County in planning for scenic route improvements.

Goal LU 3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.

Policy LU-3.1 Neighborhood Character. Maintain and enhance the character and quality of existing residential neighborhoods, ensuring adequate public services and facilities maintained by the City such as streets and drainage are provided.

Policy LU-3.6 Aesthetic Enhancement. Encourage aesthetic enhancement of residential areas, while retaining the quality of individual neighborhoods.

Goal LU 6 Create distinct and identifiable places for future development within Pleasant Hill that enhance community character, prosperity, and civic pride.

Policy LU-6.9 Transition between Surrounding Development. Require development of the Mangini-Delu site to incorporate design and development techniques meant to implement a seamless transition between existing residential neighborhoods and proposed development.

Policy LU-6.14 Downtown Identity. Continue to reinforce and enhance the identity of Downtown as the commercial, civic, and cultural center of Pleasant Hill.

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Policy LU-6.27 Pedestrian Oriented Development. Support the transformation of existing auto-oriented and strip commercial uses into attractive pedestrian-oriented developments that enhance the visual character and interest of the boulevard.

Policy LU-6.30 Street Activation. Encourage active street fronts to create vibrant spaces for the community to congregate, including paseos, courtyards, expanded outdoor dining, expanded sidewalks, and enhanced landscaping.

Policy LU-6.32 Commercial Use Design. Support the design of commercial uses on Contra Costa Boulevard that relate to, and reflect uses adjacent to and behind, those uses, with careful attention to design themes common to specific blocks along the boulevard.

Policy LU-6.34 Transform Gregory Lane. Support the transformation of Gregory Lane into an attractive streetscape that includes neighborhood-serving mixed-use with active frontages facing the street, wider sidewalks, expanded bicycle lanes, and consistent landscaping.

Buildout associated with the 2040 General Plan would not conflict with the aforementioned goals and policies. Goal LU-1 coupled with Policies LU-1.2, and LU-1.8 would broadly maintain a quality community atmosphere and image through beautification and a high level of civic, recreational, and cultural opportunities. Policies LU-1.3, LU-1.4, and LU-1.6 would encourage a coherent cityscape through well-defined street fronts, gateway features, and scaled new development (i.e., appropriate transition between adjoining neighborhoods and land uses). Policy LU-1.5 would require installation of public art in new public and private development, which would enhance the visual quality and character of the city. Finally, Policy LU-1.7 would encourage a human-scale community environment (as opposed to vehicle scale), which would improve the urban design of Pleasant Hill.

Goal LU-2 and Policies LU-2.1 and LU-2.2 would promote setbacks and improvements to scenic routes to maintain visual quality around scenic roadways. Goal LU-3 and Policies LU-3.1 and LU-3.6 would improve the aesthetic quality of residential neighborhoods by maintenance of public services and facilities (such as streets and drainages) and encouraging aesthetic enhancement in residential areas.

Goal LU-6 and associated policies would aim to create distinct places within Pleasant Hill that enhance community character. Like Policy LU-1.6, Policy LU-6.9 would encourage development specifically on the Mangini-Delu site to seamlessly transition new development between existing residential neighborhoods. Policy LU-6.14 reinforces the identity of Downtown Pleasant Hill through commercial, civic, and cultural continuity, which would maintain the city’s visual character. Policy LU-1.7, Policy LU-6.27 supports transformation of auto-oriented and strip commercial uses to attractive pedestrian-oriented development. Specific to segments of Contra Costa Boulevard and Gregory Lane within Pleasant Hill, Policies LU-6.32 and LU-6.34 would support consistency of design themes and transformation into an attractive streetscape, respectively. 2040 General Plan goals and polices would encourage urban design that complements and is consistent with the character of existing neighborhoods and encourages high-quality design throughout the General Plan area. Implementation of these goals and policies would ensure that development facilitated by the 2040 General Plan would be visually compatible with Pleasant Hill’s overall form and would improve underutilized parcels through excellent architectural and landscape design. As such, the 2040 General Plan would not conflict with Pleasant Hill regulations governing

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visual character or quality. Therefore, 2040 General Plan operational impacts related to visual quality and character would be less than significant.

Mitigation Measures
No mitigation is required.

Level of Significance
Less than significant without mitigation
New Source of Light or Glare
Significance Criterion d: Would the proposed plan create a new source of substantial light or glare that would adversely affect daytime or nighttime views in the area? Impact AES-4 DEVELOPMENT FACILITATED BY THE PROPOSED PLAN WOULD CREATE NEW SOURCES OF LIGHT OR GLARE THAT COULD ADVERSELY AFFECT DAYTIME OR NIGHTTIME VIEWS IN THE AREA. IMPACTS WOULD BE LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED.

Construction
Impacts related to creation of new sources of light and glare that could adversely affect daytime and nighttime views in the area are typically limited to operational impacts. In addition, most construction facilitated by the proposed plan would occur during the daytime, limiting potential for construction-related, temporary nighttime lighting impacts. Construction-related nighttime lighting would be used at future project construction sites only for safety and security purposes and would be directed downward and limited from potential spillover to adjacent areas. As such, construction light and glare impacts related to implementation of the proposed plan would be less than significant.

Operation
Pleasant Hill is an urbanized city with a commensurate degree of light and glare. New development associated with implementation of the 2040 General Plan would, in large part, occur as infill development of unused parcels between existing built sites or development of existing built sites on already developed parcels. New lighting could occur on buildings for safety and in pedestrian walkways, and light could be emitted from interior sources. The main source of glare would likely be from the sun shining on the windows of parked cars associated with uses at the new development or reflective building surfaces or windows.

Development facilitated by the 2040 General Plan would increase lighting and glare in Pleasant Hill.

As the 2040 General Plan would facilitate infill development within the General Plan area along major transit corridors like Contra Costa Boulevard and Gregory Lane, such land uses would be designed to encourage alternative forms of transportation, and surface parking lots would be limited or replaced with other forms of parking. When facilities such as parking lots are replaced with buildings, these replacements may reduce nighttime sources of light, because parking lots are often more brightly lit during the nighttime than most buildings. Infill development of underutilized or vacant parcels may result in new light sources, but they would likely be congruous with nearby light sources (e.g., lighting from shop windows or residential windows). Furthermore, as the infill development facilitated by the 2040 General Plan would largely be mixed-use with residential units

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on the upper stories and retail stores or services on the ground floor, light from windows at light would be limited to normal business hours for the ground floor and would be filtered or obscured by window coverings in the residential units. Nonetheless, the Pleasant Hill Municipal Code currently does not contain specific regulations that limit light levels, light spillage, or specify lighting standards on new development, except for Pleasant Hill Municipal Code Chapter 17.52.040 (D) regarding commercial condominiums development, and Chapter 18.55.140 regarding parking lots.

However, Mitigation Measure AES-1 would require adoption and implementation of lighting standards to maintain ambient lighting levels. Glare would be reduced from commercial condominiums development through compliance with Pleasant Hill Municipal Code Chapter

17.52.040 (D), which dictates that lighting on commercial condominiums be shielded to eliminate off-site glare, and Chapter 18.55.140 (B), which dictates that outdoor parking lot lighting shall be designed to prevent light pollution. Therefore, 2040 General Plan operational light and glare impacts would be less than significant with mitigation.

Mitigation Measures
MITIGATION MEASURE AES-1: ADOPT AND IMPLEMENT A NEW GENERAL PLAN POLICY TO PREPARE A

CITY LIGHTING STANDARDS STUDY AND IMPLEMENT THE FINDINGS The City shall revise the General Plan Land Use Element to include a policy that states the following:

The City shall adopt lighting standards intended to maintain ambient lighting levels after preparing a City Lighting Standards study to determine visibility, minimum glare, and minimum spillage standards in relation to other properties or into the sky. Implementation of this policy would encourage, through the regulation of the types, kinds, construction, installation and uses of outdoor electrically powered illuminating devices, lighting practices and systems to conserve energy without decreasing safety, utility, security, and productivity while enhancing nighttime enjoyment of property and night skies.

Level of Significance
Less than significant with mitigation

3.1.4 Cumulative Impacts
The geographic scope of the cumulative aesthetics analysis is the visible areas within and surrounding the General Plan area. The cumulative analysis considers the nearby past, present, and reasonably foreseeable future plans and projects listed in Table 3-1 (refer to Chapter 3, Environmental Impact Analysis) located in Pleasant Hill and the City of Concord, as well as plans in Lafayette, Martinez, Clayton, Danville, Orinda, Pittsburg, Moraga, and unincorporated Contra Costa County, and Plan Bay Area 2050, in addition to the proposed plan.

Scenic Vistas, Scenic Resources, and Visual Character
Development facilitated by the proposed plan, in conjunction with other cumulative plans and projects listed in Table 3-1 could result in impacts to scenic vistas, scenic resources, and visual quality, although largely visual quality would improve with development replacement of aging buildings and sparsely landscaped areas. Cumulative plans and projects are anticipated to increase development in areas already developed with other uses. Cumulative plans and projects located in Pleasant Hill, adjacent cities, and Contra Costa County would be required to undergo analysis for impacts related to scenic vistas, scenic resource, and visual quality. These impacts would be