Pleasant Hill City Council
October 16, 2023

CITY OF PLEASANT HILL

CITY COUNCIL MEETING AGENDA
OCTOBER 16, 2023
REGULAR MEETING – 7:00 PM
The meeting will be held both in person at
City Hall, 100 Gregory Lane, Pleasant Hill, CA 94523
and remotely via Zoom in accordance with the Ralph M. Brown Act Watch on YouTube at: www.pleasanthillca.org/councilmeeting To provide comments via teleconference, click on the meeting link and enter the meeting ID and Passcode:

Meeting link: www.zoom.us
Meeting ID: 818 8142 8751
Passcode: 004112
The meeting ID and Passcode will change each meeting. See more information on Public Participation Options below.

City Council Meeting Agenda Page 1 October 16, 2023
City Offices, 100 Gregory Lane, Pleasant Hill, CA 94523 Telephone (925) 671-5267

MAYOR TIMOTHY FLAHERTY COUNCILMEMBER SUE NOACK

VICE MAYOR MATTHEW RINN COUNCILMEMBER ZAC SHESS

COUNCILMEMBER ALLEN VINSON
Options for observing the meeting and participating in public comment are provided below.

Public Communication. The public is welcome to address the City Council on items on the Consent Calendar or other items not listed on the agenda but within the Council’s jurisdiction during the general Public Comment period. There is an opportunity for the public to comment on other agenda items at the time they are discussed.

Comments are generally limited to three minutes.

Public Participation Options
1) Watch the Meeting via Youtube Livestream at www.pleasanthillca.org/councilmeeting. 2) Submit Written Comments by 4 pm the Day of the Meeting to [email protected] (comments received by deadline will be provided to the City Council before the meeting). Please specify that the correspondence is for public comment at the Council meeting. 3) Make Public Comment During the Meeting
When the Mayor invites public comment (or public comments on specific agenda items), you may participate in one of the following three ways:
a. Via Zoom
Go to www.Zoom.us using your computer/smart device and enter the Meeting ID and Passcode provided near the top of this page. We ask that you state your name and city of residence for the record when you start your comments. Please use the "Raise hand" feature in Zoom. You will not be seen or heard until it is your turn to speak. You will be invited into the meeting and asked to speak when it is your turn.

City Council Meeting Agenda Page 2 October 16, 2023
b. Via Phone
Call (669) 900-6833 and enter the Zoom Meeting ID and Passcode. Press *9 to “raise your hand” to alert staff that you wish to speak.
c. In Person
Members of the public may attend the meeting in person and may speak on any matter within the City Council's jurisdiction. Please fill out a speaker's card, available at the entry to the Council Chambers, and turn it in to the City Clerk Recorder.

If, due to a disability, a reasonable accommodation is needed to participate in this meeting, please refer to the Providing Accessible Communication to the Public Under the Americans with Disabilities Act and AB 2449 document online at www.pleasanthillca.org/accessiblecommunications and contact the ADA Coordinator 48 hours in advance of the meeting at (925) 671-5267 or via California Relay at 711.

Materials related to an item on this agenda submitted to the Council after distribution of the agenda packet are available to the public in the City’s Public Records Portal at https://cityarchive.pleasanthillca.org/WebLink/ (click on City Council Agenda Packets) or by contacting the City Clerk at [email protected] or 925-671-5267.

City Council Meeting Recordings and Broadcasts.

Recorded City Council meetings are broadcast on Comcast Channel 28, Wave Channel 1029, and AT&T UVerse Channel 99 on the Wednesday following the meeting. Video recordings are generally available within 48 hours of the meeting, and may be viewed on the City’s website at www.pleasanthillca.org/MeetingVideos and selecting “City Council” from the meeting groups.

Agendas are Available for Review on the City Hall official noticing bulletin board (100 Gregory Lane), at the Pleasant Hill Police Department (330 Civic Drive), the Pleasant Hill Senior Center (233 Gregory Lane), and on the City’s website at www.pleasanthillca.org/agendas. Agenda packets will be available to the public on the City’s website at the same time as they are made available to the City Council.

1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. ROLL CALL

4. CLOSED SESSION REPORT

5. PRESENTATIONS

5.1 Acknowledgment of Eli Feerer as Honorary Mayor for a Day

5.2 Award of Appreciation to Kesha Hitchrick for Service on the Diversity Commission 2021 - 2023

5.3 Introduction of Freda Chu and Reintroduction of Carson Sprott, Diversity Commissioners City Council Meeting Agenda Page 3 October 16, 2023

5.4 Civic Action Commission Update on Summer Concert Series

6. CITY MANAGER COMMENTS:
(Brief updates on pending City business without discussion by the City Council.)

7. COUNCIL ANNOUNCEMENTS AND REPORTS

7.1 Reports from Councilmembers on Meetings or Conferences Attended at City Expense (A) Contra Costa Mayors Conference Hosted by the City of Pleasant Hill on October 5, 2023 (B) Other Meetings Attended at City Expense

7.2 Announcements from Councilmembers

8. PUBLIC COMMENT:

The public is welcome at this time to address the City Council on items on the Consent Calendar or other items not listed on the agenda but within the Council’s jurisdiction. There is an opportunity for the public to comment on other agenda items at the time they are discussed.

Comments are limited to three minutes per speaker. To provide public comments, please see the Public Participation Options above.

9. CONSENT CALENDAR: All matters listed under “Consent Calendar” are considered by the Council to be routine and will be enacted by one motion. There will be no separate Council discussion of these items unless requested by a Councilmember prior to the time Council votes on the motion to adopt.

9.1 Approve Minutes for the Regular City Council Meeting of October 2, 2023

9.2 Approve Checks Dated: September 29, 2023; October 06, 2023

9.3 Accept Update on Contra Costa Transportation Authority and TRANSPAC

9.4 Approve Appointment Recommendation to the Architectural Review Commission

9.5 Adopt Ordinance No. ___ Amending Pleasant Hill Municipal Code Section 18.20.095, Accessory Dwelling Units
Statutorily exempt per Section 65852.2 of the Government Code, which is California’s ADU law and which also regulates JADUs, as defined by section 65852.22.

9.6 Adopt Ordinance No.___ Amending Pleasant Hill Municipal Code Chapter 18.67, Wireless Telecommunications Facilities, and Related Amendments to Section 18.85.010, Zoning Permit Purpose and Applicability, Section 18.95.020, Use Permit Approval Authority, and Chapter

18.140, Definitions
Exempt pursuant to Section 15061(b)(3) of the Guidelines for the Implementation of the California Environmental Quality Act (CEQA) of 1970.

9.7 Adopt Resolution No. ___-23 Authorizing the City Manager to Execute a Change Order with Franco Engineering, Inc. for the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 City Council Meeting Agenda Page 4 October 16, 2023

10. ACTION CALENDAR

10.1 Adopt Resolution No. __-23 Accepting Proposal and Awarding the Contract for the City of Pleasant Hill Police Department Underground Storage Tank Replacement Project No. PSC-01- 23 and Authorizing the City Manager to Execute a Construction Contract with Petro-Analytical, Inc.

10.2 STUDY SESSION on Revisions to the City of Pleasant Hill Adopted Housing Element (2023- 2031)

10.3 Adopt Resolution No. __ -23 Adopting a City Policy Regarding the Receipt and Distribution of Tickets and/or Passes in the Furtherance of the City's Reasonably Defined Public Purposes

11. ADJOURNMENT
Next City Council Meeting: November 6, 2023

CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: APPROVE MINUTES FOR THE REGULAR CITY COUNCIL MEETING OF OCTOBER 2, 2023

RECOMMENDED CITY COUNCIL ACTION
Approve the minutes.

ATTACHMENT(S):

October 2, 2023 – Tentative Minutes
Prepared by: Carol Wu, City Clerk

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MINUTES OF THE
REGULAR MEETING – CITY COUNCIL
October 2, 2023
City Council Meeting Minutes Page 1 October 2, 2023
Mayor Flaherty called a Regular Meeting of the City Council to order at 7:00 PM, in the Council Chambers, 100 Gregory Lane, Pleasant Hill, CA, complete proceedings of which were electronically recorded. The meeting was a hybrid of both in person and teleconferenced attendees. The meeting agenda was posted on the City Hall outdoor bulletin board at 100 Gregory Lane, Pleasant Hill, CA on September 28, 2023, by Acting City Clerk Juanita Davalos.

1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. ROLL CALL
Attendee Name Title Status
Timothy M. Flaherty Mayor Present
Matthew Rinn Vice Mayor Present
Sue Noack Councilmember Present
Allen Vinson Councilmember Absent
Zac Shess Councilmember Present

4. CLOSED SESSION REPORT
Mayor Flaherty reported that there were no closed sessions and there is nothing to report.

5. PRESENTATIONS

5.1 Acknowledgement of Ronni Glover as Honorary Mayor for a Day Mayor Flaherty introduced Ronni Glover as the Honorary Mayor for a Day. Honorary Mayor Glover assisted Mayor Flaherty at the City Council Meeting.

5.2 Introduction of Commission on Aging Commissioner Carol Bateman Mayor Flaherty introduced Carol Bateman, the new Commission on Aging Commissioner.

6. CITY MANAGER COMMENTS
Ethan Bindernagel, City Manager, said there is nothing to report.

7. COUNCIL ANNOUNCEMENTS AND REPORTS

7.1 Reports from Councilmembers on Meetings or Conferences Attended at City Expense
Mayor Flaherty, and Councilmembers Noack and Shess reported their attendance at the Sustainable Contra Costa awards gala and fundraiser held on September 19, 2023.

Councilmember Noack reported her attendance at the League of California Cities meeting held in Sacramento.

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Attachment: October 2 2023 Tentative Minutes (Minutes)
City Council Meeting Minutes Page 2 October 2, 2023

7.2 Announcements from Councilmembers
Councilmember Shess reported his attendance at Tinkers & Thinkers and Pleasant Hill Community Service Day.

Vice Mayor Rinn reported his attendance at Tinkers & Thinkers; Pleasant Hill Community Service Day; American Cancer Society Relay for Life; and Pleasant Hill Chamber of Commerce mixers.

Councilmember Noack reported her attendance at Pleasant Hill Community Service Day.

Mayor Flaherty reported his participation at Tinkers & Thinkers.

8. PUBLIC COMMENT
Mayor Flaherty opened public comment.

The following members of the public appeared in person to provide a comment:
 Bob Kattenburg
 Todd Lohman
 David Calder
Mayor Flaherty closed public comment.

9. CONSENT CALENDAR
Motion (Rinn/Noack) to Approve all consent items, carried as follows:

AYES: Noack, Rinn, Shess, Flaherty (Abstain from item 9.1)

9.1 Approve Minutes for the Regular City Council Meeting of September 11, 2023

9.2 Approve Checks Dated: September 01, 2023; September 08, 2023; September 15, 2023; September 22, 2023

9.3 Approve Appointment Recommendations to the Contra Costa Area Council on Aging, Diversity Commission, Education Commission, and Traffic Safety Commission

9.4 Adopt Resolution 68-23 Authorizing the City Manager to Execute a Third Amendment to the Professional Services Agreement with Traffic Patterns to provide Traffic Operations and Management Services

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Attachment: October 2 2023 Tentative Minutes (Minutes)
City Council Meeting Minutes Page 3 October 2, 2023

10. ACTION CALENDAR

10.1 Acceptance of the Pleasant Hill Tourism Improvement District Annual Report for Fiscal Year 2023/24
Zach Seal, Economic Development Manager, introduced item 10.1.

Tracie Collins, Tourism Improvement District (TID) Chair, named the current TID board members and introduced Patricia Snowden, President and CEO of Stay Pleasant Hill.

Ms. Snowden delivered a presentation on the 2023/2024 TID Annual Report highlighting recent accomplishments and activities.

Viola Ncube, Marketing Director of Stay Pleasant Hill delivered a presentation on the financial and marketing aspects of the 2023/2024 TID Annual Report.

Councilmember Noack requested additional information on the administrative costs.

No one from the public spoke on the item.

Motion (Rinn/Noack) to Accept item 10.1, carried as follows:

AYES: Noack, Rinn, Shess, Flaherty

10.2 Public Hearing and Introduce Ordinance No. ___ Amending Accessory Dwelling Unit Ordinance, Section 18.20.095 of the Pleasant Hill Municipal Code
Andrew Shiflet, Assistant Planner, delivered a presentation explaining that the proposed amendment would modify existing provisions that were originally implemented as part of an urgency ordinance adopted by the City Council in December 2022, in response to State legislation that was signed into law.

No one from the public spoke on the item.

Motion (Noack/Rinn) to Approve item 10.2, carried as follows:

AYES: Noack, Rinn, Shess, Flaherty

10.3 Public Hearing and Introduce Ordinance No.___ Amending Pleasant Hill Municipal Code Chapter 18.67, Wireless Telecommunications Facilities, and Related Amendments to Section 18.85.010, Zoning Permit Purpose and Applicability, Section 18.95.020, Use Permit Approval Authority, and Chapter

18.140, Definitions
Haley Croffoot, Senior Planner, summarized the amendment to the existing Wireless Telecommunications Facilities Ordinance (Chapter 18.67) which is proposed to comply with

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Attachment: October 2 2023 Tentative Minutes (Minutes)
City Council Meeting Minutes Page 4 October 2, 2023
recent modifications to federal and State law, related to processing wireless telecommunications facility applications.

Ms. Croffoot and Bennett Givens, Attorney at Best Best & Krieger LLP, answered questions from Councilmembers.

No one from the public spoke on the item.

Motion (Noack/Rinn) to Approve item 10.3, carried as follows:

AYES: Noack, Rinn, Shess, Flaherty

10.4 Adopt Resolution No. 69 - 23 Accepting Bid and Awarding a Construction Contract to GradeTech, Inc. for the 2023 Intersection and Crosswalk Improvement Project, Project No. 05-23, and Authorizing the City Manager to Execute a Construction Contract with GradeTech, Inc.

Ryan Cook, Senior Civil Engineer, delivered a presentation on the 2023 Intersection and Crosswalk Improvement Project No. 05-23. Mr. Cook reported that the lowest, responsive and responsible bid was from GradeTech Inc. Mr. Cook summarized the financial impact to the City.

Mr. Cook and Ananthan Kanagasundaram, City Engineer answered questions from Councilmembers.

No one from the public spoke on the item.

Motion (Noack/Shess) to Approve item 10.4, carried as follows:

AYES: Noack, Rinn, Shess, Flaherty

10.5 Adopt Resolution 70-23 Authorizing the City Manager to Execute a Design Professional Services Agreement with Robert Nebolon Architects for the City Hall Pond, Fountain, Plaza Paving and Donor Memorial Rehabilitation Project and Approve the Combining of Capital Improvement Projects CP-22-2 City Hall Fountain Renovation Project and CP22-3 City Hall Pond Plumbing System Repairs Ananthan Kanagasundaram, City Engineer, delivered a presentation on the Pleasant Hill City Hall building and environs, which were designed by acclaimed architect Charles Moore.

Mr. Kanagasundaram explained the challenges in maintaining the outside area and the need to improve the pond, fountain, plaza pavement, and donor memorial.

Robert Nebolon, architect, provided a brief report on his firm’s connection with Charles Moore and answered questions posed by Councilmembers.

Kevin Keim, Director of the Charles Moore Foundation made brief remarks.

No one from the public spoke on the item.

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Attachment: October 2 2023 Tentative Minutes (Minutes)
City Council Meeting Minutes Page 5 October 2, 2023
Motion (Noack/Rinn) to Approve item 10.5, carried as follows:

AYES: Noack, Rinn, Shess, Flaherty

11. ADJOURNMENT
Mayor Flaherty adjourned the meeting at 9:00 p.m. The next Regular City Council meeting will be held on Monday, October 16, 2023, beginning at 7:00 p.m.

CAROL W. WU, CITY CLERK RECORDER

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Attachment: October 2 2023 Tentative Minutes (Minutes)

CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: APPROVE CHECKS DATED: SEPTEMBER 29, 2023; OCTOBER 06, 2023

RECOMMENDED CITY COUNCIL ACTION
Approve the check register.

ATTACHMENT(S):

Check Register
Prepared by: Maria Alfredo, Accounting Technician
Approved by: Erick Cheung, Finance Manager

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Attachment: Check Register (Check Register)

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Attachment: Check Register (Check Register)

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Attachment: Check Register (Check Register)

CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: ACCEPT UPDATE ON CONTRA COSTA TRANSPORTATION

AUTHORITY AND TRANSPAC

SYNOPSIS
TRANSPAC meets to provide direction to its staff and make recommendations to the Contra Costa Transportation Authority (CCTA) on significant transportation and land use issues. The attachments to this report include the CCTA Executive summary and Board meeting minutes for June 21, 2023, and the TRANSPAC Committee meeting summary minutes for June 8, 2023.

Staff notes that TRANSPAC did not meet in the months of July or August.

DISCUSSION
Background
TRANSPAC was formed in 1986 to provide the cities of Central Contra Costa County a forum to discuss mutual planning and transportation issues. When Measure C, a countywide transportation proposition, was adopted in 1988, TRANSPAC became the official regional transportation, land use, and housing forum for Central Contra Costa County. The member agencies include Contra Costa County, Clayton, Concord, Martinez, Walnut Creek, and Pleasant Hill.

TRANSPAC meets to discuss transportation-related issues. A Councilmember and a Planning Commissioner represent each jurisdiction. The Chair to the CCTA then submits the actions.

Analysis
An Executive Summary of the actions taken on June 21, 2023, at the CCTA Board meetings is included along with the meeting minutes. The actions taken at the TRANSPAC Committee meeting on June 8, 2023, are included in the attached minutes.

At the June 8, 2023 TRANSPAC meeting, the topic of transportation initiatives by Mount Diablo Unified School District (MDUSD) was discussed. Councilmember Noack shared with TRANSPAC that the City of Pleasant Hill be will be improving intersections near schools in 2023 as part of the upcoming Intersection and Crosswalk Improvement Project.

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FISCAL IMPACT
None

PUBLIC CONTACT
Public contact was made through posting the City Council agenda on the City’s official notice bulletin board, at the Pleasant Hill Senior Center, and the Pleasant Hill Police Department. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Accept the report.

ALTERNATIVES TO RECOMMENDED ACTION
The City Council may wish to discuss one or more of the actions taken during the last meeting.

Should the City Council require detailed information pertaining to any issues, a comprehensive report could be scheduled for a subsequent City Council meeting. Contingent on the amount of information required, staff may need additional time to prepare a comprehensive report addressing the item or items.

ATTACHMENT(S):

CCTA Executive Summary and Board Meeting Minutes for June 21, 2023 TRANSPAC Committee Meeting Summary Minutes for June 8, 2023 Prepared and Reviewed by: Ananthan Kanagasundaram, City Engineer Approved by: Ethan Bindernagel, City Manager

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COMMISSIONERS
Federal Glover,
Chair
Newell Arnerich,
Vice Chair
Ken Carlson
Paul Fadelli
Loella Haskew
Chris Kelley
Aaron Meadows
Sue Noack
Scott Perkins
Renata Sos
Lamar Thorpe
Timothy Haile,
Executive Director
2999 Oak Road
Suite 100
Walnut Creek
CA 94597
PHONE: 925.256.4700
FAX: 925.256.4701
www.ccta.net
https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc

MEMORANDUM
To: Matt Todd, TRANSPAC
Chris Weeks, SWAT
Robert Sarmiento, TRANSPLAN
Sai Midididdi, TVTC
John Nemeth, WCCTAC
Sivakumar Natarajan, LPMC
From: Timothy Haile, Executive Director
Date: July 18, 2023
Re: Items of interest for circulation to the Regional Transportation Planning Committees (RTPCs)
At its June 21, 2023 meeting, the Authority discussed the following items, which may be of interests to the Regional Transportation Planning Committees:

A. Innovate 680 (Project 8009):

1. Authorization toApprove the CaliforniaDepartment of Transportation Innovation Team (CIT) Annual Workplan for Fiscal Year (FY)2023‐24 Recommendation: Staff sought authorization for the Chair to approve the CIT Annual Workplan for FY 2023‐24, in an amount not‐to‐exceed $105,380, and to allow the Executive Director or designee to make any non‐substantive changes to the language.

Action: The Authority Board authorized the Chair to approve the CIT Annual Workplan for FY 2023‐24, in an amount not‐to‐exceed $105,380, and allowed the Executive Director or designee to make any non‐substantive changes to the language.

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) RTPC Memorandum
July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc

2. Project 8009.01 – Authorization to Execute Amendment No. 1 to Agreement No. 529 with Convey Inc. (Convey), Amendment No. 3 to Agreement No. 530 with WSP USA Inc. (WSP), and Amendment No. 1 to Agreement No. 535 with Advanced Mobility Group (AMG) for Strategic Development, Management, and Corridor‐Wide Support Services
Recommendation: Staff sought authorization for the Chair to execute Amendment No. 1 to Agreement No. 529 with Convey in the amount of $423,372, for a new total agreement value of $1,723,372, to provide public engagement support for the Innovate 680 Program (Program) of projects; Amendment No. 3 to Agreement No. 530 with WSP in the amount of $2,613,432, for a new total agreement value of $12,399,615, to provide added scope of design services for Coordinated Adaptive Ramp Metering (CARM) Segment 1 and to extend the agreement termination date from June 30, 2024 to June 30, 2027; and Amendment No. 1 to Agreement No. 535 with AMG in the amount of $209,375, for a new total agreement value of $1,059,375, to provide engineering manager support services for the Program; and to allow the Executive Director or designee to make any non‐substantive changes to the language.

Action: The Authority Board authorized the Chair to execute Amendment No. 1 to Agreement No. 529 with Convey in the amount of $423,372, for a new total agreement value of $1,723,372, to provide public engagement support for the Program of projects; Amendment No. 3 to Agreement No. 530 with WSP in the amount of $2,613,432, for a new total agreement value of $12,399,615, to provide added scope of design services for CARM Segment 1 and to extend the agreement termination date from June 30, 2024 to June 30, 2027; and Amendment No. 1 to Agreement No. 535 with AMG in the amount of $209,375, for a new total agreement value of $1,059,375, to provide engineering manager support services for the Program; and allowed the Executive Director or designee to make any non‐substantive changes to the language.

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) RTPC Memorandum
July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc

3. Bay Area Mobility‐on‐Demand/Mobility‐as‐a‐Service (Project 8009.05) – Authorization to Execute Amendment No. 1 to Agreement No. 539 with the Advanced Mobility Group (AMG) to Provide Project Management (PM), Systems Engineering, Planning, Design, Verification, and Validation Services
Recommendation: Staff sought authorization for the Chair to execute Amendment No. 1 to Agreement No. 539 with AMG in an amount not‐to‐exceed $420,500, for a new total agreement value of $3,920,036, to provide PM, systems engineering, planning, design, verification, and validation, to procure mobility asset vendors services, and to allow the Executive Director or designee to make any non‐substantive changes to the language. This amendment updated the Cost Proposal to allow for salary increases as per the approved Cost of Living formula, inclusion of mobility vendors, and extended the agreement termination date from June 30, 2023 to June 30, 2024.

Action: The Authority Board authorized the Chair to execute Amendment No. 1 to Agreement No. 539 with AMG in an amount not‐to‐exceed $420,500, for a new total agreement value of $3,920,036, to provide PM, systems engineering, planning, design, verification, and validation, to procure mobility asset vendors services, extend the agreement termination date from June 30, 2023 to June 30, 2024, and allowed the Executive Director or designee to make any non‐substantive changes to the language.

4. Bay Area Mobility‐on‐Demand (Project 8009.05) – Authorization to Execute Amendment No. 4 to Cooperative Agreement No. 100.01 with the Federal Highway Administration and United States Department of Transportation (FHWA/USDOT) to Extend the Performance Period of the Advanced Transportation and Congestion Management
Technologies Deployment Grant
Recommendation: Staff requested authorization for the Chair to execute Amendment No. 4 to Cooperative Agreement No. 100.01 with the FHWA/USDOT to extend the performance period to November 6, 2023, and to allow the Executive Director or designee to make any non‐substantive changes to the language.

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) RTPC Memorandum
July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc Action: The Authority Board authorized the Chair to execute Amendment No. 4 to Cooperative Agreement No. 100.01 with the FHWA/USDOT to extend the performance period to November 6, 2023, and allowed the Executive Director or designee to make any non‐substantive changes to the language.

B. Approval to Submit Regional Measure 3 Allocation Requests Recommendation: Staff sought approval of Resolution 23‐28‐P, which authorized submittal of an allocation request in the amount of $8 million for the design phase and $5 million for the right‐of‐way engineering phase of the Interstate 680/State Route 4 (SR4) project, Phases 1, 2A, and 4, and Resolution 23‐29‐P, which authorized submittal of an allocation request in the amount of $13 million for the construction phase of the SR4 Mokelumne Bike Trail/Pedestrian Overcrossing.

Action: The Authority Board approved Resolution 23‐28‐P, which authorized submittal of an allocation request in the amount of $8 million for the design phase and $5 million for the right‐of‐way engineering phase of the Interstate 680/State Route 4 (SR4) project, Phases 1, 2A, and 4, and Resolution 23‐29‐P, which authorized submittal of an allocation request in the amount of $13 million for the construction phase of the SR4 Mokelumne Bike Trail/Pedestrian Overcrossing.

C. Approval to Adopt the Amended Conflict of Interest (COI) Code of the Contra Costa Transportation Authority
Recommendation: Staff sought approval of Resolution 23‐30‐A, which adopted the Authority's Amended COI Code and directed that such COI Code be submitted to the Contra Costa County Board of Supervisors as the Authority’s code‐reviewing body (Government Code, Section (§) 82011) requesting approval of the COI Code as required under Government Code, § 87306.5.

Action: The Authority Board approved Resolution 23‐30‐A, which adopted the Authority's Amended COI Code and directed that such COI Code be submitted to the Contra Costa County Board of Supervisors as the Authority’s code‐reviewing body (Government Code, Section (§) 82011) requesting approval of the COI Code as required under Government Code, § 87306.5.

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) RTPC Memorandum
July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc D. Consider the Conduct for Meetings of the Legislative Bodies of the Authority for July 2023
Recommendation: Staff requested that the Authority Board, having reconsidered the circumstances, continue conducting in‐person meetings with a hybrid component for public participation for the regular Authority Board meetings and remote meetings for all other legislative bodies of the Authority and special meetings of the Authority Board pursuant to the Brown Act provision exemptions of Assembly Bill 361 (AB361) and consistent with the Contra Costa Health Services’ recommendations for social distancing for public meetings, to adhere to the 30‐day reconsideration requirement of AB361.

Action: The Authority Board authorized staff to continue in‐person meetings with a hybrid component for public participation for the regular Authority Board meetings and continue conducting remote meetings for all other legislative bodies of the Authority and special meetings of the Authority Board pursuant to the Brown Act provision exemptions of Assembly Bill 361 (AB361) and consistent with the Contra Costa Health Services’ recommendations for social distancing for public meetings, to adhere to the 30‐day reconsideration requirement of AB361.

E. Approval of the City of Hercules Calendar Years 2020 and 2021 Measure Growth Management Program (GMP) Compliance Checklist
Recommendation: Staff sought approval of the City of Hercules GMP Compliance Checklist and payment of $502,084 in Fiscal Year (FY) 2021‐22 Local Street Maintenance and Improvement funds to the City of Hercules, with a second (off‐ year) payment of FY 2022‐23 funds on the one‐year anniversary of the first payment.

Action: The Authority Board approved the City of Hercules GMP Compliance Checklist and payment of $502,084 in Fiscal Year (FY) 2021‐22 Local Street Maintenance and Improvement funds to the City of Hercules, with a second (off‐ year) payment of FY 2022‐23 funds on the one‐year anniversary of the first payment.

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) RTPC Memorandum
July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc F. Approval of the City of Orinda Calendar Years 2020 and 2021 Measure J Growth Management Program (GMP) Compliance Checklist
Recommendation: Staff sought approval of the City of Orinda GMP Compliance Checklist and payment of $551,634 in Fiscal Year (FY) 2021‐22 Local Street Maintenance and Improvement funds to the City of Orinda, with a second (off‐year) payment of FY 2022‐23 funds on the one‐year anniversary of the first payment.

Action: The Authority Board approved the City of Orinda GMP Compliance Checklist and payment of $551,634 in Fiscal Year (FY) 2021‐22 Local Street Maintenance and Improvement funds to the City of Orinda, with a second (off‐year) payment of FY 2022‐23 funds on the one‐year anniversary of the first payment.

G. Authorization to Execute Funding Agreements with Contra Costa County Jurisdictions and Contra Costa County to Provide Authority Local Match for the Contra Costa Countywide Smart Signals Project(Project) Recommendation: Staff sought authorization for the Chair to execute 20 individual funding agreements with each of the 19 jurisdictions and Contra Costa County, in the aggregated total amount of $3,529,142, to be provided as the 11.47% local match to the $26,555,000 in One Bay Area Grant Cycle 3 (OBAG 3) funding, to be applied towards the Project, and allow the Executive Director or designee to make any non‐substantive changes to the language of the individual funding agreements as needed.

Action: The Authority Board authorized the Chair to execute 20 individual funding agreements with each of the 19 jurisdictions and Contra Costa County, in the aggregated total amount of $3,529,142, to be provided as the

11.47% local match to the $26,555,000 in OBAG 3 funding, to be applied towards the Project, and allowed the Executive Director or designee to make any non‐substantive changes to the language of the individual funding agreements as needed.

H. PUBLIC HEARING: Fiscal Year (FY) 2023‐24 Proposed Budget for the Authority and Congestion Management Agency

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July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc Recommendation: Staff sought approval of Resolution 23‐26‐A, which will adopt the Authority’s FY 2023‐24 budget following a public hearing on June 21, 2023. The proposed budget called for funding appropriations totaling $217.7 million for projects, congestion management, planning, programs, administration, and debt service necessary as required for Authority operations, capital improvements and programmed activities planned from July 1, 2023 through June 30, 2024.

Action: The Authority Board approved Resolution 23‐26‐A, which adopted the Authority’s FY 2023‐24 budget following a public hearing on June 21, 2023, for funding appropriations totaling $217.7 million for projects, congestion management, planning, programs, administration, and debt service necessary as required for Authority operations, capital improvements and programmed activities planned from July 1, 2023 through June 30, 2024.

I. Adoption of a Publicly Available Pay Schedule for Fiscal Year (FY) 2023‐24, Approval of Changes to Authorized Positions, and Approval to Amend the Authority’s Salaries, Benefits, and Compensation Plan for July 1, 2021 through June 30, 2024
Recommendation: Staff sought approval of Resolution 21‐35‐A (Rev 3), which amended the Authority’s Salaries, Benefits, and Compensation Plan for July 1, 2021 through June 30, 2024, to: 1) remove the 3.5% Consumer Price Index (CPI) cap; 2) adjust the salary ranges effective July 1, 2023 by 4.9% for inflation by the average 12‐month December ended percent change in the CPI for all wage earners of the San Francisco – Oakland – San Jose, California region; 3) add 1.0 Fulltime Equivalent (FTE) position to the Associate Engineer classification and 1.0 FTE position to the Senior Engineer classification, which results in an increase of FTE positions from 23 to 25 for FY 2023‐24; 4) recognize Juneteenth as a state holiday and re‐assign the floating holiday in February to Juneteenth; 5) change the bereavement leave from three to five days for eligible employees; and 6) approve other administrative changes as noted in the Compensation Plan.

Action: The Authority Board approved Resolution 21‐35‐A (Rev 3), which amended the Authority’s Salaries, Benefits, and Compensation Plan for July 1, 2021 through June 30, 2024, to: 1) remove the 3.5% Consumer Price Index (CPI) cap; 2) adjust the salary ranges effective July 1, 2023 by 4.9% for inflation by the average 12‐month December ended percent change in the CPI

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) RTPC Memorandum
July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc for all wage earners of the San Francisco – Oakland – San Jose, California region; 3) add 1.0 Fulltime Equivalent (FTE) position to the Associate Engineer classification and 1.0 FTE position to the Senior Engineer classification, which results in an increase of FTE positions from 23 to 25 for FY 2023‐24; 4) recognize Juneteenth as a state holiday and re‐assign the floating holiday in February to Juneteenth; 5) change the bereavement leave from three to five days for eligible employees; and 6) approve other administrative changes as noted in the Compensation Plan.

J. State Route 4 Mokelumne Bike Trail/Pedestrian Overcrossing (Project 5002b):

1. Approvalto Increase Construction Allotmentfor Agreement No. 561 with Joseph J. Albanese for Construction Services
Recommendation: Staff sought approval of Resolution 21‐41‐P (Rev 1), which will increase the authorized construction allotment amount by $1,575,681, for a new total construction allotment value of $10,202,270.

Action: The Authority Board approved Resolution 21‐41‐P (Rev 1), which increased the authorized construction allotment amount by $1,575,681, for a new total construction allotment value of $10,202,270.

2. Authorization to Approve Contract Change Order (CCO) No. 19 to Construction Contract No. 561 with Joseph J. Albanese, Inc. (JJA) for Construction Services
Recommendation: Staff sought approval of CCO No. 19 to
Construction Contract No. 561 with JJA in the amount of $1,575,681, for overhead costs associated with project delays and acceleration measures to mitigate the impacts encountered, contingent upon approval of Resolution 21‐41‐P (Rev 1).

Action: The Authority Board approved CCO No. 19 to Construction Contract No. 561 with JJA in the amount of $1,575,681, for overhead costs associated with project delays and acceleration measures to mitigate the impacts encountered.

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) RTPC Memorandum
July 18, 2023

https://cctauthority.sharepoint.com/sites/Common/09Correspondences/RTPC Memos/2023/June 21, 2023 RTPC Memo.doc

3. Program and Project Management (PPM) Services for the Construction Program – Authorization to Execute Amendment No. 4 to Agreement No. 521 with Cole Management & Engineering, Inc. (CME) for Additional PPM Services
Recommendation: Staff sought authorization for the Chair to execute Amendment No. 4 to Agreement No. 521 with CME in the amount of $897,030.72, for a new total agreement value of $5,346,912.90, to provide additional PPM services, and to allow the Executive Director or designee to make any non‐substantive changes to the language.

Action: The Authority Board authorized the Chair to execute Amendment No. 4 to Agreement No. 521 with CME in the amount of $897,030.72, for a new total agreement value of $5,346,912.90, to provide additional PPM services, and allowed the Executive Director or designee to make any non‐substantive changes to the language.

K. San Pablo Avenue Multimodal Corridor Study (Study), Phase 2 Summary of Findings
Recommendation: Staff and consultants provided a summary of the Study phases, findings, and recommendations.

Action: The Authority Board heard the report and provided feedback. This was an informational item only; no staff recommendation at thistime.

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Attachment: CCTA Executive Summary and Board Meeting Minutes June 21, 2023 (Accept Update on CCTA and TRANSPAC) TRANSPAC Committee Meeting Summary Minutes
MEETING DATE: June 8, 2023
MEMBERS PRESENT: Peter Cloven (Chair), Clayton; Sue Noack (Vice Chair), Pleasant Hill; Loella Haskew, Walnut Creek;
Mark Ross, Martinez; Carlyn Obringer, Concord;
Ken Carlson, Contra Costa County
PLANNING COMMISSIONERS PRESENT: Craig Mizutani, Concord STAFF PRESENT: Melody Reebs, County Connection; Smadar
Boardman, Walnut Creek; Robert Sarmiento,
Contra Costa County; John Cunningham, Contra
Costa County; Matt Todd, TRANSPAC; Tiffany
Gephart, TRANSPAC
GUESTS/PRESENTERS: Matt Kelly, CCTA; Christian Lepe, MDUSD; Julie Carpenter, MDUSD; Sasha Dansky, Mark Thomas;
Sam Sharvini, Mark Thomas; Scott Simmons
MINUTES PREPARED BY: Tiffany Gephart

1. Convene Regular Meeting / Pledge of Allegiance / Self-Introductions Chair Cloven called the meeting to order at 9:01 A.M.

2. Public Comment
There were no comments from the public.

3. Consent Agenda
a. Approval of Minutes:
• Minutes of the May 11, 2023 Meeting.
b. CCTA Executive Director’s Report Regarding CCTA Actions/Discussion Items c. Items Approved by the CCTA for Circulation to the Regional Transportation Planning Committees and Related Items of Interest
d. RTPC Meeting Summary Letters
e. CCTA Meeting Updates and Countywide Information Links f. Consider Meetings of the TRANSPAC Board and Subcommittees. Action:

Reauthorize the continuation of remote meetings of the legislative bodies

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Attachment: TRANSPAC Committee Meeting Summary Minutes June 8, 2023 (Accept Update on CCTA and TRANSPAC) of TRANSPAC pursuant to the Brown Act Provisions under AB361 through July 8, 2023. By way of this action, TRANSPAC will conduct in-person meetings with a hybrid component for public participation for regular TRANSPAC Board meetings. Other TRANSPAC bodies including the TRANSPAC TAC, special and/or ad-hoc committees will continue meeting virtually.

On motion by Commissioner Noack seconded by Commissioner Obringer to approve the consent agenda by majority vote of the members present (Cloven, Haskew, Carlson), Commissioner Noack and Obringer approved consent items 3b-3f and abstained from item 3a.

End Consent Agenda

4. TRANSPAC WORKPLAN AND BUDGET FOR FISCAL YEAR 2023/2024.

Mr. Todd provided a summary of the final budget and workplan details including the Managing Director and Clerk Contract amendment.

There were no comments from the Board.

On a motion by Commissioner Carlson, seconded by Commissioner Haskew to approve the workplan and budget and GBS contract amendment for FY 2023/2024 (consistent with budget assumptions) by unanimous vote of the members present (Haskew, Cloven, Noack, Obringer, Carlson).

Commissioner Ross entered the meeting.

7. STATE ROUTE 4 VISION STUDY.

This item was moved forward.

Matt Kelly of CCTA introduced the item. Sasha Dansky of Mark Thomas gave a presentation on the State Route 4 Vision Study.

Commissioner Noack asked how public feedback is considered, for example, the I-680/HWY 4 interchange project. Mr. Dansky commented that this project is unique in that it is very large and has many phases. Excepting that project, staff are mostly looking at unfunded studies to rank and prioritize projects and priorities to seek future funding. Commissioner Noack expressed concern that the public could be unaware of the impact of the project and construction. Mr. Dansky noted that the challenge with public outreach is information overload and noted that staff have been intentional in presenting information at each outreach event.

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Attachment: TRANSPAC Committee Meeting Summary Minutes June 8, 2023 (Accept Update on CCTA and TRANSPAC) Mr. Dansky noted that Commissioner Noack’s comments are taken into consideration and will discuss amongst project staff.

Commissioner Obringer asked about the inclusion of Kirker Pass/Ygnacio Valley routes in this Corridor study. Mr. Dansky commented that it did come up in discussion and the project staff are considering how to incorporate those routes into the study. Commissioner Obringer further asked about the Smart Signals Project and how that fits into the study. Mr. Dansky commented that the Smart Signals project is being evaluated and ranked as part of the study.

Commissioner Obringer clarified if the truck activity along SR 242/ HWY 4 is inclusive of Concord. Mr. Dansky commented that the area around Port Chicago is the second highest area of truck activity in the county.

5. CONSIDER SPECIAL MEETINGS OF THE TRANSPAC BOARD FOR ASSEMBLY BILL 361 COMPLIANCE.

There was general discussion regarding remote meetings and the CCTA interpretation of AB361 requirements. It was agreed to conduct in-person meetings with a hybrid component for public participation for regular TRANSPAC Board meetings and that other TRANSPAC bodies including the TRANSPAC TAC, special and/or ad-hoc committees will continue meeting virtually, similar to how CCTA is operating. We will also continue to work with CCTA and reconsider these assumptions if conditions change.

The Board agreed to hold special meetings on the following dates to maintain AB361 Compliance through September 14, 2023:
• Thursday Jul 6, 2023 at 8:15 A.M.
• Thursday August 3, 2023 at 9:00 A.M.
• Thursday, August 31, 2023 at 8:45 A.M. (prior to the TRANSPAC TAC meeting)

6. MOUNT DIABLO UNIFIED SCHOOL DISTRICT – TRAFFIC, SAFETY AND COORDINATION DISCUSSION.

Christian Lepe and Julie Carpenter of Mount Diablo Unified School District (MDUSD) presented current transportation initiatives to address congestion and safety. Mr. Lepe noted that AB181, the home to school transportation reimbursement, was adopted by the school board in March of 2023. This legislation will allow schools to provide transportation to students out of the Board designated walking zones. Mr. Lepe commented that the district has recruited and trained 8 additional drivers. Mr. Lepe noted that an ongoing challenge is a shortage of drivers.

The district also added a survey to the website where parents can request transportation if they are out of the walking zones. There is not a guarantee that those families will receive transportation but the legislation allows for a 60% reimbursement of certain line items so that

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Attachment: TRANSPAC Committee Meeting Summary Minutes June 8, 2023 (Accept Update on CCTA and TRANSPAC) staff can look for alternatives and partner with other entities such as purchasing bus passes from County Connection.

Mr. Lepe commented that MDUSD coordinated with County Connection to develop a heat map of where the students are located (Concord, Walnut Creek and Pleasant Hill). Mr. Lepe noted a challenge is that several schools are schools of choice and therefore have students coming from various parts of the county.

Commissioner Carlson asked with regard to Sequoia (which is a school of choice), if there are other options such as staggered start times. Mr. Lepe commented that staff researched staggered start times and there are bargaining unit limitations that would have to be negotiated. There can also be challenges with bus schedules. Commissioner Carlson further asked if parents can be charged a fee. Mr. Lepe noted that this question has come up and staff will be looking into it. Mr. Lepe commented that there may be some equity concerns as well.

Commissioner Carlson agreed that equity is important and further noted that in many cases a mitigation fee to parents is a lot less than a traffic ticket.

Commissioner Obringer asked if students would be able to take transportation (for schools of choice). Mr. Lepe noted that transportation is only available for neighborhood schools and that a small percentage of students are eligible for transportation. Mr. Lepe commented that the AB181 legislation focuses on items such as support for the unhoused, special educations students, and funding those programs. Mr. Lepe also noted that they transport general education students in the Bay Point area that attend Mount Diablo because of the closure of the high School in the Bay Point area and additionally transport the former Glenbrook school students to El Dorado middle school.

Commissioner Noack asked if Sequoia is a residential school for Monte Gardens. Ms. Carpenter commented that Sequoia is a school of choice. Commissioner Noack further asked if there is any system to assist with carpool programs. Mr. Lepe commented that there is not currently a system in place nor a requirement. Ms. Carpenter commented that the best way to solve the issue is to approach each school’s administration and offer an opportunity for parents to sign up for carpool. Mr. Lepe noted that suggestions were made to the administrators and principals on various opportunities, including walking and biking programs.

Ms. Carpenter noted in many cases transportation staff lack the authority to fix certain issues.

Ms. Carpenter noted that they have reached out to County Connection to see what can be done. It was noted in the general discussion that queues of parents waiting to pick up their children block emergency access vehicles. Commissioner Obringer asked if the safety concerns are addressed in the school safety plan such as emergency access. Commissioner Noack commented that she has attended meetings regarding the safety plans and noted that there has not been a traffic related safety plan.

Commissioner Noack commented that several infrastructure upgrades are being done at various intersections in Pleasant Hill including stop signs, speed bumps and flashing beacons.

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Attachment: TRANSPAC Committee Meeting Summary Minutes June 8, 2023 (Accept Update on CCTA and TRANSPAC) Commissioner Noack further commented that there will not be funding for crossing guards after 2023 except for a couple of sites. Mr. Lepe commented that a survey was put out for volunteer crossing guards and there was some interest. Mr. Lepe commented that there isn’t any training available currently. Ms. Carpenter asked if training for volunteer crossing guards could be a funding area that the Board can support. Commissioner Noack commented that she is not sure if the existing funding falls into the school category that the Board has direct authority to disburse.

Mr. Todd noted that 511 Contra Costa is another resource and could be considered for resources to assist schools. Staff can reach out to CCTA as well to see if there is any funding available and for crossing guard training. Mr. Todd further noted that 511CC does offer bicycle training. Commissioner Noack commented that there are liability concerns with the training and oversight of the crossing guards.

Commissioner Obringer asked about potential funding related to offsetting carbon emissions.

Commissioner Noack commented that she has raised the issue with state and federal legislators and that there is no funding for school transportation.

Melody Reebs commented that she will be taking to an item to the CCCTA Board to increase the youth fair discount pilot program to 50%.

8. TRANSPAC CCTA REPRESENTATIVE REPORTS.

Commissioner Noack commented that she did not attend the recent CCTA Board meeting but noted that she will report in the future on CCTA and MTC. Commissioner Noack commented on the “fiscal cliff” BART is approaching in 2025 and there is discussion around what impact this will have. There are letters of support going to the state legislature to get support to keep transit going. Commissioner Noack commented that there is a lot of work being done along I680/HWY 4 and there will be more to update at the next meeting.

9. TAC ORAL REPORTS BY JURISDICTION
No comments from the TAC.

10. BOARDMEMBER COMMENTS
Commissioner Obringer commented that the RFQ has been released for the redevelopment of the former Concord Naval Weapons Station as of June 1. Response are due by June 14th at 5pm.

10. MANAGING DIRECTOR’S REPORT
Mr. Todd introduced Craig Mizutani, Planning Commissioner recently appointed to Concord.

Mr. Todd commented that the June 29th TAC and July 13th Board meeting will be canceled.

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Attachment: TRANSPAC Committee Meeting Summary Minutes June 8, 2023 (Accept Update on CCTA and TRANSPAC)

11. ADJOURN / NEXT MEETING The meeting adjourned at 10:30 a.m. The next special meeting will be held on July 6, 2023 at 8:15 A.M. The next regular meeting will be held on September 14, 2023 at the City of Pleasant Hill Large Community Room – 100 Gregory Lane, Pleasant Hill. Remote teleconferencing information for members of the public will be included in the posted meeting materials.

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Attachment: TRANSPAC Committee Meeting Summary Minutes June 8, 2023 (Accept Update on CCTA and TRANSPAC) 100 Gregory Lane, Pleasant Hill, CA 94523-3323 – (925) 671-5270 www.pleasanthillca.org

MEMORANDUM
TO: City Councilmembers
FROM: Interview and Nominating Committee
Mayor Tim Flaherty, Councilmember Allen Vinson
DATE: October 16, 2023
SUBJECT: Approve Appointment Recommendation to the Architectural Review Commission The Interview and Nominating Committee recommends the following appointment and requests the City Council’s confirmation:

APPOINTMENTS TERMS/EXPIRATION DATES
Architectural Review Commission
Dipinti Kapoor Unfilled term through May 2024

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CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: ADOPT ORDINANCE NO. ___ AMENDING PLEASANT HILL MUNICIPAL CODE SECTION 18.20.095, ACCESSORY DWELLING
UNITS

SYNOPSIS
An amendment to the existing Accessory Dwelling Unit Ordinance, Section 18.20.095 of the Pleasant Hill Municipal Code, is proposed that will modify existing provisions that were originally implemented as part of an urgency ordinance adopted by the City Council in December 2022 in response to State legislation that was signed into law that year. The proposed ordinance was introduced at a public hearing held on October 2, 2023, and is now submitted for a second reading and consideration for adoption.

RECOMMENDED CITY COUNCIL ACTION
Adopt the Ordinance.

ATTACHMENTS
Proposed Ordinance
Prepared by: Andrew Shiflet, Assistant Planner
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager

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1 ORDINANCE NO. ___

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL AMENDING PLEASANT HILL MUNICIPAL CODE SECTION 18.20.095 (‘ACCESSORY DWELLING UNITS’) RELATED TO ACCESSORY DWELLING UNITS AND JUNIOR

ACCESSORY DWELLING UNITS
WHEREAS, the City of Pleasant Hill, California (the “City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, state law authorizes cities to act by ordinance to provide for the creation and regulation of accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”); and
WHEREAS, the City desires to amend its local regulatory scheme for the construction of accessory dwelling units to meet new state law; and
WHEREAS, in recent years, the California Legislature has approved, and the Governor has signed into law, several bills that, among other provisions, amended Government Code sections 65852.2 and 65852.22 to impose new limits on local authority to regulate ADUs and JADUs; and
WHEREAS, in 2022, the California Legislature approved, and the Governor signed into law, Senate Bill 897 (SB 897) that further amends Government Code sections 65852.2 and 65852.22; and
WHEREAS, on December 5, 2022, to protect the public safety, health, and welfare, the City Council adopted Ordinance No. 960 as an urgency measure in accordance with Government Code section 36937, subdivision (b).

WHEREAS, Ordinance No. 960 allows the City to apply local regulations governing height, setback, landscape, and architectural review, among other standards, to certain applications for ADUs and JADUs, that would otherwise threaten the character of existing neighborhoods, and negatively impact property values, personal privacy, and fire safety.

WHEREAS, the City desires to recodify the provisions of the urgency ordinance and modify said provisions that were implemented as part of Ordinance No. 960; and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing on the proposed ordinance amendment was held by the Planning Commission on August 22, 2023, where all interested persons might appear and be heard.

WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing on the proposed ordinance amendment was held by the City Council on October 2, 2023, where all interested persons might appear and be heard.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANT HILL does ordain as follows:

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 2 SECTION 1. Amending Pleasant Hill Municipal Code Section 18.20.095, to read as follows:
“18.20.095 Accessory dwelling units.

A. Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with California Government Code sections 65852.2 and 65852.22.

B. Effect of conforming. An ADU or JADU that conforms to the standards in this section will not be:

1. Deemed to be inconsistent with the city’s general plan and zoning designation for the lot on which the ADU or JADU is located.

2. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located.

3. Considered in the application of any local ordinance, policy, or program to limit residential growth.

4. Required to correct a nonconforming zoning condition, as defined in subsection C.7 of this section. This does not prevent the city from enforcing compliance with applicable building standards in accordance with California Health and Safety Code section 17980.12.

C. Definitions. As used in this section, terms are defined as follows:

1. Accessory dwelling unit or ADU means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following:
a. An efficiency unit, as defined by California Health and Safety Code section 17958.1; and
b. A manufactured home, as defined by California Health and Safety Code section 18007.

2. Accessory structure means a structure that is accessory and incidental to a primary dwelling located on the same lot.

3. Complete independent living facilities means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated.

4. Attached means a structure that shares a common wall with the primary residential dwelling structure on a lot. A structure that is connected to the primary residential dwelling solely by a breezeway shall not be considered attached.

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 3 5. Efficiency kitchen means a kitchen that includes each of the following:
a. A cooking facility with appliances.
b. A food preparation counter or counters that total at least 15 square feet in area. c. Food storage cabinets that total at least 30 square feet of shelf space.

6. Junior accessory dwelling unit or JADU means a residential unit that satisfies all of the following:
a. Is no more than 500 square feet in size;
b. Is contained entirely within an existing or proposed single-family structure (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure); c. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure;
d. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling; and
e. Includes an efficiency kitchen, as defined in subsection C.4 of this section.

7. Living area means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

8. Nonconforming zoning condition means a physical improvement on a property that does not conform with current zoning standards.

9. Passageway means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.

10. Proposed dwelling means a dwelling that is the subject of a permit application and that meets the requirements for permitting.

11. Public transit means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

12. Tandem parking means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another, such that the front vehicle may not be retrieved without the rear vehicle being moved.

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 4 D. Approvals. The following approvals apply to ADUs and JADUs under this section:

1. Building permit only. If an ADU or JADU complies with each of the general requirements in subsection E of this section, it is allowed with only a building permit in the following scenarios:
a. Converted on single-family lot. One ADU and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:
i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and
ii. Has exterior access that is independent of that for the single-family dwelling; and
iii. Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
iv. The JADU complies with the requirements of Government Code Section 65852.22.
b. Limited detached on single-family lot. One detached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection D.1.a of this section), if the detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet or smaller. iii. The peak height above grade does not exceed the applicable height limit in subsection E.2. below.
c. Converted on multifamily lot. One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. Under this subsection D.1.c, at least one converted ADU is allowed within an existing multifamily dwelling, up to a quantity equal to 25% of the existing multifamily dwelling units.
d. Limited detached on multifamily lot. No more than two detached ADUs on a lot that has an existing or proposed multifamily dwelling if each detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 5 city will not require any modification to the multifamily dwelling as a condition of approving the ADU.
ii. The peak height above grade does not exceed the applicable height limit in subsection E.2. below.

2. ADU permit.
a. Except as allowed under subsection D.1 of this section, no ADU may be created without a building permit and an ADU permit in compliance with the standards set forth in subsections E and F of this section. b. The city may charge a fee to reimburse it for costs incurred in processing ADU permits, including the costs of adopting or amending the city’s ADU ordinance.

The ADU permit processing fee is determined by the zoning administrator and approved by the city council by resolution.

3. Process and timing.
a. An ADU permit is considered and approved ministerially, without discretionary review or a hearing.
b. The city must approve or deny an application to create an ADU or JADU within 60 days from the date that the city receives a completed application. If the city has not approved or denied the completed application within 60 days, the application is deemed approved unless either:
i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or
ii. When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily dwelling on the lot, the city may delay acting on the permit application for the ADU or JADU until the city acts on the permit application to create the new single-family or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. c. If the city denies an application to create an ADU or JADU, the city must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection D.3.b. above.
d. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 6 E. General ADU and JADU requirements. The following requirements apply to all ADUs and JADUs that are approved under subsection D.1 or D.2 of this section:

1. Zoning.
a. An ADU or JADU subject only to a building permit under subsection D.1 of this section may be created on a lot in a residential or mixed-use zone. b. An ADU or JADU subject to an ADU permit under subsection D.2 of this section may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use.

2. Height.
a. Except as otherwise provided by subsections E.2.b. and E.2.c. below, a detached ADU created on a lot with an existing or proposed single-family or multifamily dwelling unit may not exceed 16 feet in height. b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single-family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit. c. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height.
d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoing, ADUs subject to this subsection E.2.d. may not exceed two stories. e. For purposes of this section E.2., height is measured above existing grade to the peak of the structure.

3. Fire sprinklers.
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence.
b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.

4. Rental term. No ADU or JADU may be rented for a term that is shorter than 30 days.

5. No separate conveyance. An ADU or JADU may be rented, but no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 7 (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).

6. Septic system. If the ADU or JADU will connect to an on-site water-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years.

7. Owner occupancy.
a. An ADU that is permitted after January 1, 2020, but before January 1, 2025, is not subject to owner-occupancy requirements.
b. Unless applicable law requires otherwise, all ADUs that are created on or after January 1, 2025, are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property as the person’s legal domicile and permanent residence.
c. As required by state law, all JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person’s legal domicile and permanent residence. However, the owner-occupancy requirement of this subsection does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization.

8. Deed restriction. Prior to issuance of a building permit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the county recorder’s office and a copy filed with the administrator. The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the city and must provide that:
a. The ADU or JADU may not be sold separately from the primary dwelling. b. The ADU or JADU is restricted to the approved size and to other attributes allowed by this section.
c. The deed restriction runs with the land and may be enforced against future property owners.
d. The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of the zoning administrator, providing evidence that the ADU or JADU has in fact been eliminated. The zoning administrator may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated. Appeal may be taken from the zoning administrator’s determination consistent with other provisions of this code. If the ADU or JADU is not entirely physically removed, but is only eliminated by virtue of having a necessary component of an ADU or JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this code.

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 8 e. The deed restriction is enforceable by the zoning administrator or his or her designee for the benefit of the city. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the city is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit.

9. Income reporting. In order to facilitate the city’s obligation to identify adequate sites for housing in accordance with Government Code sections 65583.1 and 65852.2, each building-permit application must include an estimate of the projected annualized rent that will be charged for the ADU or JADU.

10. Building and safety.
a. Must comply with building code. Subject to subsection E.10.b. below, all ADUs and JADUs must comply with all local building code requirements. b. No change of occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the building official or a code enforcement officer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this subsection E.10.b. prevents the city from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this section.

F. Specific ADU requirements. The following requirements apply only to ADUs that require an ADU permit under subsection D.2 of this section:

1. Maximum size.
a. The maximum size of a detached or attached ADU subject to this subsection is 1,200 square feet and up to two bedrooms.
b. An attached ADU that is created on a lot with an existing primary dwelling is further limited to 50% of the floor area of the existing primary dwelling. c. Application of other development standards in this subsection, such as FAR or lot coverage, might further limit the size of the ADU, but no application of FAR, lot coverage, front setback, landscaping or open-space requirements may require the ADU to be less than 800 square feet.

2. Setbacks. ADUs subject to this subsection shall comply with the following setbacks, subject to subsection F.1.c of this section. Setbacks are measured from property lines or vehicular easements, whichever is applicable. a. Attached and detached ADUs.
i. Front yard setbacks.

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 9 1. Single-family residential zoning district R-20 – 25 feet;

2. Single-family residential zoning districts PUD/PPD, R-15, R-10, R10A, R-7, R-6 – 20 feet;

3. Multiple-family residential zoning district MRH – 20 feet;

4. Multiple-family residential zoning district PUD/PPD, MRM, MRL, MRVL – 15 feet.
ii. Side and rear yard setbacks. All single- and multiple-family zoning districts – four feet.
iii. No setback is required for an ADU that is subject to this subsection F if the ADU is constructed in the same location and to the same dimensions as an existing structure.

3. Floor area ratio (FAR). No ADU subject to this subsection F may cause the total FAR of the lot to exceed 40% in single-family zoning districts with no limitation in multifamily zoning districts, subject to subsection F.1.c of this section.

4. Lot coverage. No ADU subject to this subsection F may cause the total lot coverage to exceed the limitations as noted below, except as noted in subsection F.1.c of this section:
a. Single-family residential zoning districts R-20, R-15 – 25% maximum lot coverage;
b. Single-family residential zoning districts R-10 – 30% maximum lot coverage; c. Single-family residential zoning districts PUD/PPD, R-10A, R-7, R-6 – 35% maximum lot coverage;
d. Multiple-family residential zoning districts PUD/PPD, MRVL, MRL, MRM, MRH – 40% maximum lot coverage.

5. Minimum open space. No ADU subject to this subsection F may cause the project to be less than the following open space provisions for multifamily zoning districts noted below, subject to subsection F.1.c of this section:
a. Total usable open space on a site having three or more dwelling units shall be at least 200 square feet per dwelling unit. This requirement shall be met by providing private open space, shared open space, or a combination of the two. i. Private open space. To satisfy the open space requirement, private open space must be on a patio or balcony, within which a horizontal rectangle has no dimension less than six feet.
ii. Shared open space. To satisfy the open space requirement, shared open space must be provided by interior side yards, patios and terraces, each designed so that a horizontal rectangle inscribed within it has no dimension less than 10 feet. The open space must be open to the sky, and may not

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 10 include driveways or parking areas or area required for front or corner side yards.

6. Landscaping. No ADUs in single-family or multifamily residential zoning districts subject to this subsection F may cause the total landscaping of the lot to be less than as noted below, subject to subsection F.1.c of this section:
a. Single-family residential zoning districts (including PUD and PPD single family residential).
i. 50% of the front yard setback (yard) area is to be landscaped. b. Multiple-family residential zoning districts.
i. Multiple-family residential zoning districts MRVL and MRL – 35% landscaping;
ii. Multiple-family residential zoning district MRM – 30% landscaping; iii. Multiple-family residential zoning districts PUD/PPD, MRH – 25% landscaping.

7. Passageway. No passageway, as defined by subsection C.8 of this section, is required for an ADU.

8. Parking.
a. Generally. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection C.11 of this section. The size of the off-street parking necessary for the ADU shall be eight and one-half feet wide by 19 feet deep (if enclosed the space shall be 10 feet wide by 22 feet deep, with a nine-foot-wide door opening) with a 10-foot-wide paved vehicular access from/to the public right-of-way and shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base.
b. Exceptions. No parking under subsection F.8.a of this section is required in the following situations:
i. The ADU is located within one-half mile walking distance of public transit, as defined in subsection C.10 of this section.
ii. The ADU is located within an architecturally and historically significant historic district.
iii. The ADU is part of the proposed or existing primary residence or an existing accessory structure under subsection D.1.a of this section. iv. When on-street parking permits are required but not offered to the occupant of the ADU.

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 11 v. When there is an established car share vehicle stop located within one block of the ADU.
vi. When the permit application to create an ADU is submitted with an application to create a new single-family or multifamily dwelling on the same lot, provided that the ADU or the lot satisfies any other criteria listed in subsections F.8.b.i through v. above.
c. No replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.

9. Architectural requirements.
a. The materials and colors of the exterior walls, roof, and windows and doors must match the appearance and architectural design of those of the primary dwelling.
b. The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code.
c. The ADU must have an independent exterior entrance, apart from that of the primary dwelling. The ADU entrance shall not be on the same side of the primary dwelling entrance, unless this entrance is screened from public views. d. The roof slope must match that of the dominant roof slope of the primary dwelling. The dominant roof slope is the slope shared by the largest portion of the roof.

10. Screening.
a. Evergreen landscape or fence screening must be planted or installed and maintained between the ADU and adjacent parcels as follows:
i. For a single-story ground-level ADU, at least one 15-gallon size evergreen tree that is six feet tall at the time of installation shall be provided for every 10 linear feet of exterior wall or a solid fence of at least six feet in height may be installed.
ii. Landscaping must be drought-tolerant.

11. Historical protections. The following requirements apply to ADUs on or within 600 feet of real property that is listed in the California Register of Historic Resources: the architectural treatment of an ADU to be constructed on a lot that has an identified historical resource listed on the federal, state, or local register of historic places be located so as to not be visible from any public right-of-way.

G. Fees.

1. Impact fees.

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 12 a. No impact fee is required for an ADU that is less than 750 square feet in size. b. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of the primary dwelling, divided by the floor area of the ADU, times the typical fee amount charged for a new dwelling).

Impact fee here does not include any connection fee or capacity charge for water or sewer service.

2. Waiving of fees. The city shall waive fees for ADUs in the following manner:
a. Building and planning permit fees shall be waived if the ADU is deedrestricted for 55 years at the low-income affordable level. b. Building, planning and traffic mitigation fees shall be waived if the ADU is deed-restricted for 55 years at the very low-income affordable level.

H. Nonconforming zoning code conditions, building code violations, and unpermitted structures.

1. Generally. The city will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.

2. Unpermitted ADUs constructed before 2018.
a. Permit to legalize. As required by state law, the city may not deny a permit to legalize an existing but unpermitted ADU that was constructed before January 1, 2018 due to either of the following:
i. The ADU violates applicable building standards, or
ii. The ADU does not comply with state ADU law (Government Code Section 65852.2) or this ADU ordinance.
b. Exceptions.
i. Notwithstanding subsection H.2.a. above, the city may deny a permit to legalize an existing but unpermitted ADU that was constructed before January 1, 2018, if the city makes a finding that correcting a violation is necessary to protect the health and safety of the public or of occupants of the structure.
ii. Subsection H.2.a. above does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Section 17920.3.

I. Nonconforming ADUs and discretionary approval. Any proposed ADU or JADU that does not conform to the objective standards set forth in subsections A through G of this

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment) 13 section may be allowed by the city with a conditional use permit, in accordance with the other provisions of this title.”
Except as modified herein, all other provisions contained in Section 18.20.095 of the Pleasant Hill Municipal Code shall remain in full force and effect.

SECTION 2. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.

SECTION 3. The City Council finds the adoption of this ordinance to be statutorily exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to Section 21080.17 of the Public Resources Code because it is an ordinance regarding accessory dwelling units in single-family and multifamily residential zones to implement the provisions of Government Code Section 65852.2.

SECTION 4. This ordinance shall be effective 30 days after its adoption.

SECTION 5. Within fifteen (15) days after the final passage and adoption of this ordinance, the City Clerk shall cause it to be posted in the three public places designated by resolution of the City Council.

SECTION 6. Filing. The City Clerk shall submit a copy of this ordinance to the Department of Housing and Community Development within 60 days after adoption.

The foregoing ordinance was duly and regularly introduced at a regular meeting of the Pleasant Hill City Council, held in said City on the 2
nd day of October, 2023, and thereafter adopted at a
regular meeting of the City Council, held in said City on the 16th day of October, 2023, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
TIMOTHY M. FLAHERTY, Mayor
ATTEST:

JUANITA DAVALOS, Acting City Clerk

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Attachment: Proposed Ordinance (Accessory Dwelling Units Ordinance Amendment)

CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: ADOPT ORDINANCE NO.___ AMENDING PLEASANT HILL
MUNICIPAL CODE CHAPTER 18.67, WIRELESS

TELECOMMUNICATIONS FACILITIES, AND RELATED
AMENDMENTS TO SECTION 18.85.010, ZONING PERMIT PURPOSE
AND APPLICABILITY, SECTION 18.95.020, USE PERMIT APPROVAL AUTHORITY, AND CHAPTER 18.140, DEFINITIONS

SYNOPSIS
An amendment to the existing Wireless Telecommunications Facilities Ordinance (Chapter

18.67) is proposed to comply with recent modifications to federal and state law, related to processing wireless telecommunications facility applications. Associated conforming changes are also proposed to Section 18.85.010 (purpose and applicability for zoning permits), Section

18.95.020 (approval authority for use permits), and Section 18.140 (definitions). The proposed ordinance was introduced at a public hearing held on October 2, 2023, and is now submitted for a second reading and consideration for adoption.

RECOMMENDED CITY COUNCIL ACTION
Adopt the Ordinance.

ATTACHMENTS
Proposed Ordinance
Prepared by: Haley Croffoot, Senior Planner
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager

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1 ORDINANCE NO. __

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL AMENDING PLEASANT HILL MUNICIPAL CODE CHAPTER 18.67 (WIRELESS TELECOMMUNICATIONS FACILITIES); SECTION 18.85.010 (PURPOSE AND APPLICABILITY FOR ZONING PERMITS); SECTION 18.95.020 (APPROVAL AUTHORITY FOR USE PERMITS); AND SECTION 18.140 (DEFINITIONS) WHEREAS, amendments to Title 18 of the Pleasant Hill Municipal Code are proposed to ensure compliance with recent changes to a number of federal and state laws applicable to the siting of wireless telecommunications facilities; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing on the proposed ordinance amendments was held by the Planning Commission on August 22, 2023, where all interested persons might appear and be heard; and WHEREAS, the Planning Commission adopted Resolution No. 18-23 recommending that the City Council adopt the proposed amendment; and
WHEREAS, after notice having been duly given, a public hearing on the proposed ordinance was held by the City Council on October 2, 2023, where all interested persons might appear and be heard.

NOW, THEREFORE, the City Council of the City of Pleasant Hill does ordain as follows:

Section 1. The recitals above are each incorporated by reference and adopted as findings by the City Council.

Section 2. The City Council hereby finds that it can be seen with certainty that there is no possibility that the adoption of this ordinance may have a significant effect on the environment.

The ordinance does not authorize construction and will not result in a direct or indirect physical change in the environment. The adoption of this ordinance is therefore exempt from the environmental review requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of Title 14 of the California Code of Regulations. Staff is hereby directed to file a Notice of Exemption with the County Clerk within five days of the adoption of this ordinance pursuant to Section 15062 of Title 14 of the California Code of Regulations; and Section 3. Chapter 18.67, “Wireless Telecommunications Facilities” of Title 18 “Planning and Land Use” is amended as follows:

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 2 “Article I. Purpose and Definitions

18.67.010 Purpose.

The purpose of this chapter is to establish a comprehensive set of zoning requirements for antennas and wireless telecommunications facilities. These regulations are intended to provide for the managed development of antennas and wireless telecommunications facilities in a manner that recognizes and enhances the community benefits of wireless telecommunications technology and reasonably accommodates the needs of citizens and wireless telecommunications service providers in accordance with federal and state rules and regulations. At the same time, these regulations are intended to protect neighbors from potential adverse impacts of such facilities, including but not limited to noise, traffic, aesthetic and other impacts over which the city has purview, and to preserve the visual character of the established community through appropriate design, siting, screening, maintenance, and location standards

18.67.020 Definitions.

In this chapter, the following definitions apply:

Antenna, amateur radio means a ground, building, or tower-mounted antenna, or similar antenna structure, operated by a federally licensed amateur radio operator as part of the Amateur Radio Service, and as designated by the Federal Communications Commission (FCC).

Antenna has the meaning set forth in PHMC § 18.140.010.

Base station has the same meaning as provided in 47 C.F.R. § 1.6100(b)(1), as may be amended, which defines that term as follows:

A structure or equipment at a fixed location that enables FCC-licensed or authorized wireless telecommunications between user equipment and a communications network. The term does not encompass a tower as defined in 47 C.F.R. § 1.6100(b) or any equipment associated with a tower.

1. The term includes, but is not limited to, equipment associated with wireless telecommunications services such as private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wireless services such as microwave backhaul.

2. The term includes, but is not limited to, radio transceivers, antennas, coaxial or fiber-optic cable, regular and backup power supplies, and comparable equipment, regardless of technological configuration (including distributed antenna systems and small-cell networks).

3. The term includes any structure other than a tower that, at the time the relevant application is filed with the state or local government under this section, supports or houses equipment described in subsections 1 and 2 of this definition that has been reviewed and approved under the applicable zoning or siting process, or under another state or local regulatory review process, even if the structure was not built for the sole or primary purpose of providing such support.

4. The term does not include any structure that, at the time the relevant application is filed with the state or local government under this section, does not support or house equipment described in subsections 1 and 2 of this definition.

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 3 Collocation has the same meaning as defined by the FCC in 47 C.F.R. § 1.6002(g), as may be amended, which defines that term as: (1) Mounting or installing an antenna facility on a preexisting structure; and/or (2) Modifying a structure for the purpose of mounting or installing an antenna facility on that structure. Notwithstanding the foregoing, for Section 6409(a) modifications only, “collocation” has the same meaning as provided in 47 C.F.R. § 1.6100(b)(2), as may be amended, which defines that term as “[t]he mounting or installation of transmission equipment on an eligible support structure for the purpose of transmitting and/or receiving radio frequency signals for communications purposes.” .

Distributed antenna system or DAS means a network of one or more antennas and related fiber optic nodes typically mounted to or located at streetlight poles, utility poles, sporting venues, arenas, multi-family housing or convention centers which provide access and signal transfer for personal wireless service providers. A distributed antenna system also includes the equipment location, sometimes called a “hub” or “hotel” where the DAS network is interconnected with one or more wireless service provider’s facilities to provide the signal transfer services.

Eligible support structure has the same meaning as provided in 47 C.F.R. § 1.6100(b)(4), as may be amended, which defines that term as “[a]ny tower or base station as defined in this section, provided that it is existing at the time the relevant application is filed with the state or local government under this section.”
Enclosure building, shed, or shelter means a building, shed, fence, or other enclosure used to house ground-mounted equipment or ground-mounted equipment cabinets associated with a wireless telecommunications facility.

Equipment cabinet means a cabinet used to house equipment associated with a wireless telecommunications facility.

Existing has the same meaning as provided in 47 C.F.R. § 1.6100(b)(5), as may be amended, which provides that “[a] constructed tower or base station is existing for purposes of [the FCC’s Section 6409(a) regulations] if it has been reviewed and approved under the applicable zoning or siting process, or under another state or local regulatory review process, provided that a tower that has not been reviewed and approved because it was not in a zoned area when it was built, but was lawfully constructed, is existing for purposes of this definition.” Federal Communications Commission (“FCC”) is an independent United States government agency responsible for the regulation of interstate and international communications by radio, television, wire, satellite, and cable.

Height of a wireless telecommunications facility means the vertical distance measured from the natural undisturbed ground surface below the center of the base of said facility to the top of the facility itself or, if higher, to the tip of the highest antenna or appurtenance attached thereto. In the case of building-mounted facilities the height of the facility includes the height of the portion of the building on which it is mounted. In the case of crank-up or other similar towers whose height can be adjusted, the height of the facility shall be the maximum height to which it is capable of being raised.

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 4 Monopole means a single freestanding pole, post, or similar nonlattice structure used to support antennas and equipment associated with a wireless telecommunications facility.

Personal wireless services has the same meaning as provided in 47 U.S.C. § 332(c)(7)(C)(i), as may be amended, which defines the term as “commercial mobile services, unlicensed wireless services, and common carrier wireless exchange access services.” Public property is commonly used as a designation of those things which are considered owned by “the public,” the state or community, and not restricted to dominion of a private person. It may also apply to any property owned by a state, nation, or municipality.

Public right-of-way means and includes all land or interest in land which by deed, conveyance, agreement, easement, dedication, usage, or process of law is reserved for or dedicated to the use of the general public for road or highway purposes.

Public safety facilities means facilities used only for public safety functions and owned or operated by governmental entities such as police, fire and emergency operations.

Radio frequency (“RF”) is a rate of oscillation, which corresponds to the frequency of radio waves, and the alternating currents which carry radio frequency, electromagnetic, or other wireless signals.

Related equipment means all equipment ancillary to the antenna used for transmission and reception of radio frequency, electromagnetic, or other wireless signals. Such equipment may include, but is not limited to, cable, conduit and connectors.

Roof-mounted or building-mounted antenna means an antenna directly attached or affixed to the roof of, on the facade, or elsewhere on a pre-existing building, tank or similar structure other than a purpose built wireless tower.

Section 6409(a) modification has the same meaning as an “eligible facilities request” provided in 47 C.F.R. § 1.6100(b)(3), as may be amended, which defines that term as “[a]ny request for modification of an existing tower or base station that does not substantially change the physical dimensions of such tower or base station, involving: (i) [c]ollocation of new transmission equipment; (ii) [r]emoval of transmission equipment; or (iii) [r]eplacement of transmission equipment.”
Site has the same meaning as provided in 47 C.F.R. § 1.6100(b)(6), as may be amended, which provides that “[f]or towers other than towers in the public rights-of-way, the current boundaries of the leased or owned property surrounding the tower and any access or utility easements currently related to the site, and, for other eligible support structures, further restricted to that area in proximity to the structure and to other transmission equipment already deployed on the ground. The current boundaries of a site are the boundaries that existed as of the date that the original support structure or a modification to that structure was last reviewed and approved by a State or local government, if the approval of the modification occurred prior to the Spectrum Act or otherwise outside of the section 6409(a) process.”
Small Wireless Facility has the same meaning as provided in 47 C.F.R. § 1.6002(l), as may be amended, which defines that term as facilities that meet each of the following conditions:

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 5 (1) The facilities—
(i) Are mounted on structures 50 feet or less in height including their antennas as defined in 47 C.F.R. § 1.1320(d); or
(ii) Are mounted on structures no more than 10 percent taller than other adjacent structures; or
(iii) Do not extend existing structures on which they are located to a height of more than 50 feet or by more than 10 percent, whichever is greater; (2) Each antenna associated with the deployment, excluding associated antenna equipment (as defined in the definition of antenna in § 1.1320(d)), is no more than three cubic feet in volume;
(3) All other wireless equipment associated with the structure, including the wireless equipment associated with the antenna and any pre-existing associated equipment on the structure, is no more than 28 cubic feet in volume;
(4) The facilities do not require antenna structure registration under part 17 of this chapter;
(5) The facilities are not located on Tribal lands, as defined under 36 CFR 800.16(x); and (6) The facilities do not result in human exposure to radiofrequency radiation in excess of the applicable safety standards specified in § 1.1307(b).

Stealth facility means any wireless telecommunications facility which is designed to blend into the surrounding environment by means of screening, concealment, or camouflage intended to make the facility look like something other than a wireless tower or base station. The antenna and related equipment are either not readily visible beyond the property on which they are located, or, if visible, appear to be part of the existing natural or built environment rather than as a wireless telecommunications facility.

Substantial change has the same meaning as provided in 47 C.F.R. § 1.46100(b)(7), as may be amended, which defines that term as a substantial modification changing the physical dimensions of an eligible support structure that meets any of the following criteria:
“(i) For towers other than towers in the public rights-of-way, it increases the height of the tower by more than 10% or by the height of one additional antenna array with separation from the nearest existing antenna not to exceed twenty feet, whichever is greater; for other eligible support structures, it increases the height of the structure by more than 10% or more than ten feet, whichever is greater;
(A) Changes in height should be measured from the original support structure in cases where deployments are or will be separated horizontally, such as on buildings' rooftops; in other circumstances, changes in height should be measured from the dimensions of the tower or base station, inclusive of originally approved

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 6 appurtenances and any modifications that were approved prior to the passage of the Spectrum Act.
(ii) For towers other than towers in the public rights-of-way, it involves adding an appurtenance to the body of the tower that would protrude from the edge of the tower more than twenty feet, or more than the width of the tower structure at the level of the appurtenance, whichever is greater; for other eligible support structures, it involves adding an appurtenance to the body of the structure that would protrude from the edge of the structure by more than six feet;
(iii) For any eligible support structure, it involves installation of more than the standard number of new equipment cabinets for the technology involved, but not to exceed four cabinets; or, for towers in the public rights-of-way and base stations, it involves installation of any new equipment cabinets on the ground if there are no pre-existing ground cabinets associated with the structure, or else involves installation of ground cabinets that are more than 10% larger in height or overall volume than any other ground cabinets associated with the structure;
(iv) It entails any excavation or deployment outside of the current site, except that, for towers other than towers in the public rights-of-way, it entails any excavation or deployment of transmission equipment outside of the current site by more than 30 feet in any direction. The site boundary from which the 30 feet is measured excludes any access or utility easements currently related to the site;
(v) It would defeat the concealment elements of the eligible support structure; or (vi) It does not comply with conditions associated with the siting approval of the construction or modification of the eligible support structure or base station equipment, provided however that this limitation does not apply to any modification that is noncompliant only in a manner that would not exceed the thresholds identified in §

1.6100(b)(7)(i) through (iv).”
Tower has the same meaning as provided in 47 C.F.R. § 1.6100(b)(9), as may be amended, which defines that term as “[a]ny structure built for the sole or primary purpose of supporting any [FCC]-licensed or authorized antennas and their associated facilities, including structures that are constructed for wireless telecommunications services including, but not limited to, private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wireless services such as microwave backhaul, and the associated site.” Examples include, but are not limited to, monopoles, mono-trees and lattice towers. This definition does not include Utility Poles.

Transmission equipment has the same meaning as provided in 47 C.F.R. § 1.6100(b)(8), as may be amended, which defines that term as “[e]quipment that facilitates transmission for any [FCC]- licensed or authorized wireless telecommunications service, including, but not limited to, radio transceivers, antennas, coaxial or fiber-optic cable, and regular and backup power supply. The term includes equipment associated with wireless telecommunications services including, but not limited to, private, broadcast, public safety services, as well as fixed wireless services, such as microwave backhaul.”

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 7 Utility pole means any structure designed to support electric, telephone, and similar utility lines.

A tower is not a utility pole.

Wireless telecommunications facility or facility means an unstaffed facility at a fixed location, generally consisting of antennas, an equipment cabinet or enclosure building, shed, or shelter, and related equipment, which receives and/or transmits radio frequency, electromagnetic, or other wireless signals for the purpose of transmitting voice or data.

Article II. General Regulations

18.67.110 Exemptions.

The requirements of this chapter do not apply to antennas or antenna structures set forth in this section, unless noted otherwise below. Each exempt facility shall fully comply with other applicable requirements of the Pleasant Hill Municipal Code to the extent not specially exempted in this section, including but not limited to the adopted uniform codes, including: Building Code, Electrical Code, Plumbing Code, Mechanical Code, and Fire Code.

A. Over-the-air-reception-devices (OTARD) antennas.

1. Satellite Dishes 39.37 inches (one meter) or Less: Direct broadcast satellite (DBS) antennas and multipoint distribution services (MDS) antennas measuring one meter or less in diameter (or diagonal measurement) and either: (a) intended for the sole use of a person occupying the same parcel to receive direct broadcast satellite service, including direct-tohome satellite service, or to receive or transmit fixed wireless signals via satellite or (b) a hub or relay antenna used to receive or transmit fixed wireless services that are not classified as telecommunications services; and

2. Non-Satellite Dishes 39.37 inches (one meter) or Less. A dish antenna 39.37 inches or less in diameter or diagonal measurement and (a) intended for the sole use of a person occupying the same parcel to receive video programming services via multipoint distribution services, including multichannel multipoint distribution services, instructional television fixed services, and local multipoint distribution services, or to receive or transmit fixed wireless signals other than via satellite or (b) a hub or relay antenna used to receive or transmit fixed wireless services that are not classified as telecommunications services.

3. Television broadcast system (TVBS) antennas, provided: (a) the antenna is located entirely on and/or above the subject property, and (b) no portion of any ground-mounted antenna is within a required front yard setback for the main building, in front of the main building, within a required side yard setback of a corner lot or adjacent to a street.

B. Satellite earth station (SES) antennas. Satellite earth station (SES) antennas measuring two meters or less in diameter (or diagonal measurement) located on a property within any commercial or industrial zoning district, provided: (1) the antenna is located entirely on and/or above the subject property; and (2) no portion of any ground-mounted antenna is within a required front yard setback for the main building, in front of the main building, within a required side yard setback of a corner lot or adjacent to a street. All SES antennas require a building permit and zoning permit for review of placement to ensure that maximum safety is maintained.

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 8 C. Amateur radio antennas. Antennas and antenna structures constructed by or for FCC-licensed amateur radio operators that comply with the following provisions. Such an antenna or antenna structure requires a building permit and zoning permit for review of placement to ensure that maximum safety is maintained:

1. The antenna structure, when fully extended, measures 35 feet or less in height, and measures 24 inches or less in diameter or width;

2. The antenna boom measures 20 feet or less in length and is three inches or less in diameter;

3. No antenna element exceeds 32 feet in length or two inches in diameter or width, with the exception of mid-element tuning devices which shall not exceed six inches in diameter or width;

4. The turning radius of any antenna does not exceed 26 feet; and

5. All antennas and antenna structures shall comply with PHMC § 18.67.150, and other applicable provisions of the municipal code.

D. Public safety facilities. Telecommunications facilities used only for public safety or other non-commercial governmental functions, including personal wireless services, used and maintained by the city, or any fire district, school district, hospital, ambulance service, governmental agency, or similar public or semipublic use.

E. Temporary mobile facilities. Mobile facilities placed on a site for less than seven consecutive days, provided any other necessary permits are obtained.

F. Colocation facilities. A proposed colocation facility that meets all of the requirements of California Government Code section 65850.6.

G. Emergency facilities. Wireless telecommunications facilities erected and operated for emergency situations, as designated by the police chief or city manager, so long as the facility is removed at the conclusion of the emergency.

18.67.120 Permits required.

A person who proposes to install or operate a wireless telecommunications facility shall first obtain approval, as set forth in subsection A of this section (if the facility would be located in public right-of-way) or as set forth in subsection B of this section (if the facility would be located on private or public property), unless the facility is exempt under PHMC § 18.67.110 (Exemptions).

A. Public right-of-way.

1. Encroachment permit. An encroachment permit shall be required for any facility located within the public right-of-way other than a Section 6409(a) modification. Applications for facilities within the public right-of-way are subject to review and approval by the city engineer. Approval of an encroachment permit for a facility shall only be granted by the city engineer if the facility is in substantial conformance with the applicable general development

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 9 standards in Section 18.67.150 and the “Guidelines for Wireless Communications Facilities” within the public right-of-way. Exceptions or deviations from the Guidelines may be granted at the discretion of the city engineer if the applicant demonstrates that the findings for approval of an exception/deviation (PHMC § 18.67.160) have been satisfied.

2. Zoning permit. A zoning permit shall be required for any Section 6409(a) modification.

Applications for zoning permits for a Section 6409(a) modification within the public rightof-way are subject to review and approval by the city engineer.

3. License. A license entered into with the city shall be required for use of any city-owned property within the public right-of-way.

4. Cost recovery. The processing of an encroachment permit for purposes of a wireless telecommunications facility shall be subject to full cost recovery for city staff time processing the permit.

5. Building permit. A building permit shall be required for any wireless telecommunications facility or modification thereof, unless it is specifically exempted.

6. Encroachment permit for construction. An encroachment permit shall be required for accessing, working, or staging within the public right-of-way or on City-owned public property.

B. Private property and public property (excluding public right-of-way).

1. Architectural review permit. An architectural review permit under PHMC Chapter 18.115 is required for the following facilities:
a. A monopole or any other antenna structure constructed by or for an FCC-licensed amateur radio operator which, when fully extended, is between 35 and 60 feet in height, and/or has a turning radius exceeding 26 feet (when the antennas are rotated). b. A wireless telecommunications facility other than a Section 6409(a) modification, or an application for a small wireless facility collocation.

2. Minor use permit. A minor use permit shall be required for any wireless telecommunications facility that is a small wireless facility involving a new or replacement structure or that involves the collocation of a personal wireless services facility that is not a Section 6409(a) modification. The zoning administrator or designee shall administratively review, process, conditionally approve or deny an application for a minor use permit in accordance with the procedures set forth in PHMC Chapter 18.95. No public hearing shall be required for a minor use permit required by this Chapter 18.67.

3. Zoning permit. A zoning permit shall be required for any Section 6409(a) modification.

No architectural review permit shall be required for a Section 6409(a) modification.

4. Use permit. A use permit issued in accordance with the procedures set forth in PHMC Chapter 18.95 is required for the installation of:

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 10 a. An amateur radio antenna that does not meet the standards of PHMC § 18.67.110.C or which, when fully extended, exceeds 60 feet in height.
b. Any wireless telecommunications facility, monopole or any other antenna structure constructed by or for a personal wireless services provider, not covered by 18.67.120.A or B.2 or B.3.

5. Building permit. A building permit shall be required for any wireless telecommunications facility or modification thereof, unless it is specifically exempted.

5. Encroachment permit. An encroachment permit shall be required for accessing, working, or staging within the public right-of-way or on City-owned public property.

6. License/Lease. A lease or license entered into with the city shall be required for any facility located within or upon City-owned public property.

C. Temporary use permit. A temporary use permit issued in accordance with the procedures set forth in PHMC Chapter 18.100 is required for the installation of any wireless telecommunications facility intended or used to provide personal wireless services on a temporary or emergency basis, such as a large-scale special event in which more users than usual gather in a single location or following a duly proclaimed local or state emergency as defined in Government Code section 8558 requiring additional service capabilities for a period not to exceed ninety (90) consecutive days.

18.67.130 Application submittal requirements.

An applicant seeking approval for a wireless telecommunications facility or a modification to a pre-existing wireless telecommunications facility pursuant to this Chapter 18.67 shall complete and submit an application to the Planning Division for review and processing, upon the form published by the City Planner, which may be updated from time to time.

18.67.140 Findings.

The hearing body or individual considering a zoning permit, an architectural review permit, a use permit, or a minor use permit may approve the permit only upon making the finding, in addition to the findings which may be otherwise required for the particular permit, that each applicable requirement in PHMC Chapter 18.67 has been satisfied, or to the extent the proposed wireless telecommunications facility does not comply with all applicable requirements, the applicant has requested an exception pursuant to Section 18.67.160 and the findings for granting an exception can be made.

18.67.150 General development standards.

A. General development standards. Each wireless telecommunications facility located on private property shall be designed, installed and operated in compliance with these development standards, unless specifically stated otherwise in this section. Wireless telecommunication facilities approved under a zoning permit for a Section 6409(a) modification shall only be required to comply with the development standards in subsections A.1.b, 2.h, 3, 6, 9, and 10 of this section. Wireless telecommunication facilities located in the public right-of-way and approved under an encroachment permit by the city engineer shall only be required to comply

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 11 with the development standards in subsections A.1.b, 2.h, 3, 6, 9, and 10 of this section in addition to the requirements of PHMC § 18.67.120.A.

1. Location requirements.
a. Zoning districts. See Schedules 18.20.020 and 18.25.020. Not more than one monopole or any other antenna structure is permitted on any parcel in a residential zoning district. A wireless telecommunications facility may also be located in the Downtown Specific Plan area and the Contra Costa Center Specific Plan area and other future specific plan areas if listed as an allowed use within the specific plan. b. Airport safety zones. A wireless telecommunications facility shall not be installed within safety zones 2, 3, or 4 for Buchanan Field or for any other airport or heliport, unless the airport operator and the Airport Land Use Commission indicate in writing that the facility would not adversely impact airport operations (the safety zones for Buchanan Field are identified in the Pleasant Hill general plan). c. Collocation. Facilities owned by multiple wireless telecommunications providers shall be collocated on a single tower, monopole or building to the extent technically feasible and aesthetically desirable to minimize proliferation and visual impacts of new facilities. d. Visibility from public places. A wireless telecommunications facility installed in a location readily visible from a public trail, public park, or other publicly owned outdoor recreation area shall be sited and designed to blend in with the existing natural and/or manmade environment in such a manner as to be effectively unnoticeable.

The smallest and least visible antennas as possible should be installed which will reasonably accommodate the operator’s communication needs. The city shall retain the authority to limit the number of antennas and related equipment at any site in order to minimize potential visual impacts.
e. Setbacks. A wireless telecommunications facility and any related ground-mounted equipment shall not be located in the front or street side yard of any parcel, or within 200 feet of a parcel having a residential use. The 200-foot linear measurement shall be taken from the base of any antenna structure, any structure that is supporting antennas, and/or any ground-mounted support equipment to the nearest property line of the residential use.

2. Screening and design requirements.
a. Antennas. Antennas, antenna structures and related equipment shall incorporate architectural, landscape, color and/or other treatments to minimize potential visual impacts.
b. Natural appearance. Ground-mounted facilities shall be screened with natural vegetation or designed as a stealth facility. Examples include a water tank, artificial tree, and rocks. Existing and new landscaping materials, especially trees, shall be used where possible to screen antenna and antenna towers from off-site views.

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 12 c. Glare. All exterior surfaces of the facility shall be constructed or treated with nonglare and nonreflective material.
d. Blending with architecture. Building-mounted antennas shall be in scale and architecturally integrated with the building design in such a manner as to be visually unobtrusive. This shall include use of complementary materials and complementary colored paint. Screening may include locating the facility within attics, steeples, cupolas, and towers or within a new architectural addition to a building or structure which is architecturally compatible with the building. Applicants are also encouraged to design wireless telecommunications facilities to serve as public art, particularly those in commercial, office or retail zoning districts.
e. Specific plan areas. Within any specific plan area, all wireless telecommunications facilities shall be completely screened from the view of surrounding properties.

Appropriate locations may include inside of attic spaces, steeples, cupolas, towers, below parapets or concealed in architectural features.
f. Exterior lighting. Exterior lighting is limited to:
i. One exterior light with a maximum wattage of 100 watts over a door to equipment sheds. Light fixtures shall be equipped with cutoff lenses to minimize spill-over of light to adjacent properties; and
ii. Other lights required by the FAA for communications facilities within Airport Safety Zones 2, 3 and 4.
g. Standards for wall- and building-mounted facilities. i. Roof-mounted antennas. Roof-mounted antennas shall be set back from the edge of the roof a distance at least as great as the height of the antenna. ii. Wall-mounted antennas. Wall-mounted antennas shall be architecturally integrated into the building design. Wall-mounted antennas shall not exceed a total of 50 square feet per building face.
h. Unauthorized access. All facilities shall be designed so as to be resistant to and minimize opportunities for unauthorized access, climbing, vandalism, graffiti, and other conditions which would result in hazardous conditions, visual blight, or attractive nuisances.

3. Noise standards. Each facility shall be operated in such a manner so as to minimize any noise impacts. The maximum noise generation limit for communications facilities and transmission equipment is 50 decibels (measured on the CNEL scale) measured 10 feet from any noise-generating use on the site. Final building plans for new and remodeled facilities shall include a letter from a qualified acoustical engineer certifying that building plans comply with this standard.

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 13 4. Height. A wireless telecommunications facility, whether building- or ground-mounted, shall be no taller than 12 feet above the maximum allowed height limit of the main building in the zoning district in which the facility is located.

5. Undergrounding. Extensions of electrical and telecommunications land lines to serve wireless telecommunications facilities shall be undergrounded.

6. Signs. Wireless telecommunications facilities shall include the installation of all-weather emergency information signs on site in a reasonably visible location. Each sign shall indicate, at minimum, the site address and a 24-hour emergency contact phone number.

7. Service roads. Existing roads and easements shall be used to the extent feasible. New service roads shall be limited to a width of 10 feet, unless a wider road is deemed necessary by the city or the Contra Costa Fire Protection District.

8. Landscaping and tree preservation.
a. Landscape plan. Any existing trees or significant vegetation shall be retained as part of an approved landscape plan for the project.
b. Protection. Prior to commencement of work, existing trees in the vicinity of the facility and along any access roads and trenching areas shall be protected from damage with temporary construction fencing or other methods approved by the zoning administrator. Grading, cutting or filling is prohibited in the dripline of any tree required to be preserved. Underground lines shall be located so as to minimize damage to tree roots.
c. Restoration. All areas disturbed during project construction shall be revegetated with similar plant material before issuance of a certificate of occupancy.

9. Compliance with laws. All wireless telecommunications facilities shall comply with the applicable provisions of this section and this chapter as well as the Building Code, Electrical Code, Plumbing Code, Mechanical Code, Fire Code and rules and regulations imposed by state and federal agencies. All wireless telecommunications facilities shall meet current standards and regulations of the Federal Communications Commission, California Public Utilities Commission, and any other agencies with authority to regulate wireless telecommunications service providers. If existing standards or regulations are changed, the applicant shall bring its facility into compliance with the new standards within 90 days of the effective date of such standards, unless the federal or state agency mandates a different compliance schedule. Changes to approved projects are subject to review and approval by the zoning administrator or other applicable city decision-making body. Failure to comply with adopted new state or federal requirements shall be grounds for permit revocation.

10. Public health. No wireless telecommunications facility shall be sited or operated in such a manner that it poses, either by itself or in combination with other such facilities, a potential threat to the public health. To that end, no facility or combination of facilities shall produce at any time power densities in any inhabited area that exceed the FCC’s maximum permissible exposure (MPE) limits for electric and magnetic field strength and power density

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 14 for transmitters or any more restrictive standard subsequently adopted or promulgated by the city, county, state or federal government. Absolute compliance with FCC Office of Engineering Technology (OET) Bulletin 65, as amended, is mandatory, and any violation of this section shall be grounds for the city to immediately terminate any permit granted hereunder, or to order the immediate service termination of any nonpermitted, noncomplying facility constructed within the city.

11. Performance bond. Prior to issuance of a building or electrical permit, the permittee shall file with the city, and shall maintain in good standing throughout the term of the approval, a performance bond or other surety or another form of security approved in advance by the City for the removal of the facility in the event that the use is abandoned or the permit expires, or is revoked, or is otherwise terminated. The security shall be in the amount equal to 100% of the cost of physically removing the wireless telecommunications facility and restoring the site to the condition as it existed prior to the original deployment of the facility and all related facilities and equipment on the site, based on the higher of two contractor’s quotes for removal that are provided by the permittee. The permittee shall reimburse the city for staff time associated with the processing and tracking of the bond, based on the hourly rate adopted by the city council. Reimbursement shall be paid when the security is posted and during each administrative review.

B. Special provisions for amateur radio antennas and antenna structures. In addition to the general development standards in this section, amateur radio antennas and antenna structures shall be the minimum height and size necessary to reasonably accommodate the operator’s communication needs, in accordance with FCC regulations as set forth in FCC Order “PRB-1.” Retractable monopoles may be required for antenna structures over 35 feet in height which are in or within 200 feet of a parcel having a residential use. The city may require that, at times when not in operation, the monopole be retracted to the lowest elevation possible in order to maintain a safe clearance above any nearby building, accessory structure, overhead utility, landscaping and/or any other site improvements.

18.67.160 Exceptions.

A. The city engineer, zoning administrator and/or the hearing body considering the application may grant exceptions to the design and location standards for wireless communications facilities subject to this chapter, if it is determined that the applicant has established that denial of an application or strict adherence to the location and design standards would:

1. Prohibit or effectively prohibit the provision of personal wireless services, within the meaning of federal law; or

2. Otherwise violate applicable laws or regulations; or

3. Require a technically infeasible location, design or installation of a wireless facility.

4. Involve only minor non-compliance with a requirement, provided such noncompliance either results in no increase in visual harms to the community or provides other benefits.

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 15 B. If the applicant requests an exception and the city engineer, zoning administrator and/or the hearing body considering the application finds that an exception is warranted, said requirements may be waived, but only to the minimum extent required to avoid the prohibition, violation, or technically infeasible location, design or installation or minor noncompliance.

18.67.170 Standard conditions of approval.

All permits issued in accordance with this Chapter 18.67, whether approved by the city engineer, zoning administrator and/or the hearing body considering the application or deemed approved by the operation of law, shall be automatically subject to the conditions in this section. The city engineer, zoning administrator and/or the hearing body considering the application shall have discretion to modify, supplement, waive or amend these conditions on a case-by-case basis as may be necessary or appropriate under the circumstances to protect public health and safety or allow for the proper operation of the approved facility consistent with the goals of this Chapter.:

A. Permit term. Any permit for a wireless facility issued in accordance with Chapter 18.67 will automatically expire at 12:01 a.m. local time exactly 10 years and one day from the issuance date, except when California Government Code section 65964(b), as may be amended, authorizes the city to issue a permit with a shorter term.

B. Code compliance. The permittee shall at all times maintain compliance with all applicable federal, state and local laws, regulations and other rules.

C. Inspections – Emergencies. The city or its designee may enter onto the facility area to inspect the facility upon reasonable notice to the permittee. The permittee shall cooperate with all inspections. The city reserves the right to enter or direct its designee to enter the facility and support, repair, disable or remove any elements of the facility in emergencies or when the facility threatens imminent harm to persons or property.

D. Contact information for responsible parties. The permittee shall at all times maintain accurate contact information for all parties responsible for the facility, which shall include a phone number, street mailing address and email address for at least one natural person. All such contact information for responsible parties shall be provided to the zoning administrator upon permittee’s receipt of the zoning administrator’s written request, except in an emergency determined by the city when all such contact information for responsible parties shall be immediately provided to the zoning administrator upon that person’s verbal request.

E. Indemnities. The permittee and, if applicable, the owner of the private property upon which the tower/and or base station is installed shall defend, indemnify and hold harmless the city of Pleasant Hill, its agents, officers, officials and employees (1) from any and all damages, liabilities, injuries, losses, costs and expenses and from any and all claims, demands, law suits, writs of mandamus and other actions or proceedings brought against the city or its agents, officers, officials or employees to challenge, attack, seek to modify, set aside, void or annul the city’s approval of the permit, and (2) from any and all damages, liabilities, injuries, losses, costs and expenses and any and all claims, demands, law suits or causes of action and other actions or proceedings of any kind or form, whether for personal injury, death or property damage, arising out of or in connection with the activities or performance of the permittee or, if applicable, the private property owner or any of each one’s agents, employees, licensees, contractors,

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Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 16 subcontractors or independent contractors. Further, permittees shall be strictly liable for interference caused by their facilities with the city’s communications systems. The permittee shall be responsible for costs of determining the source of the interference, all costs associated with eliminating the interference, and all costs arising from third party claims against the city attributable to the interference. In the event the city becomes aware of any such actions or claims the city shall promptly notify the permittee and the private property owner, if applicable, and shall reasonably cooperate in the defense. It is expressly agreed that the city shall have the right to approve, which approval shall not be unreasonably withheld, the legal counsel providing the city’s defense, and the property owner and/or permittee (as applicable) shall reimburse city for any costs and expenses directly and necessarily incurred by the city in the course of the defense.

F. Adverse impacts on adjacent properties. Permittee shall undertake all reasonable efforts to avoid undue adverse impacts to adjacent properties and/or uses that may arise from the construction, operation, maintenance, modification and removal of the facility. Any natural screening afforded by site conditions, including, but not limited to, the presence of trees, landscaping, topographical features, or structures on the site that shield the facility from view, shall be considered stealthing elements.

G. General maintenance. The site and the facility, including but not limited to all landscaping, fencing and related transmission equipment, must be maintained in a neat and clean manner and in accordance with all approved plans and conditions of approval.

H. Graffiti removal. All graffiti on facilities must be removed at the sole expense of the permittee within 48 hours after notification from the city.

I. RF exposure compliance. All facilities must comply with all standards and regulations of the FCC and any other state or federal government agency with the authority to regulate RF exposure standards. After transmitter and antenna system optimization, but prior to unattended operations of the wireless telecommunications facility, permittee or its representative must provide the city documentation demonstrating compliance with all applicable RF emissions standards as certified by a licensed engineer. .

J. Build-out period. This permit shall lapse one year after its date of approval unless one of the following has occurred:

1. A building permit has been issued, substantial money has been expended, and construction diligently pursued; or

2. A certificate of occupancy has been issued; or

3. The facility is constructed or modified as approved and in operation; or

4. The build-out period is extended by the city authority which originally approved the permit.

K. Lapse. The permit shall automatically lapse if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more.

9.6.a
Packet Pg. 100 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 17 L. Testing. Testing of back-up generators and other noise producing equipment shall take place on weekdays only, and only between the hours of 8:30 a.m. and 4:30 p.m., except that testing is prohibited on holidays that fall on a weekday. In addition, testing is prohibited on weekend days.

M. Utilities undergrounded. Extensions of electrical and telecommunications land lines to serve the wireless telecommunications facility shall be underground.

N. Encroachment. Permittee must obtain an encroachment permit for any work, staging, operations, or construction access in the public right-of-way or on City-owned public property.

The permit shall require the applicant to comply with, but not be limited to, the following requirements:

1. Hours of work within the public right-of-way or easement shall be restricted to between 8:30 a.m. to 4:30 p.m. weekdays.

2. The contractor shall be responsible for keeping mud and other debris off the public rightof-way within and adjacent to the project.

3. The public right-of-way shall not be used to store materials or to park construction equipment, trailers or other such vehicles.

4. The contractor shall submit a traffic control plan for any lane closures or operations within the public right-of-way.

5. The contractor shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES), including, but not limited to, best management practices (BMPs) as described in the Contra Costa Clean Water Program Pollution Prevention Plan.

6. Deliveries to staging areas and the construction site shall be restricted to between 8:30 a.m. and 4:30 p.m. weekdays.

7. The contractor shall obtain approval in writing from the city engineer prior to commencing work in the public right-of-way on weekends or holidays.

8. The contractor shall be responsible for repairing any damage to city property and to restore city property to city standards.

9. The contractor shall be responsible for paying any permit and/or inspection fees, as applicable.

O. Other approvals. The permittee shall obtain all other applicable permits, approvals, and agreements necessary to install and operate the facility in conformance with federal, state, and local laws, rules, and regulations.

P. Modifications. No changes shall be made to the approved plans without review and approval in accordance with this chapter.

Q. Performance and maintenance. All wireless telecommunications facilities and related equipment, including but not limited to fences, cabinets, poles and landscaping, shall be maintained in good working condition over the life of the permit. This shall include keeping the

9.6.a
Packet Pg. 101 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 18 structures maintained to the visual standards established at the time of approval. The facility shall remain free from trash, debris, litter, graffiti and other forms of vandalism. Any damage shall be repaired as soon as practicable, and in no instance more than 10 calendar days from the time of notification by the city or after discovery by the permittee.

R. Performance bond. Prior to issuance of a building or electrical permit, the permittee shall file with the city, and shall maintain in good standing throughout the term of the approval, a performance bond or other surety or another form of security for the removal of the facility in the event that the use is abandoned or the permit expires, or is revoked, or is otherwise terminated.

The security shall be in the amount equal to 100% of the cost of physically removing the wireless telecommunications facility and all related facilities and equipment on the site, based on the higher of two contractor’s quotes for removal that are provided by the permittee. The permittee shall reimburse the city for staff time associated with the processing and tracking of the bond, based on the hourly rate adopted by the city council. Reimbursement shall be paid when the security is posted and during each administrative review.

S. Conflicts with improvements. For all wireless telecommunications facilities located within the public right-of-way, the permittee shall remove or relocate, at its expense and without expense to the city, any or all of its wireless telecommunications facilities when such removal or relocation is deemed necessary by the city by reason of any change of grade, alignment or width of any public right-of-way, for installation of services, water pipes, drains, storm drains, power or signal lines, traffic control devices, public right-of-way improvements, or for any other construction, repair or improvement to the public right-of-way.

T. City access. The city reserves the right of its employee, agents, and designated representatives to inspect permitted facilities and property upon reasonable notice to the permittee. In case of an emergency or risk of imminent harm to persons or property within the vicinity of permitted facilities, the city reserves the right to enter upon the site of such facilities and to support, disable, or remove those elements of the facilities posing an immediate threat to public health and safety. The city shall make an effort to contact the permittee, prior to disabling or removing wireless telecommunications facility elements.

U. Encourage collocation. Where the wireless telecommunications facility site is capable of accommodating a collocation upon the same site, the owner and operator of the facility shall allow another carrier to collocate its facilities and equipment thereon, provided the parties can mutually agree upon reasonable terms and conditions.

V. Interference. To the extent allowed under applicable federal rules and regulations, the operator of a wireless telecommunications facility shall correct interference problems experienced by any person or entity with respect to equipment such as television, radio, computer, and telephone reception or transmission that are caused by the facility. If a federal agency with jurisdiction over such matters finds that a facility is operating in violation of federal standards, the permittee shall promptly provide the zoning administrator or city engineer as applicable with a copy of any notice of such violation issued by any federal agency and shall notify the zoning administrator or city engineer as applicable once the facility comes back into compliance with applicable standards.

9.6.a
Packet Pg. 102 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 19 W. Discontinuance of use. Antennas, support structures and related equipment shall be removed within 90 calendar days of the discontinuation of the use of a wireless telecommunications facility operating under a use permit that has expired and the site shall be restored to its previous condition. The service provider shall provide the public works and planning development department with a notice of intent to vacate the site a minimum of 30 calendar days before vacation. For facilities located on city property, this requirement shall be included in the terms of the lease. For facilities located on other sites, the property owner is responsible for removal of all antennas, structures and related equipment within 90 calendar days of the discontinuation of the use.

X. Compliance verification. No later than one year after commencing operation of the facility or issuance of a certificate of occupancy, whichever occurs first, and annually thereafter, the applicant, wireless carrier, or property owner, shall have an appropriately licensed professional conduct a noise study of facility operations to verify compliance with all applicable local, state and federal regulations. In addition, a report shall also be submitted by an appropriately licensed professional to verify completion of any required site landscaping, equipment enclosures, and confirm that the facility appearance is in compliance with approved plans. These reports shall be submitted and reviewed by the zoning administrator or city engineer as applicable within five days of completion of the reports. Failure to submit such compliance verification, or the submission of materials verifying a lack of compliance, will constitute grounds for the city to initiate a public hearing to consider whether permittee is fully complying with all conditions related to any permit or approval granted under this chapter.

Article III. 6409(a) Modifications

18.67.210 Required findings.

The zoning administrator for private and public property and the city engineer for facilities in the public right-of-way shall issue a zoning permit for a Section 6409(a) modification only upon finding that the proposed Section 6409(a) modification:

A. Meets each and every one of the applicable criteria for an eligible facilities request stated in 47 C.F.R. Section 1.6100(b)(3)-(9), or any successor provisions, after application of the definitions in 47 C.F.R. Section 1.6100(b). The Director, or their designee, shall make an express finding for each criterion;
B. Complies with conditions associated with the siting approval of the construction or modification of the eligible support structure or base station equipment, except to the extent preempted by 47 C.F.R. Section 1.6100(b)(7)(i) through (iv), or any successor provisions; and C. Will comply with all generally applicable laws.

18.67.220 Effect on existing use permit.

Notwithstanding any other requirement of the Pleasant Hill Municipal Code, the zoning administrator for private and public property and the city engineer for facilities in the public right-of-way shall be authorized to issue a zoning permit for a Section 6409(a) modification, even if issuance of such a permit would have the effect of amending an existing use permit.

9.6.a
Packet Pg. 103 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 20 18.67.230 Conditions of approval for Section 6409(a) modifications.

Zoning permits for Section 6409(a) modifications are subject to the following conditions, unless modified by the zoning administrator for private and public property and the city engineer for facilities in the public right-of-way:

A. No permit term extension. The city’s grant or grant by operation of law of a zoning permit for a Section 6409(a) modification constitutes a federally mandated modification to the underlying permit or approval for the subject tower or base station. The city’s grant or grant by operation of law of a zoning permit for a Section 6409(a) modification will not extend the permit term for any permit or other underlying regulatory approval and its term shall be coterminous with the underlying permit or other regulatory approval for the subject tower or base station.

B. No waiver of standing. The city’s grant or grant by operation of law of a Section 6409(a) modification does not waive, and shall not be construed to waive, any standing by the city to challenge Section 6409(a), any FCC rules that interpret Section 6409(a) or any Section 6409(a) modification.

C. Permit subject to conditions of underlying permit. Zoning permits for Section 6409(a) modifications shall be subject to the terms and conditions of the underlying permit for the existing tower or base station.

D. Code compliance. The permittee shall at all times maintain compliance with all applicable federal, state and local laws, regulations and other rules.

E. Inspections – emergencies. The city or its designee may enter onto the facility area to inspect the facility upon reasonable notice to the permittee. The permittee shall cooperate with all inspections. The city reserves the right to enter or direct its designee to enter the facility and support, repair, disable or remove any elements of the facility in emergencies or when the facility threatens imminent harm to persons or property.

F. Contact information for responsible parties. The permittee shall at all times maintain accurate contact information for all parties responsible for the facility, which shall include a phone number, street mailing address and email address for at least one natural person. All such contact information for responsible parties shall be provided to the zoning administrator for private and public property and the city engineer for facilities in the public right-of-way upon permittee’s receipt of the zoning administrator’s or city engineer’s written request, except in an emergency determined by the city when all such contact information for responsibility parties shall be immediately provided to the zoning administrator or city engineer, as applicable, upon that person’s verbal request.

G. RF exposure compliance. All facilities must comply with all standards and regulations of the FCC and any other state or federal government agency with the authority to regulate RF exposure standards. After transmitter and antenna system optimization, but prior to unattended operations of the wireless telecommunications facility, permittee or its representative must provide the zoning administrator or city engineer, as applicable, documentation demonstrating compliance with all applicable RF emissions standards as certified by a licensed engineer.

9.6.a
Packet Pg. 104 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 21 H. Build-out period. This permit shall lapse one year after its date of approval unless one of the following has occurred:

1. A building permit has been issued, substantial money has been expended, and construction diligently pursued; or

2. A certificate of occupancy has been issued; or

3. The facility is constructed or modified as approved and in operation; or

4. The build-out period is extended by the city authority which originally approved the permit.

I. Lapse. The permit shall automatically lapse if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more.

J. Testing. Testing of back-up generators and other noise producing equipment shall take place on weekdays only, and only between the hours of 8:30 a.m. and 4:30 p.m., except that testing is prohibited on holidays that fall on a weekday. In addition, testing is prohibited on weekend days.

K. Utilities undergrounded. Extensions of electrical and telecommunications land lines to serve the wireless telecommunications facility shall be undergrounded where existing land lines serving the facility are underground.

L. Encroachment. Permittee must obtain an encroachment permit for any work, staging, operations, or construction access in the public right-of-way or on City-owned public property.

The permit shall require the applicant to comply with, but not be limited to, the following requirements:

1. Hours of work within the public right-of-way or easement shall be restricted to between 8:30 a.m. to 4:30 p.m. weekdays.

2. The contractor shall be responsible for keeping mud and other debris off the public rightof-way within and adjacent to the project.

3. The public right-of-way shall not be used to store materials or to park construction equipment, trailers or other such vehicles.

4. The contractor shall submit a traffic control plan for any lane closures or operations within the public right-of-way.

5. The contractor shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES), including, but not limited to, best management practices (BMPs) as described in the Contra Costa Clean Water Program Pollution Prevention Plan.

6. Deliveries to staging areas and the construction site shall be restricted to between 8:30 a.m. and 4:30 p.m. weekdays.

7. The contractor shall obtain approval in writing from the city engineer prior to commencing work in the public right-of-way on weekends or holidays.

9.6.a
Packet Pg. 105 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 22 8. The contractor shall be responsible for repairing any damage to city property and to restore city property to city standards.

9. The contractor shall be responsible for paying any permit and/or inspection fees, as applicable.

M. Other approvals. The permittee shall obtain all other applicable permits, approvals, and agreements necessary to install and operate the facility in conformance with federal, state, and local laws, rules, and regulations.

N. Modifications. No changes shall be made to the approved plans without review and approval in accordance with this chapter.

18.67.240 Effect of repeal of Section 6409(a).

The city council has adopted this article to comply with P.L. 112-96, Section 6409. This article shall become null and void if P.L. 112-96, Section 6409, is rescinded. In such event, any application that would have been subject to this Article III shall instead be subject to the requirements of Article II.

Article IV. Process

18.67.310 Timing of review.

The city shall strive to advise the applicant if an application is incomplete in accordance with applicable state and federal timelines for action.

18.67.320 Peer review.

In addition, the city engineer, zoning administrator and/or the hearing body considering the relevant permit issued pursuant to Chapter 18.67 may require the application, proposed findings, and conditions to be reviewed by an independent third-party peer review consultant. The cost of the third-party peer review shall be the responsibility of the applicant.

18.67.330 Decision.

A. Basis. The decisions shall be in writing. A denial must be supported by substantial evidence and:

1. Cannot be based on the environmental effects of radio frequency (RF) emissions if the facility complies with the FCC’s RF regulations; and

2. Cannot violate state or federal law.

B. Timing of decision. The city shall strive to make its final decision on a complete wireless telecommunications facility application and issue all required ancillary permits within the applicable state and federal timelines for action.

C. Denial without prejudice. The denial of a zoning permit application for a Section 6409(a) modification shall be without prejudice.

9.6.a
Packet Pg. 106 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 23 18.67.340 Denial without prejudice due to failure to respond to notice(s) of incompleteness.

To promote efficient review and timely decisions, any application governed under this chapter regardless of type may be denied without prejudice by the city engineer or zoning administrator when the applicant fails to tender a substantive response to the City within 120 calendar days after the city engineer or zoning administrator deems the application incomplete in a written notice to the applicant. The city engineer or zoning administrator, in his or her discretion, may grant a written extension for up to an additional 30 calendar days when the applicant submits a written request prior to the 120th day that shows good cause to grant the extension. Good cause for an extension shall include, without limitation, delays due to circumstances outside the applicant’s reasonable control.

18.67.350 Nonconforming facilities.

Any wireless telecommunications facility existing before the effective date of Ordinance 910 codified in this section which is nonconforming to the provisions of this section may continue to be used. Such a facility may be operated, repaired and maintained but shall not be enlarged, expanded, relocated or modified to increase the discrepancy between the existing conditions and the requirements of this section, unless otherwise permitted by federal law.

18.67.360 Revocation.

A. Permittees shall fully comply with all conditions related to any permit or approval granted under this article or any predecessors to this article. Failure to comply with any condition of approval or maintenance of the facility in a matter that creates a public nuisance or otherwise causes jeopardy to the public health, welfare or safety shall constitute grounds for revocation. If such a violation is not remedied within a reasonable period, following written notice and an opportunity to cure, the city may schedule a public hearing before the planning commission to consider revocation of the permit. The planning commission revocation action may be appealed to the city council pursuant to PHMC Chapter 18.130.

B. If the permit is revoked pursuant to this section, the permittee shall remove its facility at its own expense and shall repair and restore the site to the condition that existed prior to the facility’s installation or as required by the city within 90 days of revocation in accordance with applicable health and safety requirements. The permittee shall be responsible for obtaining all necessary permits for the facility’s removal and site restoration.

C. At any time after 90 days following permit revocation, the city may require the facility to be removed and restoration of the premises as the city deems appropriate. The city may, but shall not be required to, store the removed facility (or any part thereof). The facility permittee shall be liable for the entire cost of such removal, repair, restoration, and storage. The city may, in lieu of storing the removed facility, convert it to the city’s use, sell it, or dispose of it in any manner deemed appropriate by the city.

18.67.370 Appeal.

A decision of the zoning administrator or planning commission on a use permit or minor use permit, as applicable, may be appealed to the city council in accordance with the appeal procedures of PHMC Chapter 18.130. A decision of the city engineer concerning an encroachment permit for a wireless telecommunications facility may be appealed per PHMC Chapter 1.10, subject to the following modifications: (A) the time for filing a notice of appeal is

9.6.a
Packet Pg. 107 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 24 shortened to five days; (B) the hearing shall be held within 21 days of the date the notice of appeal is filed; and (C) the decision of the city manager is final upon issuance and not appealable to city council. Decisions on zoning permit application for a Section 6409(a) modifications shall be final and not appealable.”
Section 4. Section 18.85.010 “Purpose and applicability” of Chapter 18.85 “Zoning Permits” of Title 18 “Planning and Land Use” is hereby amended to read as follows:
“A zoning permit is required before issuance of a building or grading permit, before a change in use of a property, before modifying, replacing or constructing an accessory structure, replacing or constructing a fence or wall within a residential front or street side yard, or for a Section 6409(a) modification as specified by Chapter 18.67. The purpose is to ensure that each new or expanded use of a site and each new or expanded structure complies with this chapter.” Section 5. Section 18.95.020 “Approval authority” of Chapter 18.95 “Use Permits” of Title 18 “Planning and Land Use” is amended to read as follows:
“The planning commission has the authority to approve use permits, except that the zoning administrator has the authority to approve an application for a minor use permit or any use permit in PHMC Title 18 granting the approval authority to the zoning administrator. A minor use permit is a use permit pertaining to an existing structure or portion of a structure located in any zoning district, or certain qualifying wireless telecommunications facilities as specified by Chapter 18.67. The zoning administrator, in his or her discretion, may refer a minor use permit application directly to the planning commission.”
Section 6. The definitions for “Antenna, building- or structure-mounted” “Antenna, ground-mounted” “Antenna, satellite” and “Antenna structure, monopole” of Section 18.140.010 “Definitions” of Chapter 18.140 “Definitions” of Part 6 “General Terms” of Title 18 “Planning and Land Use” are hereby deleted in their entirety and Section 18.140.010 shall be automatically adjusted alphabetically.

Section 7. This ordinance shall be effective 30 days after its adoption.

Section 8. Within fifteen days after the passage of this ordinance, the City Clerk shall cause it to be posted in the three places designated by resolution of the City Council.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the 2nd day of October, 2023. [Signatures on Following Page]

9.6.a
Packet Pg. 108 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment) 25 ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the 16th day of October, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________________
TIMOTHY M. FLAHERTY, Mayor
ATTEST:
_________________________________________
JUANITA DAVALOS, Acting City Clerk

9.6.a
Packet Pg. 109 Attachment: Proposed Ordinance (Wireless Telecommunications Ordinance Amendment)

CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: ADOPT RESOLUTION NO. ___-23 AUTHORIZING THE CITY

MANAGER TO EXECUTE A CHANGE ORDER WITH FRANCO
ENGINEERING, INC. FOR THE OAK PARK BOULEVARD SIDEWALK
GAP CLOSURE PROJECT NO. 04-23

SYNOPSIS
The Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 will provide approximately 700 linear feet of new ADA-compliant concrete sidewalk along the north side of Oak Park Boulevard between Hook Avenue and the Pleasant Hill Library, new rectangular rapid-flashing beacons (RRFB) at two existing crosswalks, and new signage and striping. The purpose of this item is to receive authorization for the City Manager to execute a contract change order with Franco Engineering, Inc. to construct an additional 130 linear feet of ADA-compliant concrete sidewalk on the south side of Oak Park Boulevard.

DISCUSSION
Background
Project Details. The Oak Park Boulevard Sidewalk Gap Closure Project is in a high priority location for pedestrian and bicycle improvements based on collision history, proximity to schools and the library, number of nearby destinations, and traffic volume. The project will connect residents to Pleasant Hill Middle School, the Pleasant Hill Library, Pleasant Oaks Park, pedestrian walking trails, and future athletic fields.

The project is identified as part of the Fiscal Year (FY) 2022-2027 Capital Improvement Plan (CIP) (Project MK-3D). City Council had previously allocated $75,000 to fund and complete engineering design in FY 2023-2024. The City received higher than anticipated Measure K revenues, thus allowing the City to proceed with public bidding and construction after completion of project design. On February 27, 2023, the City Council allocated an additional $805,000 for project construction for a total project budget of $880,000 and updated the CIP (Project MK-3D R1) budget accordingly. On September 6, 2023, the City received Transportation Development Act (TDA) grant funds from the state in the amount of $70,000, which further increases the overall project budget from $880,000 to $950,000.

9.7 Packet Pg. 110
Construction Contract Award. On July 17, 2023, pursuant to Resolution No. 59-23, the City Council awarded the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 (project) to Franco Engineering, Inc. (contractor) in the base bid amount of $503,261.00, plus 15 percent contingency funds in the amount of $75,489.15, for a total not-to-exceed construction cost of $578,750.15, which is $226,249.85 below the budgeted construction figure of $805,000.

On September 11, 2023, based on the low bids from the initial award, City Council authorized a change order per Resolution No. 66-23 to expand the project to include an additional 200-linearfoot sidewalk gap closure on the southern portion of Oak Park Boulevard for an additional cost of $132,276.61.

Analysis
Based on the remaining budgeted funds on the project and savings from not utilizing all of the contingencies, City staff asked Franco Engineering, Inc. to provide a cost estimate for the additional sidewalk gap closure between Manor Avenue and EBMUD trail to take advantage of economy to scale, as the contractor is already mobilized onsite and performing work at the aforementioned location. Franco Engineering, Inc., has submitted an estimate to install an additional 130 linear feet of ADA-compliant concrete sidewalk, curb, gutter, asphalt concrete conform, and ancillary items on the southern portion of Oak Park Boulevard between Manor Avenue and the EBMUD trail (per Exhibit B) for a proposed cost of $93,980.13.

Engineering staff was able to save the previously approved project contingency funds in the amount of $62,750.96 out of the authorized $92,742.62. Engineering staff has reviewed the estimates provided by Franco Engineering, Inc. (contractor), and has found them to be reasonable. The contractor is currently working onsite and could begin construction of these additional facilities in a timely manner. The contractor estimates 15 working days to complete installation on the south side of the street.

The proposed change order cost is $93,980.13. It is reasonable to include a construction contingency of 10 percent or $9,398.01 to cover unforeseen field conditions that would result in minor changes to the proposed change order. The total of the proposed change order with contingency is $103,378.14. The savings from the previously approved contingency amount of $62,750.96 will help offset the new proposed change order. If Council were to approve the proposed change order, construction cost of the sidewalk project (including contingency) would increase from $711,026.76 to $814,404.90.

FISCAL IMPACT
As outlined below, the proposed change order will be funded by the FY 2023/24 Oak Park Sidewalk Gap Closure Project (MK-3D R2). There are adequate funds remaining in the Measure K Fund, as shown below, should City Council desire to fund the change order:

9.7 Packet Pg. 111
Funding Sources Authorized Expenses Actual Expenses
Measure K $880,000 Construction Contract $503,261.00 Construction Contract $503,261.00 TDA Grant $70,000 Contingency (15%) $75,489.15 Contingency (15%) $29,991.66 Design $75,000.00 Design $75,000.00
Engineering Staff Time $15,000.00 Engineering Staff Time $15,000.00 Transfer to MK-6 (Grant) $60,000.00 Transfer to MK-6 (Grant) $60,000.00 Executed Change Order $115,023.14 Executed Change Order $115,023.14 CO Contingency (15%) $17,253.47 CO Contingency (15%) $0.00 Total $950,000.00 Total $861,026.76 Total $798,275.80
Remaining Total Funds $950,000.00 - $798,275.80 = $151,724.20 If approved, the proposed change order would increase the contract with Franco Engineering, Inc. for the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23, as follows:

Original Contract $503,261.00
Contingency $29,991.66
Executed Change Order $115,023.14
Proposed Change Order (w/contingency) $103,378.14
Total $751,653.94

PUBLIC CONTACT
Public contact was made by posting the City Council agenda on the City’s official notice bulletin board, at the Pleasant Hill Senior Center, and the Pleasant Hill Police Department. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Adopt the proposed resolution authorizing the City Manager to execute a change order with Franco Engineering, Inc. for the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23, in the amount of $93,980.13 and change order contingency funds in the amount of $9,398.01 (10%) for a not-to-exceed total of $103,378.14.

ALTERNATIVES TO RECOMMENDED ACTION
Alternatively, City Council may choose not to authorize the proposed change order for the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23.

9.7 Packet Pg. 112
ATTACHMENT(S):

Proposed Resolution
Exhibit A – Franco Engineering, Inc.’s Proposed Change Order Exhibit B – Project Site Map
Prepared by: Omar Adina, Assistant Engineer
Reviewed by: Ananthan Kanagasundaram, City Engineer
Approved by: Ethan Bindernagel, City Manager

9.7 Packet Pg. 113
RESOLUTION NO. -23

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL

AUTHORIZING THE CITY MANAGER TO EXECUTE A CONTRACT CHANGE ORDER WITH FRANCO ENGINEERING, INC. FOR THE OAK PARK BOULEVARD GAP CLOSURE PROJECT NO. 04-23
WHEREAS, the City has adopted the FY 2022–2027 Capital Improvement Plan (CIP), which includes the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23, (Project MK-3D) in the CIP as a funded project; and
WHEREAS, the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 addresses pedestrian and bicycle safety by providing a new, continuous ADA sidewalk along the north side of Oak Park Boulevard from Hook Avenue to the Pleasant Hill Library; and WHEREAS, the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 will provide new rectangular rapid-flashing beacons (RRFB) at existing crosswalks at Oak Park Boulevard/Manor Avenue and Oak Park Boulevard/Via del Sol intersections to improve pedestrian and bicycle safety, access, and visibility; and
WHEREAS, the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 will provide new signage and striping adjacent to the improvements, including the installation of Class II bike lanes; and
WHEREAS, on July 17, 2023, via Resolution No. 59-23, the City Council awarded the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 to Franco Engineering, Inc. (contractor) in the base bid amount of $503,261.00, plus 15 percent contingency funds in the amount of $75,489.15, for a total not-to-exceed construction cost of $578,750.15, which is $226,249.85 below the approved construction budget of $805,000; and WHEREAS, a contract between the City of Pleasant Hill and Franco Engineering, Inc. was executed on July 24, 2023, for the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23; and WHEREAS, on July 25, 2023, the Budget Committee directed staff to explore the cost of constructing additional sidewalk gap closure improvements along the southern portion of Oak Park Boulevard between Manor Avenue and Via Del Sol, and supported revising the original scope of work to include these improvements if construction costs did not exceed the approved project budget; and
WHEREAS, on September 6, 2023, the City received Transportation Development Act (TDA) grant funds from the Metropolitan Transportation Commission in the amount of $70,000.

The total amount that City Council has approved for the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 is $950,000 which includes $880,000 of Measure K funds and $70,000 from the TDA Grant.

9.7.a
Packet Pg. 114 Attachment: Proposed Resolution (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23) WHEREAS, on September 11, 2023, the City Council authorized the City Manager to execute a contract change order with Franco Engineering, Inc., in the amount of $115,023.14 for the installation of additional ADA-compliant concrete sidewalk improvements for the Oak Park Boulevard Sidewalk Gap Closure, Project No. 04-23; and
WHEREAS, Measure K funds remain available for this project given the savings realized from not spending all of the contingencies, and City staff has obtained a proposed change order from Franco Engineering, Inc. in the amount of $93,980.13 with an added 10 percent contingency of $9,398.01 (total change order cost of $103,378.14) to be included in the Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23 currently under construction (the “Proposed Change Order”); and WHEREAS, as stated in Mike Moore's 24-Hour Towing v. City of San Diego (1996) 45 Cal.App.4th 1294, 1303, “[a] public entity's award of a contract, and all of the acts leading up to the award, are legislative in character. [T]he letting of contracts by a governmental entity necessarily requires an exercise of discretion guided by consideration of the public welfare[]”; and
WHEREAS, the City is empowered to award a contract that would otherwise require competitive bidding without competitive bidding “where competitive proposals work an incongruity and are unavailing as affecting the final result, or where competitive proposals do not produce any advantage, or where it is practically impossible to obtain what is required and to observe such form, competitive bidding is not applicable.” (Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal.App. 3d 631, 636); and
WHEREAS, City staff has thoroughly evaluated Proposed Change Order and has determined, based on their experience, expertise, and relevant supporting data that the terms thereof, including price, are substantially superior to terms the City can plausibly expect to obtain in connection with a competitive bidding process because, inter alia, such process would require bidders to price in substantial mobilization expenses that the Proposed Change Order eliminates (“Staff Findings”).

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Pleasant Hill that

1. The City Council adopts the Staff Findings as its own (“Council Findings”).

2. In light of the Council Findings, competitive bidding is not required because it would work an incongruity, would be unavailing as affecting the final result, and would not produce any advantage.

3. The City Council authorizes the City Manager to execute a contract change order (Exhibit A) with Franco Engineering, Inc., in the amount of $93,980.13 for the installation of additional ADA-compliant concrete sidewalk improvements for the Oak Park Boulevard Sidewalk Gap Closure, Project No. 04-23.

4. The City Council authorizes an additional 10 percent in contingency funds, or $9,398.01, for a total not-to-exceed change order cost of $103,378.14 at the unit prices set forth in Franco Engineering, Inc.’s proposal.

9.7.a
Packet Pg. 115 Attachment: Proposed Resolution (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23) ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 16th day of October, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
TIMOTHY M. FLAHERTY, Mayor
ATTEST:

JUANITA DAVALOS, Acting City Clerk

9.7.a
Packet Pg. 116 Attachment: Proposed Resolution (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04-23) City of Pleasant Hill
Sidewalk Gap Closure Improvements Project
Oak Park Boulevard & Hook Avenue
Project No. 04-23
EXHIBIT “A”

PROPOSED CHANGE ORDER FORM
City of Pleasant Hill
Proposed Contract Change Order No. 3
Project: Sidewalk Gap Closure Improvements
Project, Oak Park Boulevard & Hook
Avenue Project No. 04-23
Change Order No.: 3
Orig. Contract Amt.: $503,261.00 Days 35
Contract No.: 04-23
Contractor: Franco Engineering, Inc. Prev. Appvd. Changes: $124,908.79 Days 13 Owner: City of Pleasant Hill This Change: $93,980.13 Days 15 Revised Contract Amt.: $722,149.92 Days 63
This Change Order covers changes to the subject contract as described herein. The Contractor shall construct, furnish equipment and materials, and perform all work as necessary or required to complete the Change Order items for a lump sum price agreed upon between the Contractor and City of Pleasant Hill, otherwise referred to as Owner.

Item
No. Description of Changes
Increase/
(Decrease)
in Contract
Amount
Contract
Time
Extension,
Days
1 Additional 130 linear feet of concrete sidewalk, curb, gutter, and asphalt concrete conform installed on the south side of Oak Park Boulevard between Manor Avenue and the EBMUD Trail. Work includes the following: adjust water meter (1 each), convert storm drain inlet to Type A inlet (2 each), and clearing/grubbing/tree trimming.
$93,980.13
15 Totals $93,980.13 15
This Contract Change Order consists of 2 pages and any exhibits attached to this Contract Change Order shall not be part of the Contract Change Order unless specifically initialed by or on behalf of both the Contractor and the City of Pleasant Hill.

Contract Change Order #3 Page 1 of 2
100 Gregory Lane
Pleasant Hill, CA 94523

9.7.b
Packet Pg. 117 Attachment: Exhibit A - Franco Engineering Change Order Signed (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04- City of Pleasant Hill
Sidewalk Gap Closure Improvements Project
Oak Park Boulevard & Hook Avenue
Project No. 04-23
The amount of the contract will be increased by the sum of $93,980.13 and the contract time shall be extended by 15 working days. The undersigned Contractor approves the foregoing Change Order #3 as to the changes, if any, in the contract price specified for each item including any and all supervision costs and other miscellaneous costs relating to the change in work, and as to the extension of time allowed, if any, for completion of the entire work on account of said Change Order #3. The Contractor agrees to furnish all labor and materials and perform all other necessary work, inclusive of the directly or indirectly related to the approved time extension, required to complete the Change order items. This document will become a supplement of the contract and all provisions will apply hereto. It is understood that the Change Order shall be effective when approved by the Owner.

Contractor accepts the terms and conditions stated above as full and final settlement of any and all claims arising out of or related to the subject of this Change Order and acknowledges that the compensation (time and cost) set forth herein comprises the total compensation due for the work or change defined in the Change Order, including all impact on any unchanged work. By signing this Change Order, the Contractor acknowledges and agrees that the stipulated compensation includes payment for all Work contained in the Change Order, plus all payment for any acceleration or interruption of schedules, extended overhead costs, delay, and all impact or cumulative impact on all Work under this Contract. The signing of this Change Order acknowledges full mutual accord and satisfaction for the change and that the stated time and/or cost constitute the total equitable adjustment owed the Contractor as a result of the change. The Contractor hereby releases and agrees to waive all rights, without exception or reservation of any kind whatsoever, to file any further claim or request for equitable adjustment of any type, for any reasonably foreseeable cause that shall arise out of, or as a result of, this Change Order and/or its impact on the remainder of the Work under the Contract.

Accepted:

(Signature) Contractor’s Authorized Representative Date Approved:

(Signature) Ethan Bindernagel, City Manager Date
This Contract Change Order consists of 2 pages and any exhibits attached to this Contract Change Order shall not be part of the Contract Change Order unless specifically initialed by or on behalf of both the Contractor and the City of Pleasant Hill.

Contract Change Order #3 Page 2 of 2
10/10/2023

9.7.b
Packet Pg. 118 Attachment: Exhibit A - Franco Engineering Change Order Signed (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04- Daily Extra Work Report
Project: City of Pleasant Hill - Sidewalk Gap Closure Improvements Date Performed:

Report Number: Lump Sum Proposal Date of Report: 10/2/2023 Work Performed By: Regular Labor Surcharge (Per Caltrans): 9% Description of Work: OT Labor Sucharge (Per Caltrans): 9% LABOR Sub Work ?: No
Labor Name Regular Hours Overtime Hours Subsistence Extended Craft ID Int. Last Name Hrs Rate Hrs Rate Units Rate Amount FM 40 $87.01 $3,480.40
LAB 40 $80.41 $3,216.40
LAB 40 $80.41 $3,216.40
LAB 40 $80.41 $3,216.40
LAB 40 $80.41 $3,216.40
$0.00
$0.00
Cost of Labor $16,346.00
$1,471.14
15% OH & Profit $2,672.57
Labor Total $20,489.71

EQUIPMENT
Equipment Description Regular Time Overtime Extended
Equip ID Class Make Attach Hrs Rate Hrs Factor Amount
Utility Truck 40 $54.71 $2,188.40
Pickup 40 $42.39 $1,695.60
Dump Truck 40 $93.59 $3,743.60
Bobcat 40 $35.36 $1,414.40
Mini Ex 40 $68.68 $2,747.20
Trailer 40 $7.43 $297.20
Water Trailer 40 $17.61 $704.40
Equipment Cost $12,790.80
15% OH & Profit $1,918.62
$14,709.42

MATERIALS/SPECIAL COSTS
Vendor Name Invoice No. Description Units Unit Cost Amount Antioch Building Materials PCC 18.0 $250.00 $4,500.00
Antioch Building Materials AB 27.0 $15.00 $405.00
Antioch Building Materials Dump 4.0 $350.00 $1,400.00
DR Traffic Control Traffic Control 2.0 $1,820.00 $3,640.00 Forms 1.0 $150.00 $150.00
Yard Space Lease 0.5 $600.00 $300.00
Materials/Specialist Costs $10,395.00
Contractor: Carlos F - Franco Engineering 15% OH & Profit $1,559.25 $11,954.25
Subtotal $47,153.38
Owner Rep: Omar A - City of Pleasant Hill $1,414.60
Total Due This Report $48,567.98
3% Bond Fee (No Markup)
Code
PCO No. 9 - Added Sidewalk and Curb & Gutter on South Side of Oak Park Blvd between Manor Ave and EBMUD Trail. Approximately 130 LF Franco Engineering
9% Labor Surcharge
Equipment Total
Material/Special Costs Total

9.7.b
Packet Pg. 119 Attachment: Exhibit A - Franco Engineering Change Order Signed (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04- Daily Extra Work Report
Project: City of Pleasant Hill - Sidewalk Gap Closure Improvements Date Performed:

Report Number: Lump Sum Proposal Date of Report: 10/2/2023 Work Performed By: Regular Labor Surcharge (Per Caltrans): 9% Description of Work: OT Labor Sucharge (Per Caltrans): 9% LABOR Sub Work ?: No
Labor Name Regular Hours Overtime Hours Subsistence Extended Craft ID Int. Last Name Hrs Rate Hrs Rate Units Rate Amount FM 16 $87.01 $1,392.16
LAB 16 $80.41 $1,286.56
LAB 16 $80.41 $1,286.56
LAB 16 $80.41 $1,286.56
LAB 16 $80.41 $1,286.56
$0.00
$0.00
Cost of Labor $6,538.40
$588.46
15% OH & Profit $1,069.03
Labor Total $8,195.88

EQUIPMENT
Equipment Description Regular Time Overtime Extended
Equip ID Class Make Attach Hrs Rate Hrs Factor Amount
Utility Truck 16 $54.71 $875.36
Pickup 16 $42.39 $678.24
Dump Truck 32 $93.59 $2,994.88
Bobcat 16 $35.36 $565.76
Water Trailer 16 $17.61 $281.76
Trailer 16 $7.43 $118.88
Roller 16 $41.33 $661.28
Equipment Cost $6,176.16
15% OH & Profit $926.42
$7,102.58

MATERIALS/SPECIAL COSTS
Vendor Name Invoice No. Description Units Unit Cost Amount Antioch Building Materials AC 34.0 $100.00 $3,400.00
Antioch Building Materials AB 0.0 $15.00 $0.00
Antioch Building Materials Dump 3.0 $350.00 $1,050.00
DR Traffic Control Traffic Control 2.0 $1,820.00 $3,640.00 Antioch Building Materials Tack Oil 1.0 $250.00 $250.00 Grinder 1.0 $7,000.00 $7,000.00
Materials/Specialist Costs $15,340.00
Contractor: Carlos F - Franco Engineering 15% OH & Profit $2,301.00 $17,641.00
Subtotal $32,939.47
Owner Rep: Omar A - City of Pleasant Hill $988.18
Total Due This Report $33,927.65
3% Bond Fee (No Markup)
Code
PCO No. 9 - Added Asphalt Concrete on South Side of Oak Park Blvd between Manor Ave and EBMUD Trail. Approximately 130 LF Franco Engineering
9% Labor Surcharge
Equipment Total
Material/Special Costs Total

9.7.b
Packet Pg. 120 Attachment: Exhibit A - Franco Engineering Change Order Signed (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04- Daily Extra Work Report
Project: City of Pleasant Hill - Sidewalk Gap Closure Improvements Date Performed:

Report Number: Lump Sum Proposal Date of Report: 10/2/2023 Work Performed By: Regular Labor Surcharge (Per Caltrans): 9% Description of Work: OT Labor Sucharge (Per Caltrans): 9% LABOR Sub Work ?: No
Labor Name Regular Hour Overtime Hours Subsistence Extended Craft ID Int. Last Name H Rate Hrs Rate Units Rate Amount $0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
Cost of Labor $0.00
$0.00
15% OH & Profit $0.00
Labor Total $0.00

EQUIPMENT
Equipment Description Regular Time Overtime Extended
Equip ID Class Make Attach Hrs Rate Hrs Factor Amount
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
Equipment Cost $0.00
15% OH & Profit $0.00
$0.00

MATERIALS/SPECIAL COSTS
Vendor Name Invoice No. Description Units Unit Cost Amount BI# 18 - Adjust CCWD Water Meter (PGE Box) 1.0 $750.00 $750.00 BI# 13/14 - Convert Storm Drain Inlet to Type A Inlet 2.0 $4,200.00 $8,400.00 BI# 24 - Clearing Grubbing & Tree Trimming 1.0 $2,000.00 $2,000.00 $0.00
$0.00
$0.00
Materials/Specialist Costs $11,150.00
Contractor: Carlos F - Franco Engineering 15% OH & Profit $11,150.00
Subtotal $11,150.00
Owner Rep: Omar A - City of Pleasant Hill $334.50
Total Due This Report $11,484.50
3% Bond Fee (No Markup)
Code
PCO No. 9 - Various Contract Items on South Side of Oak Park Blvd between Manor Ave and EBMUD Trail. Approximately 130 LF Franco Engineering
9% Labor Surcharge
Equipment Total
Material/Special Costs Total

9.7.b
Packet Pg. 121 Attachment: Exhibit A - Franco Engineering Change Order Signed (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project No. 04-

9.7.c
Packet Pg. 122 Attachment: Exhibit B - Project Location Map (Change Order for Oak Park Boulevard Sidewalk Gap Closure Project

CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: ADOPT RESOLUTION NO. __-23 ACCEPTING PROPOSAL AND

AWARDING THE CONTRACT FOR THE CITY OF PLEASANT HILL

POLICE DEPARTMENT UNDERGROUND STORAGE TANK
REPLACEMENT PROJECT NO. PSC-01-23 AND AUTHORIZING THE

CITY MANAGER TO EXECUTE A CONSTRUCTION CONTRACT
WITH PETRO-ANALYTICAL, INC.

SYNOPSIS
The City of Pleasant Hill Underground Storage Tank (UST) Replacement Project PSC-01-23 provides for the removal and replacement of the existing UST located at the Police Department rear parking lot. The purpose of this item is for the City Council to consider the acceptance of the lowest responsive, responsible bid from Petro-Analytical, Inc. for the project and authorize the City Manager to execute the construction contract.

DISCUSSION
Background
The City of Pleasant Hill Underground Storage Tank (UST) Replacement Project, which is identified in the approved Capital Improvement Plan FY 2022 – 2027 (CIP), to remove and dispose of the single-walled UST system located in the rear parking lot and install a new double-walled UST system in compliance with State regulations.

The existing UST system, designed in 1996 and installed in 1997, consists of a 12,000-gallon, single-walled tank, related piping, a fuel pump, fuel island, and overhead canopy. The system was upgraded in 1998 to include containment manholes, an overfill prevention system, and a tank monitoring system. Additional upgrades installed in 2002 replaced all the single-walled underground piping with double-walled piping.

On September 25, 2014, the California State Senate passed Senate Bill (SB) 445, requiring all single-walled UST’s designed and constructed before January 1, 1997, to be permanently closed no later than December 31, 2025. All single-walled UST’s that are not removed by this date will be red tagged by Contra Costa Health Services (CCHS) and subject to financial penalties of $500 to $5,000 per day per SW UST Health and Safety Code Section 25299. CCHS has notified the City this UST has been identified as one such tank, and therefore must be closed by December 31,

10.1 Packet Pg. 123
2025. A new, double-walled UST system must be installed to continue to provide adequate fueling services to the City’s Police Department.

SB 445 is a statewide mandate, and as such there will be significant number of single-walled UST’s being removed and replaced statewide, with a limited number of contactors and materials (tanks and piping) available to municipalities to complete the work prior to the deadline. Staff research has revealed that similar projects are taking 18 to 24 months to complete. This timeline, combined with the technical nature of the project, and the need for professional expertise required that City staff bid this project as a Request for Proposal (RFP) Design/Build project.

This process is used to identify contractors with the necessary background and experience to provide services and to ensure that the cost for services is competitive. The RFP was sent to Contractors known to the City to perform this type of work and solicited through an open and competitive RFP process. The RFP specified that selection would be based on quality and completeness of submissions, as well as a firm's experience with project work of similar scope and complexity. Staff has confirmed with the City Attorney’s office that this RFP process is appropriate for this type of project.

Environmental Review
The Zoning Administrator has determined that the City of Pleasant Hill Police Department Underground Storage Tank Project No, PSC-01-23 is categorically exempt from review under the California Environmental Quality Act (CEQA) as it is a Class 1 (CEQA Guidelines Section 15301) repair or maintenance of existing public facilities or mechanical equipment involving negligible or no expansion of an existing use, and a Class 2 (CEQA Guidelines Section 15302) replacement or reconstruction of existing facilities involving negligible or no expansion of capacity.

Analysis
Staff issued a Request for Proposals (RFP) Design/Build project on September 5, 2023, to three qualified contractors known to complete these types of projects: Petro-Analytical, Inc.; Johnson Tank Fuel Systems and Testing, and Armour Petroleum. In response, only Petro-Analytical Inc. submitted a complete project proposal for the City’s consideration by the October 3, 2023 deadline.

In order to ensure a quality project for the City, staff reviewed Petro-Analytical’s proposal and conducted an oral interview with the firm’s owner. Petro-Analytical was evaluated based on the following evaluation criteria: qualification of the project team, project understanding, and ability to meet the project schedule. In addition, Petro-Analytical has previously completed two projects for the City: the UST Repairs at the Public Services Center, and the UST Annual Sensor Installation Project. Staff believes that they have the expertise and professional competency that will result in a successful project delivery within the project schedule and budget.

The Engineer’s Estimate (EE) for the project construction is $1,200,000 and Petro-Analytical’s bid is $1,198,910 (including contingency), slightly lower than the EE. A detailed analysis of their bid revealed that the bid is complete and the bid price is reasonable for this type of project.

10.1 Packet Pg. 124

FISCAL IMPACT
The total authorized amount is $1,198,910, and the project is being funded from the American Rescue Plan Act as identified in the CIP. The Finance division confirmed that sufficient funds are available for the construction of this project.

PUBLIC CONTACT
Public contact was made through posting of the City Council agenda on the City’s official notice bulletin board, at the Pleasant Hill Senior Center and at the Pleasant Hill Police Department. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Adopt the proposed resolution to accept the lowest responsive, responsible bid from PetroAnalytical, Inc. and authorize the City Manager to execute the construction contract.

ALTERNATIVES TO RECOMMENDED ACTION
None Recommended.

ATTACHMENT(S):

Proposed Resolution
Exhibit A - Proposal
Agreement
Prepared by: Ann James, Public Works Manager
Reviewed by: Erick Cheung, Finance Manager
Approved by: Ethan Bindernagel, City Manager

10.1 Packet Pg. 125
RESOLUTION NO. -23

ACCEPT BID AND AWARD THE CONSTRUCTION CONTRACT FOR THE CITY

OF PLEASANT HILL POLICE DEPARTMENT UNDERGROUND STORAGE TANK REPLACEMENT PROJECT NO. PSC-01-23 AND AUTHORIZE THE CITY MANAGER TO EXECUTE A CONSTRUCTION CONTRACT WITH PETRO-ANALYTICAL, INC.

RECITALS
WHEREAS, the City of Pleasant Hill (“City”) requires the following construction services (the “Services”): design, construction, removal and replacement of the existing Underground Storage Tank at the Police Department in accordance with the City of Pleasant Hill Police Department Underground Storage Tank Replacement Project No. PSC-01-23 (the “Project”); and WHEREAS, City staff analysis has determined that, owing to the unique nature of the Project and the lack of an adequate market for the services required for the Project, competitive bidding would work an incongruity and be unavailing as affecting the final result, and further not produce any advantage, and further it would be practically impossible to obtain what is required and to observe such form (collectively, the “Staff Findings”); and WHEREAS, City staff determined in light of the Staff Findings that requesting statements of qualifications and proposals from qualified firms would most effectively address the deficiencies identified Staff Findings, and as set forth in the solicitation documents on file with the City and incorporated by reference as if fully set forth herein (“Solicitation Documents”) requested said qualifications and proposals from all firms it could identify as potential qualified proposers (the “Alternative Procedure”); and
WHEREAS, in response to the Solicitation Documents the City obtained the statements of qualifications and proposals set forth in Exhibit A (each, a “Proposal”, and collectively, the “Proposals); and
WHEREAS, City staff has determined the Proposal of Petro-Analytical, Inc. (“Contractor’s Proposal”) is the most advantageous to City with price and all other relevant factors considered.

WHEREAS, as stated in Mike Moore's 24-Hour Towing v. City of San Diego (1996) 45 Cal.App.4th 1294, 1303, “[a] public entity's award of a contract, and all of the acts leading up to the award, are legislative in character. [T]he letting of contracts by a governmental entity necessarily requires an exercise of discretion guided by consideration of the public welfare[]”.

WHEREAS, the City is empowered to award a contract that would otherwise require competitive bidding without competitive bidding “where competitive proposals work an incongruity and are unavailing as affecting the final result, or where competitive proposals do not produce any advantage, or where it is practically impossible to obtain what is required and to observe such form, competitive bidding is not applicable.” (Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal.App. 3d 631, 636).

10.1.a
Packet Pg. 126 Attachment: Proposed Resolution (PD Storage Tank Replacement Project) NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Pleasant Hill that:

1. The City Council adopts the Staff Findings as its own.

2. In light of the Alternative Procedure, competitive bidding is not required because it would work an incongruity, would be unavailing as affecting the final result, and would not produce any advantage; and

3. The Petro-Analytical, Inc. bid of $1,198,910 is found to be a responsive, responsible bid and is accepted by the City Council at the lumps sum set forth in the bid. This bid is on file in the Maintenance Division and incorporated herein by this reference as though set forth in full.

4. The City Manager is authorized to execute a construction contract with Petro-Analytical, Inc. consistent with the Contractor’s Proposal and Solicitation Documents (the “Proposed Contract”), subject to minor revisions, if any, approved by the City Manager and City Attorney to comply with applicable law or otherwise ensure that the City contracts for the Project on clear, unambiguous terms that are in the best interest of the City.

5. The Zoning Administrator has determined that the City of Pleasant Hill Police Department Underground Storage Tank Project No, PSC-01-23 is categorically exempt from review under the California Environmental Quality Act (CEQA) as it is a Class 1 (CEQA Guidelines Section 15301) repair or maintenance of existing public facilities or mechanical equipment involving negligible or no expansion of an existing use, and a Class 2 (CEQA Guidelines Section 15302) replacement or reconstruction of existing facilities involving negligible or no expansion of capacity.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 16th day of October, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
TIMOTHY M, FLAHERTY, Mayor
ATTEST:

JUANITA DAVALOS, Acting City Clerk

10.1.a
Packet Pg. 127 Attachment: Proposed Resolution (PD Storage Tank Replacement Project) Exhibit
A
Proposals

10.1.a
Packet Pg. 128 Attachment: Proposed Resolution (PD Storage Tank Replacement Project) PETRO-ANALYTICAL, INC.

P.O. BOX 2301 ORINDA, CA 94563 PHONE: 925.253.0591 Email: [email protected] California Contractors License #843221 General Engineering A October 6, 2023
City of Pleasant Hill
Attn: Ann James
310 Civic Dr.

Pleasant Hill, CA 94523
Re. Police Dept. fueling system replacement proposal
Dear Ann James:

Thank you for your request for Petro-Analytical, Inc (PAI) to provide a lump sum proposal for the design/build project to remove and replace the gasoline fueling system at your Police Dept. facility (Project). This proposal supersedes any previous proposals.

The following are the primary Project details:

1. New underground storage tank (UST) is to be 12,000 gal. nominal capacity

2. New system to include new UST, piping, dispenser, islands and leak detection system

3. New system to include vapor cleansing apparatus per BAAQMD requirements

4. Project area surface area to be restored to existing conditions

5. Project report will be prepared, incl. all project removal and installation documentation Project Technical Scope of Work

1. Provide design/engineering services for the new UST system installation and existing UST system removal

1.1. Pre-design concept, scoping, project management

1.2. Mechanical, electrical, structural engineering

1.3. County, Fire and BAAQMD permit drawings and permit applications

1.4. Apparatus submittals and shop drawings

1.5. Health & Safety Plan

1.6. Site logistics

1.6.1. Excavation layout

1.6.2. UST lift plan

1.6.3. Schedule

2. Remove and dispose of existing fueling system

3. Remove and store on-site existing canopy

4. Rinse, excavate, remove and dispose of existing UST and associated piping

4.1.1. Per County, Fire and BAAQMD permit requirements

4.2. Remove and dispose dispenser and leak detection electrical systems

4.3. Remove and dispose existing dispenser and island

4.4. Remove and dispose of existing north sidewalk

5. Provide limited environmental services

5.1. Provide sampling, analytical and reporting services for UST system closure

5.2. Professional Geologist sampling and reporting

5.3. Samples to be obtained by Geologist from vacated UST excavation and pipe route to dispenser

5.3.1. Up to four (4) samples from UST area

5.3.2. One (1) sample at dispenser area

5.3.3. Up to two (2) samples from soil stockpile (on-site)

5.3.4. Up to seven (7) samples total

5.3.5. Analytical suite per State Water Resources Control Board guidelines

10.1.b
Packet Pg. 129 Attachment: Exhibit A - Proposal (PD Storage Tank Replacement Project) PETRO-ANALYTICAL, INC.

P.O. BOX 2301 ORINDA, CA 94563 PHONE: 925.253.0591 Email: [email protected] California Contractors License #843221 General Engineering A

5.4. Samples to be analyzed on normal 5-7 day turnaround time

6. All new fuel system apparatus to be compliant with Assembly Bill 2481 and AQMD/CARB requirements

7. Provide and install new 12,000 gal. UST

7.1. Double-wall, fiberglass UST

8. Shore and excavate designated area

8.1. Provide and install UST bedding

8.2. Provide crane/excavator for tank setting

8.3. Provide and install backfill to tank top and ballast if necessary

8.4. To be installed per project drawings

8.5. Provide and install excavation site security fencing

9. Provide and install new UST apparatus

9.1. Sumps, fill ports and appurtenances

10. Provide and install new underground piping

10.1. Fuel supply, return and vent piping

10.2. Vent transition sump

10.3. Pipe transition at ‘under dispenser containment’ system

11. Provide Enhanced Leak Detection (ELD pre-testing)

12. Provide and install new fueling dispenser

12.1.Explosion-Proof Junction Box

12.2.E25 Compatibility

12.3.Enhanced Capacity

12.4. Pulse Output Interface Board

12.5.Internal Filter

12.6. Proportional Solenoid Valve

12.7.Ethernet Switch

12.8. iMeter2

12.9. Select Gen 2 Phase 2

12.10. One-side hose hanger

13. iX Fleet IDT w/ RFID reader electronic entry system for inventory control

13.1.1. RFID tag cards (25)

14. Provide and install vapor recovery system

15. Provide and install ‘under dispenser’ apparatus

16. Provide and install new electrical requirements

16.1. From dispenser island to existing Veeder Root area

16.1.1. Leak detection system

16.1.2. Overfill alarm

17. Provide new vapor cleansing system

17.1.Clean air separator

17.2.To be installed at new UST vent line

18. Provide and install new leak detection system

18.1. AB2481 compliant

18.2. Vacuum, liquid and hydrostatic sensors per design

18.3.Inventory control via probe

18.4. Overfill alarm

18.5.Console to be installed in same location as existing

18.6. System programming and certification

18.6.1. System programming for remote BMS connection by others

19. Provide and install system restoration

19.1.Tank top pad per design

19.2. North sidewalk and dispenser island

19.3. Dispenser protection bollards if required

10.1.b
Packet Pg. 130 Attachment: Exhibit A - Proposal (PD Storage Tank Replacement Project) PETRO-ANALYTICAL, INC.

P.O. BOX 2301 ORINDA, CA 94563 PHONE: 925.253.0591 Email: [email protected] California Contractors License #843221 General Engineering A

19.3.1. Up to four (4)

20. Reinstall existing canopy to match current installation techniques

21. Provide Enhanced Leak Detection (ELD final testing)

22. Provide fuel system startup and functional testing services for new system

22.1. New fuel by owner

23. Provide project reports

23.1.Record drawings

23.2. System installation report

23.3. UST removal/closure report

23.4. Personnel training

23.5. UST regulatory paperwork reporting and CERS database updates Based on the above we propose to perform the project scope of work as detailed above, and subject to the clarifications and exclusions described herein, for the lump sum $1,198,910.00.

Clarifications:

1. Fee proposal is valid until October 20, 2023.

2. Specific trade field labor subject to prevailing wage per DIR requirements.

3. Base proposal includes freight charges and sales taxes

4. Bond and insurance premiums per Agreement requirements are included.

5. CAD topographic, elevation, civil and other relevant drawings of the work area will be provided by owner prior to design commencement.

6. All work to be performed per PAI project drawings, specifications and submittals.

7. Product level in existing UST to be <6” at time of removal. Existing product removal/transfer by others.

8. Proposal does not include any design, professional engineering or drawing work other than described herein and is based on observable site conditions at time of proposal.

9. Local AHJ (Fire Dept. and Health Dept.) and AQMD permit fees are included.

10. Adequate and safe workspace will be provided, incl. but not limited to all excavation and shoring areas, work vehicles, deliveries, soils stockpiling, shoring apparatus staging, UST area access.

11. Excavated soil to be stockpiled on site for reuse.

12. Scope of work assumes existing system components to remain are suitable for continued or reuse, including but not limited to canopy, house power, tank pad, etc.

13. Existing UST bottom pad to remain and be reused. Pad is presumed to be no larger than 12’W x 40’ L.

14. Source (house LV) power (panels/dispenser/controls/lighting) to be provided by owner.

15. One (1) year parts and labor warranty period shall begin one day after delivery/work; mechanical equipment warranties shall be as stated by manufacturers.

Exclusions:

1. Contaminated soil and/or groundwater assessment, treatment, removal, and disposal

2. Proposal assumes all soils work is “in the clean”. Scope of work excludes, for example but not limited to, subsurface contamination, archeological/historical discovery, hazardous materials, obstructions, dewatering, groundwater, unstable soil, all other unknown conditions.

3. Scope of work changes due to Code/regulatory changes/interpretations or additional owner requirements.

4. Demolition (other than described in Scope of Work herein)

5. PAI will not be responsible for project delays due to events out of its control, for example but not limited to weather, code changes, Regulatory/owner scope of work changes, force majeure events, hurricanes, floods, earthquakes, war, terrorism or threats of terrorism, civil disorder, labor strikes or

10.1.b
Packet Pg. 131 Attachment: Exhibit A - Proposal (PD Storage Tank Replacement Project) PETRO-ANALYTICAL, INC.

P.O. BOX 2301 ORINDA, CA 94563 PHONE: 925.253.0591 Email: [email protected] California Contractors License #843221 General Engineering A disruptions, fire, disease or medical epidemics or outbreaks, and curtailment of transportation rendering the work inadvisable, commercially impracticable, illegal, or impossible.

6. BMS or other remote annunciation services. New fueling system will be made-ready for BMS connectivity by others.

7. Paintings, coatings or protection of existing or new finishes

8. ADA, police services, employee, or other facility access/egress evaluation or accommodation

9. Hazardous material handling, other than UST cleaning rinsate

10. Removal and relocation of existing utilities.

11. New fuel, temporary fuel, temporary fueling apparatus.

Thank you for the opportunity to provide this proposal. We look forward to completing this project with you. If you have any questions, please feel free to reach me directly @ 925.528.9998.

Best Regards,
Petro-Analytical, Inc.

K.W. ‘Bud’ McCuaig
KWM:rw
Attachments:
• Form of Agreement (unsigned)
• Project SOQ information
• Project narrative, schedule forecast and project experience

10.1.b
Packet Pg. 132 Attachment: Exhibit A - Proposal (PD Storage Tank Replacement Project)

10.1.c
Packet Pg. 133 Attachment: Agreement (PD Storage Tank Replacement Project)

10.1.c
Packet Pg. 134 Attachment: Agreement (PD Storage Tank Replacement Project)

10.1.c
Packet Pg. 135 Attachment: Agreement (PD Storage Tank Replacement Project)

10.1.c
Packet Pg. 136 Attachment: Agreement (PD Storage Tank Replacement Project)

10.1.c
Packet Pg. 137 Attachment: Agreement (PD Storage Tank Replacement Project)

CITY COUNCIL STAFF REPORT
Meeting Date: October 16, 2023
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: STUDY SESSION ON REVISIONS TO THE CITY OF PLEASANT HILL ADOPTED HOUSING ELEMENT (2023-2031)

SYNOPSIS
On May 21, 2023, the City of Pleasant Hill adopted its 2023-2031 Housing Element.

Subsequently, on May 31, 2023, the City of Pleasant Hill submitted the document to the California Department of Housing and Community Development (HCD) for potential certification. On July 31, 2023, HCD responded with additional comments to the City for consideration. In August and September, after informal discussion with HCD staff, City staff and the consultant team made revisions to address HCD’s comments. The revised 2023-2031 Housing Element is presented for City Council discussion in this proposed study session. No formal action is requested or required from the City Council at this time, as the resolution to adopt the 2023-2031 Housing Element allowed City staff to make necessary modifications in response to HCD comments.

DISCUSSION
Background
Since 1969, every jurisdiction in California has been required to include a Housing Element as part of its General Plan. Unlike other mandatory General Plan elements, the Housing Element must be updated every eight years and is subject to review and approval by the California Department of Housing and Community Development (HCD). Major components of the Housing Element include a housing needs assessment, the identification of sites for housing at all income levels, a review of constraints to housing, and updated policies and programs to carry out the goals of the updated element.

The purpose of a Housing Element is to provide an assessment of current and future housing needs, identify opportunities and constraints on housing production, establish goals, policies, and programs to meet those needs, and to update City practices and regulations to reflect changes in State housing laws. Contemporary housing elements often identify strategies and programs that focus on conserving and improving existing affordable housing, maximizing housing opportunities throughout the community, assisting in the provision of new affordable housing, removing governmental and other constraints to housing investment, and promoting fair and equal housing opportunities.

10.2 Packet Pg. 138
5 th Cycle vs. 6th Cycle Housing Element Updates
Every update of a housing element is called a cycle. For every cycle, there is a window of time for all jurisdictions in California to update their housing elements. The City’s current 2014-2022 Housing Element was adopted in 2015 as part of the statewide 5th Cycle Housing Element update. The 2023-2031 Housing Element is part of the 6th Cycle Housing Element update.

Between the 5th and 6th cycles, the State passed over a dozen new housing laws intent on lowering barriers to building affordable housing. These changes in State law are addressed as part of the 6th Cycle update. Additionally, a major component of every housing element update cycle is the identification of a jurisdiction’s capacity to support development of a determined number of housing units (i.e., Regional Housing Needs Allocation, or RHNA), as calculated by HCD and assigned to each jurisdiction within the nine-county Bay Area by the regional governing body (i.e., the Association of Bay Area Governments/Metropolitan Transportation Commission, or ABAG/MTC).

As part of the RHNA process, HCD calculated the total number of housing units needed across California over the next decade, including the Bay Area region. ABAG/MTC then developed a methodology to apportion the region’s housing units to each of the 109 jurisdictions within the Bay Area region. In the process of updating its Housing Element, each jurisdiction must demonstrate how it will accommodate its assigned share of the HCD-determined and ABAG/MTC-allocated housing units. Pleasant Hill was allocated 1,803 units in the current 6th Cycle.

Under State law, the RHNA is spread across the following four income categories:
• Very low household income
• Low household income
• Moderate household income
• Above moderate household income
The household income for each of these categories is based on a percentage of the Area Median Income (AMI). The breakdown of the number of units for each income category is shown below:

RHNA by Income Category for 6th Cycle
Lower Moderate Above Moderate Total RHNA
Very Low Low
Current
RHNA 566 326 254 657 1,803
As part of the inventory and analysis of adequate sites, Pleasant Hill was required to evaluate the General Plan land use designations, and subsequently the zoning ordinance, to determine whether there is enough land available to accommodate the assigned RHNA for each income category. Because existing designations could not accommodate the production of 1,803 units

10.2 Packet Pg. 139
over the next eight years, the City must rezone land to meet the RHNA obligation. Further, the inventory of sites and zoning designations must include land with adequate potential to satisfy the City’s 6th Cycle RHNA obligations.

As part of the Housing Element process, the City held multiple General Plan Advisory Committee meetings where the Committee (made up of one Architectural Review member, two Planning Commissioners and two City Council members) discussed the Housing Element. In addition, public hearings were also held by the Planning Commission and the City Council.

Based on the feedback and input provided at these meetings, the Housing Element was finalized and submitted to HCD in December 2022.

Approximately 90 days after this initial submittal to the State, the City received comments from HCD. After review of these comments, the City prepared a resubmittal, held additional public meetings, and then resubmitted to HCD in May 2023.

The City subsequently received additional HCD comments at the end of July 2023. Since receiving the comments, City staff had informal discussions with HCD staff to better understand and receive clarifications of its comments, which would result in a focused response to HCD in hopes of receiving certification in the next submittal.

Analysis
The following includes a summary of the comments made by HCD. A summary of the proposed responses that took into consideration the informal clarifying comments provided by HCD is provided in Attachment 1.

1. Requested additional information related to Racially Concentrated Areas of Affluence (RCAA), including additional information and analysis related to trends, conditions and coincidence with other fair housing factors and whether additional programs are necessary to address housing mobility.

2. Noting that additional actions are needed to address that the City is largely a RCAA and that large portions of the City’s lower income RHNA are outside of these high resource areas. The State provided direction to establish quantified metrics in programs that focused on RCAA (high resource and lower density) that would result in improved housing mobility and increased housing opportunities and affordability.

3. Provided direction that place-based strategies for community revitalization were necessary for neighborhoods that were considered low and moderate resourced.

4. Evaluate any potential constraints related to infrastructure (water and sewer capacity) and environmental issues (sloping conditions) or any other site-specific conditions that would preclude development. If any were found, the Housing Element may need to incorporate revisions to address any identified constraints.

5. Describe the redevelopment potential of non-vacant site and clarify its redevelopment potential. This could include a listing of local and regional project that have redeveloped

10.2 Packet Pg. 140
with similar characteristics.

6. Address AB2162 – Supportive Housing, by explicitly committing to revising the Zoning Ordinance to be in compliance.

7. Ensure the City is in compliance with State of California Accessory Dwelling Unit (ADU) provisions.

8. Ensure the City has completed necessary zoning changes by January 31, 2024, to be in compliance with Government Code Section 65583/2 (h) and (i).

9. Ensure the City has removed constraints on housing for persons with disabilities (Reasonable Accommodation), primarily removing discretionary actions related to compatibility with surrounding uses.

10. Remove constraints in the Zoning Ordinance, related to development standards, that would be a constraint to providing a variety of housing choices and facilitating maximum densities (height, parking, etc.).

11. Allow group homes in the same manner as other residential uses of similar type and form.

12. Reminded the City that future Housing Element submittals would require proper planning for emergency shelters (AB2339), to ensure sufficient and suitable capacity.

13. Continue public participation involvement, particularly for those that represent lowerincome and special needs households.

FISCAL IMPACT
The proposed revisions contains an additional $100,000 dollars that would be used to support projects in lower resource areas. The financial assistance could be direct contributions from the City’s General Fund, but could also be indirect contributions that could come from reductions in fees or permit processing costs.

PUBLIC CONTACT
Public contact was made through posting of the City Council agenda on the City’s official notice bulletin board, at the Senior Center and at the Pleasant Hill Police Department. Additional noticing was provided on the City website and on the City General Plan website (pleasanthill2040.com) and through email blasts generated from an interest list on the City General Plan website, on A-Frames at the library and police stations, on the City Hall Changeable Electronic Message Board, and a display ad in the East Bay Times Newspaper. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Receive public input and accept the Staff proposed revisions and provide directions to resubmit to HCD.

10.2 Packet Pg. 141

ALTERNATIVES TO RECOMMENDED ACTION
Provide modifications to staff and direct resubmittal to HCD.

ATTACHMENT(S):

1. Proposed Response Matrix to HCD Comments

2. Revised Housing Element (Strikeout and Underline Format)

3. July 31, 2023 HCD Comment Letter

4. Public Comments Received Since Receipt of July 31, 2023 HCD Comment Letter Prepared by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager

10.2 Packet Pg. 142
City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 1
# Comment Response
1 Racially Concentrated Areas of Affluence (RCAA): The
element was revised to include maps for local and
regional RCAA and included some high-level data
regarding the City's RCAA census tracts. However, as
found in HCD's prior review, the element must
analyze these areas for trends, conditions,
coincidence with other fair housing factors (e.g., race, highest resource, overpayment), effectiveness or
absence of past strategies (e.g., lack of publicly
assisted housing and lack of multifamily zoning), 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)).

We have expanded the analysis of RCAAs within
the AFFH Analysis (see pages A-24 and A-25) and
included new meaningful actions in the
contributing factors table that respond to the
revised analysis (see pages A-61 and A-62).

We also made slight revisions to Program I and
Program T to target higher resource areas.

Finally, we have revised Program F and Program FF
to include new actions and/or objectives that work
to overcome fair housing issues related to
concentrated areas of affluence.
1 Increasing Housing Choices and Affordability in Areas of Opportunity: The element was revised to include
some actions with geographic targeting and metrics
for programs in low-density and higher opportunity
neighborhoods. However, the revised analysis
demonstrated that the City is majority RCAA and a
large portion of the City’s lower-income RHNA has
been identified outside of these areas. These
conditions and circumstances warrant significant and
robust actions (not limited to the RHNA) to promote
housing mobility and increasing housing choices and
affordability in higher income, higher resourced and
lower-density neighborhoods. The element should be
revised with aggressively numeric targets and
geographic targets that include RCAA, higher
resourced and lower-density neighborhoods.

Examples include creating more housing choices and
affordability in single-family neighborhoods beyond
complying with law (e.g., SB 9, ADUs), targeting
affordable housing funding, homesharing programs,
more than one junior accessory dwelling unit (JADU)
(per single family structure, enhancing capacity,
affordability, and housing choices on religious
institutional sites beyond the RHNA and other
alternative land use strategies. Lastly, the element
must be revised to include quantified metrics
(beyond the RHNA) programs focused on housing
mobility and increased housing opportunities and
affordability.

This was the original goal of Program F, however,
previous HCD comments indicated that the rezone
requirements to meet the RHNA shortfall should be
included there. The rezone requirements have now
been moved to Program C to remove the confusion
between the goals of each program.

We have revised Program F to identify the City’s
efforts to promote housing mobility and increasing
housing choices and affordability in low-density
RCAAs.

Since 2019 the City has worked with the
community and the General Plan Advisory
Committee to create new multifamily and mixed
use designations and to identify parcels for
redesignation to achieve increased density in key
Focus Areas with high potential for redevelopment
as part of a comprehensive General Plan Update.

This update was recently completed in May 2023,
and included the new designations and
redesignated parcels within the Focus Areas (as
noted above). Program F now identifies the new
designations established in the Update to increase
residential density, as well as the acreage of parcels
that will be rezoned in RCAAs (beyond the RHNA)
based on the changes to the Land Use diagram. The
program commits the City to adopting
corresponding zoning districts and completing
rezonings within two years of the Housing Element
adoption deadline. These efforts will create
additional capacity for more than 2,700 new units
in RCAAs, and the City has set an aggressive target
of encouraging 500 net new multifamily units on
these parcels in the planning period through these
changes.

10.2.a
Packet Pg. 143 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 2
# Comment Response
1 Place-Based Strategies for Community Revitalization:

The element was not revised to address this finding.

As found in HCD’s prior review, the element must
include 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.

We have revised several programs to respond to
this comment, including:

Program Z
Program BB
Program LL
Program MM
Program NN
Program OO
Program UU

10.2.a
Packet Pg. 144 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 3
# Comment Response
2 Morello Terraces and Paso Nogal: The element now
identifies two vacant sites in higher income and highmoderate resourced communities. While the location of these sites can help foster inclusive communities
and create housing opportunities and affordability in
higher-income and higher-resourced areas, HCD
received public comments indicating that these sites
may be unsuitable due to sloping conditions, local
ordinances prohibiting development and
infrastructure constraints. The element should
evaluate any potential constraints related to
infrastructure (water and sewer capacity),
environmental issues (sloping conditions) or any
other site-specific conditions that would preclude
development on these sites. The element could
discuss any outreach with developers regarding the
potential of developing on these sites. Based on a
complete analysis, the element may need to add or
revise programs to remove or mitigate any identified
constraints.

We have expanded the description of each site to
include analyses of infrastructure constraints
(water and sewer capacity), site-specific conditions
and constraints (including local ordinances), and
outreach to property owners. We have also
expanded the existing discussion of environmental
constraints on each site to include further analysis
of issues related to sloping conditions. See Pages 4-
139 to 4-148
Additionally, Program EEE incentivizes development
on these two sloped sites. The program commits
the City to:
• providing incentives related to
development standards, including
additional density bonus beyond State
law, additional height, FAR, or lot
coverage allowances, and reduced
setback requirements;
• providing direct financial assistance to
offset the costs of grading; and
• partnering with affordable housing
developers and/or non-profit agencies to
pursue funding in support of
development on each site.

Beyond these efforts, we have expanded the
program to include:
• a commitment to amend municipal code
sections related to sloped sites, including

18.20.120, 18.35.040, and 18.35.050, to
remove constraints to the development
of multifamily structures on the Morello
and Paso Nogal sites,
• engagement with property owners
annually to discuss potential
development and the various programs
incentivizing housing production on the
site, and
• a specified goal for various State and
Federal grant funding pursuits in
partnership with local affordable housing
developers ($200,000 per site).

10.2.a
Packet Pg. 145 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 4
# Comment Response
2 Suitability of Nonvacant Sites: The prior review found that the element must describe redevelopment
potential of nonvacant sites and clarify how the
various factors utilized is indicative of redevelopment potential. The element was revised to adjusts the
sites inventory to reduce the reliance of nonvacant
sites and provide some additional information about
the factors utilized to determine the degree of
underutilization. However, as found in HCD’s prior
review, the element must support these factors. For
example, the element relies on the Choice in Aging
and 85 Cleveland projects as past examples of
redevelopment trends on underutilized sites.

However, the analysis does not provide any details to
describe how these projects relate to the identified
criteria. To clearly support and relate project
examples to the redevelopment criteria, the element
could include a listing of local and regional projects
that have redeveloped with similar criteria
(improvement to land value, building age, etc.,).

We have expanded our analysis under the heading
“Underutilized Sites and Redevelopment Trends”
including the addition of an inventory of regional
development trends and analysis to clearly support
and relate project examples to the redevelopment
criteria. See pages 4-154 to 4-160
We have also revised the underutilized site
descriptions to more precisely identify the criteria
by which sites are compared to the local Choice in
Aging and 85 Cleaveland multi-family residential
projects.
2 Program O (Municipal Code Updates – Supportive
Housing): While the element was revised committing
to allowing transitional and supportive housing byright, this action must explicitly commit to revising the zoning code to comply with AB 2162
(Government Code section 65651) which includes
supportive housing provisions related to approval
timelines and parking requirements. For additional
information, please see AB 2162 Fact Sheet.

We have revised the relevant action in Program O
as follows:

Allow transitional and supportive housing in
compliance with AB 2162 (Government Code
Section 65651), including, but not limited to,
allowing these uses by-right (without discretionary
action) in zones where multifamily and mixed uses
are permitted.

10.2.a
Packet Pg. 146 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 5
# Comment Response
2 Program O (Municipal Code Updates – Accessory
Dwelling Units (ADU)): While the element now
commits to allowing ADUs consistent with state law
and contacting HCD to identify ADU compliance
issues, as found in HCD’s prior review, the element
must include a specific commitment to revising the
City’s ADU ordinance to comply with state law.

Program O currently achieves this. The first line of
the program commits the City to amending the
Municipal Code to comply with State law related to
all listed actions. We have included the program
text below. Although redundant, we have added
the text shown in track changes.

Program O
Municipal Code Updates
The City shall review and amend the Municipal
Code, to comply with State law to:
…
Allow Accessory Dwelling Units in compliance with
all recent state laws, including but not limited to,
AB 3182 (2020), AB 345 (2021), AB 2221 (2022), SB
897 (2022), and AB 345 (2022). The City shall
immediately contact the California Department of
Housing and Community Development to identify
compliance issues and shall adopt further changes
to the Municipal Code to achieve full compliance
with State law.
2 Shortfall of Sites – Program F (Increase Allowable
Densities): As found in HCD’s prior review, the
element is showing a shortfall of sites and must
include a program committing to adopting zoning
changes and comply with housing element rezone
requirements pursuant to Government Code section
65583.2 (h) and (i). While the element was revised
with a commitment to comply with some of these
provisions, for sites to accommodate the lowerincome RHNA, it must also commit to requiring a minimum density of 20 units per acre and rezoning
sites by-right (without discretionary action) for
multifamily developments in which 20 percent or
more of the units are affordable to lower-income
households. Additionally, as the City failed to adopt a compliant housing element within 120 days of the
statutory deadline, this program must be completed
no later than one year from the statutory deadline.

This program should be revised with an updated
timeline (e.g., completion by January 31, 2024) to
reflect these statutory requirements.

Please note, the rezone requirements have been
moved to Program C: Available Sites Inventory.

The required text is now included in the listed
actions for Program C, as shown below.

Program C: Available Sites Inventory
…
Lower-income sites included in the sites inventory
with a proposed zoning change to meet the RHNA
shortfall, as well as vacant sites identified in two
previous housing elements and non-vacant sites
identified in the previous housing element, shall be
rezoned, incompliance with Govt. Code Section
65583.2(h) and (i), to:
• permit owner-occupied and rental multifamily
uses by-right (without discretionary approval) for
developments in which 20 percent or more of the
units are affordable to lower income households.
• accommodate a minimum of 16 units per site;
and
• require a minimum density of 20 units per acre.

Timeframe: “Rezone to meet RHNA shortfall: within
one year of the statutory deadline (January 31,
2024).”

10.2.a
Packet Pg. 147 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 6
# Comment Response
3 Constraints on Housing for Persons with Disabilities – Reasonable Accommodation (RA): The element was
revised to now include a description of the City's RA
process including the required findings to approve an
RA request. The analysis indicated that the City's
process does not subject RA requests to discretionary
findings related to compatibility with surrounding
uses. However, the listing of required approval
findings (pp. 4-112) indicated that the City must find
that the request included measures to reduce impact
on surrounding uses and the physical attributes of
the property. However, granting a reasonable
accommodation based on findings related to impacts
on surrounding uses is essentially a conditional use
permit (CUP) finding. A reasonable accommodation
should be a unique exception process from a CUP,
especially given its importance in addressing barriers
to housing for persons with disabilities. The element
should include a program to amend the reasonable
accommodation ordinance and remove constraints,
namely approval findings related impacts on
surrounding uses.

We have identified these findings as constraints in
the Constraints Analysis under the heading
“Reasonable Accommodation.” (see page 4-114)
We have provided a new action in Program WW as
follows:

Program WW: Reasonable Accommodation
By 2025, the City shall amend the Municipal Code
to remove constraints from the reasonable
accommodation ordinance imposed by approval
findings related to impacts on, or compatibility
with, surrounding uses including, but not limited to:

18.112.060(B)(3)(e) and (f).
3 Program H (Development Standards): HCD’s prior
review found that the City's development standards
are a constraint to providing a variety of housing
choices and facilitating maximum densities including
but not limited to heights, parking, lot coverage,
setbacks and minimum unit sizes. The element was
revised with a program committing to remove
standards constrain the production of lower-income
housing. However, the element should commit to
removing or reducing standards that pose a
constraint on housing regardless of income levels and
not limited to accommodating the RHNA.

We have removed the reference to “lower-income”
housing within the program. The change is shown
in track changes below.

Program H: Development Standards
To ensure that development standards do not pose
an unreasonable constraint to achieving the City’s
housing objectives, the City shall continue to
monitor development and report in its Annual
Progress Reports required pursuant to Government
Code Section 65400. The City shall evaluate
development standards within the 2040 General
Plan Update and subsequent Zoning Code Update
and shall amend or remove any provisions that
constrain the production of lower-income housing,
including but not limited to height, lot coverage,
parking for small units and multifamily
developments, and setbacks along scenic routes.

10.2.a
Packet Pg. 148 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 7
# Comment Response
3 Program O (Municipal Code Updates – Group
Homes): The element was revised with a
commitment to allowing group homes in all zones
similar to other uses of the same form. However, as
found in HCD’s prior review, the element must
commit to allowing these uses in the same manner
as similar residential uses (e.g., single family home).

We have revised the relevant action within
Program O to meet this requirement, as shown
below.

Program O: Municipal Code Updates
The City shall review and amend the Municipal
Code, to comply with State law 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 toand in the
same manner as residential uses other residential
uses of the sameof similar type and form.
3 For your information, pursuant to Assembly Bill 1398
(Chapter 358, Statutes of 2021), as the City failed to
adopt a compliant housing element within 120 days
of the statutory deadline (January 31, 2023), Program
F (Increase Allowable Densities) to rezone 967 units
to accommodate the RHNA must be completed no
later than one year from the statutory deadline.

Otherwise, the local government’s housing element
will no longer comply with State Housing Element
Law, and HCD may revoke its finding of substantial
compliance pursuant to Government Code section
65585, subdivision (i). 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
rezones to accommodate a shortfall of sites pursuant
to Government Code section 65583, subdivision
(c),paragraph (1), subparagraph (A) and Government
Code section 65583.2, subdivision (c) are completed.

As stated above, program actions related to
rezoning to meet the RHNA shortfall have been
moved to Program C. The timing for these actions
has been revised to the following:

Timeframe:

Rezone to meet shortfall: within one year of the
statutory deadline (January 31, 2024).

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Packet Pg. 149 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) City of Pleasant Hill 2023-2031 Housing Element Update HCD Comment Matrix – Draft Response to 60-day Review
September 2023 8
# Comment Response
3 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/plan
ning-and-community/ab2339-
notice.pdf.

We have revised the analysis of constraints related
to emergency shelters to include a discussion of
AB 2339, a capacity analysis based on current
zoning, and the identification of constraints
imposed by the zoning code that conflict with State
law. (see pages 4-100 and 4-101)
In response to the State law compliance issues
identified in the revised analysis, we have added
actions to Program O committing the City to
revising the Municipal Code to allow for emergency
shelters in compliance with recent amendments to
Government Code section 65583 subdivision (a)(4),
including:
• Allowing emergency shelters in a zone
allowing residential uses with sufficient
capacity to meet or exceed the most-recent
point in time count; and
• Revising the definition of emergency shelter
to include interim interventions, including,
but not limited to, navigation centers, bridge
housing, and respite or recuperative care.

The program also commits the City to complete a
capacity analysis at the time of the Municipal Code
amendment to ensure that the identified zone
includes sufficient available sites appropriate for
development as an emergency shelter.
3 Public participation in the development, adoption
and implementation of the housing element is
essential to effective housing planning. During the
housing element revision process, the City must
continue to engage the community, including
organizations that represent lower-income and
special needs households, by making information
regularly available while 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.

Response to this comment requires the team to
post the revised document for seven days before
resubmitting and to notify those on the mailing list,
as well as local organizations/agencies.

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Packet Pg. 150 Attachment: 1. Proposed Response Matrix to HCD Comments (Housing Element Update) Adopted May 1999

PLEASANT HILL
2040 GENERAL PLAN
Housing Element Policy Document - Sept. 2023

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Packet Pg. 152 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) RESOLUTION NO. 37-23

A RESOLUTION OF THE CITY COUNCIL, CITY OF PLEASANT HILL, ADOPTING 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

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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 GPAC 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
WHEREAS, at the May 3, 2023 public hearing, the Planning Commission recommended adoption of the 2023-2031 Housing Element (repeal the 2015-2023 Housing Element) and certification of the associated Environmental Impact Report through Planning Commission Resolution No. 06-23; and
NOW THEREFORE BE IT RESOLVED that the City Council of the City of Pleasant Hill repeals the 2015-2023 Housing Element and adopts the 2023-2031 Housing Element (Attachment F of the May 18, 2023 City Council Staff Report) based on the following findings:

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Packet Pg. 154 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) 2023-2031 Housing Element

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

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.

4. As required by Government Code Section 65585(e), the City Council has considered the findings made by the Department of Housing and Community Development included in the Department’s letter to the City of Pleasant Hill dated March 22, 2023, consistent with Government Code Section 65585(f), and as described in Attachment F of the May 18, 2023 City Council Staff Report, to this resolution, incorporated herein, the City Council has changed the Housing Element in response to the findings of the Department to substantially comply with the requirements of State Housing Element Law as interpreted by HCD.

5. The City of Pleasant Hill 2015-2023 Housing Element is hereby repealed in its entirety, and the City of Pleasant Hill 2023-2031 Housing Element, as shown in Attachment F of the May 18, 2023 City Council Staff Report, incorporated herein, is adopted.

6. This Resolution shall become effective upon adoption by the City Council.

7. The Community Development Director or designee is hereby directed to file all necessary material with the Department of Housing and Community Development for the Department to find that the Housing Element is in conformance with State Housing Element Law and is further directed and authorized to make all non-substantive changes to the Housing Element to make it internally consistent or to address any non-substantive changes or amendments requested by the Department to achieve certification.

8. The Community Development Director or designee is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Sections 65357 and 65589.7.

9. 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

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Packet Pg. 155 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) 2023-2031 Housing Element

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 City Council of the City of Pleasant Hill certified the Final Environmental Impact Report, adopted the Environmental Findings Pursuant to the California Environmental Quality Act, adopted a Statement of Overriding Consideration, and adopted a Mitigation Monitoring and Reporting Program (Per the Draft City Council CEQA Resolution – Attachment A of the May 18, 2023 CC Staff Report).

ADOPTED by the City Council of the City of Pleasant Hill, at a special meeting of the City Council, on the 18th day of May, 2023 by the following vote:

AYES: Noack, Rinn, Shess, Vinson, Flaherty
NOES: None
ABSENT: None
ABSTAIN: None
___________________________________
TIMOTHY M. FLAHERTY, Mayor
ATTEST:

JUANITA DAVALOS, Acting City Clerk

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Packet Pg. 156 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) 4 Housing Element
Adopted May 18, 2023 | Revised September 2023 4-1
Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of everyone in the community. California’s local governments meet this requirement by adopting housing plans as part of their “general plan” (also required by the State).

General plans serve as the local government’s "blueprint" for how the city and/or county will grow and develop and include seven required elements: land use, transportation, conservation, noise, open space, safety, and housing. The law mandating that housing be included as an element of each jurisdiction’s general plan is known as “housing-element law.”
California’s housing-element law acknowledges that, in order for the private market to adequately address the housing needs and demand of Californians, local governments must adopt plans and regulatory systems that provide opportunities for (and do not unduly constrain), housing development.

As a result, housing policy in California rests largely upon the effective implementation of local general plans and, in particular, local housing elements.

Although the Housing Element is one of seven required elements of the general plan, it has several unique requirements that set it apart from the other six. State law (Government Code Section 65580 (et seq.)) specifies in detail the topics that the housing element must address and sets a schedule for required updates every eight years. The housing element is also the only element reviewed and certified by the State for compliance with State law. The Department of Housing and Community Development (HCD) is the State department responsible for this certification.

The 2023-2031 Housing Element establishes a comprehensive plan to address housing needs in Pleasant Hill over the eight-year planning period between January 31, 2023 and January 31, 2031. The Housing Element sets the community goals and policies surrounding the development, rehabilitation, and preservation of housing units to meet the needs of Pleasant Hill residents (present and throughout the planning period). Pleasant Hill is a member of the Association of Bay Area Governments and, therefore, is required to submit an updated Housing Element to HCD by January 31, 2023.

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4-2 Adopted May 18, 2023 | Revised September 2023
The Introduction is divided into the following sections:

Contents
Section Title Page
Key Terms.................................................................................................................... 4-2 Components of the Housing Element ....................................................................... 4-4 Key Findings from the Needs Assessment............................................................... 4-4 Goals, Policies, and Implementation Programs........................................................ 4-9 Quantified Objectives ................................................................................................ 4-43 Key Terms
Contract rent: Actual rent as specified in a rental or lease agreement, excluding utilities.

Displacement: The involuntary relocation of current residents or businesses. Physical displacement is the result of eviction, acquisition, rehabilitation, or demolition of property, or the expiration of covenants on rent- or income-restricted housing. Economic displacement occurs when residents and businesses can no longer afford escalating rents or property taxes, Gentrification: Gentrification is a process of neighborhood change, usually resulting from an influx of relatively wealthy, white residents to a neighborhood.

High opportunity areas: Synonymous with “high resource areas,” high opportunity areas are areas that currently have strong economic, environmental, and educational outcomes. These areas are defined within the Affirmatively Furthering Fair Housing analysis. The image on the following page shows opportunity scores in Pleasant Hill.

Higher resource areas: Encompasses highest opportunity areas, high opportunity areas, as well as in low-density moderate opportunity areas in the central and western portions of the city where fair housing issues are less concentrated.

Low barrier navigation center: Housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing.

Missing middle housing. Missing Middle Housing is a range of house-scale buildings with multiple units—compatible in scale and form with detached single-family homes—located in a walkable neighborhood. Missing middle housing types provide diverse housing options, such as duplexes, fourplexes, cottage courts, and multiplexes.

Place-based strategies. Actions that target the specific circumstances of a place.

Workforce housing. Housing affordable to households earning between 60 and 120 percent of area median income (AMI).

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4. Housing Element
Adopted May 18, 2023 | Revised September 20234-3
Figure:

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Components of the Housing Element
The 2023-2031 Housing Element Update consists of two parts; the Needs Assessment, and the Housing Element Policy Document.

1. The Needs Assessment identifies and analyzes the existing and projected housing needs, provides a list of sites for housing development that are adequate to accommodate the City’s regional housing needs allocation, documents constraints to housing production, and analyzes fair housing. In short, the Needs Assessment provides the context for the City's housing action plan.

2. The Policy Document states goals, policies, implementing programs, and quantified objectives for the development, rehabilitation, and preservation of housing. The Policy Document is the action plan that responds directly to the findings of the Housing Needs Assessment and input from the community. The City will implement the actions specified in the Policy Document throughout the eight-year planning period.

The key findings of the Needs Assessment are listed below, along with the relevant programs designed to address them.

Key Findings from the Needs Assessment
Population, Housing, and Employment Trends
▪ Population – Generally, the population of the Bay Area continues to grow because of natural growth and because the strong economy draws new residents to the region. The population of Pleasant Hill increased by 4.4 percent from 2010 to 2020, which is below the growth rate of the Bay Area (9.1 percent).
▪ Future Housing Need. According to Plan Bay Area 2040, between 2020 and 2030 the population of Pleasant Hill is projected to continue to grow at a rate of over four percent, leading to an expected increase of 1,475 new residents and 615 new households by 2030. ▪ Age – In 2019, Pleasant Hill’s youth population under the age of 18 was 6,701 and senior population 65 and older was 5,598. These age groups represent 19.2 percent and 16.1 percent, respectively, of Pleasant Hill’s population.
▪ Race/Ethnicity – In 2020, 64.4 percent of Pleasant Hill’s population was White while 2.1 percent was African American, 12.8 percent was Asian, and 14.6 percent was Latinx. People of color comprise a smaller proportion of the population of Pleasant Hill than in the Bay Area as a whole.1 1 The Census Bureau’s American Community Survey accounts for ethnic origin separate from racial identity. The numbers reported here use an accounting of both such that the racial categories are shown exclusive of Latinx status, to allow for an accounting of the Latinx population regardless of racial identity. The term Hispanic has historically been used to describe people from numerous Central American, South American, and Caribbean countries. In recent years, the term Latino or Latinx has become preferred. This report generally uses Latinx, but occasionally when discussing US Census data, we use Hispanic or Non-Hispanic, to clearly link to the data source.

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▪ Employment –Since 2010, the number of jobs located in the jurisdiction increased by 520 (3.2 percent). Additionally, the jobs-household ratio in Pleasant Hill has increased from 1.11 in 2002 to 1.24 jobs per household in 2018.

Program C commits the City to providing sufficient housing sites to meet the needs of the population across all income categories. More specifically, Programs F, K, M, O, S, CC and KK address workforce housing and mixed-use housing opportunities.

Housing Stock Characteristics
▪ Number of Homes – The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, higher housing prices, and greater displacement and homelessness. The number of homes in Pleasant Hill increased 0.4 percent from 2010 to 2020, which is below the growth rate for Contra Costa County and below the growth rate of the region’s housing stock. By comparison, during this period, the population of Pleasant Hill grew at a rate of

4.4 percent and the number of jobs in the city increased by 3.2 percent.

Programs C, F, and Q work to facilitate higher density development, and Program K works to provide residential development opportunities in commercial areas through the implementation of mixed-use zoning.
▪ Home Prices – A diversity of homes at all income levels creates opportunities for all Pleasant Hill residents to live and thrive in the community.
▪ Ownership The largest proportion of homes had a value in the range of $500,000- $750,000 in 2019. Home prices increased by 116.3 percent from 2010 to 2020.2 ▪ Rental Prices – The median contract rent for an apartment in Pleasant Hill was $1,900 in 2019. Rental prices increased by 55.2 percent from 2009 to 2019. To rent a typical apartment without cost burden, a household would need to make $76,280 per year.

Program AA works to increase affordable homeownership opportunities in Pleasant Hill through the pursuit of mortgage credit certificates, and Program BB commits the City to investigating concepts and funding sources for additional homeownership assistance measures. Programs S through Z work to assist the development of affordable housing.
▪ Housing Type – It is important to have a variety of housing types to meet the needs of the community today and in the future. In 2020, 59.9 percent of homes in Pleasant Hill were singlefamily detached, 10.9 percent were single-family attached, 7.0 percent were small multifamily (2- 4 units), 21.6 percent were medium or large multifamily (5+ units), and 0.6 percent were mobile homes. Between 2010 and 2020, the number of single-family units increased more than multifamily units. Generally, in Pleasant Hill, the share of the housing stock that is detached single-family homes exceeds that of other jurisdictions in the region. 2 Housing Element data is provided by ABAG and HCD in a pre-approved data package. This data was provided to the City in 2021. Due to the time required to compile and approve data sets, 2019 data was the most recent data available to the State. The City acknowledges that since 2020, home prices have increased dramatically.

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Programs aimed at addressing the lack of affordable housing types include F, I, J, K, and P. ▪ Cost Burden – The U.S. Department of Housing and Urban Development considers housing to be “affordable” if the household spends less than 30 percent of its income on housing costs. A household is considered “cost burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost burdened.” In Pleasant Hill, 15.7 percent of households spend 30 percent to 50 percent of their income on housing, while 15.5 percent of households are severely cost burdened and use the majority of their income for housing.

Programs including M, P, S, U, V, W, Y, Z, and CC work to reduce the costs of production or create more affordable housing opportunities by streamlining development approvals, incentivizing affordable housing types, generating funds, or reducing fees.
▪ Displacement/Gentrification – According to research from The University of California, Berkeley, no households in Pleasant Hill are susceptible to or experiencing displacement, and none live in areas at risk of, or undergoing gentrification. However, of the total households in Pleasant Hill, approximately 27.6 percent live in neighborhoods where low-income households are likely excluded due to prohibitive housing costs, suggesting that economic displacement pressures exist within the city. Displacement is discussed in greater detail in the Affirmatively Furthering Fair Housing Analysis and key findings are summarized below.

To continue to protect residents from displacement over the planning period and to provide housing opportunities proactively for all income levels throughout the city, the Housing Element includes a variety of programs aimed lowering the cost of production, increasing density at key housing opportunity sites, and providing opportunities for affordable housing development in low-density, high-opportunity areas.

Special Housing Needs
▪ Some population groups may have special housing needs that require specific program responses, and these groups may experience barriers to accessing stable housing due to their specific housing circumstances. In Pleasant Hill, 10.2 percent of residents have a disability of some kind and may require accessible housing. Additionally, 5.0 percent of Pleasant Hill households are larger households with five or more people, who likely need larger housing units with three bedrooms or more. Approximately 10.5 percent of households are female-headed families, which are often at greater risk of housing insecurity.

Programs M, S, GG, CC, DD, and XX respond to the City's special housing need by streamlining development review, incentivizing development, or providing direct funding for construction or rehabilitation of housing for those with special needs.

Non-governmental and Governmental Constraints
▪ Pleasant Hill’s Zoning Code allows for a variety of housing types in the city including multiplefamily units, transitional and supportive housing, single-room occupancy units, manufactured and mobile homes, and accessory dwelling units. However, Pleasant Hill should update the Municipal Code to allow for low-barrier navigation centers and to allow transitional and supportive housing by-right in zones allowing multifamily and mixed uses. The City should also

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update the Density Bonus Ordinance and Accessory Dwelling Unit Ordinance for compliance with recent State law.

Sites Inventory
▪ Sites Inventory. In combination with the City’s pending projects and ADU development trends, the Site Inventory identifies adequate sites to meet the City’s Regional Housing Needs Allocation (RHNA). The sites inventory also identifies capacity for an additional 20 percent in the lower and moderate income categories to ensure that the City retains lower-income capacity if one or more sites are developed at market rate. This “buffer” is a new requirement in this housing element cycle, as required by per SB 166 (2019) and Government Code Section 65863.

Pleasant Hill received a RHNA of 1,803 total units distributed across very low-income (566 units), lowincome (326 units), moderate-income (254 units), and above moderate-income (657 units) categories.

The City has identified capacity for more than 2,130 new units, including a total of 1,421 housing of units accommodated on vacant and non-vacant sites. Multiple property owners of vacant and non-vacant sites are supportive of and interested in housing development on their properties. See Program C for more information.

Affirmatively Furthering Fair Housing (AFFH)
“Affirmatively furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, together, address significant disparities in housing needs and access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development.

The goal of the AFFH analysis is to ensure available sites for lower-income housing are located equitably across a region and its communities with fair access to opportunities and resources.

Ensuring that sites for housing, particularly lower income units, are in high opportunity areas rather than concentrated in areas of high segregation and poverty requires jurisdictions to consider factors, such as accessibility to various opportunities, including jobs, transportation, education, and health services, when planning for housing.

The AFFH analysis identified fair housing issues and contributing factors, which along with the City’s response, are summarized below.
▪ Issue: Encouraging development of new affordable housing in high opportunity areas. ▪ Dominance of single-family housing, which is typically more expensive than multifamily housing.
▪ Location and type of existing affordable housing.
▪ Lack of affordable housing in moderate-resource areas. ▪ Limited supply of affordable housing in areas with access to opportunity.

Programs F P, Q, R, V, Z, and FF encourage new affordable housing in higher resource areas.

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▪ Issue: Protecting existing residents from displacement ▪ Unaffordable rents and sales prices in a range of sizes ▪ Displacement of residents due to economic pressure such as unaffordable rents, concentration of poverty, and availability of affordable housing ▪ Location, type, and supply of affordable housing
▪ Land use and zoning laws
▪ Access to publicly supported housing for persons with disabilities; lack of affordable, integrated housing for individuals who need supportive services ▪ Lack of public investments in specific neighborhoods, including services or amenities According to research from UC-Berkeley, the City of Pleasant Hill is not currently experiencing displacement pressures; however, to ensure that this trend continues, Programs F, I, K, R, FF, KK, LL, MM, PP, QQ, RR, and SS strive to protect existing residents from displacement by providing adequate sites throughout the city, as well through preservation efforts, and by relieving displacement pressures on medium and high density areas of the city.
▪ Issue: Fair housing enforcement and outreach
▪ Lack of resources for fair housing agencies to conduct more rigorous testing and audits, outreach, training, public education campaigns.
▪ Lack of public (local, State, Federal) fair housing enforcement including funding for staffing and training of public interest law firms
Programs QQ, UU, VV, and WW work to provide for fair housing enforcement and outreach proactively.

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4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-9
Goals, Policies, and Implementation Programs
Maintain a housing supply sufficient to meet the housing needs of all Pleasant Hill residents. [Source: Existing Goal, Goal: 1]
H-1.1 Monitor Development
Monitor residential and job producing development in the city in order to maintain an adequate housing supply for city residents. [Source: Existing Policy 1A] H-1.2 Maintain Adequate Supply
Maintain a sufficient supply of residential land with appropriate zoning to meet locally generated housing needs. [Source: Existing Policy 1B]
H-1.3 Implement the Action Plan
Provide active leadership in implementing the policies and programs contained in the Housing Element. [Source: Existing Policy 1C]
H-1.4 Inter-jurisdictional Development
Encourage and facilitate inter-jurisdictional development of affordable housing. [Source: Existing Policy 1D]
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. [New Policy] H-1.6 Provide Transparency
Provide transparency regarding information on housing-related actions, fees, and programs. [New Policy]
Promote diversity in tenure, type, size, location, and price to permit a choice of housing for persons of all economic levels throughout the city. [Source: Existing Goal, Goal: 2, modified]
H-2.1 Housing Types
Allow a variety of housing types in all residential zones. [Source: Existing Policy 1A] H-2.2 Remove Constraints
Remove constraints to production and availability of housing, where possible. [Source: Existing Policy 1B, modified]
H-2.3 Streamline Review
Facilitate streamlined review of below market rate and special needs housing projects. [Source: Existing Policy 1C, modified]
H-2.4 Mixed Use Development
Encourage mixed-use development in commercial zones, at underutilized sites, and along transportation corridors. [Source: Existing Policy 1D, modified] H-2.5 Promote Accessory Dwelling Unit Production
Promote the development of Accessory Dwelling Units (ADUs) in all residential zones. [Source: New Policy]

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4-10 Adopted May 18, 2023 | Revised September 2023
H-2.6 Allow for Lot Splits and ADUs
Support SB 9 lot splits in residential zones. [Source: New Policy] Increase housing opportunities for lower- and moderate-income households. [Source:

Existing Goal, Goal: 3]
H-3.1 Preference Policy
Facilitate construction of affordable housing by prioritizing new projects that include units for lower-income segments of the community. [Source: Existing Policy 3A] H-3.2 Workforce Housing
Look for opportunities to promote the development or preservation of housing affordable to those who work in Pleasant Hill. [Source: Existing Policy 3B] 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. [Source: Existing Policy 3C]
H-3.4 Direct Assistance
Provide direct assistance to individuals and households needing affordable housing. [Source: Existing Policy 3D]
Improve housing conditions for people with special needs. [Source: Existing Goal, Goal: 4]
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. [Source: Existing Policy 4A] H-4.2 Support Shelter Efforts
Support efforts to provide temporary shelter for homeless persons. [Source: Existing Policy 4B]
Protect and rehabilitate the existing housing stock. [Source: Existing Goal, Goal: 5] H-5.1 High Quality Neighborhoods
Maintain and enhance the quality of Pleasant Hill’s neighborhoods, through highquality design, neighborhood compatibility and consideration of surrounding uses, and maintenance and improvement of public infrastructure, so they will retain their value as they mature. [Source: Existing Policy 5A]
H-5.2 Housing Preservation
Preserve Pleasant Hill’s existing housing stock in habitable condition. [Source: Existing Policy 5B]

10.2.b
Packet Pg. 166 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-11
H-5.3 Single-family Remodeling and Additions
Encourage updating and remodeling of single-family residences. [Source: Existing Policy 5D]
H-5.4 Livable Neighborhoods
Provide public services and improvements that keep neighborhoods safe and livable. [Source: Existing Policy 5E]
Preserve the City’s affordable housing stock whenever and wherever feasible. [Source:

Existing Goal, Goal: 6]
H-6.1 Discourage Conversion to Non-residential Uses
Discourage the conversion of older residential units to non-residential uses. [Source: Existing Policy 6A]
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. [Source: Existing Policy 6B]
H-6.3 Condominium Conversion
Prohibit conversion of multifamily 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. [Source: Existing Policy 6C]
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. [Source: Existing Goal, Goal: 7, modified and expanded for AFFH]
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. [Source: Existing Policy 7A]
H-7.2 Fair Housing Service Provider
Support the fair housing services provider. [Source: New Policy] H-7.3 Public Investments
Ensure public investments are equitably distributed throughout the community. [Source: New Policy]
H-7.4 AFFH Consideration
Evaluate affirmatively furthering fair housing goals in all housing related decisions. [Source: New Policy]

10.2.b
Packet Pg. 167 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-12 Adopted May 18, 2023 | Revised September 2023
Require energy conserving practices in the maintenance of existing dwellings and in new residential development, additions, and remodeling. [Source: Existing Goal, Goal: 8] H-8.1 Energy Conservation Practices
Encourage energy conservation practices for new and existing residential dwellings. [Source: Existing Policy 8A]
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: Existing Policy 8B]

10.2.b
Packet Pg. 168 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-13
Implementation Programs
Implementation Program Objectives Additional
Information
A Annual Progress Report
The City shall continue to review housing needs,
conditions, achievements, and challenges as part of
the City’s regular annual reporting to the Planning
Commission and City Council and Annual Housing
Element Progress Report, as required by State law.
[Existing Program 1.1, modified]
Submit the Annual Progress Report
to the State Department of Housing
and Community Development and
the Governor’s Office of Planning
and Research by April 1st of each
year.

Implements Policies:

H-1.1
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Annually
B TRANSPAC Cooperation
The City shall continue to work with the Regional
Transportation Planning Committees (TRANSPAC/
TRANSPLAN) and the other transportation subregions to limit potential traffic congestion created through new development by notifying TRANSPAC
when new housing development proposals generate
100 or more peak hour trips per day, as required by
the Congestion Management Authority. [Existing
Program 1.2]
Ongoing coordination with regional
transportation agencies.

Implements Policies:

H-1.1, H-1.4
Responsibility:

Engineering Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

10.2.b
Packet Pg. 169 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-14 Adopted May 18, 2023 | Revised September 2023
C Available Sites Inventory
The City shall prepare a sites inventory and suitability analysis that identifies suitable sites for housing
development that allows targeted income housing
developers to have a clear idea of what sites are
suitable for meeting the Regional Housing Needs of
the City. The City shall monitor housing production
and rezone parcels as necessary to maintain
adequate sites for housing for all income categories
throughout the planning period, in compliance with the
“no net loss” provisions of Government Code Sec.
65863.

The City shall maintain an inventory of parcels
meeting the requirements of Government Code
Section 65583.2(c); that is, vacant sites identified in two or more consecutive housing elements or nonvacant sites identified in a prior housing element, that are identified to accommodate housing for lower
income households. This inventory shall be made
available online.

The City shall rezone parcels to meet the RHNA
shortfall, as identified within the sites inventory
analysis in the Housing Needs Assessment, including

7.0 acres to Mixed Use Very High Density (70-100)
and 5.8 acres to Mixed Use High Density (40-70) to
provide capacity for 548 lower-income units though
underutilized sites, and 9.95 acres of vacant land to
Multi-family Residential High Density (30-40 du/ac) to
provide capacity for 298 lower-income units in lowdensity higher resource areas. Zoning for the two vacant parcels proposed for rezone shall require a
minimum number of units be developed on each site
based on site acreage and minimum density
requirements, including a minimum requirement of
196 units on the Morello Terraces site and 102 units
on the Paso Nogal site.

At least 50 percent of the lower-income need shall 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:
• allow 100 percent residential use, and
• require residential uses occupy 50 percent of
the total floor area of a mixed use project.

Lower-income sites included in the sites inventory
with a proposed zoning change to meet the RHNA
shortfall, as well as vacant sites identified in two
previous housing elements and non-vacant sites
identified in the previous housing element, shall be
Identify housing sites suitable to
accommodate:
• Very low income: 566
units
• Low income: 326 units
• Moderate income 254
units
• Above Moderate income:
657 units
• Total: 1,803 units
A publicly visible inventory of
available sites by 2023.

Biennially engage with private and
non-profit housing providers to
promote available parcels
appropriate for development that
can accommodate low-income
and/or moderate-income.

Through consideration of AFFH in
the sites inventory process, as well
as engagement with developers,
actively encourage development of
new affordable housing in lowdensity highest opportunity areas, high opportunity areas, as well as in
moderate opportunity areas in the
central and western portions of the
city where fair housing issues are
less concentrated (higher resource
areas)
Implements Policies:

H-1.2
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Publicly-visible
inventory: by 2023
Rezone to meet
shortfall: within one
year of the statutory
deadline (by January
31, 2024).

Engagement with
developers on lowerand moderate-income
sites: biennially

10.2.b
Packet Pg. 170 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-15
Implementation Program Objectives Additional
Information
rezoned, incompliance with Govt. Code Section
65583.2(h) and (i), to:
• permit owner-occupied and rental multifamily
uses by-right (without discretionary approval) for
developments in which 20 percent or more of the
units are affordable to lower income households.
• accommodate a minimum of 16 units per site;
and
• require a minimum density of 20 units per acre.

The City shall consider AFFH in the identification of
sites within the inventory and will work to provide sites that proactively work to overcome concentrations of
lower- and moderate-income earning populations on
the eastern portion of the city.

The City shall, in accordance with SB 6 (2019), submit
an electronic copy of the sites inventory to the
Department of Housing and Community Development.

This inventory will also be made available to
interested developers. [Existing Program 1.3,
modified]
D Regional Coordination on Affordable Housing
The City shall work with the County and neighboring
cities to increase the opportunity to jointly develop
affordable housing, particularly in higher resource
areas. [Existing Program 1.6, modified]
Contact County and surrounding
cities on an annual basis to explore
opportunities for coordination on
affordable housing.

Support regional efforts to obtain
funding for affordable housing.

Update TCAC Opportunity diagrams
as new data is released. Present
data to regional partners to
encourage the development of new
housing in higher resource areas.

Implements Policies:

H-1.3, H-1.4
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Annually
E Surplus and Excess Public Land Inventory
The City shall, in accordance with AB 1486 (2019) and
AB 1255 (2019), annually identify and inventory a list
of sites owned by the City, county, or State that have
been sold, leased, or otherwise disposed of in the prior year. This inventory shall be publicly available and be included in the Housing Element annual report
presented to the City Council and submitted to HCD.

There are currently (2022) no surplus public lands in
the Planning Area. [New Program]
Public-facing inventory of surplus
publicly-owned lands
Implements Policies:

H-1.2
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

10.2.b
Packet Pg. 171 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-16 Adopted May 18, 2023 | Revised September 2023
F Increase Allowable Densities and Residential
Capacity in Racially Concentrated Areas of Affluence
(RCAAs)
To increase density and housing options in low
density residential areas as well as along commercial
corridors, Tthe City shall update the General Plan,
Municipal Code and Zoning Map as follows:
• Add a new Mangini Delu-Residential
designation and corresponding zone that will
allow residential densities between 4.6 and

13.0 dwelling units per acre.
• Add a new Mixed Use Neighborhood
designation and corresponding zone that will
allow residential densities between 1.3 and
20 dwelling units per acre.
• Add a new Mixed-Use designation and
corresponding zone that will allow residential
densities between 12 and 40 dwelling units
per acre.
• Add a new Mixed-Use High-Density
designation and corresponding zone that will
allow residential densities between 40 and
70 dwelling units per acre.
• Add a new Mixed Use Very High-Density
designation and corresponding zone that will
allow residential densities between 70 and
100 dwelling units per acre.

In order to promote housing mobility and increasing
housing choices and affordability in low-density
Racially Concentrated Areas of Affluence (RCAAs), the
City shall redesignate and rezone land in RCAAs
(beyond rezones to meet the RHNA shortfall) as
follows:
• 2.4 acres from Neighborhood Business to
Mixed Use High-Density
• 1.5 acres from PPD to Mixed Use HighDensity
• 0.8 acres from PAO to Mixed Use
• 1.4 acres from PAO to Multiple Family – Low
Density
• 15.8 acres from PAO to Mixed Use Very HighDensity
• 1.8 acres from Retail Business to Mixed Use
• 25.9 acres from R-10 to Mangini-Delu
Residential
• 0.3 acres from R-10 to Mixed Use
Neighborhood
• 43.3 acres from R-7 to Mixed Use
• 11.7 acres from R-7 to Mixed Use:

Neighborhood
The City shall rezone parcels to increase residential
capacity, as identified within the sites inventory
Update the General Plan and
Municipal Code within three two
years of Housing Element adoption
deadline.

Increase densities appropriately to
encourage the development of new
housing in low-density higher
resource areas and RCAAs.

Provide for additional density and
capacity to work to protect existing
residents from displacement.

Redesignate and rezone parcels
(beyond the RHNA) to create
additional capacity for more than
2,700 units in low-density RCAAs,
with a goal of encouraging the
development of 500 net new
multifamily units in RCAAs in the
planning period.

Implements Policies:

H-1.2, H-1.5
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
Timeframe:

Within three years of
the adoption
deadlineAmend the
General Plan and
Land Use Diagram: in
2023 (complete)
Update the Municipal
Code and Zoning
Map: within two years
of the Adoption
Deadline

10.2.b
Packet Pg. 172 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 20234-17
Implementation Program Objectives Additional
Information
analysis in the Housing Needs Assessment, including

7.0 acres to Mixed Use Very High Density (70-100)
and 5.8 acres to Mixed Use High Density (40-70) to
provide capacity for 548 lower-income units though
underutilized sites, and 9.95 acres of vacant land to
Multi-family Residential High Density (30-40 du/ac) to
provide capacity for 298 lower-income units. Zoning
for the two vacant parcels proposed for rezone shall
require a minimum number of units be developed on
each site based on site acreage and minimum density
requirements, including a minimum requirement of
196 units on the Morello Terraces site and 102 units
on the Paso Nogal site.

At least 50 percent of the lower-income need shall 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: • allow 100 percent residential use, and • require residential use occupy 50 percent of the total floor area of a mixed use project.

Lower-income sites included in the sites inventory
with a proposed zoning change, as well as vacant
sites identified in two previous housing elements and
non-vacant sites identified in the previous housing
element, shall be rezoned, incompliance with Govt.

Code Section 65583.2(h) and (i), to: • permit owner-occupied and rental multifamily uses by-right (without discretionary approval) for
developments in which 20 percent or more of the
units are affordable to lower income households.
• accommodate a minimum of 20 units per site;
and
• require a minimum density of 16 units per acre.
[New Program]

10.2.b
Packet Pg. 173 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-18 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
G Housing Information Transparency
The City shall, in accordance with AB 1483 (2019),
obtain, maintain, update, and make publicly available
information related to zoning ordinances,
development standards, fees, exactions, affordability
requirements, fair housing laws from the Department
of Housing and Community Development and State
Fair Employment, and Housing Commission’s
enforcement program, programs and funding sources
for homeowners at risk of foreclosure, State Historic
Building Code, information on energy conservation
opportunities.

The City shall, as appropriate, share this information
on the City website and/or in hard copy form at City
Hall and local library. Any changes to such
information shall be made public within 30 days of
changes. The City shall provide these items in English
and Spanish. [New Program]
Updated information is made
publicly available within 30 days of
changes
Implements Policies:

H-1.3, H-2.2
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
H Development Standards
To ensure that development standards do not pose an
unreasonable constraint to achieving the City’s
housing objectives, the City shall continue to monitor
development and report in its Annual Progress
Reports required pursuant to Government Code
Section 65400. The City shall evaluate development
standards within the 2040 General Plan Update and
subsequent Zoning Code Update and shall amend or
remove any provisions that constrain the production
of lower-income housing, including but not limited to
height, lot coverage, parking for small units and
multifamily developments, and setbacks along scenic
routes. [Existing Program 1.8 (Measure B), modified]
Review and revise, as appropriate,
General Plan and Zoning Code
provisions by 2026
Remove identified constraints
related to height, lot coverage,
parking, and setbacks along scenic
routes
Implements Policies:

H-2.2
Responsibility:

Planning Division,
Building Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:
by 2026

10.2.b
Packet Pg. 174 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-19
Implementation Program Objectives Additional
Information
I Variety of Housing Types in Low Density Areas
The City shall encourage alternative housing types
such as, duplexes, small-lot developments, small unit
sizes, and single-family attached units in low density
higher resource single-family zones by:

A: evaluating and revising development standards, as
necessary, as part of the General Plan Update process
and subsequent Zoning Code Update to remove
identified constraints to these housing types
B: using the Objective Design and Development
Standards to streamline the design review process.
[Existing Program 2.1, modified]
Through actions A and B,
encourage the development of:
• 24 very low-income units
• 24 low-income units
• 50 moderate-income units
• 50 above moderateincome units
Encourage the development of new
housing in low-density higher
resource areas
Increase capacity to work to
protect existing residents from
displacement
Implements Policies:

H-2.1, H-2.2
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Action A: by 2024
Action B: Within three
years of the adoption
deadline
J Manufactured Housing
The City shall continue to allow manufactured housing
in residential districts in accordance with applicable
State and Federal laws and Sec. 18.20.090 of the
zoning ordinance, and require such units to meet local
standards for elements such as siding, roofing, and
type of foundation, to the extent allowed by State and
Federal law.
[Existing Program 2.2]
N/A Implements Policies:

H-2.1
Responsibility:

Planning Division,
Building Division
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031
K Mixed-Use Zoning
The City shall utilize mixed use zoning to encourage
housing production along commercial corridors, and
near employment and transportation rich areas. The
City shall amend the Zoning Code to create and
implement the development criteria set for mixed use
development within Pleasant Hill.

The City shall encourage commercial redevelopment
projects in mixed use zones to consider incorporating
a residential component and will incentivize projects
that incorporate an affordable component. Incentives
may include, but are not restricted to, an additional
density bonus or height allowance, streamlined
review, or direct financial or technical support.
[Existing Program 2.3, modified]
Encourage the new construction of:
• 50 very low-income units
• 150 low-income units
• 150 moderate-income
units
• 50 above moderateincome units
• Total: 400 units
Promote increased density and
expanded capacity beyond the
RHNA through the expansion of
mixed-use zoning to work to
protect existing residents from
displacement
Implements Policies:

H-2.4
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing;
Explore allowing 100
percent residential
projects in mixed use
zones by 2025

10.2.b
Packet Pg. 175 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-20 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
L Flexible Parking Standards
The City shall continue to provide appropriate flexible parking requirements that allow shared use in
locations being considered for higher-density housing
development.

The City currently allows (and has also approved)
requests for parking reductions for all types of
projects within the City. The City shall continue to
consider parking reductions, as appropriate, to
encourage residential development and shall also
consider non-traditional parking types (tandem,
stacked, etc.)
The City shall consider parking reductions for special
needs housing, including housing for seniors, which
often have a reduced need for parking. [Existing
Program 2.4, modified]
N/A Implements Policies:

H-2.2, H-2.3
Responsibility:

Planning Division,
Building Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
M Streamlined Review Process
The City shall continue to apply streamlined permit
processing for affordable housing developments and
shall explore additional measures to expedite the
affordable housing developments in the city.

Planning staff shall evaluate and revise the
streamlined application review process and the
Objective Design and Development Standards, as
appropriate, to further streamline projects that provide affordable housing. The City shall also explore the
option of allowing the Zoning Administrator to grant
exclusions from standards within the Objective Design
and Development Standards to remove barriers to
developing affordable housing based on site-specific
constraints to facilitate the production of affordable, senior, special needs, or workforce housing.

Building and Engineering staff will study ways to
mitigate the cost of construction, for example by
revising engineering standards and working with the
local Fire District to allow for narrower street widths, rolled curbs and parking bays, and considering
allowing use of less expensive building materials,
such as plastic for storm drainage pipes, provided
applicable code requirements are satisfied. [Existing
Program 2.5, modified]
Review and revise the streamlined
review process annually
Review and revise, as necessary
the Objective Design and
Development Standards by 2028
Implements Policies:

H-2.3
Responsibility:

Planning Division,
Building Division,
Engineering Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Review streamlined
review process:
annually
Review Objective
Design and
Development
Standards: by 2028

10.2.b
Packet Pg. 176 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-21
Implementation Program Objectives Additional
Information
N Single-room Occupancy
The City shall continue to allow single-room
occupancy (SRO) housing in the MRVL, MRL, MRM
and MRH zoning districts consistent with Sec.

18.20.085 of the Zoning Ordinance.

This type of housing can help to address the needs of
very-low- and extremely-low-income households such
as college students and service sector employees,
and those experiencing or at risk of homelessness.
[Existing Program 2.6]
Encourage the development of:
• 40 SRO units (extremely
low-income)
Implements Policies:

H-2.1, H-3.2
Responsibility:

PW&CDD, PC, CC
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031

10.2.b
Packet Pg. 177 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-22 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
O Municipal Code Updates
The City shall review and amend the Municipal Code,
to comply with State law to:
• Allow low barrier navigation centers for compliance
with Government Code Sections 65660 and 65668
(AB 101).
• Update Chapter 18.20.150 (Density Bonus) for
compliance with California Government Code
Sections 65915 through 65918.
• Permit emergency shelters without a conditional use
permit or other discretionary permits in zone(s) with
capacity to meet the identified need that allows
residential uses, in compliance with the statutory
requirements of AB 139 and AB 2339.
• Revise the definition of emergency shelter to include interim interventions, including, but not limited to,
navigation centers, bridge housing, and respite or
recuperative care in compliance with AB 2339.
• Reduce parking requirements for emergency shelters
to only the number of spaces necessary for staff
working in the shelter and no more than other uses in
the same zones, in compliance with AB 139.
• Allow transitional and supportive housing in
compliance with AB 2162 (Government Code Section
65651), including, but not limited to, allowing these
uses by-right (without discretionary action) in zones
where multifamily and mixed uses are permitted.
• Allow Accessory Dwelling Units in compliance with all recent state laws, including but not limited to, AB
3182 (2020), AB 345 (2021), AB 2221 (2022), SB 897
(2022), and AB 345 (2022). The City shall immediately
contact the California Department of Housing and
Community Development to identify compliance
issues and shall adopt further changes to the
Municipal Code to achieve full compliance with State
law.
• Define agricultural employee housing for six or fewer employees as a single-family structure, permitted in
the same manner as other dwellings of the same type
in the same zone.
• 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 and similar toin the same manner
as residential uses other residential uses of the
sameof similar type and form.
• Remove separation requirements for residential care
facilities of all sizes.
[New Program]
Amend the Municipal Code for
compliance with State law by 2026.

Identify zone(s) where emergency
shelters are a permitted use in
compliance with AB 139 and AB
2339, and complete the required
AB 2339 capacity analysis, within
two years of adoption of the
Housing Element
Address the lack of affordable
housing types in the city by
removing governmental constraints
to housing production.

Implements Policies:

H-2.1, H-2.2, H-3.2
Responsibility:

Planning Division, CC
Potential Funding:

General Fund
(Staff time)
Timeframe:

Municipal Code
Update: by 2026
Identify zones
forAllow for
emergency shelters in
compliance with
State law: within two
years of adoption of
the Housing Element

10.2.b
Packet Pg. 178 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-23
Implementation Program Objectives Additional
Information
P Accessory Dwelling Units
The City shall continue to facilitate the construction of ADUs and will create incentives to encourage
production, particularly for units accessible to lowerincome households, seniors, and those with special housing needs. Potential incentives include, but are
not restricted to, fast tracking development
applications, deferred or waived fees, pre-approved
plans, or capping total fees and the City shall give
preference to ADU projects that include a three-year
lower- or moderate-income affordability agreement.

The City shall monitor development trends through the
planning period and shall establish additional
incentives if metrics are not being met.

The City shall also encourage and incentivize ADU
construction in low-density zones and higher resource
areas, consistent with the City’s commitment to
affirmatively further fair housing. The City shall
provide information and educational materials to
property owners and by offering technical assistance
related to the permitting process.

The City shall continue to provide and update public
information regarding ADUs on the City website,
including a guide for homeowners explaining the
benefits and procedures for adding an ADU and links
to resources and incentive programs. [Existing
Program 3.4, modified]
Address the lack of affordable
housing types in the city by
incentivizing the development of:
200 total ADUs
• 20 above moderate
• 60 moderate-income units
• 110 lower-income units
• 10 extremely low-income units
Including:
• 60 ADUs by 2026
• 120 by 2028
• 200 by 2032
Incentivize the development of 80
ADUs accessible to seniors and
residents with special housing
needs
Explore and adopt, as appropriate,
additional financial incentives by
2025
Encourage the development of new
housing in low-density higher
resource areas by providing
informational materials on the City
website, as well as technical
assistance to 30 households
primarily in higher resource area
within the planning period.

Implements Policies:

H-2.1, H-2.2
Responsibility:

PW&CDD
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031
Informational
materials: by 2024
Adopt additional
incentives, as
necessary: by 2025
Q Place-based Density Increases
The City shall revise the Zoning Code to allow urban
lot splits, duplexes, and other two-unit projects in
single-family residential zones in accordance with
Senate Bill 9.

The City shall evaluate and consider adoption of SB
10 provisions that allow for up to ten units on urbaninfill sites in transit rich areas. [New Program] Encourage the development of:
• 50 very low-income units
• 50 low-income units
• 100 moderate-income
units
Revise the Zoning Code by 2026.

Review SB 10 provisions and hold a
public meeting to consider for
adoption by 2025.

Increase capacity in low-density
areas to proactively work to relieve
displacement pressures on
multifamily zones.

Encourage the development of new
housing in higher resource areas
through the use of SB 9 lot splits.

Implements Policies:

H-2.1, H-2.2
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031
Zoning Code Update:
by 2026
SB 10 Consideration:
by 2025.

10.2.b
Packet Pg. 179 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-24 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
R Missing Middle Housing
The City shall review and amend the General Plan and
zoning code and applicable development standards to
encourage and promote a mix of dwelling types and
sizes, specifically missing middle-density housing
types (e.g., triplexes, courtyard buildings, townhomes, live/work) to create a diversity of housing types and
densities and increase the availability of affordable
housing to reduce displacement risk for residents
overpaying for housing.

Specifically, the City will add new mixed-use zones
and will evaluate and revise development standards
such as minimum lot sizes; setback, lot coverage and
building height restrictions; and required parking
ratios to allow for missing middle housing types,
particularly on vacant sites in high opportunity, lowdensity areas. [New Program] Encourage the development of:
• 100 low-income units
• 150 moderate-income
units
• 150 above moderateincome units
Revise zoning standards to
encourage missing middle housing
by 2026.

To enhance housing mobility and
housing choice, support the
development of at least three
missing middle housing
developments between three and
40 units.

To enhance housing mobility,
encourage the development of 50
moderate-income units in higher
resource areas.

Promote multi-unit development in
low-density zones to proactively
work to relieve displacement
pressures on multifamily zones.

Encourage the development of new
housing in higher resource areas.

Implements Policies:

H-2.1, H-2.2
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031
Revise zoning
standards: by 2026
S Density Bonus
The City shall continue to provide a density bonus for
development of affordable housing, as well as senior,
workforce, and other special needs housing
consistent with State law. The City shall provide for
additional density bonuses beyond State law
requirements to encourage the production of 100
percent affordable housing projects on lower-income
sites in the sites inventory, including 100 percent
affordable projects for those with special housing
needs. [Existing Program 3.1, modified]
Encourage the development of:
• 40 very low-income units
• 30 low-income units
• 30 low-income senior
units
Implements Policies:

H-1.3, H-3.1, H-3.3, H4.1
Responsibility:

Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031

10.2.b
Packet Pg. 180 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-25
Implementation Program Objectives Additional
Information
T Inclusionary Unit Requirement In-lieu Fee
The City shall continue to allow developers to satisfy
affordable housing requirements by providing units
elsewhere in high resource areas of the city (as
designated by TCAC) when inclusion of affordable
units within the development is not feasible, or by
providing an in-lieu fee to the Affordable Housing
Trust Fund to be used to incentivize the production of
affordable units, particularly in low-density higher
resource areas. [Existing Program 3.2, modified]
Amend the Inclusionary Housing
Ordinance to update in-lieu fees, as
necessary, to reflect real costs of
developing affordable housing, and
to provide incentives to construct
workforce housing.
.

Implements Policies:

H-2.2, H-3.3, H-3.4
Responsibility:

Planning
Commission, City
Council
Potential Funding:

Affordable Housing
Trust Fund
Timeframe:
2023-2031
U Inclusionary Housing Requirement
The City shall continue to require all housing projects of five or more units to include affordable housing.

Developers may satisfy the requirements of the City’s
Affordable Housing Ordinance by providing at least:
• 5 percent of the base density for occupancy by
very low-income households,
• 10 percent for low-income households,
• 25 percent for qualifying senior residents, or
• 20 percent ADUs (in single-family projects).

In order to ensure that this Inclusionary Ordinance
does not pose an undue constraint to housing
production, the City shall monitor development trends
and impacts to market rate housing and shall report
annually to HCD in the Annual Progress Report. If the
ordinance presents an obstacle to development of the
City’s fair share of regional housing needs, the City will revise the ordinance accordingly. [Existing Program

3.3]
Encourage the development of:
• 20 units per year
• 50 very low-income units
• 50 low-income units
• 50 Senior
Implements Policies:

H-1.1, H-2.2
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031
Review Ordinance:
annually

10.2.b
Packet Pg. 181 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-26 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
V Funding to Support Affordable Housing
The City shall seek State and Federal funds, and
encourage the use of private financing mechanisms,
to assist in the production of affordable housing,
including housing affordable to extremely low-income
households. Funding mechanisms that should
continue to be explored include the HCD Multifamily
Housing Program, Low-Income Housing Tax Credits
(LIHTC), federally subsidized Section 221 (d)(4),
Section 8 or Section 202 programs, Community
Development Block Grants, tax-exempt bond
financing, Federal HOME program funds,
administrative fees collected by the County Housing
Authority, and favorable financing made available
through financial institutions, to assist low- and
moderate-income households.

The City shall partner with developers and non-profit
agencies to apply for State and Federal monies for
direct support of low-income housing construction
and rehabilitation, with preference for affordable
projects in higher resource areas.

The City shall assess potential funding sources
annually throughout the planning period and shall
promote the benefits of this program to the
development community by posting information on its
website and creating a handout to be distributed with
land development applications. [Existing Program 3.5,
modified]
$100,000 per year
Encourage the development of:
• 10 extremely low-income
units
• 40 very low-income units
• 40 low-income units
• 80 moderate-income units
Encourage the development of new
affordable housing in higher
resource areas
Implements Policies:

H-3.1, H-3.3
Responsibility:

Planning Divisions,
City Manager
Potential Funding:

HCD, LIHTC, CDBG,
HOME and other
State and Federal
grant programs
General Fund
(Staff time)
Timeframe:
2023-2031
Identify funding
sources: annually
W Successor Agency Funds
The City shall continue to use Successor Agency
funds to fund housing programs throughout the city.

Included in the estimated expenditures for each year
is an annual amount ($235,000) for debt previously
incurred for development of the Grayson Creek
Apartments affordable housing project. This amount
will recur annually until the debt is paid in full (2031). [Existing Program 3.6, modified]
$235,000 per year; >$2 million total
between 2023 and 2031
Implements Policies:

H-3.1, H-3.3, H-3.4
Responsibility:

Successor Agency
Potential Funding:

Successor Agency
Timeframe:
2023-2031

10.2.b
Packet Pg. 182 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-27
Implementation Program Objectives Additional
Information
X Coordination with Non-Profit Developers
The City shall continue to invite non-profit housing
developers, including those providing housing for
residents with special housing needs, to work with the
City in promoting and encouraging affordable
housing. The City has worked with non-profit housing
developers on past projects and will continue
cooperative efforts in the future with these or other
interested nonprofit developers. The City shall make
information available to non-profit developers related
to incentives, programs, and available sites. [Existing Program 3.7, modified]
Connect with local affordable
housing developers bi-annually
Provide information regarding
incentives for affordable housing,
the City's inclusionary ordinance,
and available sites on the City
website by 2025
Implements Policies:

H-1.4, H-3.1, H-3.2, H3.3
Responsibility:

Planning Division, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:
2023-2031
Y Tax-exempt Revenue Bonds
The City shall continue to offer support to developers
through tax exempt financing where affordable
housing will be produced and will give preference to
projects in higher resource areas. [Existing Program

3.8]
Encourage the development of:
• 50 very low-income units
• 50 low-income units
Implements Policies:

H-2.2, H-3.1, H-3.2, H3.3
Responsibility:

PW&CDD
Potential Funding:

Affordable Housing
Trust Fund
Timeframe:
2023-2031
Z Housing Trust Fund
The City shall continue to use monies in the Housing
Trust Fund to assist in the development of affordable
housing, with preference for those in higher resource
areas, as well as for community revitalization efforts
in low- and moderate-resource areas and areas with
higher concentration of lower-income households,
including census tracts 321200, 324001, and 325000..

Revenue for the trust fund comes from “in- lieu” fees
provided from the inclusionary unit ordinance. The
potential uses of these funds include: land acquisition for below market rate housing, buy-downs on
mortgages for purchasers of below market rate units,
capital improvements to below market rate housing,
fee waivers, loans, and deferrals, etc. [Existing
Program 3.9, modified]
Annual outreach to developers and
other nonprofit housing agencies
Encourage the development of new
affordable housing in higher
resource areas.

Identify funding to support
redevelopment projects in low
resource areas with a goal of
providing $100,000; funding may
include direct-funding or reductions
to fees or permit processing costs
Complete two capital improvement
projects in low- or moderateresource areas, or areas with higher concentrations of lower-income
households
Implements Policies:

H-2.2, H-3.1, H-3.2, H3.3
Responsibility: PC,
CC
Potential Funding:

Affordable Housing
Trust Fund
Timeframe:

Ongoing

10.2.b
Packet Pg. 183 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-28 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
AA Mortgage Credit Certificate Program
The City shall participate in the Contra Costa County
Mortgage Credit Certificate Program for first-time
homebuyers, when funding becomes available. The
City shall support the County and participating
jurisdictions in the pursuit of additional funding
sources for the program. [Existing Program 3.10]
Assist ten moderate-income
households in the planning period.

Provide assistance to prospective
homebuyers to increase housing
mobility
Implements Policies:

H-3.4
Responsibility:

PW&CDD
Potential Funding:

CCC Mortgage Credit
Certificate Program
Timeframe:
2023-2031
BB Funding for Homeownership
The City shall continue to investigate concepts and
funding sources for a homeownership assistance
program.

The City shall continue to explore the possibility of
providing assistance to lower- and moderate-income
households and shall give priority to those who work
in the city, for example, teachers, police officers, and those who work in City government. Other potential
target groups are first-time homebuyers of lower- and
moderate-income levels, and large families.

The City shall prioritize the use of identified funding to expand homeownership opportunities in lower- and
moderate-resource areas and areas with higher
concentrations of lower-income households, including
census tracts 321200, 324001, and 325000. [Existing
Program 3.11, modified]
Investigate funding opportunities
annually
Provide assistance to prospective
homebuyers to increase housing
mobility, with a goal of assisting 10
households in lower- and moderate
resource areas and in areas with
higher concentrations of lowerincome households
Implements Policies:

H-3.4
Responsibility:

City Manager,
Planning
Commission, City
Council
Potential Funding:

CDBG, HOME, and
other State and
Federal grants
General Fund
(Staff time)
Timeframe:

Investigate and apply
for available funding
annually and as
notices of funding
available are released
CC Priority Processing
The City shall continue to provide priority in permit
processing to affordable housing developments, as
well as senior, special needs, and workforce housing
developments, and shall explore additional measures
to expedite affordable housing developments in the
city. [Existing Program 3.13, modified]
Review streamlined processing
procedures and revise, as
necessary by 2025
Implements Policies:

HE1.1
Responsibility:

Building Division,
Planning Division, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
Review processing
procedures: by 2025

10.2.b
Packet Pg. 184 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-29
Implementation Program Objectives Additional
Information
DD Lot Consolidation
The City shall play an active role in facilitating lot
consolidation to facilitate affordable housing
development, particularly for housing opportunity
sites listed in the residential sites inventory of the
Housing Needs Assessment. The City shall conduct
outreach to property owners of housing opportunity
sites to identify meaningful incentives to facilitate lot consolidation and redevelopment. Based on this
feedback, within three years of Housing Element
adoption, the City will revise the Lot Consolidation
Ordinance to update incentives, as necessary, which
currently include:
• Increased density on consolidated parcels
• Flexible development standards such as reduced
setbacks, increased lot coverage, increased
heights, reduced parking
• Reduced fees
• Streamlined permit processing through
administrative staff review
The City shall work in partnership with property
owners that are receptive to lot consolidation to assist them in facilitating the parcel merger process in a
streamlined and timely manner.

The Lot Consolidation Ordinance and application
procedures will be posted on the City website and
discussed with developers during the preliminary
review process. Lot consolidation requests will be
processed as expeditiously as possible in compliance
with all applicable State and local laws and
regulations. [Existing Program 3.14, modified]
Encourage the development of:
• 50 very low-income units
• 50 low-income units
• 50 moderate-income units
• 50 above moderateincome units
Revise the Lot Consolidation
Ordinance, as appropriate, within
three years of adoption of the
Housing Element.

Implements Policies:

H-1.2, H-1.3, H-2.1, H2.2, H-3.1, H-3.2, H3.3
Responsibility:

Planning Division,
Building Division, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
Revise Ordinance:
within three years of
the adoption deadline

10.2.b
Packet Pg. 185 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-30 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
EE Housing Opportunity Sites and Lower-Income Vacant
Sites
The City shall encourage and facilitate development
on housing opportunity sites by providing incentives,
potentially including, assistance with entitlement
processing, flexible development standards,
streamlined processing for affordable housing
projects, and financial support when available. The
City shall post information regarding any available
incentives on the City website by 2024.

The City shall monitor and evaluate development of
underdeveloped parcels and report on the success of
strategies to encourage residential development in its
Annual Progress Reports required pursuant to
Government Code Section 65400. If identified
strategies are not successful in generating
development interest, the City will evaluate additional methods for encouraging and facilitating
development.

Adopt incentives for affordable
housing development to encourage
the production of:
• 525 very low-income units
• 527 low-income units
Implements Policies:

H-1.1, H-1.2, H-1.5, H2.3, H-3.1, H-3.3, H3.4
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Post available
incentives to website:
by 2024 with annual
updates.

FF Affordable Development in Higher Resource Areas
The City shall adopt incentives to encourage
affordable multi-unit projects in low-density higher
resource areas, potentially including, but not limited
to: priority permit processing; reduced, waived, or
deferred development fees; reduced parking and/or
other City standards; or an additional density bonus.

The City shall annually monitor the development of
housing units affordable to lower- and moderateincome households in RCAAs and identify and implement changes in the zoning code and/or
incentive programs (financial or streamlining) for highdensity or deed-restricted housing in those areas.

Implement incentive programs or zoning amendments
within one year of review. [New Program]
Encourage the production of:
• 250 very low-income units
• 250 low-income units
Encourage the development of new
affordable housing in higher
resource areas and RCAAs.

Promote multi-unit development in
low-density zones to proactively
work to relieve displacement
pressures on multifamily zones.

Implements Policies:

H-2.1, H-3.1, H-3.2, H3.3, H-3.4
Responsibility:

City Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Within three years of
the adoption deadline
GG Accessible Housing Units
The City shall continue to facilitate projects that
provide units meeting Federal, State and local
accessibility requirements. Currently, the City enforces State-mandated requirements for rental housing units
(Title 24). The City shall continue to encourage
ownership housing that can be equipped with
handicapped facilities. The City has adopted a
Reasonable Accommodation Ordinance and will
provide fast-track processing and other incentives to
facilitate the production of housing targeted to
persons with disabilities. [Existing Program 4.2]
Encourage the development of:
• 30 units for seniors
• 30 units for residents with
special housing needs
Implements Policies:

H-4.1
Responsibility:

Planning Division,
Building Division,
Planning Commission
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

10.2.b
Packet Pg. 186 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-31
Implementation Program Objectives Additional
Information
HH Supportive Housing
The City shall continue to encourage supportive
housing for persons with developmental disabilities
and will work with nonprofit developers to identify and develop adequate sites. The City will assist or partner with developers and non-profits to apply to the County
for CDBG monies and assist with tax exempt financing
for land and/or building purchase and/or lease.
[Existing Program 4.3, modified]
Consult with nonprofits and apply
for funding bi-annually
Encourage the development of 20
units accessible to persons with
developmental disabilities
Implements Policies:

H-4.1
Responsibility:

Planning
Commission, City
Council, City Manager
Potential Funding:

General Fund
(Staff time)
Timeframe:

Bi-annually
II Persons Experiencing Homelessness
The City shall continue to monitor statistics from
police, county agencies, or private organizations
regarding homeless shelter needs and shall continue
to coordinate with the County and other agencies to
address the needs of residents experiencing
homelessness on a regional basis. [Existing Program

4.5]
Coordinate with regional agencies
annually, and additionally as
needed, throughout the planning
period
Implements Policies:

H-4.2
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Annually
JJ Extremely Low-income Households
Extremely-low-income (ELI) households are a subset
of very-low-income households who earn 30 percent
or less of the area median income. Many ELI
households face a severe cost burden related to
housing (more than 50 percent of income going
toward housing costs), and they are the income group
most likely to experience a housing crisis when faced
with rent increases, foreclosure, or other adverse
events. Seniors and residents with a disability with
limited incomes often fall into this income-category.

The City shall pay 100 percent of the application
processing fees from the City’s affordable housing
fund for developments in which 5 percent of units are
affordable to ELI households. To be eligible for this
subsidy, the units shall be restricted by an affordability covenant. The waiving or reduction of mitigation fees
may also be considered when an alternative funding
source is identified for these fees. The City shall
promote the benefits of this program to the
development community by posting information on its
website and creating a handout to be distributed with
land development applications. [Existing Program 1.7]
Encourage the development of 59
extremely low-income units
Implements Policies:

H-1.2, H-1.3, H-2.3, H4.1
Responsibility:

Planning Division, City
Council
Potential Funding:

General Fund,
Affordable Housing
Trust Fund, CDBG,
HOME and other
State and Federal
grant programs
Timeframe:
2023-2031

10.2.b
Packet Pg. 187 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-32 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
KK Residential Zoning
The City shall retain residential zoning and discourage non-residential uses in residential zones. In mixed use zones, the City shall require mixed use projects within housing opportunity sites to incorporate a residential
component. [Existing Program 5.1, modified]
Retain all existing residential land
Protect existing residents from
displacement
Implements Policies:

H-6.1, H-2.4
Responsibility:

Planning Division,
Building Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
LL Neighborhood Preservation Program
The City shall seek funding to restart the
Neighborhood Preservation program, which provides
low interest loans for rehabilitation of homes owned
or occupied by low to moderate income households.

The City shall prioritize the use of identified funding for projects in lower- and moderate-resource areas
and areas with higher concentrations of lower-income
households, including census tracts 321200, 324001,
and 325000 [Existing Program 5.2]
Encourage the rehabilitation of two
units per year in lower- and
moderate resource areas and in
areas with higher concentrations of
lower-income households.: 10
lower-income, eight moderate
income
Retain all lower and moderateincome units in the City
Provide rehabilitation assistance to
work to protect existing lower and
moderate income residents from
displacement
Implements Policies:

H-5.2, H-5.4, H-6.1, H6.2
Responsibility:

City Manager, City
Council
Potential Funding:

CDBG, HOME and
other State and
Federal grant
programs
Timeframe:
2023-2031
MM Emergency Repair Grant Program
The City shall seek funding to establish and maintain
an Emergency Repair Grant Program. The City shall
prioritize special needs households, as well as repair
projects in areas with higher concentrations of lowerincome households, including census tracts 321200, 324001, and 325000 in the distribution of funding
through the program. [Existing Program 5.3, modified]
Support the rehabilitation of five
units per year for special needs
households and projects in areas
with higher concentrations of
lower-income households
Establish an Emergency Repair
Grant Program to work to protect
existing residents from
displacement due to repair costs
Implements Policies:

H-5.2, H-5.4, H-6.2
Responsibility:

Building Division, City
Manager
Potential Funding:

General Fund, CDBG,
HOME and other
State and Federal
grant programs
Timeframe:
2023-2031

10.2.b
Packet Pg. 188 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-33
Implementation Program Objectives Additional
Information
NN Rehabilitation Needs Assessment
The City shall monitor housing conditions through
neighborhood surveys and as part of code
enforcement and building inspection activities. The
City shall compile and annually update a list of
funding and resources for residential rehabilitation
and, when housing units in need of repair are
identified, will advise property owners of rehabilitation assistance that may be available.

The City shall facilitate one workshop or public
advertising campaign each year to disseminate
information on available resources targeted to lowand moderate resource areas, as well as areas with higher concentrations of lower-income households,
including census tracts 321200, 324001, and 325000
[Existing Program 5.4, modified]
Evaluate residential rehabilitation
needs twice within the planning
period
Annually disseminate information
on available resources in support of
rehabilitation to lower-resource
areas and areas with higher
concentrations of lower-income
households through targeted
engagement efforts
Implements Policies:

H-5.1, H-5.2, H-5.4
Responsibility:

PW&CDD
Potential Funding:

General Fund
(Staff time)
Timeframe:

Annually
OO Capital Improvement Program
The City shall review the Capital Improvement
Program (CIP) to determine priorities to maintain
infrastructure in the City’s neighborhoods.

Through this review, the City shall verify that those
areas needing improvement are scheduled for funding
to address the identified need at a specific time in the future. [Existing Program 5.7]
Complete a Capital Improvement
Program bi-annually
Identify funding for needed
improvements with priority given to
projects in lower-resource areas
and areas with higher
concentrations of lower-income
households with a goal of
completing three projects in these
areas in the planning periodolder
neighborhoods
Implements Policies:

H-5.1, H-5.2, H-5.4
Responsibility:

Finance Division,
Engineering Division
Potential Funding:

General Fund
Timeframe:

Bi-annually, 2023-
2031
PP Assisted Housing Units
The City shall continue to prohibit the conversion of
assisted housing units to market rate for as long as
possible and no less than 55 years after initial
occupancy. [Existing Program 6.1]
Ensure assisted units retain
affordable status for a minimum of
55 years
Preservation of all assisted
affordable housing units
Protect existing residents from
displacement
Implements Policies:

H-6.2
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

10.2.b
Packet Pg. 189 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-34 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
QQ Units At-Risk of Conversion to Market Rate
The City shall identify assisted dwelling units at risk of conversion to market rate and work with property
owners to preserve the units for low-income families.

The City shall explore a variety of tools for preserving assisted units, including monitoring at-risk units,
participating in acquisition of below-market rental
units by tenants or non-profits, facilitating refinancing or purchase of developments from owners who file a
notice indicating that they intend to opt out of a
subsidy agreement, and providing technical and
relocation assistance to tenants. [Existing Program

6.2]
Preservation of all assisted
affordable housing units: 193 units
Protect existing residents from
displacement
Fair housing enforcement and
outreach: Engage with property
owners and tenants of at-risk units
one year prior to conversion to
market rate
Implements Policies:

H-6.2
Responsibility:

Planning Division
Potential Funding:

General Fund, HCD,

LIHTC, CDBG, HOME
and other State and
Federal grant
programs
Timeframe:
2023-2031
RR Resale and Rental Controls for Affordable Units
The City shall continue to require resale and rental
controls on below market rate units provided through
the inclusionary housing provisions or through public
assistance. [Existing Program 6.4]
Ensure long-term affordability of all
inclusionary and assisted units
Protect existing residents from
displacement
Implements Policies:

H-6.2
Responsibility:

Planning Division, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
SS Condominium Conversion Ordinance
The City shall continue to enforce the existing
Condominium Conversion Ordinance and will prohibit
further conversions unless the threshold percentage
of apartments is above 20 percent and the apartment
vacancy rate is below 5 percent.

The City shall evaluate the proportion of rental
apartments in the city to ensure appropriate
implementation of the condominium conversion
ordinance. [Existing Program 6.6]
Evaluate the proportion of rental
apartments annually
Preserve existing multifamily units
Prohibit conversion of multifamily
rental housing to moderate- or
above moderate-income
condominiums
Protect existing residents from
displacement
Implements Policies:

H-6.2, H-6.3
Responsibility:

Planning
Commission, City
Council, Planning
Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

10.2.b
Packet Pg. 190 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-35
Implementation Program Objectives Additional
Information
TT Assisted Unit Reporting
The City shall continue to require all assisted housing units to submit reports on a timely basis
demonstrating compliance with the recorded
affordability agreements. [Existing Program 6.8]
Preserve all existing affordable
housing units
Implements Policies:

H-1.3, H-6.2
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

10.2.b
Packet Pg. 191 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-36 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
UU Affirmatively Furthering Fair Housing
The City shall address disparities in housing needs
and access to opportunity for all persons regardless
race, color, religion, sex, national origin, familial status, disability gender, gender identify, gender expression,
sexual orientation, marital status, ancestry, veteran or military status, source of income, and genetic
information as protected categories by the California
Fair Employment and Housing Act (Part 2.8
[commencing with Section 12900] of Division 3 of
Title 2), Section 65008, and any other State and
Federal fair housing and planning law.

The City identified barriers to fair housing through the Affirmatively Furthering Fair Housing analysis. Actions the City will take to address the identified barriers and foster an inclusive community, include:
• Address the need for affordable housing in
higher resource areas: Programs F, I, P, Q, R,
V, Z, and FF
• Protecting existing residents from
displacement: Programs F, I, K, R, FF, KK, LL,
MM, PP, QQ, RR, and SS
• Fair Housing Enforcement and Outreach:

Programs QQ, UU, WW, and VV
To work to address air quality issues in low- and
moderate resource areas (which are generally
concentrated near I-680), the City shall require all
developments within 1,000 feet of a freeway to
include air filtration methods that meet MERV 13
standards or higher.

Continuously encourage regional
cooperation and administration of
vouchers through portability and
shared waiting lists
Work with the Regional Center of
the East Bay to implement an
outreach program informing
residents of the housing and
services available for persons with
developmental disabilities. The City
shall make information available on
the City website by 2025, with
annual updates as necessary.

Develop accessibility programs by
2023 to focus on improving access
to housing, public buildings and
facilities, sidewalks, pedestrian
crossings, and businesses
Publicize Fair Housing Information,
including information about
tenants’ rights, landlord
requirements, recent litigation, and
links to fair housing providers on
the City's website, social media
platforms, and through physical
promotional material (e.g., flyers,
posters) by January 2026
Provide annual training for
landlords on fair housing
responsibilities, source of income
discrimination and other
discriminatory practices, and the
benefits of marketing their housing
units to Housing Choice Voucher
program participants to encourage
landlords in high opportunity areas
to register their units with Section 8
providers and expand housing
mobility opportunities throughout
the City.

Fair housing enforcement and
outreach
Implements Policies:

H-7.1, H-7.2, H-7.3, H7.4
Responsibility:

Planning Division, CC
Potential Funding:

General Fund
Timeframe:

Ongoing
Outreach program: by
2025
Accessibility
programs: by 2023

10.2.b
Packet Pg. 192 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-37
Implementation Program Objectives Additional
Information
VV Fair Housing Services
The City shall continue to refer all reports of housing discrimination to the local fair housing-related nonprofit that is funded by the County CDBG program.

The City shall cooperate in local and regional fair
housing outreach efforts and shall provide staff-time,
as necessary, to support the fair housing service
provider(s).

The City shall work with ECHO and the Bay Area Legal
Aid to provide fair housing and tenant/landlord
services, including fair housing counseling and
education and tenant/landlord counseling and
mediation.

The City shall distribute literature identifying fair
housing service provider(s) and documenting
available resources. These materials shall be made
available in City offices and on the City website.
[Existing Program 7.1, modified]
Compile and distribute fair housing
information annually.

Support regional agencies to
provide training for property owners
and managers to ensure that they
are knowledgeable of the
requirements of Federal, State and
local real estate, housing
discrimination, tenant protection,
housing inspection, and community
preservation laws; and promote
training of tenants in the
requirements of Federal, State, and
local laws so that they are aware of
their rights and obligations.

Support regional agencies to
annually conduct one workshop
with targeted populations to allow
for meaningful discussions and
dissemination of useful
information. Education and
outreach activities to be conducted
as a multi-media campaign,
including social media such as
Facebook, Twitter, and Instagram,
as well as other
meeting/discussion forums such
as chat rooms and webinars.

Information gathered from these
workshops will be further analyzed
by staff and results will be used to
influence changes to programs and
policies as necessary, with any
changes made within one year of
the identification of barriers to fair
housing.

Fair housing enforcement and
outreach
Implements Policies:

H-7.1
Responsibility:

Planning Division
Potential Funding:

General Fund
Timeframe:

Ongoing

10.2.b
Packet Pg. 193 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-38 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
WW Reasonable Accommodation for Special Needs
Housing
The City shall continue to follow the City guidelines for implementing the reasonable accommodation
ordinance and shall periodically review the Zoning
Ordinance to identify other provisions that could pose
constraints on the development of housing for
persons with disabilities and reduce or eliminate
constraints through appropriate ordinance
amendments.

By 2025, the City shall amend the Municipal Code to
remove constraints from the reasonable
accommodation ordinance imposed by approval
findings related to impacts on, or compatibility with,
surrounding uses including, but not limited to:

18.112.060(B)(3)(e) and (f).
[Existing Program 7.2, modified]
Encourage the development of 20
units for those with special housing
needs
Revise the Municipal Code to
remove constraints to reasonable
accommodation by 2025
Re-eEvaluate zoning code
provisions by in 2027
Fair housing enforcement and
outreach
Implements Policies:

H-4.1, H-7.1
Responsibility:

Planning Division,
Planning
Commission, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Revise Reasonable
Accommodation
Ordinance: by 2025.

Re-eEvaluate zoning
code: by in 2027
XX Amenities for Households with Special Housing
Needs
The City shall continue to encourage developers to
provide amenities for single heads of households, the
disabled, and senior citizens.

For example, an amenity that would encourage
housing opportunities for single heads of households
would be the provision of childcare centers. An
amenity in a new residential community for the
disabled might be walkways to accommodate
wheelchair access. And a housing development could
promote social interaction among residents of all
ages with the addition of a clubhouse or other
recreational facility. [Existing Program 7.4]
N/A Implements Policies:

H-1.3, H-4.1, H-7.1
Responsibility:

Architectural Review
Commission,
Planning Commission
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
YY State Standards
The City shall continue to enforce the State’s Energy
Conservation Standards for new residential
construction and additions to existing structures and
shall amend the Building Code as needed to ensure
consistency with further revisions to the State of
California Green Building Standards Code. [Existing
Program 8.1]
N/A Implements Policies:

H-8.1
Responsibility:

Building Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

10.2.b
Packet Pg. 194 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-39
Implementation Program Objectives Additional
Information
ZZ Innovative Design
The City shall encourage innovative designs to
maximize passive energy efficiency and shall
encourage use of sustainable and innovative building
practices and materials. [Existing Program 8.2,
modified]
N/A Implements Policies:

H-8.1, H-8.2
Responsibility:

Architectural Review
Commission,
Planning Commission
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing
AAA Energy and Water Conservation Outreach
The City shall provide information to the public, and
support efforts by public utilities, to encourage home
conservation practices. Educational materials and
information on available funding or rebates shall be
posted on the City website and made available at City
Hall. The City shall also provide public information
concerning accepted and available sustainable
building practices.

The City shall engage with CCCWD, EBMUD, and
Martinez Water annually to identify opportunities to
provide assistance to lower-income seniors with costs
related to the removal of unused in-ground swimming
pools. [Existing Program 8.3, modified]
N/A Implements Policies:

H-8.1, H-8.2
Responsibility:

Planning Division,
Engineering Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Annually

10.2.b
Packet Pg. 195 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-40 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
BBB Replacement Unit Program
The City shall adopt a policy and will require
replacement housing units subject to the
requirements of Government Code section 65915,
subdivision (c)(3) on sites identified in the site
inventory when any new development (residential,
mixed-use or nonresidential) occurs on a site that is
identified in the inventory meeting the following
conditions:
• currently has residential uses or within the past
five years has had residential uses that have
been vacated or demolished, and
• was subject to a recorded covenant, ordinance,
or law that restricts rents to levels affordable to
persons and families of low or very low-income,
or
• subject to any other form of rent or price control
through a public entity’s valid exercise of its
police power, or
• occupied by low or very low-income households
In order to mitigate the loss of
affordable housing units, require
new housing developments to
replace all affordable housing units
lost due to new development.

Implements Policies:

H-1.1, H-1.2, H-2.1, H3.3, H-6.1
Responsibility:

Planning Division, City
Council
Potential Funding:

General Fund
(Staff time)
Timeframe:

Implement policy:
immediately
Adopt policy: by
January 31, 2024
CCC Outreach with Service Providers
The City shall provide local water and sewer providers
with a copy of the Final Housing Element. The City
shall work with these agencies to ensure that
developments with affordable units are granted
priority water and sewer service, as required by State
law (Gov. Code § 65589.7)
Provide the Certified Housing
Element to water and sewer
providers servicing the city.

Engage local service providers to
ensure developments with units
affordable to lower-income
households are granted priority
access.

Implements Policies:

H-1.6
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Send Certified
Housing Element:
within 10 days of
certification
Engage service
providers: Within 30
days of receipt of an
application for
development that
includes lowerincome units

10.2.b
Packet Pg. 196 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-41
Implementation Program Objectives Additional
Information
DDD Permit Streamlining Act
The City shall adopt a policy to ensure compliance
with the Permit Streamlining Act (Government Code §
65920 et seq.) and timing requirements of the
California Environmental Quality Act (CEQA) (Public
Resources Code (PRC) § 21000 et seq.). The policy
shall specify:
• Who is responsible for making CEQA
determinations of PRC 21080.1
• That the determination will be made within
the timeframe permitted by PRC 21080.2,
and
• That when the City determines a project is
exempt from CEQA, the determination
triggers the Permit Streamlining Act 60-day
deadline under Gov. Code 65950(a)(5)
Adopt a policy to ensure
compliance with State law
Implements Policies:

H-1.6
Responsibility:

Planning Division
Potential Funding:

General Fund
(Staff time)
Timeframe: Within
one year of adoption
of the Housing
Element

10.2.b
Packet Pg. 197 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-42 Adopted May 18, 2023 | Revised September 2023
Implementation Program Objectives Additional
Information
EEE Sloped Sites
The City shall amend Municipal Code Sections

18.20.120, 18.35.040 and 18.35.050, to remove
constraints to the development of multifamily
structures on the Morello Terraces and Paso Nogal
sites. Specifically, the City shall revise development
standards related to grading, building height, and
density on these sites to ensure that maximum
densities allowed under the multiple family high
density residential (MRH) zone are achievable without
necessitating a variance, conditional use permit, or
discretionary action.

The City shall adopt incentives to encourage the
development of 100 percent affordable projects on
sloped sites, including the Morello Terraces and Paso
Nogal sites included in the sites inventory. Incentives may include additional density bonus beyond State
law, additional height, FAR, or lot coverage
allowances, and reduced setback requirements, and
financial assistance to help offset costs related to
grading.

The City shall seek partnerships with local affordable
housing developers and/or nonprofit agencies in
pursuit of Federal and State grant funding, tax credits, or other financing to benefit 100 percent affordable
projects on these sites.

The City shall identify funding through the Housing
Trust fund to assist with offsetting the costs of
grading in support of 100 percent affordable projects
on these sites.

The City shall engage local transit agencies to explore opportunities to expand service to better serve future
residents of these sites.

The City shall identify opportunities to promote active transportation options between these sites and local
job centers.

The City shall engage the property owners of the
Morello Terraces and Paso Nogal sites individually
each year to discuss potential development of the
site, as well as to provide information on the various
programs incentivizing housing production on the site.

Adopt incentives to encourage the
development of 298 lower income
units on sloped sites, including the
Morello Terraces and Paso Nogal
sites
Contact local non-profit agencies to
explore funding opportunities
annually; partner with agencies in
the pursuit of funding as
opportunities arise, with the goal of
obtaining funding for $200,000 in
State and Federal grants funds to
support affordable residential
developments on each of the
Morello Terraces and Paso Nogal
sites
Identifty funding to help offset
costs of grading for 100 percent
affordable developments on these
sites, with a goal of providing
$100,000; funding may include
direct funding or reductions to fees
or permit processing costs
Engage local transit agencies to
explore opportunities annually
Evaluate and identify opportunities
to expand active transportation
routes and option between sloped
sites along Morello Avenue and
Paso Nogal Road and local
commercial areas and regional
transportation routes
Implements Policies:

H-1.1, H-1.2, H-1.5, H2.3, H-3.1, H-3.3, H3.4
Responsibility:

Planning Division
Potential Funding:

General Fund
Housing Trust Fund
Federal and State
Grant Funds
Timeframe:

Amend Municipal
Code: within one year
of adoption
Adopt incentives:
within three years of
adoption
Contact local
agencies: annually
Identify funding:
within three years of
adoption
Engage local transit
agencies: annually
Evaluate active
transportation
opportunities: by
2025
Engage property
owners: annually
throughout the
planning period

10.2.b
Packet Pg. 198 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update)

4. Housing Element
Adopted May 18, 2023 | Revised September 2023 4-43
Quantified Objectives
Quantified Objectives by Type
One of the requirements of State law (California Government Code, Section 65583[b]) is that the Housing Element contains quantified objectives for the maintenance, preservation, improvement, and development of housing.

The City has established quantifiable objectives in implementation programs throughout the policy document. This section summarizes new construction, conservation, and special needs housing objectives for the 2023-2031 planning period.

New Construction Objectives
Extremely low-income 109 units
1,182 lower-income
units
2,419 total units
Very low-income 429 units
Low-income 644 units
Moderate-income 580 units
1,237 moderate and
Above moderate- above-moderate units
income 657 units
Rehabilitation and Conservation Objectives
Conservation of all existing affordable housing units.

Conservation of all manufactured homes at manufactured home parks.

Rehabilitation of 15 very low-, and 8 low-income units
State law recognizes that the total housing needs identified by a community may exceed available resources and the community's ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs, however, the quantified objectives shall establish the number of housing units by income category that can be realistically constructed, rehabilitated, and conserved.

10.2.b
Packet Pg. 199 Attachment: 2. Revised Housing Element (Strikeout and Underline Format) (Housing Element Update) Adopted | Policy Document
4-44 Adopted May 18, 2023 | Revised September 2023
Special Needs Households New Construction Objectives
110 units of senior housing
70 units for persons with a disability
40 SRO units for extremely low-income households
Quantified Objectives Summary Table
The City will strive to exceed the following targets for affordable housing development in Pleasant Hill.

Extremely
Low
Very
Low Low Moderate
Above
Moderate Total
New Construction 109 429 644 580 657 2,419
Rehabilitation 0 15 8 0 0 23
Conservation/Preservation Preserve all 193 assisted affordable units 0 193

10.2.b
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Adopted 1 4-1

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4. Housing Element
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Table of Contents
Table of Contents .............................................................................................i Tables............................................................................................................................................iii Figures........................................................................................................................................... v

1. Introduction .................................................................................................1 Housing Element Purpose ........................................................................................................... 1 Authority ........................................................................................................................................ 1 Status............................................................................................................................................. 1 Consistency with the General Plan.............................................................................................. 2 Changes to State Law .................................................................................................................. 2 RHNA Allocation Methodology.................................................................................................... 7 Public Participation ...................................................................................................................... 8

2. Evaluation of Previous Housing Element ...................................................23 5th Cycle RHNA Housing Production Progress........................................................................23 Progress in Implementation ......................................................................................................24

3. Population, Housing, and Employment Trends ..........................................29 Key Findings................................................................................................................................29 Population ...................................................................................................................................30 Race and Ethnicity ......................................................................................................................33 Households .................................................................................................................................35 Employment Trends ...................................................................................................................39

4. Housing Needs ..........................................................................................46 Key Findings................................................................................................................................47 Age...............................................................................................................................................48 Seniors.........................................................................................................................................50 Peoples with Disabilities ............................................................................................................53 Large Households and Overcrowding.......................................................................................57 Female-Headed Households .....................................................................................................63 Homelessness ............................................................................................................................65 Farm Workers..............................................................................................................................72 Income and Overpayment..........................................................................................................74 Housing Affordability..................................................................................................................80 Extremely-Low-Income Households..........................................................................................85 Housing Supply...........................................................................................................................89 Housing Vacancy Rate ...............................................................................................................90 Housing Conditions and Rehabilitation Needs.........................................................................90 Affordable Housing Developments At-Risk of Conversion......................................................92

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5. Housing Constraints ..................................................................................95 Key Findings................................................................................................................................95 Governmental Constraints .........................................................................................................95 Non-governmental Constraints ...............................................................................................119

6. Opportunities for Energy Conservation....................................................120

7. Housing Resources..................................................................................123 Future Housing Need................................................................................................................123 Current & Projected Credits Towards RHNA ..........................................................................123 Projected Accessory Dwelling Units .......................................................................................129 Residential Sites Inventory.......................................................................................................134 Availability of Infrastructure.....................................................................................................189 Financial Resources .................................................................................................................191 Community Resources.............................................................................................................192 Appendices..................................................................................................197 Appendix A: Affirmatively Further Fair Housing (AFFH)........................................................199 Appendix B: Evaluation of the Previous Housing Element ........................................................ 1 Appendix C: Public Comments .................................................................................................... 1 Appendix D: Public Response to the Revised HCD Draft........................................................... 1

10.2.b
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4. Housing Element
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Tables
Table 4-1 2023-2031 Regional RHNP Allocation.............................................................................. 8 Table 4-2 Key Concerns Raised in Public Comments ....................................................................22 Table 4-3 Progress Toward 5th Cycle RHNA, July 2021................................................................23 Table 4-4 Population Growth Trends...............................................................................................30 Table 4-5 Population Estimates and Projections, 2010-2040 .......................................................32 Table 4-6 City Household and Group Quarters Population............................................................33 Table 4-7 Household Projections, 2010-2040.................................................................................35 Table 4-8 Household Size and Ownership, 2020............................................................................35 Table 4-9 City Share of Regional Housing Need, 2023-2031.........................................................47 Table 4-10 Senior Residential Care Facilities, 2022 .........................................................................52 Table 4-11 Population with Developmental Disabilities by Age ......................................................55 Table 4-12 Population with Developmental Disabilities by Residence ...........................................55 Table 4-13 Adult Residential Facilities, 2022 ....................................................................................56 Table 4-14 Students in Local Public Schools Experiencing Homelessness...................................70 Table 4-15 Affordable Housing Cost by Income Category ..............................................................81 Table 4-16 Assisted Units at Risk of Conversion..............................................................................92 Table 4-17 Affordable Unit Inventory.................................................................................................93 Table 4-18 Single Family Development Review Procedures..........................................................104 Table 4-19 Residential Subdivision Approval Procedures .............................................................104 Table 4-20 Multifamily Development Review Procedures .............................................................107 Table 4-21 Residential Development Standards Summary ...........................................................109 Table 4-22 City Residential Parking Requirements.........................................................................110 Table 4-23 Separation Requirements for Group Homes or Care Facilities...................................114 Table 4-24 Development Fees by Type, Effective September 1, 2022 ..........................................115 Table 4-25 Building Permit Fee Schedule – Pleasant Hill..............................................................117 Table 4-26 Entitled or Approved Residential Projects....................................................................125 Table 4-27 Pending Residential Projects ........................................................................................128 Table 4-28 ADU Affordability Assumptions for the Sixth Cycle.....................................................129 Table 4-29 List of Approved Accessory Dwelling Units (ADUs), 2016-2022 ................................129 Morello Terraces Vacant Site Summary..............................................................................................140 Paso Nogal Hillside Vacant Site Summary .........................................................................................145 Table 4-30 Vacant Sites....................................................................................................................149 Table 4-31 Recent Underutilized Sites Redeveloped for Residential uses, 2017-2022................157 Table 4-32 Site A Summary..............................................................................................................163 Table 4-33 Site C Summary..............................................................................................................165 Table 4-34 Site D Summary..............................................................................................................167

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Table 4-35 Site E Summary ..............................................................................................................169 Table 4-36 Site F Summary ..............................................................................................................171 Table 4-37 Site G Summary..............................................................................................................174 Table 4-38 Site H Summary..............................................................................................................177 Table 4-39 Site I Summary ...............................................................................................................179 Table 4-40 Site J Summary ..............................................................................................................182 Table 4-41 Site K Summary ..............................................................................................................184 Table 4-42 Site L Summary ..............................................................................................................186 Table 4-43 Summary of Housing Opportunity Sites .......................................................................187 Table 4-44 Summary of 6th Cycle RHNA Capacity..........................................................................189 Table 4-45 Housing Successor Subsidized Units...........................................................................192 Table 4-46 Upcoming Successor Subsidized Units........................................................................192

10.2.b
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4. Housing Element
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Figures
Figure 4-1 Population Growth Trends...............................................................................................31 Figure 4-2 Population by Race, 2000-2019.......................................................................................34 Figure 4-3 Housing Tenure ................................................................................................................36 Figure 4-4 Housing Tenure by Race of Householder.......................................................................37 Figure 4-5 Housing Tenure by Age....................................................................................................38 Figure 4-6 Housing Tenure by Housing Type...................................................................................39 Figure 4-7 Jobs in a Jurisdiction.......................................................................................................40 Figure 4-8 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence........41 Figure 4-9 Jobs-Worker Ratios, By Wage Group..............................................................................42 Figure 4-10 Jobs-Household Ratio .....................................................................................................43 Figure 4-11 Resident Employment by Industry ..................................................................................44 Figure 4-12 Unemployment Rate.........................................................................................................45 Figure 4-13 Population by Age, 2000-2019 ........................................................................................49 Figure 4-14 Senior and Youth Population by Race.............................................................................50 Figure 4-15 Senior Households by Income and Tenure ....................................................................51 Figure 4-16 Disability by Type .............................................................................................................54 Figure 4-17 Household Size by Tenure...............................................................................................58 Figure 4-18 Housing Units by Number of Bedrooms.........................................................................59 Figure 4-19 Overcrowding by Tenure and Severity ............................................................................60 Figure 4-20 Overcrowding by Income Level and Severity..................................................................61 Figure 4-21 Overcrowding by Race .....................................................................................................62 Figure 4-22 Household Type ...............................................................................................................63 Figure 4-23 Female-Headed Households by Poverty Status ............................................................64 Figure 4-24 Child Care Supply and Demand In 2017 .........................................................................65 Figure 4-25 Homelessness by Household Type and Shelter Status, Contra Costa County............66 Figure 4-26 Racial Group Share of General and Homeless Populations, Contra Costa County.....67 Figure 4-27 Latinx Share of General and Homeless Populations, Contra Costa County ................68 Figure 4-28 Characteristics for Population Experiencing Homelessness, Contra Costa County...69 Figure 4-29 Unsheltered Persons in Pleasant Hill..............................................................................71 Figure 4-30 Migrant Worker Student Population ...............................................................................73 Figure 4-31 Farm Operations and Farm Labor by County, Contra Costa County ............................74 Figure 4-32 Cost Burden by Tenure ....................................................................................................76 Figure 4-33 Cost Burden by Income Level..........................................................................................77 Figure 4-34 Cost Burden by Race........................................................................................................78 Figure 4-35 Cost Burden by Household Size......................................................................................79 Figure 4-36 Cost-Burdened Senior Households by Income Level ....................................................80

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Figure 4-37 Home Values of Owner-Occupied Units .........................................................................82 Figure 4-38 Zillow Home Value Index (ZHVI).....................................................................................83 Figure 4-39 Median Contract Rents for Renter-Occupied Units........................................................84 Figure 4-40 Median Contract Rents ....................................................................................................85 Figure 4-41 Households by Household Income Level .......................................................................86 Figure 4-42 Household Income Level by Tenure................................................................................87 Figure 4-43 Poverty Status by Race ....................................................................................................88 Figure 4-44 Housing Type Trends.......................................................................................................89 Figure 4-45 Housing Vacancy Rate.....................................................................................................90 Figure 4-46 Housing Units by Year Structure Built.............................................................................91 Figure 4-47 Pleasant Hill Interactive Permit Guide ..........................................................................103 Figure 4-48 Identified Sites by Type..................................................................................................135 Figure 4-49 Sites Identified as Lower-Income Capacity..................................................................136 Figure 4-50 Sites Identified as Moderate- of Above Moderate-Income Capacity..........................137

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1. Introduction
Since 1969, California Housing Element Law has required that local governments develop plans to accommodate and facilitate housing for current and future residents, at all income levels. California planning law provides more detailed requirements for the housing element than for any other element of the general plan. The State Legislature has found that "the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order. The Housing Element consists of two parts, the Housing Needs Assessment (Needs Assessment) and the Housing Element Policy Document.

This document, the Needs Assessment, identifies and analyzes the existing and projected housing needs, provides a list of sites for housing development that are adequate to accommodate the City’s regional housing needs allocation, documents constraints to housing production, and analyzes fair housing issues and contributing factors. In short, the Needs Assessment provides the context for the City's housing action plan.

In response to this thorough analysis and public outreach, the Housing Element Policy Document outlines the City’s goals, policies, programs, and quantified objectives to meet the identified housing needs through development, rehabilitation, and preservation. The Policy Document is the action plan that responds directly to the findings of the Housing Needs Assessment and input from the community. The City will implement the actions specified in the Policy Document throughout the eight-year planning period.

Housing Element Purpose
The purpose of the Housing Element is to establish a comprehensive plan to address housing needs in Pleasant Hill over the eight-year planning period between January 31, 2023, through January 31, 2031. The Housing Element sets the policies surrounding the development, rehabilitation, and preservation of housing units that meet the needs of Pleasant Hill residents.

Authority
Housing Elements are required by California Government Code § 65403(c) as one of the seven mandatory General Plan Elements. Housing Element requirements are set forth beginning in § 65580 with guidance provided by the California Department of Housing and Community Development (HCD), which serves as the regulatory body for reviewing Housing Element for compliance. The combination of the Housing Needs Assessment and the Housing Element Policy Document will address all applicable requirements of state law.

Status
The City of Pleasant Hill last updated its Housing Element in 2015 for the 5th Housing Element Cycle covering the planning period from January 31, 2015, to January 31, 2023. The State Department of Housing and Community Development (HCD) sent a letter of compliance to the City of Pleasant Hill on April 23, 2015. In accordance with State law, this new Housing Element covers the planning period from January 31, 2023, through January 31, 2031, also known as the 6th Housing Element Cycle.

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Consistency with the General Plan
California Government Code § 65300.5 requires that a general plan and all its elements comprise an “integrated, internally consistent and compatible statement of policies,” meaning that no conflicts exist between different elements. Additionally, this distinction of internal consistency goes beyond not only ensuring a lack of conflicts but stipulates that each element supports one another to achieve the broad goals and vision of the general plan. Government Code § 65583(C) requires that a housing element describe how consistency has been achieved between elements.

In preparing the 2023-2031 Housing Element, the City is also concurrently drafting a comprehensive General Plan update. Throughout the development of the Housing Element and General Plan updates, City staff, the General Plan Advisory Committee (GPAC), and decision-makers reviewed each element to ensure consistency amongst elements as well as with the General Plan Vision and Guiding Principles. Additionally, if the General Plan is amended during the planning period, the City will review the Housing Element for internal consistency and make any necessary revisions.

Changes to State Law
The following items represent substantive changes to State housing law since the City's last Housing Element was adopted and certified. While this is not an exhaustive list, these items are state mandates that must be addressed in the Housing Element.

Tribal Consultation: Assembly Bill 52 (2014) and Assembly Bill 168 (2020) Assembly Bill 52, which became effective on July 1, 2015, revised several portions of California’s Public Resources Code to broaden the requirements for tribal consultation and to provide a more formal structure for California’s tribes to provide meaningful input to protect their cultural heritage during the CEQA process.

California Public Resources Code section 21084.2 now establishes that “a project with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment.” Lead agencies are required to avoid damaging effects to any tribal cultural resource when feasible. This requires lead agencies to begin consultation with California Native American tribes that are traditionally and culturally affiliated with the geographic area of the proposed project prior to the release of a negative declaration (ND), mitigated negative declaration (MND), or environmental impact report (EIR) for a project.

AB 168 (Aguiar-Curry, 2020) created a process for tribal scoping consultation (“consultation”) for housing development proposals seeking review under the streamlined ministerial approval process created by SB 35 (Wiener, 2017). Developers are now required to submit a preliminary application with key project details (found in Government Code §65913.4(b)(1)(A)) and engage in tribal scoping consultation that potentially influences the project’s eligibility for ministerial approval.

The City is updating the Housing Element and General Plan and is currently (2023) in consultation with the Confederated Villages of Lisjan. The City follows provisions for applicable streamlined housing projects, as well as when the City prepares an EIR, (Mitigated) Negative Declarations, as necessary, and when the City prepares relevant documents.

Affordable Housing Streamlined Approval Process: Senate Bill 35 (2017) SB 35 requires a streamlined, ministerial review process, including objective design standards, for qualifying multifamily, urban infill projects in jurisdictions. Among other requirements, to qualify for

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streamlining under SB 35, a project must incorporate one of two threshold levels of affordable housing: (1) 10 percent of the project units in jurisdictions that have not approved housing projects sufficient to meet their RHNA for above moderate‐income housing or have failed to submit an annual progress report as required under state law; or (2) 50 percent of the project units in jurisdictions that have not approved housing projects sufficient to meet their RHNA for below moderate‐income housing. Additionally, the Housing Element must describe the City's processing procedures related to SB 35.

The City adopted Objective Design and Development Standards in March 2022 and has established a process for streamlining affordable development applications in compliance with SB 35.

Program P commits the City to continue to apply streamlined permit processing for affordable housing developments and to evaluate and revise the streamlined application review process and the objective design and development standards, as appropriate, to further streamline projects that provide affordable housing.

Additional Housing Element Sites Analysis Requirements: Assembly Bill 879 (2017) and Assembly Bill 1397 (2017)
These bills require additional analysis and justification of the sites included in the sites inventory of the City Housing Element. The Housing Element may only count non‐vacant sites included in one previous housing element inventory and vacant sites included in two previous housing elements if the sites are subject to a program that allows affordable housing by right. Additionally, the bills require additional analysis of non‐vacant sites and additional analysis of infrastructure capacity, and by place size restrictions on all sites. The Housing Element sites inventory has been prepared in compliance with AB 879 and AB 1397.

Affirmatively Furthering Fair Housing: Assembly Bill 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.

The City must take actions to overcome patterns of segregation, address disparities in housing needs and access to opportunity, and foster inclusive communities. The Housing Element must include an assessment of fair housing practices, an examination of the relationship of available sites to areas of high opportunity, and actions to affirmatively further fair housing. This Housing Element includes Program UU, addressing fair housing and AFFH directly, and objectives to affirmatively further fair housing in programs throughout the Element. Appendix A: Affirmatively Furthering Fair Housing includes an analysis of fair housing in Pleasant Hill.

No-Net-Loss Zoning: Senate Bill 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 the unmet RHNA. When a site identified in the Housing Element as available to accommodate the lower‐income portion of the RHNA is actually developed for a higher income group, the City must either (1) identify, and rezone, if necessary, an adequate substitute site or (2) demonstrate that the land inventory already contains an adequate substitute site. This Housing Element has been prepared in accordance with the No-Net-Loss rule and identifies sites that can accommodate 312 units in addition to the City's RHNA requirement of 1,803. The Housing Resources section includes a detailed discussion of the sites inventory process.

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Safety Element to Address Adaptation and Resiliency: Senate Bill 1035 (2018) SB 1035 requires the General Plan Safety Element to be reviewed and revised to include any new information on fire hazards, flood hazards, and climate adaptation and resiliency strategies with each revision of the housing element. The City is currently undertaking a comprehensive General Plan update and is preparing a Safety Element in compliance with SB 1035 for adoption in early 2023.

By Right Transitional and Permanent Supportive Housing: Assembly Bill 2162 (2018) and Assembly Bill 101 (2019)
AB 2162 requires the City to change its zoning to provide a “by right” process and expedited review for supportive housing. The bill prohibits the City from requiring a conditional use permit or other discretionary review for the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater. The change in the law applies to sites in zones where multifamily and mixed uses are permitted, including in nonresidential zones permitting multifamily use. As defined by Municipal Code §

18.15.020: Residential use classifications, transitional and supportive housing are residential uses subject only to the same requirements as apply to other residential dwellings of the same type in the same zone, however these uses must be allowed by-right (without discretionary action) in all zones where multifamily and mixed uses are permitted. The City is not in compliance with state law. Program O commits the City to allowing transitional and supportive housing by-right in these zones. Program HH further commits the City to continuing to encourage supportive housing for persons with developmental disabilities.

Additionally, AB 101 requires that a Low Barrier Navigation Center development be a use allowed by right in mixed-use zones and nonresidential zones permitting multifamily uses if it meets specified requirements. California Government Code Section 65660 defines low barrier navigation centers as facilities that focus on moving people into permanent housing and connecting temporary residents with opportunities for income, public benefits, health services, shelter, and housing. The City does not currently comply with AB 101. Program O commits the City to update the Municipal code to comply with state law.

Accessory Dwelling Units: Assembly Bill 2299 (2016), Senate Bill 1069 (2016), Assembly Bill 494 (2017), Senate Bill 229 (2017), Assembly Bill 68 (2019), Assembly Bill 881 (2019), Assembly Bill 587 (2019), Senate Bill 13 (2019), and Assembly Bill 671 (2019) In recent years, multiple bills have added requirements for local governments related to Accessory Dwelling Unit (ADU) regulation. The 2016 and 2017 updates to State law included changes pertaining to the allowed size of ADUs, permitting ADUs by right in at least some areas of a jurisdiction, and parking requirements related to ADUs. More recent bills reduce the time to review and approve ADU applications to 60 days and remove lot size and replacement parking space requirements. AB 68 allows an ADU and a junior ADU to be built on a single-family lot, if certain conditions are met. The State has also removed owner-occupancy requirements for ADUs, created a tiered fee structure that charges ADUs based on their size and location, and prohibits fees on units of less than 750 square feet. In addition, AB 671 requires the Housing Element to include plans to incentivize and encourage affordable ADU rentals.

The City allows ADUs as a permitted use in all residential zones without need for a conditional use permit. Although the City updated the Accessory Dwelling Unit Ordinance in December 2022 (Ordinance No. 960), the California Department of Housing and Community Development discovered several areas which were not consistent with State ADU Law. This includes, but is not

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limited to, timing and process, maximum sizes and set-back requirements. Program O commits the City to update the ADU ordinance in compliance with state law.

Density Bonus: Assembly Bill 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 from the otherwise maximum allowable density on the site. If the project is within half a mile of a major transit stop, a jurisdiction may not apply any density limit to the project. AB 2345 further amended California’s density bonus law to allow residential projects with some on-site affordable housing to receive a density bonus of up to 50 percent. Specifically, a residential development is eligible for a 50 percent density bonus if 11 percent of the units are very low-income, 20 percent are low-income units, or 40 percent are moderate-income units. The affordable units must remain affordable for a minimum of 55 years. In addition to the density bonus, qualifying projects will receive four regulatory incentives or concessions, depending on how much of the development includes affordable units. Specifically:
▪ One incentive or concession for projects that include at least 10 percent of the total units for lower-income households, at least 5 percent for very low-income households, or at least 10 percent for persons and families of moderate-income in a common interest development. ▪ Two incentives or concessions for projects that include at least 17 percent of the total units for lower-income households, at least 10 percent for very low-income households, or at least 20 percent for persons and families of moderate-income in a common interest development. ▪ Three incentives or concessions for projects that include at least 24 percent of the total units for lower-income households, at least 15 percent for very low-income households, or at least 30 percent for persons and families of moderate-income in a common interest development. ▪ Four incentives or concessions for projects where one hundred percent of all units in the development, including total units and density bonus units, but exclusive of a manager’s unit or units, are for lower income households, as defined by Section 50079.5 of the Health and Safety Code, except that up to 20 percent of the units in the development, including total units and density bonus units, may be for moderate-income households, as defined in Section 50053 of the Health and Safety Code. For these projects, if it is located within onehalf mile of a major transit stop, the applicant also receives a height increase of up to three additional stories (33 feet).

The City ‘s density bonus ordinance (§ 18.20.150 Density bonus) was last updated in 2016 and is currently out of compliance with state law. Program S commits the City to updating the municipal code with AB 1763 (2019) and AB 2345 (2020).

Housing Crisis Act of 2019: Senate Bill 330
SB 330 enacts changes to local development policies, permitting, and processes that will be in effect through January 1, 2025. SB 330 places new criteria on the application requirements and processing times for housing developments; prevents localities from decreasing the housing capacity of any site, such as through downzoning or increasing open space requirements, if such a decrease would preclude the jurisdiction from meeting its RHNA housing targets; prevents localities from establishing non-objective standards; and requires that any proposed demolition of housing units be accompanied by a project that would replace or exceed the total number of units

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demolished. Additionally, any demolished units that were occupied by lower-income households must be replaced with new units affordable to households with those same income levels. The Housing Element must describe the City's processing procedures related to SB 330. The City has adopted objective design and development standards for residential development and a process for streamlined review of SB 35/SB 330 projects, in compliance with state law.

Surplus Land Act Amendments: Assembly Bill 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. The bill requires the City to include specific information relating to surplus lands in the Housing Element and Housing Element Annual Progress Reports, and to provide a list of sites owned by the City that have been sold, leased, or otherwise disposed of in the prior year. 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 Department of Housing and Community Development and to provide it to the public upon request. The City is required to transmit the inventory to the Department of Housing and Community Development and to provide it to the public upon request. The City has committed to transmitting the required information to HCD each year with their annual report in Program A.

Housing Information Transparency: Assembly Bill 1483 (2019) AB 1483 requires the City to publicly share information about zoning ordinances, development standards, fees, exactions, surplus public lands, fair housing resources, and affordability requirements. The City is also required to update such information within 30 days of changes. The Housing Element will report on the City’s compliance with these requirements. Program G specifically commits the City to providing updated information on a range of housing issues through their website and at City offices.

Emergency and Transitional Housing Act of 2019: Assembly Bill 139 (2019) AB 139 established new criteria for evaluating the needs of the homeless population. The analysis must assess the capacity to accommodate the most recent homeless point-in-time count by comparing that to the number of shelter beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing (Chapter 1, subsection Persons Experiencing Homelessness). The bill also established new parking standards for emergency shelters. Lastly, the bill requires the Housing Element to include a review of the effectiveness of the housing element goals, policies, and related actions to meeting the jurisdiction’s special housing needs (see Appendix B). The City currently requires a minimum of one space per 750 square feet of gross floor area plus one space for every two employees. These requirements do not comply with the new parking standards outlined in AB 139, which dictate that 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. Program O commits the City to adopting revisions to §18.20.085 Special housing for compliance with state AB 139.

Standardization of Sites Inventory Analysis and Reporting: Senate Bill 6 (2019) SB 6 requires the City to electronically submit the sites inventory to HCD. The City will submit the final sites inventory to HCD with the adopted Housing Element. Program C commits the City to submitting an electronic copy of the inventory to HCD.

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Evacuation Routes: Senate Bill 99 and AB 747 (2019)
Two recent bills, AB 747 and SB 99, require the General Plan Safety Element to be updated to identify evacuation routes and their capacity, safety, and viability under a range of emergency scenarios and to include information identifying residential developments in hazard areas that do not have at least two emergency evacuation routes. The bill requires these updates to occur with the 2021 Housing Element Update. The City is currently undertaking a comprehensive General Plan update, including updates to the Safety Element for compliance with SB 99 and AB 747. The 2040 General Plan is expected to be adopted in 2023.

RHNA Allocation Methodology
The fair share regional housing needs for this Housing Element were determined by the Association of Bay Area Governments (ABAG) using a methodology developed through numerous public hearings. The methodology considers many factors, such as projected increases in jobs, housing/jobs balance, vacant land and historic growth patterns. These and other figures are derived from the California Department of Finance and ABAG’s annual projections. The following table shows the Regional Housing Needs Plan (RHNP), which describes the fair share of housing needs for the entire Bay Area region. The RHNP also provides a distribution of housing units needed for four income categories: very-low, low, moderate and above- moderate. Typically, the above-moderate units are regarded as “market-rate” units and do not require the use of affordability covenants.

As a part of ABAG’s work on the RHNP, the regional allocation is split into smaller allocations for local jurisdictions called the Regional Housing Needs Allocation (RHNA). The RHNA for Pleasant Hill is provided in the Housing Resources section. It is important to note that the City of Pleasant Hill is not required or expected to produce all the units identified in the City’s RHNA. Production of housing will be carried out by the private sector and is affected by market conditions and other factors beyond the City’s control. However, the City must create conditions through zoning and land use policies that promote the production of housing units in all income categories.

Table 4-1 displays the RHNP for the Bay Area and the RHNA for Pleasant Hill.

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Table 4-1 2023-2031 Regional RHNP Allocation
Income Group
Pleasant Hill Bay Area
Housing Units Percent Housing Units Percent
Very Low1
(<50% AMI) 566 31.4% 114,442 25.9%
Low
(>50%-80% AMI) 326 18.1% 65,892 14.9%
Moderate
(>80%-120% AMI) 254 14.1% 72,712 16.5%
Above Moderate
(>120% AMI) 657 36.4% 188,130 42.6%
TOTAL 1,803 100% 441,176 100%
AMI - Average Median Income
Source: Association of Bay Area Governments, 2022
1 While the RHNP includes four income categories, a fifth category – extremely-low-income (ELI) must also be addressed in housing elements. The ELI category is considered a subset of the very-low category.

Public Participation
Section 65583(c)(5) of the Government Code states that "The local government shall make diligent effort to achieve public participation of all the economic segments of the community in the development of the housing element, and the program shall describe this effort." Public participation played a critical role in the formulation and refinement of the City’s housing goals and policies.

Housing issues affect the entire community – residents, employers, and the public and private sectors. The public participation requirement of housing element law presents an opportunity to engage constituents in a dialogue – defining problems and creating solutions. The inclusion of community stakeholders in the housing element public participation process helps ensure appropriate housing strategies are more efficiently and effectively evaluated, developed, and implemented. An inadequate public participation process may lead to community conflict or in worse case scenarios, anti- development initiatives, and NIMBYism. Successful public participation is important because a diverse cross section of the population can be engaged in defining the housing problem and in crafting community sensitive solutions. Another benefit of broad participation and true engagement of the public is that when it is time to adopt housing strategies and approve housing developments, a greater portion of the community has been involved and participated in the plan and more frequently will support its implementation. Meaningful participation creates stakeholders in the ultimate outcome of the process.

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In response to the need for public participation, City planning staff worked with the consultants to develop a robust community engagement program tailored to ensure the community and other stakeholders are engaged in the process and are given ample opportunities to provide input. The key objective of the community engagement program is to maximize opportunities for everyone interested in the Housing Element to participate. The engagement program included branding, a project website, newsletters and e-blasts, announcements on the City website and social media, a workshop and a townhall meeting, General Plan Advisory Committee (GPAC) meetings, and Planning Commission and City Council study sessions and hearings. This section summarizes our engagement program.

Branding
A branding package was prepared for the General Plan Update.

This included a project logo and style templates for all work products, maps, presentations, and publicity materials. The common branding helps to build recognition for the project and ensure that this effort is distinct in the minds of the community.

The logo to the right will be used on all materials developed for all elements being updated during the 2040 General Plan update process, which includes the Housing Element.

Project Website
During the development and review of the Housing Element, the City created and maintained a website to the 2040 General Plan Update with a webpage dedicated to the 2023-2031 Housing Element Update. This webpage provided easy access to information on the project, including the Housing Element information and details about the Housing Element workshop. Project documents were posted to the website and comments were encouraged through the provided "Comments" button on each page. A link on the website allowed residents to sign up for the email list.

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https://pleasanthill2040.com/

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https://pleasanthill2040.com/housing.html

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https://pleasanthill2040.com/documents
A: Email and Contact Buttons: These buttons allow users to join the project email list or provide a comment to the Project Team.

B: Element Draft Progress: These buttons on the Documents page allow users to view the various drafts of the Housing Element as the project progresses.

A
B

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Factsheet
During the Housing Element
development, the Housing
Element Team produced
informational materials to
inform the public about the
Housing Element Update and
associated events. During the
development period, a fact
sheet was created to give the
community a better
understanding of the Update
process and the draft Housing
Element.

The fact sheet describes what
a housing element is, how and
why it is being updated, what
the RHNA is, and how to get
involved in the Update process.

The fact sheet also includes
information about the City’s
obligations to fulfill HCD
regulations and consequences
if requirements are not fulfilled.
eMail Notifications (e-Blasts)
The City sent multiple email notifications (e-blasts) to announce upcoming events and the release of project-related documents. Email addresses were compiled from those requesting notification from the City and from those signing up on the project website and at project events. As of May 2022, the General Plan email list has 325 subscribers.

Images of three e-Blasts, one providing notification of GPAC Meeting #13, one notifying about the Housing Element Townhall, and one summarizing the events of the Housing Element Workshop are included on the following page.

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GPAC Meetings
The General Plan Advisory Committee (GPAC) is a special City committee which facilitates active, direct communication between City councilmembers, the Planning Commission, the Architectural Review Commission, special interest groups, and the public to effectively create a unified vision for updating all the elements of the City’s General Plan. Five GPAC meetings have been held to discuss housing issues in Pleasant Hill to inform the drafting of the Housing Element. Each meeting included an opportunity for public comment. All comments received from the public during GPAC meetings are available in Appendix C.

GPAC Meeting #13
The first GPAC meeting that focused on the Housing Element was GPAC meeting #13, which was held on May 11, 2021. The meeting included an introduction to housing elements and the RHNA; a discussion of GPAC focus areas, buildout assumptions, potential housing opportunity sites; and opportunities for public comment.

GPAC Meeting #14
GPAC Meeting #14, held on June 23, 2021, included an initial review of potential housing opportunity sites and a discussion of potential housing capacity. During this meeting, significant amounts of public comment were received, particularly regarding the consideration of the Mangini site as a housing opportunity site.

GPAC Meeting #15
GPAC Meeting #15, held on November 17, 2021, included review and consideration of sites recommended by the GPAC at the June 23, 2021, meeting and a discussion on a recommended approach for land use alternatives that incorporates housing opportunity sites. The GPAC recommended moving forward with the Housing Element sites inventory based on the GPAC Preferred Alternative Land Use Plan.

GPAC Meeting #16
GPAC Meeting #16, held January 26, 2022, included an overview of the Alternatives process and the incorporation of Housing Element Opportunity Sites, a discussion of the changes to Focus Areas based on the Housing Element sites inventory, and a summary of potential housing capacity under the revised GPAC-preferred Alternative.

GPAC Meeting #20
GPAC Meeting #20, held on June 29, 2022, focused on the Draft Housing Element Policy Document.

The meeting included a discussion of key findings from the Needs Assessment and program requirements; and a review of each program contained within the Draft Policy Document. Following the meeting, the Policy Document was revised based on GPAC direction and feedback.

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Public Workshop
On July 14, 2021, the City held a virtual community
workshop to discuss the 6th Cycle Housing Element Update with interested residents. The event was advertised to the public with virtual flyers and online posts on social media.

The workshop focused on the intersection of the Housing Element and the 2040 General Plan, specifically the
evaluation of potential sites for housing to satisfy the City’s Regional Housing Needs Allocation. A presentation of potential housing sites was presented as a part of the workshop, and the meeting concluded with a live question and answer session.

During the Workshop, participants were prompted to
comment on housing needs, issues, and constraints in the community. A large amount of public comments were
received and are documented in Appendix C. These
comments and information provided during this discussion was used to inform the Needs Assessment.

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Housing Element Townhall
On October 27th, 2021, Mayor Sue Noack and Councilmember Ken Carlson held a virtual Townhall meeting to discuss the Housing Element Update, the Regional Housing Needs Allocation (RHNA), and incentives for Housing Element compliance. The virtual meeting included an introductory presentation, visual examples of local mixed use and higher-density multifamily developments, a walkthrough of each Housing Element Opportunity Site, and opportunities for public questions and comments.

The full PowerPoint presentation and meeting video are available on the Project website. Two slides from the 62-slide presentation and a preview of the video of the meeting are shown as images below and on the next page.

A large amount of public comments were received during the meeting, which are available in Appendix C. These comments and information provided during this discussion were used to inform the selection of Housing Opportunity sites.

A slide from the Housing Element Townhall presentation explaining the grants associated with compliance with Housing Element law.

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A slide from the Housing Element Townhall presentation depicting architectural renderings of a multi-family residential development at 85 Cleaveland Road, the former Wells Fargo office site.

Fair Housing Survey
The City prepared and distributed a seven-question fair housing survey inquiring about housing needs and barriers, access to resources, and experiences with discrimination. On June 20, 2022, the survey was sent directly the following groups:

Organization Name Type
Las Trampas Maureen House Adult Residential / Special Needs Las Trampas Shiela House Adult Residential / Special Needs Stonehedge (Alegria Community Living) Adult Residential / Special Needs Abode Services Affordable Housing
Bay Area Community Land Trust Affordable Housing
BRIDGE Housing Affordable Housing
Community Housing Development Corporation Affordable Housing EAH Housing Affordable Housing
East Bay Asian Local Development Corporation Affordable Housing East Bay Housing Organizations Affordable Housing
Eden Housing Affordable Housing
Front Porch Affordable Housing
Habitat for Humanity East Bay / Silicon Valley Affordable Housing Hope Solutions Affordable Housing

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Housing Consortium of the East Bay Affordable Housing
Human Good Organizations Affordable Housing
Mercy Housing Affordable Housing
MidPen Housing Affordable Housing
Monument Impact Affordable Housing
Northern California Land Trust Affordable Housing
Resources for Community Development Affordable Housing
Satellite Affordable Housing Associates Affordable Housing Spanish Speaking Unity Council (dba Unity Council) Affordable Housing Winter Family Shelter, Inc. Affordable Housing
Youth Homes Affordable Housing
Buddha Gate Monastery Congregation
Chabad of Contra Costa Congregation
Contra Costa Jewish Community Center Congregation
Grace Chinese Alliance Church Congregation
Indonesian Christian Community Church Congregation
Islamic Center of Contra Costa Congregation
Oakland Diocesan Task Force for Racial Justice Congregation Japanese Christian Church of Walnut Creek Congregation\Japanese Speaking Hamonah Presbyterian Church Congregation\Korean Speaking Mission Pointe Church Congregation\Korean Speaking
Igreja Adoradores Gerados Em Cristo (AGC Brazillian
Church)
Congregation\Portuguese
Speaking
Iglesia Adventista Hispano Americana de Pleasant Hill Congregation\Spanish Speaking Ministerio Hispano de la Iglesia Bíblica de la Gracia en Pleasant Hill Congregation\Spanish Speaking
DVC-Chinese Students Association Diablo Valley College Club DVC-Hong Kong Student Association Diablo Valley College Club DVC-Japanese Student Association Diablo Valley College Club DVC-Kabayan Kaibigan Diablo Valley College Club
DVC-Muslim Student Association Diablo Valley College Club Puente Project Education Program
Empowered Aging Elder Interest Group
Causa Justa
Local Interest Group\Spanish
Speaking
La Clinica de la Raza
Local Interest Group\Spanish
Speaking
United Latino Voices of Contra Costa County (ULV)
Local Interest Group\Spanish
Speaking
Maharlika Cultural Troupe, Inc.

Local Interest Group\Tagalog
Speaking
Showing Up for Racial Justice Other AFFH Affinity Group

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Aegis Living Pleasant Hill Senior Facility
Carlton Senior Living Downtown Pleasant Hill Senior Facility Carlton Senior Living Pleasant Hill - Martinez Senior Facility Carlton Senior Living Poets Corner Senior Facility
Choice in Aging Senior Facility
Hookston Senior Homes Senior Facility
Pleasant Hill Gardens II Senior Facility
Pleasant Hill Oasis Senior facility
Better Living Care Home Senior Facility (Small)
Boyd Senior Care Home Senior Facility (Small)
Dysico Care Home, RCFE Senior Facility (Small)
Elisabeth Care Home Senior Facility (Small)
Heavenly Care Elderly Home Senior Facility (Small)
Ramona Care Home Senior Facility (Small)
Redwood Home Senior Facility (Small)
In addition to the initial email request, the project team sent reminder emails to each group in July 2022. The survey was closed after 54 days on August 22, 2022.

Survey responses included the following major themes:
▪ Desire for publicly funded/supported, permanently supportive housing as opposed to public subsidy of private rental units for vulnerable households; ▪ High cost of rental housing even for households with public subsidies or housing choice vouchers;
▪ Affordable housing is needed in proximity to public transit, schools, groceries, and services; and
▪ Housing discrimination and cost were reported as barriers to housing access.

Responses to the Fair Housing Survey informed the Fair Housing Analysis, distribution of sites in the available sites inventory, and program actions and objectives within the policy document. For more information, please see the Appendix A: Affirmatively Furthering Fair Housing.

Public Input Summary
The following is a summary of comments that commonly emerged through the public discussion and comment period of the workshop and townhall. The City has taken all public comments into consideration and will continue to encourage public participation throughout the Housing Element Update program implementation process.

Table 4-2 contains key concerns that emerged through the public comment process. Among the most pressing issues brought up by a vast majority of residents is the potential inclusion of the Mangini-Delu site, which is referred to as “Location six – Taylor Boulevard and Pleasant Hill Road” in the 5
th Cycle Housing Element. Residents cited concerns over traffic, parking, neighborhood compatibility, water, and the environment. The City has shown capacity to meet the RHNA in the sites inventory and is not proposing to rezone this site through the Housing Element. Although the

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City is proposing no rezoning on the Mangini-Delu site in the Housing Element, the Preferred Land Use Alternative of the current (2022) General Plan Update does include a new land use designation for each of the parcels on the site.

All received public comments will be available verbatim in Appendix C of the Housing Element.

Table 4-2 Key Concerns Raised in Public Comments
We oppose the redevelopment of the Mangini Farm with high-density housing due to the historical precedence of the agricultural and lower density character of the neighborhood. Pleasant Hill was founded as an agricultural town and the Mangini Farm is one of the few remaining remnants of that heritage. As such, it shouldn’t be up zoned or intensively developed. The area has been historically zoned as R-10 in the past and should remain R-10 for the future. The area should be preserved or converted into a public use park.

When building new housing in the community, please consider the effect higher density projects will have on traffic conditions, especially along major thoroughfares, such as Contra Costa Boulevard and Pleasant Hill Road.

We understand the difficult position the City faces in developing housing in the current moment and as a result, we support the development of the Mangini Farm under the “Agrihood” model, which honors the history of Pleasant Hill as a farming town. The Agrihood model, as described by the California Native Garden Foundation, integrates “affordable, medium density housing within a self-sustaining environment that includes a working farm and offers numerous programs for wellness education.” The current model of the Agrihood is the currently in-progress development of the “Core Companies’ Agrihood" at 82 N Winchester Blvd, Santa Clara, CA 95050.

Please consider the parking requirements of new developments in Pleasant Hill. The proposed developments do not have sufficient parking for residents who may bring their vehicles into the community.

Please consider the water requirements of new developments in Pleasant Hill. The State is facing a water crisis and water availability should be considered when building new housing.

Please consider the preservation of riparian habitats along Pleasant Hill’s creeks. Pleasant Hill faces occasional flooding along waterways and development should consider the preservation of riparian habitats and easements. Waterways, such as the Contra Costa Canal, should be actively rehabilitated.

Please consider if local schools have enough capacity for new development.

We encourage active opposition of the Association for Bay Area Government’s (ABAG) and HCD’s allocation of housing units to Pleasant Hill. We commend the City for sending an appeal to ABAG to refute the allocation of housing need to Pleasant Hill. We recommend using legal action to fight against the requirements of the State in tandem with the methods used by the cities of Moraga and Lafayette.

We encourage the development of the Diablo Valley College Overflow Parking lot as it is clearly underutilized and could support student housing.

We oppose the development of the Diablo Valley College Overflow Parking Lot as there should be more parking to accommodate commuter students who attend the school. The school does not have enough parking as-is.

We believe that five parcels that abut existing neighborhoods on the Grayson Woods Golf Course property should be added to the City’s open space designation.

Please encourage the construction of more ADUs throughout the community.

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2. Evaluation of Previous Housing Element
An important component of the Housing Element update is a review of prior programs and accomplishments. The City of Pleasant Hill has an excellent track record in addressing affordable housing needs, with the City being awarded top marks by the Bay Area Council for producing affordable housing in 2006. The City has actively continued work towards fulfilling this commitment, even with the initial hardship faced with the dissolution of redevelopment agencies.

The goals and policies contained in the previous Housing Element are mostly appropriate to meet the housing needs of the City. This updated element builds on that foundation, while taking into account the complex situation the City faces during this new planning period with few vacant sites and several underdeveloped sites. This element contains specific implementation programs and quantified objectives consistent with the City’s available resources for both new construction on underdeveloped and vacant sites and the conservation and rehabilitation of the City’s increasingly existing homes.
5th Cycle RHNA Housing Production Progress
The City’s RHNA for the 2015-2023 planning period (also known as the 5th cycle) was for 118 units affordable to very low-income households, 69 units affordable to low-income households, 84 units affordable to moderate income households, and 177 units affordable to above moderate-income households, for a total of 448 housing units. Table 4-3 compares units permitted and constructed to the 5th cycle RHNA.

Between 2015 and 2021, the City approved building permits for a total of 153 units, including 48 moderate income and 105 above moderate-income housing units. In addition to these units, the City expects the completion of Choice in Aging, an 82-unit affordable senior facility, and 85 Cleaveland (189 units, nine very low, 10 moderate) in late 2022 or 2023. These projects will be completed during the upcoming RHNA cycle and will be counted toward the City’s 6th cycle housing goals.

Table 4-3 Progress Toward 5th Cycle RHNA, July 2021
Very Low Low Moderate Above Moderate Total
5th Cycle RHNA 118 69 84 177 448
Permitted Units 0 0 48 105 153
Source: 2021 Housing Element Annual Progress Report, Table B, City of Pleasant Hill, 2021.

Progress Toward Affordable Housing Goals
During the 5th cycle, the City made significant progress in producing market rate housing, particularly in the moderate and above moderate-income categories. The City permitted 105 units of above moderate-income housing and made significant progress toward moderate-income goals by approving 48 units, primarily through the construction of accessory dwelling units (ADUs).

Despite progress toward moderate- and above moderate-income goals, no lower income units were permitted in the previous planning period. This total, however, does not include the expected gain of 81 low-income senior housing units being added from the 490 Golf Club Road (Choice in Aging, Aging in Place Campus) project, which is expected to be completed in late 2022 or the 189 units at 85 Cleaveland Road. The City has worked diligently with developers of these sites in the 5th cycle and expects the units to be occupied early in the 6th cycle.

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Although the City has struggled to meet lower income housing goals, the City has accumulated approximately $2,480,000 in dedicated housing funds attributable from in-lieu funds paid pursuant to the City’s inclusionary housing ordinance (Fund 34) and housing successor agency assets (Fund 78). These funds are available for the assistance in the production of very-low-income units when opportunities arise, however Fund 34 is already committed to various affordable housing projects within the city. The City, through the Successor Agency of the now defunct Pleasant Hill Redevelopment Agency, has also agreed to sell a site (85 Woodsworth Lane) to an affordable housing developer with the added incentive of a $285,000 forgivable loan for the construction of these affordable income units.

Progress in Implementation
The 2015 5th Cycle Housing Element established nine key focus areas with coordinated goals, policies and implementing programs:
▪ Sufficient housing supply
▪ Housing diversity
▪ Housing opportunities
▪ Special needs housing
▪ Housing stock
▪ Affordable housing
▪ Equal housing
▪ Energy conservation
▪ Public participation
This section provides a discussion of implementation measures established in the previous Housing Element. For a detailed evaluation of the implementation programs that support each goal, please see Appendix B.

Sufficient Housing Supply
Maintain a housing supply sufficient to meet the housing needs of all Pleasant Hill residents.

The first goal has four accompanying policies (1A thru 1D) and eight accompanying programs (1.1 thru 1.8) which commit the City to actively maintaining a sufficient supply of residential land for locally generated housing needs (1B), maintaining supply and demand for housing (1A), and actively participating in programs that create regional growth of affordable housing (1D).

During the 2015-2023 planning period, the City worked diligently to maintain and encourage development of housing in the city. The City notably worked with Contra Costa County to fund critical upgrades at Mercy Garden Park Apartment Community and to amend agreements with Satellite Affordable Housing Associates (SAHA) for the Hookston Senior Apartments, which has 99 low to very low-income units for seniors. The City also continued to promote and approve Planned Unit Development zoning districts for projects to allow for more flexible development standards for projects. Pleasant Hill also worked with the Regional Transportation Planning Committees (TRANSPAC) and the Contra Costa Transportation Agency (CCTA) to monitor and limit traffic congestion within the city when considering housing.

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Housing Diversity
Promote diversity in tenure, type, size, location and price to permit a choice of housing for persons of all economic levels
The second goal has four accompanying policies (2A thru 2D) and five accompanying programs

2.1 thru 2.5), which commit the City to allowing diverse housing types on residential sites (2.2), removing constraints where feasible (2.3, 2.4), facilitating fast-track processing for affordable projects (2.5), and encouraging mixed-use development (2.3) .The City also has committed to the practice of encouraging planned unit developments (PUD), which allows for sites to have flexible consideration for lot lines, setbacks, and other details which may be less stringent than development on traditionally zoned lots. Planned Unit Developments have been a staple of development in Pleasant Hill with major projects such as 401 Taylor Boulevard (PUD 947) and the Choice in Aging Campus (PUD 942) choosing to develop as PUDs.

During the 2015-2023 planning period, Pleasant Hill made significant progress in producing diverse housing options through further affirming the city’s commitment to encouraging design-standard compliant manufactured homes, adopting an ordinance amendment that allows and establishes development provisions for single-room occupancy (SRO) projects, and maintaining Mixed Use land designations. The City also approved parking reductions across the City to help encourage the development of more housing on the city’s limited remaining vacant and underutilized sites. The City continues to ensure that projects with affordable housing will be processed efficiently, with those that exceed affordable housing targets being granted expedient processing.

Housing Opportunities
Increase housing opportunities for people of limited incomes.

The third goal has four accompanying policies (3A thru 3D) and fourteen accompanying programs (3.1 thru 3.14), which commit the City to increasing and preserving affordable housing stock through favoring low-income construction, actively searching for low-income development, participating in government programs, and providing residents with direct assistance, where feasible. Among the myriad of affordable housing programs include the City’s density bonus for affordable housing and senior housing, the ability for developers to pay an in-lieu fee when affordable housing under special circumstances and when partial units are required for affordable housing calculations, the promotion of the construction of accessory dwelling units, fast tracking affordable housing permit processing, and the allowance of easier lot consolidation.

During the 2015-2023 planning period, Pleasant Hill made significant progress in its goals for increasing affordable housing through the adoption of a consistent, State law compliant accessory dwelling unit (ADU) ordinance, the direct funding of several affordable housing projects, and substantial collection of in-lieu fees. With the City’s adoption of State requirements for ministerial approval of accessory dwelling units, the City was able to add substantial amounts of moderateincome housing to its inventory. The City, through the Pleasant Hill Successor Agency, continues to spend $235,000 annually to help fund the 100 percent affordable Grayson Creek Apartments. The City also is in the process of selling two lots to affordable housing developers to affirmatively further access to affordable housing.

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Special Needs Housing
Improve housing conditions for people with special needs.

In order to improve housing conditions for residents with special needs, the City’s established fourth goal, with its accompanying two policies (4A and 4B) and five programs (4.1 thru 4.5), commits the City to encouraging the development of temporary shelters for the homeless and housing for seniors and those who are developmentally, mentally, and/or physically disabled. The five programs include provisions for providing density bonuses for senior housing, monitoring the needs of the homeless, and encouraging compliant, supportive housing for special needs groups.

Among the various actions performed by the City, the Zoning Code was updated during the planning period to comply with SB2’s amendments to California Government Code 65583, which allows for emergency homeless shelters to be considered as ministerially allowed residential uses.

Beyond regulatory changes, the City has made great progress in providing much needed special needs housing through the approval and upcoming construction of the Choice in Aging Campus at 490 Golf Club Road. The facility includes 81 units of low-income housing that will provide caring, safe housing for seniors.

Housing Stock
Protect and rehabilitate the existing housing stock.

The fifth goal has five accompanying policies (5.A thru 5.E) and seven programs (5.1 thru 5.7), which commit the City to maintaining neighborhoods, preserving housing stock, ensuring compatible development, encouraging remodeling, and providing public services. Given Pleasant Hill’s aging housing stock with most homes being built in the 1980s, this goal has been and will continue to be an important part of the City’s housing strategy. During the 2015-2023 planning period, Pleasant Hill has continued its commitment to preserving existing housing stock throughout the City through enforcement of the City’s Community Preservation Ordinance and biannual analysis of citywide improvements eligible for the City’s Capital Improvement Program. Due to funding constraints, Pleasant Hill no longer provides the Low Income Home Rehabilitation Loan Program or the Emergency Grant Repair Program for local homeowners. The City also hasn’t surveyed older neighborhoods during this period. However, the City is always working to provide information to assist homeowners with staying up to code and ensuring safe living conditions.

Affordable Housing
Preserve the City’s affordable housing stock whenever and wherever feasible.

The sixth goal has three accompanying policies (6A thru 6C) and eight programs (6.1 thru 6.8) which commit the City to preserving the precious resource of affordable housing stock citywide through the general prohibition of the conversion of multifamily rental units to market rate condominiums, the assurance that units low- and moderate-income units are maintained and accessible, and the general discouragement of conversion of older residential units to other uses.

During the 2015-2023 planning period, Pleasant Hill preserved 19 low-income rental units for 55 years following the lapse of a prior affordable housing covenant at Ellinwood Apartments. In addition, during the planning period, the City had no conversions of assisted housing units, no conversions to condominiums, and continues to enforce necessary protections to ensure qualified residents are living in affordable housing complexes.

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Equal Housing
Ensure equal housing opportunities for all.

The seventh goal has one accompanying policy (7A) and four programs (7.1 thru 7.4), which commit the City to ensuring that individuals and families seeking housing in the city are not discriminated against on the basis of age, disability, gender, sexual orientation, family structure, national origin, ethnicity, religion, lawful occupation, or other similar factors. During the 2015-2023 planning period, the City continued its commitment to ensuring equal housing opportunity through diligently addressing all housing discrimination complaints and reasonable housing requests, promoting diverse recreational facilities, participating in CDBG grants thru Contra Costa County, and producing annual reports to ensure compliance.

Energy Conservation
Require energy conserving practices in the maintenance of existing dwellings and in new residential development, additions and remodeling.

The eighth goal has two accompanying policies (8A and 8B) and four programs (8.1 thru 8.4), which commit the City to encouraging energy conservation and green practices for all residential developments. The programs include enforcing State Energy Conservation Standards, encouraging innovative passive design, encouraging home conservation practices, and encouraging sustainable building practices. The City has made progress on all these programs, most notably through compliance with Title 24, or California’s Green Building Requirements, and implementing provisions that require electric vehicle chargers for certain development projects. The City continues to be an advocate for sustainable practices through inter-agency cooperation with Pacific Gas & Electric, Contra Costa Water District, and East Bay Municipal Utilities District. The City also promotes green sustainability from the start of development projects with helpful design guideline recommendations to incorporate design tweaks that can result in energy and cost savings.

Public Participation
Facilitate public participation in the formulation and review of the City’s housing and development policies.

The ninth goal has one accompanying policy and program, which commit the City to implementing procedures to provide the public with enhanced public notification for housing development projects. The City continues to progressively inform the public through enhanced noticing regarding housing and development policies.

Effectiveness of the 2015 Housing Element
As discussed in the preceding section and in Appendix B, the City implemented many policies and programs to preserve and facilitate affordable housing. The City has preserved significant amounts of housing through the renewal of Ellinwood Apartments’ affordability covenant, allowing the City to have an outstanding zero low income units in moderate or above risk in being converted to other uses. The City has made significant progress in incentivizing housing growth within its primarily low-density single family communities through accessory dwelling units, which accounted for a significant amount of moderate income housing units. The City also has actively been working with and supporting local organizations, such as Habitat for Humanity and Choice in Aging, to develop low-income housing. Additionally, the City has accumulated some funds ready to

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be used for low-income projects once the opportunity arises. For a vast majority of programs, the City has been working hard to accomplish goals, and in some cases, has surpassed expectations.

However, there have been some deficiencies, such as the zero growth of low-income housing during a vast majority of the 2015-2023 reporting period and a lack of surveying of older neighborhoods for needed rehabilitation. The City recognizes these problems and has made necessary adjustments to goals, policies, and programs in the 6th Cycle Housing Element to better prioritize and allocate resources for the next planning period.

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3. Population, Housing, and Employment Trends
During the 6th Cycle, ABAG and their technical assistance consultants provided all jurisdictions in the region with an HCD-preapproved Housing Needs Report for use in the housing element update.

This section relies upon preapproved population, household, and employment projections provided in the Housing Needs Report for Pleasant Hill.

Data from the Housing Needs Report is primarily sourced from the U.S. Census, the California Department of Finance (DoF), and Plan Bay Area. Additional data specific to Pleasant Hill is used when available (typically from Plan Bay Area 2040) and is supplemented by regional projections for Contra Costa County and the Bay Area, available through the recently (2021) released Plan Bay Area 2050.

Please note: pre-approved datasets require research, review, and approval by the State and can require one to two years to develop. Because of this delay, 6th Cycle housing elements rely heavily upon approved 2019 ACS data. The City has incorporated additional data from 2020 and 2021 as available and appropriate.

Key Findings
▪ Population – Generally, the population of the Bay Area continues to grow because of natural growth and because the strong economy draws new residents to the region. The population of Pleasant Hill increased by 4.4% from 2000 to 2020, which is below the growth rate of the Bay Area.
▪ Age – In 2019, Pleasant Hill’s youth population under the age of 18 was 6,701 and senior population 65 and older was 5,598. These age groups represent 19.2% and 16.1%, respectively, of Pleasant Hill’s population.
▪ Race/Ethnicity – In 2020, 64.4% of Pleasant Hill’s population was White while 2.1% was African American, 12.8% was Asian, and 14.6% was Latinx. People of color in Pleasant Hill comprise a proportion below the overall proportion in the Bay Area as a whole. ▪ Employment – Pleasant Hill residents most commonly work in the Health & Educational Services industry. From January 2010 to January 2021, the unemployment rate in Pleasant Hill decreased by 3.5 percentage points. Since 2010, the number of jobs located in the jurisdiction increased by 520 (3.2%). Additionally, the jobs-household ratio in Pleasant Hill has increased from 1.11 in 2002 to 1.24 jobs per household in 2018.

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Population
The U.S. Census data used in this Housing Element are from the 2010 Census and American Community Surveys (ACS) from 2014 to 2020. Most projections are from Association of Bay Area Governments (ABAG). Some data and estimates are from the State Department of Finance (DOF).

ABAG and DOF estimates can differ from the Census data due to differences in methodology.

The Bay Area is the fifth-largest metropolitan area in the nation and has seen a steady increase in population from 1990 to 2019, except for a dip during the Great Recession. Since 2019, the Bay Area’s population has experienced significant stagnation and some loss due to the COVID-19 pandemic and the advent of remote work. However, overall, the Bay Area has experienced significant growth in jobs and population over the last three decades. While these trends have led to a corresponding increase in demand for housing across the region, the regional production of housing has largely not kept pace with job and population growth. Since 2010, Pleasant Hill’s population has increased by 4.4 percent; this rate is below that of the region as a whole, at 9.1 percent.

Table 4-4 Population Growth Trends
Geography 1990 1995 2000 2005 2010 2015 2020
Pleasant
Hill 31,583 31,497 32,837 33,407 33,152 34,254 34,267
Contra
Costa
County
803,732 863,335 948,816 1,016,372 1,049,025 1,113,341 1,153,561 Bay Area 6,020,147 6,381,961 6,784,348 7,073,912 7,150,739 7,595,694 7,790,537 Universe: Total population
Source: California Department of Finance, E-5 series
For more years of data, please refer to the Data Packet Workbook, Table POPEMP-01.

In 2020, the population of Pleasant Hill was estimated to be 34,267 (see Table 4-4). From 1990 to 2000, the population increased by 4.0 percent, while it increased by 1.0 percent during the first decade of the 2000s. In the most recent decade, the population increased by 3.4 percent. The population of Pleasant Hill makes up 3.0 percent of Contra Costa County.

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Figure 4-1 Population Growth Trends
Source: California Department of Finance, E-5 series
Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown. The data points represent the relative population growth in each of these geographies relative to their populations in that year.

For some jurisdictions, a break may appear at the end of each decade (1999, 2009) as estimates are compared to census counts. DOF uses the decennial census to benchmark subsequent population estimates.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-01.

Since Pleasant Hill is mostly “built out,” the projected population growth is limited and rises less than one-half of a percent per year over the projected time period as shown in Table 4-5. By 2040, the final year in Table 4-5, Pleasant Hill is expected to have a population of about 35,925. 90 100
110
120
130
140
150
1990199119921993199419951996199719981999200020012002200320042005200620072008200920102011201220132014201520162017201820192020 Index (Year %s = Index 100)
Index
Pleasant Hill
Index
Contra Costa County
Index
Bay Area

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Table 4-5 Population Estimates and Projections, 2010-2040 Population 2010 2020 2030 2040
City of Pleasant Hill 32,990 33,590 35,065 35,925
Increase from prior year 600 1,475 860
Percent Increase 1.81% 4.39% 2.45%
Annual Rate of Increase 0.18% 0.44% 0.25%
Source: ABAG Projections 2040, 2017, U.S. Census
For 2010 data, a tabulation from the 2010 pre-run microdata, designed to approximate (but may still differ from) Census 2010 counts is presented.

In evaluating housing needs, it is important to distinguish between the household population (those people living in single family homes, condominiums, apartments, mobile homes or other housing units) and the group quarters population (those living in institutions such as nursing homes, dormitories, or shelters). Pleasant Hill has about 608 people living in group quarters, a noticeable increase from 463 in 2010 (see Table 4-5). The largest segment of the group quarters population (340 persons or 55.9 percent) is represented by persons in nursing homes. Because group quarters are not considered housing units, this segment of the population is not factored into the Regional Housing Needs Plan.

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Table 4-6 City Household and Group Quarters Population
Population 2000 2010 2020
In Households 32,377 32,689 34,005
Increase 312 1,316
Percent Increase 0.96% 4.03%
Annual Rate of Increase 0.10% 0.40%
In Group Quarters 460 463 608
Increase 3 145
Percent Increase 0.7% 31.31%
Annual Rate of Increase 0.07% 3.13%
Total Population 32,837 33,152 34,613
Source: U.S. Census
Race and Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today.

Since 2000, the percentage of residents in Pleasant Hill identifying as White has decreased – and by the same token the percentage of residents of all other races and ethnicities has increased – by

14.8 percentage points, with the 2019 population standing at 22,448 (see Figure 4-2). In absolute terms, the Hispanic or Latinx population increased the most while the White, Non-Hispanic population decreased the most.

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Figure 4-2 Population by Race, 2000-2019
Universe: Total population
Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002
Notes: Data for 2019 represents 2015-2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-02. 10% 14% 13%
79% 68% 64%
6%
9% 12% 15%
0%
10%
20%
30%
40%
50%
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70%
80%
90%
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2000 2010 2019
Share of Population
American Indian or Alaska Native, Non-Hispanic Asian / API, Non-Hispanic Black or African American, Non-Hispanic White, Non-Hispanic Other Race or Multiple Races, Non-Hispanic Hispanic or Latinx

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Households
The Census Bureau defines a household as “a person or group of persons who live in a housing unit.” The people who make up a household do not have to be related. ABAG projections show the number of households increasing in the City from 13,710 in 2010 to 14,305 in 2040 (see Table 4-7).

The number of households is projected to stabilize, and possibly slightly decrease starting in 2030.

Table 4-7 Household Projections, 2010-2040
Households 2010 2020 2030 2040
Total Households 13,710 13,815 14,330 14,305
Increase 105 615 -25
Percent Increase 0.77% 3.73% -0.17%
Annual Rate of Increase 0.07% 0.37% -0.02%
Source: ABAG Projections 2040, 2017
For 2010 data, a tabulation from the 2010 pre-run microdata, designed to approximate (but may still differ from) Census 2010 counts is presented.

Two-person households are the most common in Pleasant Hill (33 percent), with single- person households second (28 percent). In 2020, about 23 percent of all households had more than four persons (see Table 4-8). The 2020 American Community Survey also showed that owners occupied 64.2 percent of housing units.

Table 4-8 Household Size and Ownership, 2020
Persons/ HH Owner Renter Total Percent
1 1,905 1,973 3,878 28.2%
2 3,036 1,515 4,551 33.1%
3 1,434 741 2,175 15.8%
4 or more 2,460 698 3,158 22.9%
Totals 8,835
(64.2%)
4,927
(35.8%) 13,762 100%
Source: 2020 American Community Survey 5-Year Estimates Subject Tables, S2501 Occupancy Characteristics Housing Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – the ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. In Pleasant Hill there are a total of 13,817 housing units, and fewer residents rent than own their homes: 34.6

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percent versus 65.4 percent (see Figure 4-3). By comparison, 34.1 percent of households in Contra Costa County are renters, while 44 percent of Bay Area households rent their homes.

Figure 4-3 Housing Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-16 Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities. In Pleasant Hill, 25.6 percent of Black households owned their homes, while homeownership rates were 66.1 percent for Asian households, 50.9 percent for Latinx households, and 68.6 percent for White households. Notably, recent changes to state law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements.
65% 66%
56%
35% 34%
44%

0.0%

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30.0%

40.0%

50.0%

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Pleasant Hill Contra Costa County Bay Area
Percent of Households
Owner Occupied Renter Occupied

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Figure 4-4 Housing Tenure by Race of Householder
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I) Notes: For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-20. 1,065 85 723 537 7,355 6,825
30 545
247
698
591
3,362
3,073
0%
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60%
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80%
90%
100%
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Owner Occupied Renter Occupied

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The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market.

In Pleasant Hill, 50.3 percent of householders between the ages of 25 and 44 are renters, while

18.4 percent of householders are over the age of 65 (see Figure 4-5).

Figure 4-5 Housing Tenure by Age
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-18 In many cities, homeownership rates for households in single family homes are substantially higher than the rates for households in multifamily housing. In Pleasant Hill, 88.9 percent of households in detached single-family homes are homeowners, while 13.7 percent of households in multifamily housing are homeowners (see Figure 4-6). 38% 60%66%71% 79%
89%
81%
54%
97%
62%
40%
34%
29%
21%
11%
19%
46%
0%
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40%
50%
60%
70%
80%
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100%
Age 15-
24 Age 25-
34 Age 35-
44 Age 45-
54 Age 55-
59 Age 60-
64 Age 65-
74 Age 75-
84 Age 85+
Percent of Households
Owner Occupied Renter Occupied

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Figure 4-6 Housing Tenure by Housing Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-22 Employment Trends
Balance of Jobs and Workers
A city houses employed residents who either work in the community where they live or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs there and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.

One measure of this is the relationship between workers and jobs. A city with a surplus of workers “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them. Between 2002 and 2018, the number of jobs in Pleasant Hill increased by 10.1 percent (see Figure 4-7).
89% 84%
14%
68%
49%
11% 16%
86%
32%
51%
0%
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20%
30%
40%
50%
60%
70%
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100%
Detached SingleFamily HomesAttached SingleFamily HomesMulti-Family Housing
Mobile Homes Boat, RV, Van, or
Other
Percent of Households
Owner Occupied Renter Occupied

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Figure 4-7 Jobs in a Jurisdiction
Universe: Jobs from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018
Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-11.

There are 18,064 employed residents, and 17,075 jobs in Pleasant Hill - the ratio of jobs to resident workers is 0.95; Pleasant Hill is a net exporter of workers.

Figure 4-8 shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low-income workers but have relatively few housing options for those workers - or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub-regional imbalances may appear. Pleasant Hill has more low-wage jobs than low-wage residents (where low-wage refers to jobs paying less than $25,000). At the other end of the wage spectrum, the city has more highwage residents than high-wage jobs (where high-wage refers to jobs paying more than $75,000) (see Figure 4-8).
13,000
13,500
14,000
14,500
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15,500
16,000
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17,500
18,000
2002 2004 2006 2008 2010 2012 2014 2016 2018
Jobs
Year

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Figure 4-8 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence Universe: Workers 16 years and over with earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-10.

Figure 10 shows the balance of a jurisdiction’s resident workers to the jobs located there for different wage groups as a ratio instead - a value of one means that a city has the same number of jobs in a wage group as it has resident workers - in principle, a balance. Values above one indicate a jurisdiction will need to import workers for jobs in a given wage group. At the regional scale, this ratio is 1.04 jobs for each worker, implying a modest import of workers from outside the region (see Figure 4-9).

1.4k

2.4k

2.9k

3.0k

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4.1k
0 1,000
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Less than $9,999 $10,000 to
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$50,000 to
$74,999
$75,000 or more
Worker Population
Place of Residence Place of Work

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Figure 4-9 Jobs-Worker Ratios, By Wage Group
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018 Notes: The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-14.

Such balances between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower wage jobs. This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate, it contributes to traffic congestion and time lost for all road users.

If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high job to household ratio. After considering housing, the jobs-household ratio in Pleasant Hill has increased from 1.11 in 2002, to 1.24 jobs per household in 2018, indicating a jobs-rich city (see Figure 4-10).

0.50 0.70

0.90 1.10

1.30 1.50

1.70 1.90

2.10 2.30
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
Wages Less Than $1,250/Mo Wages $1,250-$3,333/Mo
Wages More than $3,333/Mo

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Figure 4-10 Jobs-Household Ratio
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households) Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs to housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The difference between a jurisdiction’s jobs-housing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-13.

Sector Composition
In terms of sectoral composition, the largest industry in which Pleasant Hill residents work is Health & Educational Services, and the largest sector in which Contra Costa residents work is Health & Educational Services (see Figure 4-11). For the Bay Area as a whole, the Health & Educational Services industry employs the most workers.

0.70 0.80

0.90 1.00

1.10 1.20

1.30 1.40

1.50 1.60
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
Pleasant Hill Contra Costa County Bay Area

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Figure 4-11 Resident Employment by Industry
Universe: Civilian employed population age 16 years and over Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 Notes: The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables:

Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation: C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail: C24030_009E, C24030_036E; Information: C24030_013E, C24030_040E; Financial & Professional Services:

C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other: C24030_027E, C24030_054E, C24030_028E, C24030_055E For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-06.

Unemployment
In Pleasant Hill, there was a 3.5 percentage point decrease in the unemployment rate between January 2010 and January 2021. Jurisdictions through the region experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, though with a general improvement and recovery in the later months of 2020 (see Figure 4-12). 5% 7% 6%
29% 25% 26%
33% 31% 30%
4%
13% 14% 17%
12% 10% 9%
7% 9% 8%
0%
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30%
40%
50%
60%
70%
80%
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100%
Pleasant Hill Contra Costa County Bay Area
Share of Employed Residents
Agriculture & Natural Resources Construction
Financial & Professional Services Health & Educational Services Information Manufacturing, Wholesale & Transportation
Retail Other

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Figure 4-12 Unemployment Rate
Universe: Civilian noninstitutional population ages 16 and older Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.

Notes: Unemployment rates for the jurisdiction level is derived from larger-geography estimates. This method assumes that the rates of change in employment and unemployment are exactly the same in each sub-county area as at the county level. If this assumption is not true for a specific sub-county area, then the estimates for that area may not be representative of the current economic conditions. Since this assumption is untested, caution should be employed when using these data. Only not seasonally-adjusted labor force (unemployment rates) data are developed for cities and CDPs.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-15. 0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Percent of Labor Force that is Unemployed
Pleasant Hill Contra Costa County Bay Area

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4. Housing Needs
As part of Housing Element law, the State has adopted a process for determining each local jurisdiction’s fair share of regional housing needs. The process begins with the State Department of Housing and Community Development (HCD) meeting with each regional council of governments to determine the need for new housing in that region. The regional council of governments is then required to determine what share of that regional housing need should be assigned to each city and county. The requirements for each jurisdiction include a share of housing needs for all income levels.

For housing planning and funding purposes, HCD uses five income categories to evaluate housing need based on the Area Median Income (AMI) for the metropolitan area:
• Extremely-Low-Income Households earn between 0 and 30 percent of AMI • Very-Low-Income Households earn between 31 and 50 percent of AMI • Low-Income Households earn between 51 and 80 percent of AMI • Moderate-Income Households earn between 81 and 120 percent of AMI • Above-Moderate-Income Households earn over 120 percent of AMI ABAG and HCD determined that the nine-county Bay Area has a need for 441,176 new housing units during the period from 2023 to 2031. ABAG allocated shares of this need to cities by calculating each city’s share of the projected increase in the number of jobs and households during that period. Pleasant Hill’s share of regional housing needs is 1,803 units over the 2023- 2031 period: 31.4 percent of the units are assigned to very-low-income households, 18.1 percent to low-income households, 14.1 percent to moderate- income households, and 36.4 percent for above-moderate-income households (see Table 4-9).

Cities are not required to produce this number of units; it is assumed that production of housing will be carried out primarily by the private sector and will be affected by market conditions and other factors beyond the City’s control. Instead, the City must create conditions through zoning and land use policies that would allow the private sector to construct the targeted number of units.

If the Housing Element shows that current conditions would not accommodate the targets, the City is expected to develop policies and programs to create conditions under which the units could be constructed. These policies and programs can include rezoning or other changes in land use policies, direct City subsidies to developers, or participation in County, State, or federal programs to assist in the production of housing.

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Table 4-9 City Share of Regional Housing Need, 2023-2031 Income Category Percent of RHNA Assigned Units
Very Low (<50% median) 31.4% 566
Low (50-80% median) 18.1% 326
Moderate (80-120% median) 14.1% 254
Above Moderate (>120% median) 36.4% 657
Total 100% 1,803
Source: Association of Bay Area Governments; City of Pleasant Hill Although not shown as a category in the RHNA distribution, state law also requires cities to identify existing and projected housing needs for extremely-low-income (“ELI”) households.

Jurisdictions may use one-half of the very-low-income RHNA allocation to calculate ELI need, which results in an estimated need of 283 ELI units for this planning period.

Key Findings
▪ Number of Homes – The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness. The number of homes in Pleasant Hill increased, 0.4% from 2010 to 2020, which is below the growth rate for Contra Costa County and below the growth rate of the region’s housing stock during this time period. Programs C, H, and T work to facilitate higher density development, and Program N works to provide residential development opportunities in commercial areas through the implementation of mixed-use zoning.
▪ Home Prices – A diversity of homes at all income levels creates opportunities for all Pleasant Hill residents to live and thrive in the community. ▪ Ownership The largest proportion of homes had a value in the range of $500k-$750k in 2019. Home prices increased by 116.3% from 2010 to 2020. Program EE works to increase affordable homeownership opportunities in Pleasant Hill through the pursuit of mortgage credit certificates and Program FF commits the City to investigating concepts and funding sources for additional homeownership assistance measures. ▪ Rental Prices – The typical contract rent for an apartment in Pleasant Hill was $1,900 in 2019. Rental prices increased by 55.2% from 2009 to 2019. To rent a typical apartment without cost burden, a household would need to make $76,280 per year. Programs V through DD work to assist the development of affordable housing. ▪ Housing Type – It is important to have a variety of housing types to meet the needs of a community today and in the future. In 2020, 59.9% of homes in Pleasant Hill were single family detached, 10.9% were single family attached, 7.0% were small multifamily (2-4 units), and 21.6% were medium or large multifamily (5+ units). Between 2010 and 2020, the number of single-family units increased more than multi-family units. Generally, in Pleasant

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Hill, the share of the housing stock that is detached single family homes is above that of other jurisdictions in the region. Programs aimed at addressing the lack of affordable housing types include H, L, M, N, and S.
▪ Cost Burden – The U.S. Department of Housing and Urban Development considers housing to be affordable for a household if the household spends less than 30% of its income on housing costs. A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” In Pleasant Hill, 15.7% of households spend 30%-50% of their income on housing, while 15.5% of households are severely cost burden and use the majority of their income for housing. Programs including P, S, V, X, Z, AA, CC, DD, and HH work to reduce the costs of production or create more affordable housing opportunities by streamlining development approvals, incentivizing affordable housing types, generating funds, or reducing fees. ▪ Displacement/Gentrification – According to research from The University of California, Berkeley, 0.0% of households in Pleasant Hill live in neighborhoods that are susceptible to or experiencing displacement, and 0.0% live in areas at risk of or undergoing gentrification.

27.6% of households in Pleasant Hill live in neighborhoods where low-income households are likely excluded due to prohibitive housing costs. The Housing Element includes a variety of programs aimed lowering the cost of production, increasing density in low-density zones to relieve displacement pressures, and providing opportunities for affordable housing development in low-density, high opportunity areas.
▪ Special Housing Needs -- Some population groups may have special housing needs that require specific program responses, and these groups may experience barriers to accessing stable housing due to their specific housing circumstances. In Pleasant Hill, 10.2% of residents have a disability of any kind and may require accessible housing. Additionally,

5.0% of Pleasant Hill households are larger households with five or more people, who likely need larger housing units with three bedrooms or more. 10.5% of households are femaleheaded families, which are often at greater risk of housing insecurity.

Age
The distribution of age groups in a city shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to agein-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.

In Pleasant Hill, the median age in 2000 was 38.5; by 2019, this figure had increased, landing at around 40 years. More specifically, the population of those under 24 has decreased since 2010, while the 65-and-over population has increased (see Figure 4-13).

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Figure 4-13 Population by Age, 2000-2019
Universe: Total population
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-04.

Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable housing. People of color make up 19.3 percent of seniors and 32.3 percent of youth under 18 (see Figure 4-14).

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Figure 4-14 Senior and Youth Population by Race
Universe: Total population
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G) Notes: In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.

For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-02.

Seniors
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility.

Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make 0 percent-30 percent of AMI, while the largest proportion of senior households who are homeowners falls in the income group Greater than 100 percent of AMI (see Figure 4-15). 11% 13% 14%
20% 10%
68%
73%
81%
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Population
White (Hispanic and Non-Hispanic)
Other Race or Multiple Races (Hispanic and Non-Hispanic) Black or African American (Hispanic and Non-Hispanic)
Asian / API (Hispanic and Non-Hispanic)
American Indian or Alaska Native (Hispanic and Non-Hispanic)

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Figure 4-15 Senior Households by Income and Tenure
Universe: Senior households
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), OaklandFremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-01.

Resources for Seniors
Elderly individuals on fixed incomes may find themselves in need of affordable housing and/or housing cost assistance. Seniors may also require assistance with domestic chores and activities, such as driving, cooking, cleaning, showering or even climbing stairs. For elderly people who live alone, or who don’t have relatives able to care for them, the need for assistance may not be met.

The City offers a door-to-door senior van service on weekdays for a minimal cost.

There are 645 assisted residential housing units for seniors in Pleasant Hill (see Table 4-10). There also are at least 15 smaller senior care facilities located throughout the city with a combined capacity of 88 beds. The total senior care capacity in Pleasant Hill is 645 compared to the 2020 American Community Survey report that there are 5,750 residents aged 65 or older. This means that there is approximately one senior care space for every eight senior residents in Pleasant Hill.

This change is a major deficit from 2010 where there was one senior care space for every four 310 340 385 370
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senior residents in Pleasant Hill. Senior residential care facilities are in great demand in Pleasant Hill, and especially with trends towards a rapidly aging population, there may be more significant unmet senior housing needs in the future.

In meeting these needs, the following factors must be considered:
• Limited remaining sites suitably zoned for senior housing; • Decreasing State and federal funding to provide additional housing for seniors; and • Physical and/or other restrictions that may limit seniors’ ability to maintain their own health and/or the condition of their home.

The City aims to work towards further fulfilling the needs of seniors through the future opening of the Choice in Aging Campus at 490 Golf Club Road, which offers 81 low-income senior units.

Table 4-10 Senior Residential Care Facilities, 2022
Facility Units Location
Carlton Pleasant Hill Downtown 175 175 Cleaveland Road
Carlton Pleasant Hill – Martinez 165 2726-2770 Pleasant Hill Road Aegis Living Pleasant Hill 90 1660 Oak Park Boulevard
Carlton Poet’s Corner 75 540 Patterson Boulevard
Pleasant Hill Oasis 44 40 Boyd Road
Better Living Care Home 8 106 Vivian Drive
Other Small Facilities 88 Various
Total Senior Housing Units 645
Source: California Department of Social Services, April 2022 Due to often limited incomes and lack of housing options, affordable housing for seniors is needed throughout California. Several programs in the Housing Element work to encourage the development of affordable housing as well as a variety of housing types to meet the needs of the community, including seniors. Through the Housing Element programs, the City is committed to:
▪ providing capacity to meet the needs of the lower income housing need (Program C), ▪ providing for flexible parking standards to encourage affordable housing, including senior housing (Program L);
▪ encouraging and incentivizing the development of ADUs, a housing type appropriate for seniors and aging family members (Program P);

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▪ encouraging a variety of missing middle housing types to better meet the needs of the community (Program R);
▪ providing additional density bonuses to support special needs housing (Program S); ▪ providing funding to support affordable housing (Program V); ▪ coordination with non-profit developers, including those providing housing for residents with special housing needs, including seniors (Program X);
▪ providing priority processing to affordable developments, as well as senior, special needs, and workforce housing (Program CC);
▪ facilitating projects that provide units meeting accessible housing units (Program GG); ▪ paying application processing fees for developments that incorporate units for extremely low-income households, including those for extremely low-income for seniors (Program JJ); ▪ seek funding for an emergency repair grant program that prioritizes households with special needs (Program MM);
▪ providing reasonable accommodation (Program WW); and
▪ encouraging developers to provide amenities for single heads of household, those with a disability, and seniors (Program XX).

Peoples with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive, and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care.

When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence.

Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at an elevated risk for housing insecurity, homelessness and institutionalization, particularly when they lose aging caregivers. Figure 4-16 shows the rates at which different disabilities are present among residents of Pleasant Hill.

Overall, as of 2019, 11.4 percent of people in Pleasant Hill have a disability of any kind.

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Figure 4-16 Disability by Type
Universe: Civilian noninstitutionalized population 18 years and over Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed. The Census Bureau provides the following definitions for these disability types: Hearing difficulty: deaf or has serious difficulty hearing. Vision difficulty: blind or has serious difficulty seeing even with glasses. Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. Ambulatory difficulty: has serious difficulty walking or climbing stairs. Self-care difficulty: has difficulty dressing or bathing.

Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.

For the data table behind this figure, please refer to the Data Packet Workbook, Table DISAB-01.

Housing assistance programs for lower-income households also help those whose incomes are limited by work disabilities. State Administrative Code Title 24 requires that places of employment, housing, public accommodation, commercial facilities, transportation, communications, and public services be accessible to persons with disabilities. In addition, the City has adopted reasonable accommodation procedures to facilitate modifications to zoning or building regulations that may be necessary to assist those with disabilities in maintaining use of their homes.

Developmentally Disabled
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are 4.37% 4.29% 3.98% 2.67% 2.06% 1.65%

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at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.

In Pleasant Hill, of the population with a developmental disability, children under the age of 18 make up 38.1 percent, while adults account for 61.9 percent.

Table 4-11 Population with Developmental Disabilities by Age Age Group Value
Age 18+ 146
Age Under 18 90
Universe: Population with developmental disabilities
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020) Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.

This table is included in the Data Packet Workbook as Table DISAB-04.

The most common living arrangement for individuals with disabilities in Pleasant Hill is the home of parent / family / guardian.

Table 4-12 Population with Developmental Disabilities by Residence Residence Type Value
Home of Parent / Family / Guardian 155
Independent / Supported Living 63
Community Care Facility 11
Other 5
Foster / Family Home 5
Intermediate Care Facility 0
Universe: Population with developmental disabilities
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020)
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides

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ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.

This table is included in the Data Packet Workbook as Table DISAB-05.

Resources for Residents with a Disability, including the Developmentally Disabled
Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult. The State Department of Developmental Services (DDS) currently provides community-based services to approximately 360,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers and associated facilities. The Regional Center of the East Bay (RCEB), located in San Leandro, is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The center is a private, non-profit agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. The state Regional Center of the East Bay estimates that there were 24,481 persons receiving their services in the 2020-2021 fiscal year. Of these, approximately 68 percent were living at home with parents or other guardians. However, there is still a clear and present need to provide suitable, supportive housing for those with disabilities.

Supportive housing can provide opportunities for independent living for persons with developmental disabilities. Consistent with state law, Pleasant Hill has adopted zoning regulations to facilitate supportive housing by allowing this type of use subject to the same regulations and procedures as apply to other housing units of the same type in the same zone. However, AB 139 requires that supportive housing be allowed by-right (without discretionary action) in zones where multifamily and mixed uses are permitted. Program O commits the City to updating the municipal code for compliance.

Table 4-13 Adult Residential Facilities, 2022
Facility Beds Location
Bridge Program – Pleasant Hill 64 550 Patterson Boulevard Las Trampas – Sheila House 4 9 Sheila Court
Las Trampas – Maureen House 4 553 Maureen Lane
Stonehedge 3 1447 Stonehedge Drive
Total Adult Residential Facility Beds 75
Source: California Department of Social Services, April 2022 Due to generally limited incomes and lack of housing options, affordable housing for residents with a disability is needed throughout California. Several programs in the Housing Element work to

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encourage the development of affordable housing as well as a variety of housing types to meet the needs of the community, including residents with a disability. Through the Housing Element programs, the City is committed to:
▪ providing capacity to meet the needs of the lower income housing need (Program C), ▪ providing for flexible parking standards to encourage affordable housing, including those with special needs housing (Program L);
▪ providing additional density bonuses to support special needs housing (Program S); ▪ providing funding to support affordable housing (Program V); ▪ coordination with non-profit developers, including those providing housing for residents with special housing needs, such as residents with a disability (Program X); ▪ providing priority processing to affordable developments, as well as senior, special needs, and workforce housing (Program CC);
▪ facilitating projects that provide units meeting accessible housing units (Program GG); ▪ encouraging supportive housing for persons with disabilities (Program HH); ▪ paying application processing fees for developments that incorporate units for extremely low-income households, including residents with a disability (Program JJ); ▪ seek funding for an emergency repair grant program that prioritizes households with special needs (Program MM);
▪ providing reasonable accommodation (Program WW); and
▪ encouraging developers to provide amenities for single heads of household, those with a disability, and seniors (Program XX).

Large Households and Overcrowding
Large households often have different housing needs than smaller households. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. In Pleasant Hill, for large households with five or more persons, most units (79.5 percent) are owner occupied (see Figure 4-17). In 2017, 2.5 percent of large households were very low-income, earning less than 50 percent of the area median income (AMI).

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Figure 4-17 Household Size by Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009 For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-01.

The unit sizes available in a community affect the household sizes that can access that community. Large families are generally served by housing units with three or more bedrooms, of which there are 8,726 units in Pleasant Hill. Among these large units with three or more bedrooms,

11.7 percent are owner-occupied, and 88.3 percent are renter occupied (see Figure 4-18). 1,931 3,339 1,743 1,485 544 1,673 1,595 821 546 140
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Figure 4-18 Housing Units by Number of Bedrooms
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-05.

Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens). Additionally, the Census Bureau considers units with more than

1.5 occupants per room to be severely overcrowded.

Overcrowding is often related to the cost of housing and can occur when demand in a city or region is high. In many cities, overcrowding is seen more amongst those that are renting, with multiple households sharing a unit to make it possible to stay in their communities. In Pleasant Hill, 3.0 percent of households that rent are severely overcrowded (more than 1.5 occupants per room), compared to 0.0 percent of households that own (see Figure 4-19). In Pleasant Hill, 1.0 percent of renters experience moderate overcrowding (1 to 1.5 occupants per room), compared to

0.4 percent for those own. 56
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Figure 4-19 Overcrowding by Tenure and Severity
Universe: Occupied housing units
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-01.

Overcrowding often disproportionately impacts low-income households. 6.7 percent of low-income households (between 31 and 50 percent AMI) experience severe overcrowding, while 0.2 percent of households above 100 percent experience this level of overcrowding (see Figure 4-20). 0%
1%
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Figure 4-20 Overcrowding by Income Level and Severity
Universe: Occupied housing units
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), OaklandFremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-04.

Communities of color are more likely to experience overcrowding similar to how they are more likely to experience poverty, financial instability, and housing insecurity. People of color tend to experience overcrowding at higher rates than White residents. In Pleasant Hill, the racial group with the largest overcrowding rate is Other Race or Multiple Races (Hispanic and Non-Hispanic) (see Figure 4-21).
3%
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Figure 4-21 Overcrowding by Race
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-03.

Resources for Large Households
The City of Pleasant Hill currently has 503 housing units with 5 or more bedrooms and 684 large households. The Housing Element includes two programs (Program I: Variety of Housing Types and Program R: Missing Middle Housing) encourage an incentivize a variety of housing types, including units meeting the needs of large households.
2%
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2%

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0.5%

1.0%

1.5%

2.0%

2.5%

3.0%
More than 1.0 Occupants per Room
Percent of Households
American Indian or Alaska Native (Hispanic and Non-Hispanic) Asian / API (Hispanic and Non-Hispanic)
Black or African American (Hispanic and Non-Hispanic)
Hispanic or Latinx
Other Race or Multiple Races (Hispanic and Non-Hispanic) White (Hispanic and Non-Hispanic)
White, Non-Hispanic

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Female-Headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly female-headed households, who may be supporting children or a family with only one income. In Pleasant Hill, the largest proportion of households is Married-couple Family Households at 50.4 percent of total, while Female-Headed Households make up 10.5 percent of all households.

Figure 4-22 Household Type
Universe: Households
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 Notes: For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-23.

Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging.

In Pleasant Hill, 21.9 percent of female-headed households with children fall below the Federal Poverty Line, while 9.0 percent of female-headed households without children live in poverty (see Figure 4-23).
11% 12% 10%
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Pleasant Hill Contra Costa County Bay Area
Percent of Households
Female-Headed Family Households Male-headed Family Households Married-couple Family Households Other Non-Family Households Single-person Households

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Figure 4-23 Female-Headed Households by Poverty Status
Universe: Female Households
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012 Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.

For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-05.

Planning for housing development to serve single- parent families may require on- site child-care facilities as well, although up to this point Pleasant Hill has done well meeting the demand. A recent assessment by Brion Economics prepared for the Contra Costa Office of Education, the Contra Costa County Conservation and Development department, First five Contra Costa, and the Contra Costa County Local Planning and Advisory Council for Early Care and Education (LPC) shows that as of 2018, the estimated number of child care spaces in Pleasant Hill was 1,943, while the demand was estimated to be 2,185; a short-fall of 242 spaces.

When broken down into age-specific categories, there was a surplus for children aged 3-4 with a significantly large deficit for children aged 0-2 years and children age 5-12 (Figure 4-24). 516
721
145
71 0
100
200
300
400
500
600
700
800
with Children with No Children
Households
Above Poverty Level Below Poverty Level
78%
22%
91%
9%

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Figure 4-24 Child Care Supply and Demand In 2017
Source: 2017 to 2027 Contra Costa Comprehensive Child Care Needs Assessment, August 2018, Table 2-3 & 2-4 Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up homeless in recent years, either temporarily or longer term. Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances. In Contra Costa County, the most common type of household experiencing homelessness is those without children in their care. Among households experiencing homelessness that do not have children, 75.9 percent are unsheltered. Of homeless households with children, most are sheltered in emergency shelter (see Figure 4-25). 172
788
983
402
654
1128
-230
134
-145
-300
-150
0 150
300
450
600
750
900
1050
1200
Infant Preschool School Age
Supply Demand Deficit

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Figure 4-25 Homelessness by Household Type and Shelter Status, Contra Costa County Universe: Population experiencing homelessness
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-01.

People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. Consequently, people of color are often disproportionately impacted by homelessness, particularly Black residents of the Bay Area. In Contra Costa County, White (Hispanic and Non-Hispanic) residents represent the largest proportion of residents experiencing homelessness and account for 45.0 percent of the homeless population, while making up 55.8 percent of the overall population (see Figure 4-26).
159
32 128
359
118
1,499
0 200
400
600
800
1,000
1,200
1,400
1,600
Sheltered - Emergency
Shelter
Sheltered - Transitional
Housing
Unsheltered
People in Households
Composed Solely of
Children Under 18
People in Households
with Adults and Children
People in Households
without Children Under 18

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Figure 4-26 Racial Group Share of General and Homeless Populations, Contra Costa County Universe: Population experiencing homelessness
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I)
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. HUD does not disaggregate racial demographic data by Hispanic/Latinx ethnicity for people experiencing homelessness. Instead, HUD reports data on Hispanic/Latinx ethnicity for people experiencing homelessness in a separate table. Accordingly, the racial group data listed here includes both Hispanic/Latinx and nonHispanic/Latinx individuals.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-02.

In Contra Costa, Latinx residents represent 16.6 percent of the population experiencing homelessness, while Latinx residents comprise 25.4 percent of the general population (see Figure 4-27).

14.47%

3.09%

33.77%

45.01%

3.66%

0.48%

17.21%

8.72%

55.85%

17.74%

0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%
American Indian
or Alaska Native
(Hispanic and
Non-Hispanic)
Asian / API
(Hispanic and
Non-Hispanic)
Black or African
American
(Hispanic and
Non-Hispanic)
White (Hispanic
and NonHispanic)
Other Race or
Multiple Races
(Hispanic and
Non-Hispanic)
Percent of Population
Share of Homeless Population Share of Overall Population

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Figure 4-27 Latinx Share of General and Homeless Populations, Contra Costa County Universe: Population experiencing homelessness
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I)
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness does not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non-Hispanic/Latinx) could be of any racial background.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-03.

16.56%

83.44%

25.42%

74.58%

0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%
Hispanic/Latinx Non-Hispanic/Latinx
Percent of Population
Share of Homeless Population Share of Overall Population

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Many of those experiencing homelessness are dealing with severe issues – including mental illness, substance abuse and domestic violence – that are potentially life threatening and require additional assistance. In Contra Costa County, homeless individuals are commonly challenged by severe mental illness, with 519 reporting this condition (see Figure 4-28). Of those, some 70.1 percent are unsheltered, further adding to the challenge of handling the issue.

Figure 4-28 Characteristics for Population Experiencing Homelessness, Contra Costa County Universe: Population experiencing homelessness
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. These challenges/characteristics are counted separately and are not mutually exclusive, as an individual may report more than one challenge/characteristic. These counts should not be summed.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-04.

In Pleasant Hill, the student population experiencing homelessness totaled 39 during the 2019-20 school year and decreased by 31.6 percent since the 2016-17 school year. By comparison, Contra Costa County has seen a 4.4 percent increase in the population of students experiencing homelessness since the 2016-17 school year, and the Bay Area population of students experiencing homelessness decreased by 8.5 percent. During the 2019-2020 school year, there were still some 13,718 students experiencing homelessness throughout the region, adding undue burdens on learning and thriving, with the potential for longer term negative effects.

The number of students in Pleasant Hill experiencing homelessness in 2019 represents 1.8 percent of the Contra Costa County total and 0.3 percent of the Bay Area total. 86 31
377
4 1 4
128
27 364
25 14
75 28
6 80
0 50
100
150
200
250
300
350
400
Sheltered - Emergency Shelter Sheltered - Transitional Housing Unsheltered Persons
Chronic Substance Abuse HIV/AIDS Severely Mentally Ill Veterans Victims of Domestic Violence

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Table 4-14 Students in Local Public Schools Experiencing Homelessness Academic Year Pleasant Hill Contra Costa
County Bay Area
2016-17 57 2,116 14,990
2017-18 29 2,081 15,142
2018-19 73 2,574 15,427
2019-20 39 2,209 13,718
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) Notes: The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship.

The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

This table is included in the Data Packet Workbook as Table HOMELS-05.

State Housing Element law requires the analysis of the special housing requirements of persons and families in need of emergency shelter, and identification of adequate sites that will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate the development of emergency shelters.

Resources for Residents Experiencing Homelessness
Pleasant Hill participates in countywide efforts to assist the homeless and those in need of temporary shelter. Contra Costa Health Services (HHSD) develops plans and programs to assist the homeless throughout Contra Costa County. In 2004, the County adopted the “Ending Homelessness in Ten Years: A County-Wide Plan for the Communities of Contra Costa County” (Ten Year Plan). Through the Ten Year Plan, the County adopted a “housing first” strategy, which works to immediately house a homeless individual or family rather than force them through a sequence of temporary shelter solutions. Over the next decade, organizations across the county have recognized and implemented this strategy. The Ten-Year Plan further de-emphasizes emergency shelters by supporting “interim housing” as a preferred housing type. As the plan hit the ten-year mark, HHSD drafted and approved a major update to the Ten-Year plan known as “Forging Ahead,” which uses new data and further affirms the following guiding principle:
“Homelessness is first a housing issue, and necessary supports and services are critical to help people remain housed. Our system must be nimble and flexible enough to respond through the shared responsibility, accountability, and transparency of the community.” As emphasized in both the Ten-Year Plan and Forging Ahead, interim housing is very short-term and focuses on helping people access permanent housing as quickly as possible. Services provided in interim housing include housing search assistance and case management to help address immediate needs and identify longer-term issues to be dealt with once in permanent housing.

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As a part of the HHSD, the Contra Costa Council on Homelessness (CCCH) provides a forum for implementation of Forging Ahead and provides advice and input on the operations of homeless services, program operations, and program development efforts in Contra Costa County. The CCCH also conducts a “Point-in- Time” survey of homelessness annually. The most recent survey, with a report available, conducted on January 22, 2020, identified a total of 2,277 homeless persons countywide (including both sheltered and unsheltered) and found that Pleasant Hill had 90 unsheltered homeless persons at that time. The 2021 report is not available due to the effects of the Coronavirus pandemic, which may have further increased the number of homeless persons in the city.

Figure 4-29 Unsheltered Persons in Pleasant Hill
Source: Contra Costa Health Services, Annual Point-in-Time Counts (2015, 2016, 2017, 2018, 2019, 2020) Notes: The actual value for 2019 for Pleasant Hill, specifically, is not available and the average between 2018 and 2020 has been used.

In 2012 and 2015, the City adopted zoning regulations to facilitate the development of supportive, transitional and emergency shelter facilities in specific zoning districts per Section 65583 of the California Government Code (see also the Constraints chapter for further discussion of the City’s zoning regulations for these types of uses).

Outside of government programs, local nonprofit organizations provide important services to the homeless persons of Pleasant Hill. Most notable among local nonprofits is Hope Solutions, founded in 1991 as Contra Costa Interfaith Housing, which is based at 399 Taylor Boulevard, Suite 115. Hope Solutions provides permanent housing and vital support services to thousands of families and individuals across Contra Costa County who are at risk of homelessness. They provide permanent housing through several means, but they also provide housing directly through their own Garden Park Apartments, located at 2387 Lisa Lane, which houses 27 formerly homeless families in Pleasant Hill. Hope Solutions also oversees HUD-funded multi-site housing programs, which includes two units within Pleasant Hill. All vacancies throughout these two units and Garden Park Apartments are filled via the county’s Coordinated Entry system of care. 0 10
20 30
40 50
60 70
80 90
100
2015 2016 2017 2018 2019 2020

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Shelter, Inc. is a multi-county nonprofit organization that address homelessness issues by providing services to Pleasant Hill residents, including connecting homeless persons to programs to help people re-establish and maintain permanent housing; providing case managers to ensure assistance throughout the process of obtaining and maintaining permanent housing; assistance for veterans in obtaining VA benefits; and eviction prevention financial assistance.

Resources for residents experiencing homelessness are needed throughout California. Several programs in the Housing Element work to encourage the development of housing affordable housing to homeless and extremely low-income residents. Through the Housing Element programs, the City is committed to:
▪ allowing single-room occupancy units to address the needs of extremely low-income households, including those experiencing or at risk of homelessness (Program N); ▪ updating the Municipal Code to remove constraints to low barrier navigation centers, emergency shelters, and transitional and supportive housing (Program O) ▪ providing funding to support affordable housing (Program V); ▪ coordination with non-profit developers, including those providing housing for residents with special housing needs, including those experiencing homelessness (Program X); ▪ Monitoring homeless shelter needs and coordinating with the County and other agencies to address the needs of residents experiencing homelessness (Program II) ▪ paying application processing fees for developments that incorporate units for extremely low-income households, including those for extremely low-income for seniors (Program JJ); and
▪ providing reasonable accommodation (Program WW);
Farm Workers
Across the state, housing for farmworkers has been recognized as an important and unique concern. Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.

In Pleasant Hill, there were no reported students of migrant workers in the 2019-20 school year.

The trend for the region for the past few years has been a decline of 2.4 percent in the number of migrant worker students since the 2016-17 school year.

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Figure 4-30 Migrant Worker Student Population
Academic Year Pleasant Hill Contra Costa County Bay Area 2016-17 0 0 4630
2017-18 0 0 4607
2018-19 0 0 4075
2019-20 0 0 3976
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) Notes: The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

This table is included in the Data Packet Workbook as Table FARM-01.

According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in Contra Costa County has decreased since 2002, totaling 450 in 2017, while the number of seasonal farm workers has decreased, totaling 860 in 2017 (see Figure 4-31).

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Figure 4-31 Farm Operations and Farm Labor by County, Contra Costa County Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors)
Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor Notes: Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.

For the data table behind this figure, please refer to the Data Packet Workbook, Table FARM-02.

Resources for Farmworkers
Although there are no agricultural zones in Pleasant Hill, the figure above identifies 860 farmworkers living in the County. Farmworkers are considered a special housing needs household type, so all programs that work to encourage and incentivize housing for residents with special housing needs, such as those listed for seniors and residents with a disability listed above. Further, through Program O, the City is committed to removing constraints to farmworker housing by defining agricultural employee housing for six or fewer employees as a single-family structure, permitted in the same manner as other dwellings of the same type in the same zone.

Income and Overpayment
The income earned by a household is an important indicator of the household’s ability to acquire adequate housing. While upper income households have more discretionary income to spend on housing, lower- and moderate-income households are more limited in the range of housing that they can afford. Typically, as household income decreases, the incidence of overpayment and overcrowding increases. The following income categories are used in Housing Element analyses:
730
1,874
578
1,295
509
1,540
450
860
0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
Permanent Seasonal
Farm Workers
2002 2007 2012 2017

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• Extremely-low-income households earn 30% or less of the Area (county) Median Income (AMI), adjusted for household size;
• Very-low-income households earn between 31% and 50% of the AMI, adjusted for household size;
• Low-income households earn between 51% and 80% of the AMI, adjusted for household size;
• Moderate-income households earn between 81% and 120% of the AMI, adjusted for household size; and,
• Above-moderate-income households earn over 120% of the AMI, adjusted for household size.

Overpayment by Tenure
A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness.

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Figure 4-32 Cost Burden by Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091 Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-06.

Renters are often more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. When looking at the cost burden across tenure in Pleasant Hill, 19.6 percent of renters spend 30 percent to 50 percent of their income on housing compared to 12.9 percent of those that own (Figure 4-32). Additionally, 17.1 percent of renters spend 50 percent or more of their income on housing, while 10.7 percent of owners are severely cost-burdened.

In Pleasant Hill, 15.5 percent of households spend 50 percent or more of their income on housing, while 15.7 percent spend 30 percent to 50 percent. However, these rates vary greatly across income categories (Figure 4-33). For example, 81.7 percent of Pleasant Hill households making less than 30 percent of AMI spend the majority of their income on housing. For Pleasant Hill 75%
58%
13%
20%
11%
17%
5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Not Computed
9,042 4,775

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residents making more than 100 percent of AMI, just 1.1 percent are severely cost-burdened, and

89.7 percent of those making more than 100 percent of AMI spend less than 30 percent of their income on housing.

Figure 4-33 Cost Burden by Income Level
Universe: Occupied housing units
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-05.

Currently, people of color are more likely to experience poverty and financial instability because of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity.

Hispanic or Latinx residents are the most cost burdened with 20.4 percent spending 30 percent to 50 percent of their income on housing, and American Indian or Alaska Native, Non-Hispanic 10%
29% 32%
63%
90%
8%
25%
42%
24%
9%
82%
46%
25%
13%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
1,200 885 1,615 1,359
8,305

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residents are the most severely cost burdened with 71.4 percent spending more than 50 percent of their income on housing (see Figure 4-34).

Figure 4-34 Cost Burden by Race
Universe: Occupied housing units
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-08.

Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.

In Pleasant Hill, 11.5 percent of large family households experience a cost burden of 30 percent – 50 percent, while 2.5 percent of households spend more than half of their income on housing. 29%
64%
75%
68% 70%
64%
12%
6% 16% 9% 20%
71%
9%
20% 16% 21% 11%
14%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American
Indian or
Alaska Native,
Non-Hispanic
Asian / API,
Non-Hispanic
Black or
African
American, NonHispanic
White, NonHispanicOther Race or
Multiple Races,
Non-Hispanic
Hispanic or
Latinx
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Cost Burden Not computed

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Some 15.9 percent of all other households have a cost burden of 30 percent-50 percent, with 16.1 percent of households spending more than 50 percent of their income on housing (see Figure 4- 35).

Figure 4-35 Cost Burden by Household Size
Universe: Occupied housing units
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.

For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-09.

When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be costburdened is of particular importance due to their special housing needs, particularly for lowincome seniors. 88.1 percent of seniors making less than 30 percent of AMI are spending the majority of their income on housing. For seniors making more than 100 percent of AMI, 90.0 percent are not cost-burdened and spend less than 30 percent of their income on housing (see Figure 4-36).
68%
86%
16%
16% 11%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
All other household types Large Family 5+ persons
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing

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Figure 4-36 Cost-Burdened Senior Households by Income Level Universe: Senior households
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-03.

Housing Affordability
Housing affordability is determined by the ratio of income to housing costs. According to the U.S.

Census for 2020, the area median income (AMI) for a family of four in Pleasant Hill is $125,573. 37% 32%
78%
90%
8%
15%
35%
12%
10%
88%
48%
33%
11%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing

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Based on state guidelines, income limits for a four-person family along with rents and estimated sales prices generally considered to be “affordable” are shown in Table 4-15.

An affordable housing payment is considered to be no more than 30 percent of a household’s gross income. For rental units, this includes rent plus utilities. Assuming that a potential homebuyer within each income group has acceptable credit, a typical down payment (5 percent to 10 percent), and other housing expenses (taxes and insurance), the maximum affordable home price can be estimated for each income group, as seen in Table 4-15.

Table 4-15 Affordable Housing Cost by Income Category
2020 Areawide Median Family Income
=
$125,573
Income
Limits
Affordable
Rent
Affordable
Price (est.)
Extremely Low (<30% AMI) $37,650 $941 --
Very Low (31-50% AMI) $62,800 $1,750 $260,932
Low (51-80% AMI) $100,450 $2,511 $417,367
Moderate (81-120% AMI) $125,550 $3,139 $521,657
Above moderate (120%+ AMI) $150,700+ $4,395+ $730,513+
Source: U.S. Census

1. Assumes that 30 percent (35 percent for moderate) of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners’ insurance.

2. Assumes 95.0 percent loan at 4.5 percent annual interest rate and 30-year term; assumes taxes, mortgage insurance, and homeowners’ insurance account for 20 percent of total monthly payments.

Home Values
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in Pleasant Hill was estimated at $851,470 by December of 2020, per data from Zillow. The largest proportion of homes were valued between $500k-$750k (see Figure 4-37). By comparison, the typical home value is $772,410 in Contra Costa County and $1,077,230 the Bay Area, with the largest share of units valued $250k-$500k (county) and $500k- $750k (region).

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Figure 4-37 Home Values of Owner-Occupied Units
Universe: Owner-occupied units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-07. 3%
7% 6%
11%
29%
16%
42%
27%
23%
34%
15%
20%
9%
13%
18%
1%
5%
8%
0%
3%
9%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

45.0%
Pleasant Hill Contra Costa County Bay Area
Percent of Owner Occupied Units
Units Valued Less than $250k Units Valued $250k-$500k Units Valued $500k-$750k Units Valued $750k-$1M Units Valued $1M-$1.5M Units Valued $1M-$2M Units Valued $2M+

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Figure 4-38 Zillow Home Value Index (ZHVI)
Universe: Owner-occupied housing units
Source: Zillow, Zillow Home Value Index (ZHVI)
Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single family homes and condominiums. More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to censusdesignated population counts.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-08.

When home prices are compared to affordable housing costs, it is clear that lower- and moderateincome households in Pleasant Hill have a difficult time finding for-sale housing that is within their means.

Rent Values
Similar to home values, rents have also increased dramatically across the Bay Area in recent years.

Many renters have been priced out, evicted or displaced, particularly communities of color.

Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.
$100,000
$300,000
$500,000
$700,000
$900,000
$1,100,000
$1,300,000
Bay Area Contra Costa County Pleasant Hill

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In Pleasant Hill, the largest proportion of rental units rented in the Rent $1500-$2000 category, totaling 34.8 percent, followed by 23.6 percent of units renting in the Rent $2000-$2500 category (see Figure 4-39). Looking beyond the city, the largest share of units is in the rent for $1500-$2000 category.

Figure 4-39 Median Contract Rents for Renter-Occupied Units Universe: Renter-occupied housing units paying cash rent Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-09.

Since 2009, the median rent has increased by 55.2 percent in Pleasant Hill, from $1,440 to $1,900 per month (see Figure 4-40). In Contra Costa County, the median rent has increased 28.8 percent, from $1,300 to $1,680. The median rent in the region has increased significantly during this time from $1,200 to $1,850, a 54 percent increase.
2%
5% 6%
3%
10% 10%
16%
24%
19%
35%
30%
23% 24%
17% 17%
15%
7%
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5% 6%
13%

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35.0%

40.0%
Pleasant Hill Contra Costa County Bay Area
Percent of Rental Units
Rent less than $500 Rent $500-$1000 Rent $1000-$1500 Rent $1500-$2000 Rent $2000-$2500 Rent $2500-$3000 Rent $3000 or more

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Figure 4-40 Median Contract Rents
Universe: Renter-occupied housing units paying cash rent Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015- 2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.

Notes: For unincorporated areas, median is calculated using distribution in B25056.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-10.

Based on affordable housing costs shown in Table 4-15, Pleasant Hill rents are generally affordable except to large families or those with extremely low or very-low incomes. Large families would find the rental situation more difficult, since very few apartments with three or more bedrooms are typically available in the city.

Extremely-Low-Income Households
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.

In Pleasant Hill, 60.6 percent of households make more than 100 percent of the Area Median Income (AMI) , compared to 10.9 percent making less than 30 percent of AMI, which is considered extremely low-income (see Figure 4-41). Approximately 1,493 households in Pleasant Hill are considered extremely low income.
$1,100
$1,200
$1,300
$1,400
$1,500
$1,600
$1,700
$1,800
$1,900
$2,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Dollars
Pleasant Hill Contra Costa County Bay Area

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Regionally, more than half of all households make more than 100 percent AMI, while 15 percent make less than 30 percent AMI. In Contra Costa County, 30 percent AMI is the equivalent to the annual income of $34,850 for a family of four. Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.

The City approximates that 657 units of housing will be needed for extremely-low income households during the sixth cycle. This figure is calculated as 50 percent of very-low income households, an accepted calculation defined by HCD (see Housing Resources section).

Figure 4-41 Households by Household Income Level
Universe: Occupied housing units
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located.

Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30% AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very lowincome households (those making 0-50% AMI) to calculate their projected extremely low-income households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of 11% 13% 15%
7%
11% 11%
12%
12% 13% 10%
9% 9%
61%
54% 52%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Pleasant Hill Contra Costa County Bay Area
Percent of Households
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI
81%-100% of AMI Greater than 100% of AMI

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projected extremely low-income households. The report portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers.

For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-01.

Throughout the region, there are disparities between the incomes of homeowners and renters.

Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households.

In Pleasant Hill, the largest proportion of renters falls in the Greater than 100 percent of AMI income group, while the largest proportion of homeowners are found in the Greater than 100 percent of AMI group (see Figure 4-42).

Figure 4-42 Household Income Level by Tenure
Universe: Occupied housing units
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-21.

Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. These economic disparities also leave communities of 590 505770 660 5,830 903 395 860 720 2,470 0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Households
Owner Occupied Renter Occupied

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color at higher risk for housing insecurity, displacement or homelessness. In Pleasant Hill, American Indian or Alaska Native (Hispanic and Non-Hispanic) residents experience the highest rates of poverty, followed by Asian / API (Hispanic and Non-Hispanic) residents (see Figure 4-43).

Figure 4-43 Poverty Status by Race
Universe: Population for whom poverty status is determined Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I) Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white subgroups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the population for whom poverty status is determined for this jurisdiction.

However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.

For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-03.

While homeowners may choose to “stretch” to buy the most expensive home they can qualify for on the expectation of future increases in property value, renters do not enjoy similar advantages.

The needs of ELI households are addressed through programs such as federal Section eight rental assistance and new housing such as secondary units, single-room-occupancy (SRO) developments, transitional and supportive housing, and emergency shelters. The City allows a variety of housing types, by right in residential zones, to meet the needs of extremely low-income individuals and families. For a discussion of specific allowances and programs implemented to ensure zoning for affirmatively furthering fair housing, see the Governmental Constraints section.

37.1%

18.9%

11.1% 9.0%

5.6% 5.4% 4.9%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

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American Indian or Alaska
Native (Hispanic and NonHispanic)
Asian / API (Hispanic and NonHispanic)
Other Race or Multiple Races
(Hispanic and Non-Hispanic)
Hispanic or Latinx
Black or African American
(Hispanic and Non-Hispanic)
White (Hispanic and NonHispanic)
White, Non-Hispanic
Percent of Households in Racial / Ethnic Group

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Additionally, the City has a track record of working with non-profit developers to build affordable housing, including BRIDGE Housing, Affordable Housing Associates, Mercy Housing, and Contra Costa Interfaith Housing. The City is committed to continuing to work with these and other nonprofit developers to provide new affordable housing units, including ELI units.

Housing Supply
In recent years, most housing produced in the region and across the state consisted of singlefamily homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters and accessory dwelling units (ADUs). These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.

The housing stock of Pleasant Hill in 2020 was made up of 59.9 percent single family detached homes, 10.9 percent single family attached homes, 7.0 percent multifamily homes with two to four units, 21.6 percent multifamily homes with five or more units, and 0.6 percent mobile homes (see Figure 4-44). In Pleasant Hill, the housing type that experienced the most growth between 2010 and 2020 was Single-Family Home: Detached.

Figure 4-44 Housing Type Trends
Universe: Housing units
Source: California Department of Finance, E-5 series
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-01. 1,566 8,560 1,002 3,110 83 1,566
8,612
1,002
3,110
83 0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
Single-Family
Home: Attached
Single-Family
Home: Detached
Multifamily
Housing: Two to
Four Units
Multifamily
Housing: Fiveplus Units
Mobile Homes
Units
2010 2020

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Housing Vacancy Rate
Pleasant Hill has 554 units of vacant housing, which equates to a 3.8 percent vacancy rate out of the 14,373 total units in the city. Among the vacant units, a majority of the vacant units are those for rent who are currently not occupied. This is followed by “other vacant” units, which are units vacant due to foreclosure, legal proceedings, repairs, being on the market, abandonment, or vacancy due to incarceration or other reasons. 8 percent of vacant units are noted to be recreational or occasional use vacancies, which signifies an owners’ second property for vacations, or a property currently in use for short-term renting through services such as AirBNB and VRBO. Compared to the entire Bay Area, which has an approximate 5.6 percent vacancy rate for rental units as of 2022, Pleasant Hill has a low vacancy rate.

Figure 4-45 Housing Vacancy Rate
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-03.

Housing Conditions and Rehabilitation Needs
Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not yet come close to meeting the population and job growth experienced throughout the region. In Pleasant Hill, the largest proportion of the housing 35%
23% 24%
11%
11% 6%
8%
12% 22%
27% 45% 36%
4% 17% 6%
6% 7%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Pleasant Hill Contra Costa County Bay Area
Percent of Vacant Housing Units
For Rent For Sale
For Seasonal, Recreational, Or Occasional Use Other Vacant Rented, Not Occupied Sold, Not Occupied

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stock was built in the 1980s, with 4,744 units constructed during this period (see Figure 4-46).

Since 2010, 2.0 percent of the current housing stock was built, which is 292 units.

Figure 4-46 Housing Units by Year Structure Built
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-04.

The need for rehabilitation of housing is generally a function of age and maintenance level. Nearly half of the homes in Pleasant Hill are at least 40 years old and likely to need rehabilitation unless normal maintenance has been performed (see Figure 4-46). Homes built before 1970 are more likely to need rehabilitation. The one-third of the housing stock built between 1940 and 1959 may require replacement of basic plumbing, heating, and electrical systems (if not already upgraded), and the small number of houses more than 60 years old could be in serious need of rehabilitation.