Pleasant Hill City Council
December 18, 2023

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.

H-1.2 Maintain Adequate Supply
Maintain a sufficient supply of residential land with appropriate zoning to meet locally generated housing needs.

H-1.3 Implement the Action Plan
Provide active leadership in implementing the policies and programs contained in the Housing Element.

H-1.4 Inter-jurisdictional Development
Encourage and facilitate inter-jurisdictional development of affordable housing.

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.

H-1.6 Provide Transparency
Provide transparency regarding information on housing-related actions, fees, and programs.

Promote diversity in tenure, type, size, location, and price to permit a choice of housing for persons of all economic levels throughout the city.

H-2.1 Housing Types
Allow a variety of housing types in all residential zones.

H-2.2 Remove Constraints
Remove constraints to production and availability of housing, where possible.

H-2.3 Streamline Review
Facilitate streamlined review of below market rate and special needs housing projects.

H-2.4 Mixed Use Development
Encourage mixed-use development in commercial zones, at underutilized sites, and along transportation corridors.

H-2.5 Promote Accessory Dwelling Unit Production
Promote the development of Accessory Dwelling Units (ADUs) in all residential zones.

H-2.6 Allow for Lot Splits and ADUs
Support SB 9 lot splits in residential zones.

10.2.f
Packet Pg. 296 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-10 Certified November 22, 2023
Increase housing opportunities for lower- and moderate-income households.

H-3.1 Preference Policy
Facilitate construction of affordable housing by prioritizing new projects that include units for lower-income segments of the community.

H-3.2 Workforce Housing
Look for opportunities to promote the development or preservation of housing affordable to those who work in Pleasant Hill.

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.

H-3.4 Direct Assistance
Provide direct assistance to individuals and households needing affordable housing.

Improve housing conditions for people with special needs.

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.

H-4.2 Support Shelter Efforts
Support efforts to provide temporary shelter for homeless persons.

Protect and rehabilitate the existing housing stock.

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.

H-5.2 Housing Preservation
Preserve Pleasant Hill’s existing housing stock in habitable condition.

H-5.3 Single-family Remodeling and Additions
Encourage updating and remodeling of single-family residences.

H-5.4 Livable Neighborhoods
Provide public services and improvements that keep neighborhoods safe and livable.

10.2.f
Packet Pg. 297 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-11
Preserve the City’s affordable housing stock whenever and wherever feasible.

H-6.1 Discourage Conversion to Non-residential Uses
Discourage the conversion of older residential units to non-residential uses.

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.

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.

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.

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.

H-7.2 Fair Housing Service Provider
Support the fair housing services provider.

H-7.3 Public Investments
Ensure public investments are equitably distributed throughout the community.

H-7.4 AFFH Consideration
Evaluate affirmatively furthering fair housing goals in all housing related decisions.

Require energy conserving practices in the maintenance of existing dwellings and in new residential development, additions, and remodeling.

H-8.1 Energy Conservation Practices
Encourage energy conservation practices for new and existing residential dwellings.

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.

10.2.f
Packet Pg. 298 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-12 Certified November 22, 2023
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.

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.

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
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
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, 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.f
Packet Pg. 299 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-13
Implementation Program Objectives Additional
Information
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
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.
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)

10.2.f
Packet Pg. 300 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-14 Certified November 22, 2023
Implementation Program Objectives Additional
Information
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.

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.

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.f
Packet Pg. 301 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-15
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, the 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
Update the General Plan and
Municipal Code within 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:

Amend 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.f
Packet Pg. 302 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-16 Certified November 22, 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.

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 housing, including but not limited to height, lot
coverage, parking for small units and multifamily
developments, and setbacks along scenic routes.

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.f
Packet Pg. 303 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-17
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.

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.

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.

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.f
Packet Pg. 304 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-18 Certified November 22, 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.

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.

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.f
Packet Pg. 305 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-19
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.

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.f
Packet Pg. 306 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-20 Certified November 22, 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 in the same manner as
residential uses of similar type and form.
• Remove separation requirements for residential care
facilities of all sizes.

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
Allow for emergency
shelters in
compliance with
State law: within two
years of adoption of
the Housing Element

10.2.f
Packet Pg. 307 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-21
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.

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.

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.f
Packet Pg. 308 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-22 Certified November 22, 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.

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.

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.f
Packet Pg. 309 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-23
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.

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.

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.f
Packet Pg. 310 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-24 Certified November 22, 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.
$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). $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.f
Packet Pg. 311 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-25
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.

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.

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.

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.f
Packet Pg. 312 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-26 Certified November 22, 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.

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.

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.

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.f
Packet Pg. 313 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-27
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.

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.f
Packet Pg. 314 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-28 Certified November 22, 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.

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.

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.f
Packet Pg. 315 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-29
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.

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.

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.

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.f
Packet Pg. 316 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-30 Certified November 22, 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 incorporate a residential
component.

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.

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.

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.f
Packet Pg. 317 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-31
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.

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.

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 period
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.

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.f
Packet Pg. 318 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-32 Certified November 22, 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.

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.

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.

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.f
Packet Pg. 319 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-33
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.

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.f
Packet Pg. 320 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-34 Certified November 22, 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

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Packet Pg. 321 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-35
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.

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

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Packet Pg. 322 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-36 Certified November 22, 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).

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-evaluate zoning code provisions
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-evaluate zoning
code: 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.

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.

N/A Implements Policies:

H-8.1
Responsibility:

Building Division
Potential Funding:

General Fund
(Staff time)
Timeframe:

Ongoing

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Packet Pg. 323 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-37
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.

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.

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.f
Packet Pg. 324 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-38 Certified November 22, 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

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Packet Pg. 325 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-39
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

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Packet Pg. 326 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-40 Certified November 22, 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 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 $200,000 in State and
Federal grants funds to support
affordable residential
developments on each of the
Morello Terraces and Paso Nogal
sites
Identify 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

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Packet Pg. 327 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
Certified November 22, 2023 4-41
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.

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Packet Pg. 328 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Policy Document
4-42 Certified November 22, 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

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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 .................................................................................................................190 Community Resources.............................................................................................................191 Appendices..................................................................................................197 Appendix A: Affirmatively Further Fair Housing (AFFH).........................................................A-1 Appendix B: Evaluation of the Previous Housing Element .....................................................B-1 Appendix C: Public Comments .................................................................................................C-1 Appendix D: Public Response to the Revised HCD Draft........................................................D-1 Appendix E: Public Response to the Revise Adopted Draft....................................................E-1

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Packet Pg. 333 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
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Certified November 22, 2023 iii
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..........................................................................188 Table 4-45 Housing Successor Subsidized Units...........................................................................191 Table 4-46 Upcoming Successor Subsidized Units........................................................................191

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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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Packet Pg. 336 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA) Certified | Needs Assessment
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vi Certified November 22, 2023
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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Packet Pg. 337 Attachment: Attachment F - 2023-2031 Housing Element (Housing Element Related ZOA)

4. Housing Element
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Certified November 22, 2023 1

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%
60%
70%
80%
90%
100%
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%

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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
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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%
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54%
97%
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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%
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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).
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2002 2004 2006 2008 2010 2012 2014 2016 2018
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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).

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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%
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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%
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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%
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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%

0.00%

0.50%

1.00%

1.50%

2.00%

2.50%

3.00%

3.50%

4.00%

4.50%

5.00%
With a
cognitive
difficulty
With an
ambulatory
difficulty
With an
independent
living difficulty
With a hearing
difficulty
With a self-care
difficulty
With a vision
difficulty
Proportion of Adult Population Reporting Disability
Type

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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
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
1 Person
Household
2 Person
Household
3 Person
Household
4 Person
Household
5 Or More Person
Household
Households
Owner Occupied Renter Occupied

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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
163
1,120
7,286
417
531
1,229
1,992
936
87 0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
0 Bedrooms 1 Bedrooms 2 Bedrooms 3-4 Bedrooms 5 Or More Bedrooms
Owner Occupied Renter Occupied

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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%
3%

0.0%

0.5%

1.0%

1.5%

2.0%

2.5%

3.0%

3.5%
Owner Occupied Renter Occupied
Percent of Households

1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room

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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%
1%
3%
2%
0%
7%
1%
0%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households

1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room

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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%
2%
2%
2%
2%

0.0%

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%
4% 5% 5%
50%
55%
51%
9%
6%
9%
26% 22% 25%

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
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%
12%
5% 6%
13%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

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%

40.0%
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.

The maximum life expectancy of a typical roof, concrete driveway, and other housing components is about 40 years. The City estimates that less than five percent of the housing stock is in substandard condition or in need of major rehabilitation. This number was determined based on Code Enforcement cases, building department permits issued, and field observations, In Pleasant Hill, most homes that have these conditions are typically purchased for remodel and resale with a very quick turnaround.

Rehabilitation needs can also be complicated by an aging population and high housing costs.

Elderly people may be less able to maintain their homes, and people paying a high proportion of their incomes for mortgage may have little left over for maintenance and replacing major building components. High housing costs can also lead to more rapid deterioration as more people crowd 176
1,429
2,692
2,174
2,527
3,043
1,111
0 500
1,000
1,500
2,000
2,500
3,000
3,500
1939 or
Earlier
1940-1949 1950-1959 1960-1969 1970-1979 1980-1989 1990-1999 Units

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into units to afford rents or mortgages. This need can also be addressed by the Housing Rehabilitation loan program.

Affordable Housing Developments At-Risk of Conversion
While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.

The data in the table below comes from the California Housing Partnership’s Preservation Database, the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing. However, this database does not include all deed-restricted affordable units in the state, so there may be at-risk assisted units in a jurisdiction that are not captured in this data table. There are 193 assisted units in Pleasant Hill in the Preservation Database. Of these units, 0.0 percent are at High Risk or Very High Risk of conversion. No elderly units nor nonelderly units are at-risk of conversion during the next ten years.

Table 4-16 Assisted Units at Risk of Conversion
Risk of Conversion Pleasant Hill Contra Costa County Bay Area Low 193 13,403 110,177
Moderate 0 211 3,375
High 0 270 1,854
Very High 0 0 1,053
Total Assisted Units in Database 193 13,884 116,459
Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included.

Source: California Housing Partnership, Preservation Database (2020) -While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state. Consequently, there may be at-risk assisted units in a jurisdiction that are not captured in this data table.
-Per HCD guidance, local jurisdictions must also list the specific affordable housing developments at-risk of converting to market rate uses. This document provides aggregate numbers of at-risk units for each jurisdiction, but local planning staff should contact Danielle Mazzella with the California Housing Partnership at [email protected] to obtain a list of affordable properties that fall under this designation. -California Housing Partnership uses the following categories for assisted housing developments in its database:
--Very-High Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
--High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
--Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
--Low Risk: affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.

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Table 4-17 Affordable Unit Inventory
Development
Total
Units
Affordable
Units Subsidy Type
Date Deed
Restrictions
Expire
Grayson Creek Apartments
100 Chilpancingo Pkwy 70 70
Housing
Successor, CDBG,
MHP
2070
Hookston Manor Senior
Apartments
80 West Hookston Rd
100 99 Housing
Successor, CDBG 2075
Garden Park Apartments
2387 Lisa Ln 29 27 Housing Successor, CRL 2072
Villa Montanaro
Apartments
203 Coggins Dr
157 12 Housing
Successor 2036
IMT Pleasant Hill (formerly
Lincoln Green Apartments)
225 Coggins Dr
252 4
Housing
Successor Yes, Date Unknown
DVC Triplex Associates
716 Stubbs Rd 21 1 None 2099
Gallery Walk
61 Matisse Ct 133 11 Housing Successor Yes, 45 years
Ellinwood Apartments
400 Longbrook Way 154 19 None 2073
Total 917 244
Source: City of Pleasant Hill, 2022. Pleasant Hill Successor Annual Report, 2019-2020 *Industrial tax bonds with no affordability requirements; units must be occupied by low- or moderate-income households.

Cost and Funding for Affordable Housing Preservation
State law requires the analysis of at-risk housing to identify “the total cost of producing new rental housing that is comparable in size and rent levels, to replace the units that could change from lowincome use, and an estimated cost of preserving the assisted housing developments.” In 2014, the California Housing Finance Agency (“CalHFA”) along with the California Department of Housing and Community Development ("HCD"), the California Tax Credit Allocation Committee ("TCAC"), and the California Debt Limit Allocation Committee ("CDLAC") completed a large-scale affordable housing development cost study within California. The study took a deep dive into the various costs associated with providing new affordable housing across 11 defined regions in California. Pleasant Hill falls into the North & East Bay Region defined in the report, which is reported to have an average cost per unit of $345,000 per unit of affordable housing built.

Therefore, if, for example, 10 units were at-risk and were lost, the total replacement cost would be approximately $3.45 million.

An alternative to new construction is preserving at-risk units through the purchase of affordability covenants. Preservation cost is estimated as the difference between market rent and affordable rent. Assuming an “affordability gap” of approximately $700 to $1,000 per month per unit, the total cost of preserving 10 units would be approximately $8,500 per month or $102,000 per year, a

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vastly lower price than replacing lost units. If needed, the City of Pleasant Hill could finance preservation through federal block grant programs, such as the HOME Investment Partnerships Program, which can help maintain and create affordable housing.

Qualified Affordable Housing Management Organizations
After the dissolution of the Pleasant Hill Redevelopment Agency, the Contra Costa Housing Authority and local organizations have taken the primary role of acquiring and managing affordable housing properties. The Housing Authority and local organizations, such as Hope, Inc., have a long history of managing and holistically meeting the needs of housing insecure individuals and families. For a more extensive list of organizations which are qualified to acquire and manage affordable housing, see the Community Resources section.

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5. Housing Constraints
Constraints on the development of housing are divided into governmental constraints and nongovernmental constraints. Potential governmental constraints include land use controls, codes and code enforcement, on and off-site improvements, fees and exactions, processing and permit procedures, and regulations affecting housing for persons with disabilities. Non-governmental constraints include the price of land, cost of construction, flooding, conservation easements and long-term vineyard leases, and a lack of rental accessory dwelling units.

Key Findings
▪ Pleasant Hill’s Zoning Code allows for a variety of housing types in the city including multiple-family 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 update the Density Bonus Ordinance and Accessory Dwelling Unit Ordinance for compliance with recent State law.

Governmental Constraints
Although local governments have little influence on such market factors as interest rates and availability of funding for development, their policies and regulations can affect both the amount of residential development that occurs and the affordability of housing. Since governmental actions can constrain availability and affordability of housing, state law requires the Housing Element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing.”
There are no significant undue or uncommon governmental constraints to housing in Pleasant Hill.

Pleasant Hill allows a variety of housing types by right and continually monitors the effects of the Inclusionary Housing Ordinance and former Measure B provisions for any possible negative effect on housing production. Pleasant Hill also prioritizes affordable housing projects throughout the discretionary review process to reduce any undue time constraints that may come from review.

The City is committed to reducing and or removing any governmental constraints, where appropriate, to encourage affordable housing development.

Former Measure B Provisions
Various provisions contained in the General Plan and Zoning Ordinance originate from a previous City initiative measure termed “Measure B” that ceased to be effective in 1996. This measure, in addition to building height and mass limitations, imposed limitations on rezoning to higher residential densities. While the measure ceased to be effective in 1996, and is no longer applicable, the City Council incorporated various provisions into the General Plan and Zoning Ordinance. One of those limitations only allowed increased residential density when 75 percent of the boundary of the area to be re-designated was adjacent to land with the same or higher density.

That provision, incorporated into the General Plan and Zoning Ordinance, did not significantly constrain housing potential because the city is substantially built-out, and the majority of vacant residentially zoned land lies in the Downtown and Schoolyard areas, both of which allow higher

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density multifamily and mixed-use development. The provision was repealed by City Council unanimously in February 2020 as a part of Resolution 20-20.

The Zoning Ordinance also incorporated a provision that limits the height of structures to 35 feet.

Through 2022, that provision did not create any demonstrated impacts on the development of affordable housing as development could exceed this height limitation through approval of a variance or Planned Unit Development District process. The City has approved building heights greater than 35 feet throughout the City on multiple occasions.

According to city staff, no projects have been denied due to former Measure B provisions. In order to ensure that these provisions do not pose an unreasonable constraint to future housing development, Program H commits the City to monitoring development annually. If it is determined that these provisions are preventing the rezoning of parcels needed to accommodate a portion of the City’s needs for lower-income housing, an amendment to those provisions will be initiated.

Inclusionary Housing
The City of Pleasant Hill Zoning Ordinance includes an inclusionary provision to provide affordable housing. This ordinance has been in place since 1996 and was updated in 2004, 2005, 2016, 2017, and 2019. It requires developments of five or more units to provide affordable housing or in extraordinary circumstances, allows payment of a fee in-lieu of building the unit(s). The developer may choose to restrict five percent of the units to very-low income; 10 percent of the units to lowincome; 20 percent of units as accessory dwelling units to low-income; or 25 percent of units to qualifying seniors. Fractional units are addressed through the payment of a corresponding fraction of the in-lieu fee. There are no restrictions on what types of units (i.e., ownership or rental) may be provided to satisfy the Inclusionary Ordinance.

Per the ordinance, “in extraordinary circumstances, the approving body may authorize the payment of a fee in lieu of providing the inclusionary units required under subsection A of this section as follows: (a) for projects of nine units or less; (b) for any fractional unit in projects of 10 or more units; or (c) if the developer demonstrates, in connection with the first approval for the development (tentative subdivision map, or development plan if no subdivision is involved), that specific characteristics of the development site make the site unsuitable for households at the required income levels.”
While the requirement to provide affordable units as part of a housing development could adversely affect the financial feasibility and profitability of a project, the City offers incentives such as density bonus, modified development standards and/or financial subsidies that help to offset these costs. In addition, development entitlements often result in a significant increase in property value. For these reasons, the inclusionary requirement does not present an unreasonable constraint to housing production.

During prior planning periods, a number of low- and very-low-income units were produced as a result of this ordinance including eight very-low and four moderate units at Villa Montanaro and four low-income units at Iron Horse Park Apartments. The City also has $543,000 of in-lieu fees being held in a fund that is dedicated to being used solely for affordable housing. The City recently earmarked $400,000 in December 2020 to assist with a pending affordable housing project at 250 Cleaveland Road.

Through Ordinance No. 928, the Inclusionary Ordinance was amended to allow for new residential developments to satisfy Inclusionary Ordinance requirements through allocating twenty percent of

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dwelling units as inclusionary accessory dwelling units. Inclusionary accessory dwelling units are defined as deed-restricted low income ADUs on site on a larger residential property or project. The report was approved by both the Planning Commission and City Council. Several public meetings were held to discuss this subject with no public opposition. The new method of fulfilling the Inclusionary Ordinance was used by the 401 Taylor Boulevard multi-family residential project, which included 6 deed restricted units and 0.2 units paid by an in-lieu fee during its planning phase.

Many developers use the accessory dwelling unit option to comply with the inclusionary ordinance.

In fact, some developers have stated that the accessory dwelling units are a positive amenity.

In order to ensure that the inclusionary provisions do not pose an undue constraint to housing production, Program U is included in the Housing Plan to monitor the effect of the inclusionary housing ordinance on the cost and supply of housing. Additionally, the program stipulates such that if the ordinance does present an obstacle to development of the City’s fair share of regional housing needs, the City will revise the ordinance accordingly.

Manufactured Homes and Mobile Home Parks
Manufactured homes, defined by California state law as factory-built housing whereas all concealed parts or processes of manufacturing cannot be inspected before installation, account for 0.6 percent of Pleasant Hill’s housing stock with 83 total units.

California Government Code 65582.3 states that manufactured homes, given that they are certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, shall be subject to the same development standards to which a conventional single family residential dwelling on the same lot would be subject to with any additional architectural requirements imposed on manufactured homes being limited to roof overhang, roofing material, and siding material.

Manufactured homes are permitted in all residentially zoned districts with a certificate of compatibility, which is subject to approval by the Architectural Review Commission. The requirements of the certificate of compatibility conforms to the allowable regulations of manufactured homes as defined in California Government Code 65582.3. The following, as detailed in PHMC Section 18.20.090(B) are the requirements for a certificate of compatibility:

PHMC § 18.20.090(B) Manufactured homes – Requirements for certificate of compatibility.

1. Location criteria. Manufactured homes are not allowed:
a. On substandard lots that do not meet the dimensional standards of PHMC § 18.20.030; or b. On a lot with an average slope of more than 10%, or on any portion of a lot where the slope exceeds 15%.

Except as modified herein, all other provisions contained in this section shall remain in full force and effect.

2. Design criteria. A manufactured home shall be compatible in design and appearance with residential structures in the vicinity and shall meet the following standards:
a. It must be built on a permanent foundation approved by the chief building official; b. It must have been constructed after June 15, 1976, and must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974;
c. The unit’s skirting must extend to the finished grade; d. Exterior siding must be compatible with adjacent residential structures, and shiny or metallic finishes are prohibited; e. The roof must be of concrete or asphalt tile, shakes or shingles complying with the most recent edition of the adopted building codes under PHMC Title 14;
f. The roof must have eaves or overhangs of not less than one foot; g. The floor must be no higher than 20 inches above the exterior finished grade; and h. Required covered parking shall be compatible with the manufactured home design and with other buildings in the area.

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There is only one mobile home park in the city limits, Park Royale Mobile Home Park, which is located on the eastern border of the city adjacent to Concord. As of June 2022, there are 30 travel trailers and 12 mobile homes located in the Park, which accounts to 42 units.

During the planning period, no manufactured home projects were denied as a result of these provisions and no applications for certificate of compatibility were submitted to the City. Program J commits the City to continually allowing the development of manufactured housing subject to applicable State and Federal laws, in addition to local architectural design standards.

Accessory Dwelling Units (ADU)
Accessory Dwelling Units (ADUs), also known as secondary dwelling units, have been identified nationwide and by the State as an important strategy in addressing the needs of low-income households and communities with high rental prices. ADUs are not considered a housing constraint and comply with State law.

With the passage of SB 13 and AB 68 in 2019, ADUs have become an even more important option for homeowners to gain additional income and assist with the Bay Area’s long standing housing crisis. The City of Pleasant Hill has implemented a state law-compliant ordinance that considers various types of ADUs, how they are permitted, and how they are defined.

In Pleasant Hill, there are three primary types of ADUs: Junior ADUs (JADU), Single-Family ADUs, and Multi-Family ADUs. JADUs are dwelling units created within existing single-family dwellings that do not exceed 500 square feet in size. For example, a family could convert a master bedroom in their single-family home, provide a separate entrance, and file through the City to create a JADU that could be rented out. Single Family ADUs can come in three forms: conversion, detached, and attached. Multi-Family ADUs can come in the conversion and detached forms.

The conversion ADU form comes from the conversion of existing space in a home to a housing unit. For example, in a single-family home, a garage can be converted to an ADU, while in a multifamily building, an unused recreation room can be converted into an ADU. The detached ADU form comes from the new construction of buildings on the same lot of an existing structure. This is commonly referred to as a casita or a granny flat in existing communities. Attached ADUs are connected additions to an existing single-family home, such as a new room being built from a yard.

To ensure that ADUs can be built without significant constraints, most ADUs are eligible for a building-permit only review process, which skips the ADU Permit review process. Specific stipulations for skipping an ADU permit are available from the City online or through the permit counter.

Given these various options, the low regulatory barrier of entry, the market demand for housing, and income opportunities, residents in Pleasant Hill have been building ADUs on their lots.

Between 2018 and 2021, 68 ADUs were permitted. Based on two online listings on Craigslist for ADUs for rent in April 2022, the average price is $2,398 per month for ADUs ranging from 754 square feet to 875 square feet. Based on state 2020 income limits for 2-person households, affordable rents are $2,009 for -low-income households and $2,511 for moderate-income households. Based on this market information, secondary units are an important strategy in addressing the needs of low to moderate income residents of the community.

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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 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. Additionally, Program P commits the City to continuing its advocacy for accessory dwelling units through incentives and education.

Single-Room Occupancy (SRO)
SRO housing provides compact, studio-type units suitable for one or two persons with limited incomes such as college students or service employees. SRO housing is not considered a housing constraint and complies by State law. During the 2015-2023 planning period, the City passed an ordinance that allowed and established development provisions for single-room occupancy projects.

Section 18.20.085(A) of the Zoning Ordinance allows SROs in the multifamily, retail business and professional and administrative office zoning districts subject to design review and approval of a use permit. Development standards for SRO housing include a minimum of 150 square feet and a maximum of 400 square feet of floor area, maximum occupancy of two persons, and the provision of common area, laundry facilities, and private or shared kitchen and bathing facilities.

There are no special constraints to SRO housing in Pleasant Hill. Program N commits the City to continuing to allow SRO development in the future.

Emergency Homeless Shelter Management Standards
Senate Bill 2 of 2007 strengthened the planning requirements for local governments around emergency shelters and transitional/supportive housing. Pleasant Hill, through PHMC § 18.20.085(B), currently complies with state law related to SB2.

Cities must estimate the number of persons in need of emergency shelter and determine whether adequate capacity currently exists to serve the need. If there is insufficient capacity, cities are required to identify at least one zone where emergency shelters may be established “by right” (i.e., without discretionary review such as a conditional use permit) or enter into a multi-jurisdictional agreement with up to two other agencies to provide adequate facilities. Section 18.20.085(B) of the Zoning Ordinance allows emergency shelters by-right in the Light Industrial (LI) zone subject to the following standards:
• Maximum of 50 beds
• Minimum separation of 300 feet from another emergency shelter, residential care facility or a pre-K through 12 school
• Approval of a management plan
• Maximum length of stay of 180 consecutive days
• Operation 24 hours a day, 7 days a week
• Location near public transportation, supportive services and commercial services to meet the daily needs of shelter residents

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• Within the LI zone district, 1 space per 750 sq. ft. of gross floor area plus 1 space for every 2 employees, and 1 additional space for every facility vehicle. Within other zone districts, parking shall be as specified by use permit.
• External lighting
• Storage lockers and laundry facilities
The LI zone provides access to transit and commercial services and encompasses approximately 37 acres where shelter facilities could be established to meet the City’s needs. Buildings range in size from approximately 1,000 to 33,000 square feet and include some vacant space. Property records show that there are 19 buildings in this zone, however some of these buildings have been subdivided into small units.

The City’s parking requirements for emergency shelters 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.

AB 2339 Analysis
Due to new State law, AB 2339, which amended Government Code section 65583 and took effect in 2023, jurisdictions must now provide capacity for emergency shelters in a zone(s) that allow residential uses and must expand the definition of emergency shelters to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care. The City is currently (2023) not in compliance with State law as it only allows emergency shelters by-right in the LI zone – which don’t allow residential uses – and does not include other interim interventions within the definition of emergency shelters.

Zone Capacity
The Contra Costa County 2023 Homeless Point-in-Time (PIT) count identified 31 unsheltered individuals in Pleasant Hill. As discussed above, there are several parcels in the LI zone that could be appropriate for emergency shelters, including APN 148-371-010. The parcel includes 8,194 square feet of building area and 6,000 square feet of usable yard space. The underutilized site is in proximity to transit options along Buskirk Avenue. Based on the calculation methodology established within Government Code Section 65583 by AB 2339 that requires a minimum of 200 square feet per person, this parcel alone has potential capacity for more than 40 people, which exceeds the capacity identified in the most recent PIT count. Despite sufficient capacity, however, there are no parcels within the LI zone that are in proximity to goods and services, which is out of compliance with State law.

Conclusion
In response to the State law compliance issues identified above, Program O includes actions 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), by:
• 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.

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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 available sites appropriate for development as an emergency shelter.

Transitional and Supportive Housing
With the continuing prevalence of the housing crisis and associated homelessness crisis across the state, Assembly Bill 2162 (AB 2162) was passed in 2018 to help reduce the constraints of development for two types of housing, transitional and supportive housing, which are housing types targeted to those experiencing housing insecurity.

Transitional housing is housing defined as a rental housing development operated under program requirements that require recirculated housing units and the termination of assistance that at least allows for six months of assistance for an individual. Supportive housing is housing without a limit on the length of stay that provides support for everyday life and work for specifically vulnerable communities, such as those with mental illness, those with chronic health conditions, those eligible for service under the Lanterman Developmental Disabilities Services Act, veterans, and emancipated minors.1
AB 2162 specifically requires transitional and supportive housing, by right, to be allowed in zones where multifamily and mixed uses are permitted. Through this law, transitional and supportive housing would be required to be subject only to restrictions that apply to other residential dwellings in the same type of zone. Pleasant Hill, through the specifically described residentially allowed uses in PHMC § 18.15.020, considers transitional and supportive housing as a residential use subject only to the same requirements that apply to other residential dwelling of the same type in the same zone. The City does not comply with state law associated with AB 2162. Program O commits the City to revising the municipal code to allow transitional and supportive housing in all multifamily and mixed use zones by-right (without discretionary action).

Low Barrier Navigation Centers
California Government Code Section 65660 identifies 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. Similar to displaced persons shelters, these facilities are intended to accommodate people with disabilities, pets and their owners, partners (if not a gender-specific site), the storage of possessions, and survivors of domestic violence. Specifically, the State mandates that low barrier navigation centers have services “to meet the diverse needs of (the) population.” By state law, low barrier navigation centers must be allowed by right in multifamily and multiple-mixed-use zones. In addition, local governments may not impose parking requirements on low barrier navigation centers.

The City is not currently in compliance and has included Program O to commit the City to amend the Zoning Code for compliance with California Government Code Program Section 65660. In updating the Code, the City shall list low barrier navigation facilities as allowed by-right wherever multiple-unit dwellings and mixed-use development are allowed. 1 For a full list of eligible groups, see California State Code § 65582(i).

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Housing for Agricultural Employees
Sections 17021.5 and 17021.6 of the California Health and Safety Code establish specific requirements for the permitting of agricultural employee housing in a jurisdictions’ zoning code.

Specifically, Section 17021.5 mandates that “employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use”.

Furthermore, designated employee housing, as defined above, cannot be subject to Conditional Use Permit requirements, zoning variance fees, taxes, or any other requirement other than those pertaining to a traditional single-family structure. Section 17021.6 pertains to larger employee housing facilities featuring a maximum of 36 beds in group quarters, or 12 single-family units.

Under this law, such units are deemed an agricultural land use and cannot be subject to any restrictions, conditional use permit requirements, zoning variance, fees, taxes, or other requirements not imposed on other agricultural uses in the same zone.

The Pleasant Hill Municipal Code does not define or allow employee housing for agricultural employees and is not in compliance with Health and Safety Code, § 17000 et seq. Program O commits the City to defining agricultural employee housing for six or fewer employees as a singlefamily structure, permitted in the same manner as other dwellings of the same type in the same zone.

Related to compliance with 17021.6, the City does not have any agricultural zones, does not allow agricultural uses, and does not subject larger employee housing facilities to any restrictions, conditional use permits requirements, zoning variance, fees, taxes, or other requirements not imposed on other agricultural uses in the same zone.

Development review procedures, fees, and standards
Housing production may be constrained by development review procedures, fees, and standards.

Residential projects proposed in Pleasant Hill may be subject to design, environmental, zoning, subdivision and planned unit development review, use permit control, and building permit approval.

These reviews together typically take from four weeks for a single-family remodel to up to approximately six months for a major multifamily project. The City of Pleasant Hill is committed to assisting developers with the permitting process, processing housing projects expeditiously, and preserving the quality of its neighborhoods.

To assist residents and developers with the process of completing permits for residential structural alterations, ADUs, or the construction of new buildings, the City has provided an online, interactive permit guide through Camino Technologies. This permit guide allows developers to move through the permitting process one step at a time to ensure they have all the materials and forms ready for all city permits. The guide also allows the creation of an account, which allows for easy reference and the saving of progress in the app. Additionally, the City has also provided two instructional videos to assist in the use of the online permit guide.

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Figure 4-47 Pleasant Hill Interactive Permit Guide
Table 4-18 describes—for single family residential, multifamily residential, and mixed-use projects—the types of permits issued, typical permit processing times, standard and discretionary approval procedures, and landscaping and design regulations. Since most Pleasant Hill sites are urban infill, categorical exemptions and negative declarations are used extensively to satisfy the California Environmental Quality Act.

Discretionary reviews (such as Architectural Review and Development Plan) and Subdivision Review are conducted concurrently. Architectural review involves evaluating discretionary projects for consistency with the City’s adopted Design Standards and Guidelines and/or any other applicable site-specific design standards (e.g., within a specific plan area).

Streamlined Review. The City adopted Objective Residential Design and Development Standards (ODDS) for single-family and multi-family residential development in March 2022 to comply with the Housing Accountability Act, SB 35, and SB 330. The ODDS establish objective design standards for residential development in the city. Any residential development that complies with the ODDS is approved ministerially by City staff and is not subject to design review and approval hearings. The ODDS are available for public review on the City’s website (pleasanthillca.org/138) and include illustrations to visually communicate required project design features.

Priority Processing. Projects offering more than the minimal number of affordable housing units (as required under the City’s Inclusionary Ordinance) receive priority processing. Priority processing for affordable housing—which is the City’s current but informal practice—is recognized in this Housing Element and implemented administratively by Planning staff.

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Permit Timing: Recent Trends
An analysis of 12 recent residential projects, a mix of single family and multi-family projects, showed an average the time from Planning Approval to Building Permit application is approximately 83 days. This timeline does not hinder the construction of the City’s share of the regional housing need in the planning period.

Table 4-18 Single Family Development Review Procedures
Action Process Time Period

1. Application for new single family
residence submitted
Architectural Review required prior to
issuance of building permit.

2. Completeness & Preliminary
Review
Includes routing of project plans to outside
Agencies and City Departments as needed. 2-4 weeks.

3. CEQA Determination2 Exempt. Concurrent with
permit process.

4. Architectural Review Permit
Processing3
Evaluate compliance with Design
Guidelines (Design Review), prepare staff
report, Architectural Review Commission
public hearing and decision.
4-6 weeks.

Table 4-19 Residential Subdivision Approval Procedures4 Architectural Review Process for ARC Permit Time Period Completeness &
Preliminary Review
Includes routing of project plans to outside
Agencies and City Departments for review and
comment.
3-4 weeks (concurrent with
Subdivision Application
review)
CEQA Determination Dependent on number of parcels created and project impacts.5
Concurrent with permit
process and is not completed
until subdivision permit is
reviewed. It should be noted
that if a Mitigated Negative
Declaration or Environmental
Impact Report is necessary
the timeframe is extended to
complete CEQA review.

City Review of Project
Includes review for project impacts and
compliance with Design and Development
Standards, Design Guidelines (architectural, site
design and landscaping), preparation of staff
report and conditions of approval.
8-16 weeks (can be
concurrent with Subdivision
Review)
Hearing and Action If project is of a significant size, expanded noticing occurs.6 10 days
2 All single family residences are Categorically Exempt (Class 3). 3 Public hearing includes notices mailed to Owners and Residents within 300 feet of project site. Notices for projects may also be sent beyond a 300 feet distance from the project site.
4 Minor subdivisions are four (4) or fewer parcels. Major subdivisions are five (5) or more parcels. 5 Most minor subdivisions are Categorically Exempt (Class 15) if in conformance with Section 15315 of CEQA. Major subdivisions could be either Categorically Exempt or could require a Negative Declaration. 6 If a project has significant issues or is of a significant size enhanced public noticing will occur and can include posting of A-frame neighborhood signs, website noticing, newspaper noticing, and a longer noticing period.

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Subdivision Map Process for Map Permit7 Time Period
The following processes for Map Permits run concurrent with each other.

Completeness &
Preliminary Review Review for submittal completeness. 3-4 weeks CEQA Determination Complete CEQA review
Concurrent with permit
process. It should be noted
that if a Mitigated Negative
Declaration or Environmental
Impact Report is necessary
the timeframe is extended to
complete CEQA review
City Review of Project
Ensure compliance with Subdivision and Zoning
Ordinance and General Plan, prepare staff report
and environmental documentation, conduct
Application Coordination Team (ACT) meeting.
8-16 weeks
Public Hearing and
Action
If project is of a significant size, expanded
noticing occurs.8 10 days
Final Map Final map approved by City Council to ensure
compliance with approved tentative map.
2-4 weeks, once final map
submitted to the City, but
occurs after entitlements, but
before physical site work.

Overall Review Time 14-25
Weeks
Optional Permits
Development Plan (if
required)9
Necessary specific application forms including
specific request information needed.

Concurrent with Map permit
process.

Use Permit (if
required)10
Compliance with Zoning Ordinance and General
Plan through public hearing.

Concurrent with Map permit
process.

Minor Exception (if
required)11
Necessary specific application forms including
specific request information needed.

Concurrent with Map permit
process.

Variance (if required)12
Necessary specific application forms including
specific request information needed. Concurrent with Map permit process.

Planned Unit
Development Rezone
(if required)13
Compliance with Zoning Ordinance and General
Plan through public hearing.

Concurrent with Map permit
process, and requires
additional time for review by
City Council review and
approval (four weeks).
7Minor subdivisions may be heard by the Zoning Administrator. Major subdivisions are heard by the Planning Commission. 8 If a project has significant issues or is of a significant size, enhanced public noticing will occur and can include posting of A-frame neighborhood signs, website and newspaper noticing and a longer noticing period. 9 Development plans are required for all new stores, motels, offices, restaurants, and similar structures designed for an occupancy load of 30 persons or more, property zoned PUD, or an addition of 7,000 square feet or more to an existing store, motel, office, restaurant, or similar structure. Construction or modification of single-family residences do not require development plans. (PHMC 18.90.010) 10 Use Permit required for any adjustments in required parking for multifamily. 11 Minor exceptions are subject to approval by the zoning administrator with appropriate and reasonable findings. Minor exceptions may be requested for fence or wall height, floor area ratio, landscaping area, open space, minimum yards, and other development standards subject to PHMC 18.11.020.
12 Variance required if requesting deviations from development standards and special circumstances exist. 13 Planned Unit Development (PUD) or a Precise Plan District (PPD) usually requested as part of a larger development where deviations to development standards will result in an improved project. Permit approval is granted by the City Council.

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General Plan
Amendment14
Necessary specific application forms including
specific request information needed
Concurrent with Map permit
process, and requires
additional time for review by
City Council review and
approval (four weeks)
14 A general plan amendment may be required for developments that do not match their underlying parcel’s general plan land use designation. Developments that meet density bonus requirements and receive a density bonus are not required to submit a general plan amendment if they exceed the allowed residential density of their underlying parcel’s general plan land use designation. (PHMC 18.20.150)

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Table 4-20 Multifamily Development Review Procedures
Action Process Time Period

1. Application for
new multi- family
development
submitted
Architectural Review required prior to issuance of
building permit.
--

2. Completeness &
Preliminary Review
Includes routing of project plans to other outside
Agencies and City Departments for comment as
needed.
2-4 weeks.

3. CEQA
Determination15
Exempt. Concurrent with
permit process.

4. Zoning
Administrator review
Staff review for compliance with applicable
development standards.
1 week

5. Architectural
Review Permit
Processing16
Evaluate compliance with Design Guidelines (Design
Review), prepare staff report, Architectural Review
Commission public hearing and decision. A typical
review would include preliminary staff comments to
the applicant regarding project consistency with the
City’s adopted Design Guidelines; submittal of revised
plans by the applicant (if necessary) for review by the Architectural Review Commission; the Commission
would typically conditionally approve a project at the
first hearing if the submittal is complete and the
project is in substantial conformance with the
Guidelines. Review of final design details (e.g. colors, landscape, materials) is often delegated to the Zoning
Administrator to expedite the approval process. The
City has prepared an “Application Guide” for the
architectural review process to assist applicants in
preparing their submittals. The Application Guide, as
well as the City’s Design Guidelines, are posted on the City’s website for convenient reference.
4 to 6 weeks
(concurrently with
Zoning
Administrator
review).
15 All single-family residences are Categorically Exempt (Class 3). 16 Public hearing includes notices mailed to Owners and Residents within 300 feet of project site.

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Residential Development Standards
Table 4-21 summarizes Residential Development Standards. PUDs and projects with affordable housing may exceed the standards for building height, FAR, and coverage. While land use controls and standards for residential development do not adversely constrain the production of affordable housing under current zoning ,the City is proposing changes to the General Plan and Zoning Code to facilitate residential housing development up to 40 dwelling units per acre (du/ac) and mixed use development up to 100 du/ac. Various current development standards constrain development at these densities. Program H in the Draft Housing Element commits the City to revising development standards through the upcoming Zoning Code Update, expected to be adopted in 2024.

As shown on the table below, under existing zoning, residential structures in the city may be 2.5 stories and 35 feet in height. These requirements constrain the development of housing at the densities proposed in the Draft Housing Element and General Plan Update.

Open space for multifamily projects is required at 200 square feet per unit and may be provided on private patios or balconies or in shared outdoor areas. These requirements do not constrain the development of multifamily housing.

Under existing zoning, maximum lot coverage is 40 percent. This requirement is a constraint to multifamily and mixed-use development at the densities proposed in the Draft Housing Element and General Plan Update.

Along scenic routes, front setbacks are required to be 50 feet. This requirement constrains the development of housing along scenic routes.

Table 4-22 summarizes the Zoning Ordinance requirements for residential off-street parking and the Ordinance language (§35-17.8) that permits the Planning Commission to reduce the required number of parking spaces upon making specific findings.

While parking requirements are generally low, studio units are required to provide 1.5 parking spaces and multifamily units must provide one guest space for every two units. These two requirements constrain the development of these two housing types.

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Table 4-21 Residential Development Standards Summary
PHMC §18.20.030 R-20 R-15 R-10 R-10A R-7 R-6 MRVL MRL MRM MRH Minimum Site Area per Dwelling Unit (sq. ft.)17 20,000 15,000 10,000 10,000 7,000 6,000 3,500 2,500 1,500 1,150 Minimum Lot Area (sq. ft.) 20,000 15,000 10,000 7,000 7,000 6,000 10,000 10,000 10,000 10,000 Minimum Lot Width (feet) 100 100 80 70 70 60 70 70 80 80 Minimum Lot Depth (feet) 120 100 90 90 90 90 90 90 90 90 Minimum Yards:

Front (feet) 25 20 20 20 20 20 15 15 15 20
Rear (feet) 15 15 15 15 15 15 15 15 15 15
Corner Side (feet) 15 15 15 15 15 15 15 15 15 15
Side (feet) 15 10 5 5 5 5 10 10 10 7
Aggregate Side (feet) 35 25 15 15 15 15 20 20 20 15
Maximum Building Height (feet)1 35 35 35 35 35 35 35 35 35 35 Maximum Number of Stories1 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.5 Maximum Lot Coverage1 25% 25% 30% 35% 35% 35% 40% 40% 40% 40% Maximum Floor Area Ratio1 40% 40% 40% 40% 40% 40% - - - - Open Space - - - - - - - - - -
Scenic Route setback where applicable 50 50 50 50 50 50 50 50 50 50 Minimum Site Landscaping - - - - - - 35% 35% 30% 25%
Fences and Walls - - - - - - - - - -
Supplemental Regulations - - - - - - - - - -
Nonconforming Structures - - - - - - - - - -
Additional development regulations may apply. For guidance, see the official PHMC Schedule 18.20.030. For more information, see PHMC 18.20.040. For creek setback information, see PHMC 18.50.150. For supplemental regulations, see PHMC 18.20.050 through 18.20.140 and Part 4. For nonconforming structures, see PHMC Chapter 18.65.
17 PUDs and/or projects with affordable housing may exceed these standards upon approval by the Planning Commission and City Council.

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Table 4-22 City Residential Parking Requirements
SCHEDULE 18.55.030A OFF-STREET PARKING AND LOADING SPACES REQUIRED Use
Classification Off-street Parking Spaces
Accessory dwelling
unit
Generally, one off street parking space with several exceptions allowing for no need for dedicated parking. For more details, see PHMC § 18.20.095.

Bed and breakfast 1 per guest bedroom, plus 2 for the primary dwelling unit.

Care facility, small,
licensed Same as single family residential.

Care facility, small,
unlicensed As specified by use permit.

Emergency
homeless shelter
Within the LI zone district, 1 space per 750 sq. ft. of gross floor area plus 1 space for every 2 employees, and 1 additional space for every facility vehicle. Within other zone districts, parking shall be as specified by use permit.

Family day care
home, large 1 per 6 children.

Family day care
home, small 1 per 6 children.

Group residential 1 per sleeping room plus 1 per 100 sq. ft. used for assembly purposes or common sleeping areas.

Multifamily
residential

1.5 per studio or 1-bedroom unit of which 1 must be covered or 2 spaces per 2- bedroom or larger unit of which 1 must be covered; plus 1 guest parking space for every 2 units.

Multifamily senior 1 for each 2.5 units.

Single family
residential
For new construction, 2 spaces per dwelling unit both of which must be fully enclosed.

Single-room
occupancy Same as group residential.

Source: Pleasant Hill Municipal Code Schedule 18.55.030A and Section 18.20.095 Reduced parking for single uses (PHMC 18.55.050)
The zoning administrator may approve a use permit for up to a 10% reduction in the number of parking spaces and the planning commission may approve a use permit for more than a 10% reduction in the number of spaces to less than the number specified in Schedule 18.55.030A or 18.55.030B; provided, that the following findings are made:

A. The parking demand will be less than the requirement in the schedules; and B. The probable long-term occupancy of the building or structure, based on its design, will not generate additional parking demand.

In reaching a decision, the zoning administrator or planning commission shall consider survey data submitted by an applicant or collected at the applicant’s request and expense. The use permit issued pursuant to this section shall be recorded in the county recorder’s office
Several development projects demonstrate that the cumulative effects of the City’s development standards do not pose an unreasonable constraint to housing, and particularly affordable housing.

Such projects include the following:
• The Choice in Aging Campus, a high-density low-income senior apartment complex built at 73 dwelling units per acre on an underutilized site with 82 units, of which 81 are lowerincome and 1 is above-moderate, reserved for an on-site manager of the facility; • 85 Cleaveland Road, a very high-density apartment complex built at 81 dwelling units per acre on an underutilized site with 189 units, of which nine are very-low income and nine are

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moderate income. This project was granted its own General Plan land use designation, which allows for the highest ever density in the City’s history; • Villa Montanaro, a high-density apartment complex built at 39 dwelling units per acre with 147 units of which 8 are very-low income and 4 are moderate income. This project is located in the MRH/PUD district which has an allowable density range of 30 to 40 units per acre.

As mentioned previously, the City is currently undertaking General Plan and zoning code updates and has included Program H in this Housing Element committing the City to evaluate development standards related to height, parking, lot coverage, and setbacks along scenic routes to remove constraints to housing development through the Zoning Code Update. Additionally, Program M commits the City to providing opportunities for the Zoning Administrator approval of variances or exclusions from standards to encourage feasibility of construction of affordable units, as well as those for seniors and others with special housing needs and the local workforce.

Housing for Persons with Disabilities
Definition of Family
Since the last Housing Element, the City has addressed concerns about the definition of “Family” in the PHMC constituting a constraint for group housing facilities. The City amended the definition of “Family” in PHMC § 18.140.010 and complies state law.

PHMC 18.140: "Family. One or more persons occupying premises and living as a single nonprofit housekeeping unit, as distinguished from a group occupying a boarding or lodging house, hotel, club, or similar dwelling for group use. A family shall not include a fraternal, religious, social, or business group. A family shall be deemed to include domestic employees.

The City’s definition of “family” is not a constraint to housing for persons with a disability.

Reasonable Accommodation
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. The City’s Reasonable Accommodation Ordinance (PHMC 18.112) provides individuals with disabilities reasonable accommodation in regulations and procedures to ensure equal access to housing, and to facilitate the development of housing.

Policies for requesting reasonable accommodation under PHMC 18.112.030 include:

A. Request. A disabled person may request a reasonable accommodation in the application of the city’s land use and zoning regulations. Such a request may include a modification or exception to the requirements for the siting, development and use of housing or housing-related facilities that would eliminate regulatory barriers. A reasonable accommodation cannot waive a requirement for a conditional use permit when otherwise required or result in approval of uses otherwise prohibited by the city’s land use and zoning regulations.

B. Availability of information. Information regarding this reasonable accommodation procedure shall be prominently displayed at the public information counters in the planning division, advising the

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public of the availability of the procedure for eligible applicants, and be made available in any other manner as determined by the director.

C. Assistance. If an applicant needs assistance in making the request, the planning division will endeavor to provide the assistance necessary to ensure that the process is available to the applicant.

D. Balancing rights and requirements. The city will attempt to balance (1) the privacy rights and reasonable request of an applicant for confidentiality, with (2) the land use requirements for notice and public hearing, factual findings and rights to appeal, in the city’s requests for information, considering an application, preparing written findings and maintaining records for a request for reasonable accommodation.

Approval authority under PHMC 18.112.050 includes:

A. Approval authority.

1. Zoning administrator. The zoning administrator has the authority to review and decide upon requests for reasonable accommodation, including whether the applicant is a disabled person within the meaning of this chapter, except as noted in subsection A.2 of this section. The zoning administrator may refer the matter to the planning commission or architectural review commission, as appropriate.

2. Planning commission. The planning commission has the authority to review and decide upon requests for reasonable accommodation, including whether the applicant is a disabled person within the meaning of this chapter, when referred by the zoning administrator or when a reasonable accommodation request includes any encroachment into the front yard setback area, results in a building size increase above what is allowed in the applicable zoning district with respect to height, lot coverage and floor area ratio maximums, or whenever a reduction in required parking is requested.

3. Architectural review commission. The architectural review commission has the authority to review and decide upon requests for reasonable accommodation, including whether the applicant is a disabled person within the meaning of this chapter, when referred by the zoning administrator.

B. Notice. No advance notice or public hearing is required for consideration of reasonable accommodation requests by the zoning administrator. Requests for reasonable accommodation subject to review by the planning commission or architectural review commission shall require advance notice and a public hearing pursuant to the requirements of PHMC § 18.80.030.

C. Decision. The zoning administrator shall render a decision or refer the matter to the planning commission or architectural review commission within 30 days after the application is complete, and shall approve, approve with conditions or deny the application, based on the findings set forth in PHMC 18.112.060. The decision shall be in writing and mailed to the applicant and to all residents and property owners within 300 feet of the project site.

If the application for reasonable accommodation involves another discretionary decision, the reviewing body for that decision shall accept as final the determination regarding reasonable accommodation by the zoning administrator, unless the reasonable accommodation request has been referred by the zoning administrator to the planning commission or architectural review commission for consideration.

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If the application for reasonable accommodation is referred to, or reviewed by, the planning commission or architectural review commission, a decision to approve, approve with conditions or deny the application shall be rendered within 20 working days after the close of the public hearing, based on the findings set forth in PHMC 18.112.060.

Findings for reasonable accommodation requests under PHMC 18.112.060 include:

A. Findings. The reviewing authority shall approve the application, with or without conditions, if it can make the following findings:

1. The housing will be used by a disabled person;

2. The requested accommodation is necessary to make specific housing available to a disabled person;

3. The requested accommodation would not impose an undue financial or administrative burden on the city; and

4. The requested accommodation would not require a fundamental alteration in the nature of a city program or law, including land use and zoning.

B. Other requirements.

1. An approved request for reasonable accommodation is subject to the applicant’s compliance with all other applicable zoning regulations.

2. A modification approved under this chapter is considered a personal accommodation for the individual applicant and does not run with the land.

3. Where appropriate, the reviewing authority may condition its approval on any or all of the following:
a. Inspection of the property periodically, as specified, to verify compliance with this section and any conditions of approval;
b. Removal of the improvements, where removal would not constitute an unreasonable financial burden, when the need for which the accommodation was granted no longer exists; c. Time limits and/or expiration of the approval if the need for which the accommodation was granted no longer exists;
d. Recordation of a deed restriction requiring removal of the accommodating feature once the need for it no longer exists;
e. Measures to reduce the impact on surrounding uses;
f. Measures in consideration of the physical attributes of the property and structures; g. Other reasonable accommodations that may provide an equivalent level of benefit and/or that will not result in an encroachment into required setbacks, exceedance of maximum height, lot coverage or floor area ratio requirements specified for the zone district; and h. Other conditions necessary to protect the public health, safety and welfare.

Appeals related to reasonable accommodation requests under PHMC 18.112.070 include:

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A decision by the zoning administrator may be appealed to the planning commission and a decision of the planning commission and/or architectural review commission may be appealed to the city council in accordance with the appeal procedures of PHMC Chapter 18.130.

Generally, PHMC 18.112 , as outlined above, establishes administrative procedures for reviewing and approving such requests from persons with disabilities without imposing undue constraints on applicants. However, the ordinance allows the reviewing authority to condition the approval of a reasonable accommodation request based on “e. Measures to reduce the impact on surrounding uses” and “f. Measures in consideration of the physical attributes of the property and structures.” These findings subject requests to discretionary actions related to community character or compatibility with surrounding uses, which are essentially conditional use permit (CUP) findings. 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. Program O commits the City to amending 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).

Additional Relevant Standards
In addition to PHMC 18.112, the Building Codes adopted by the City incorporate accessibility standards contained in Title 24 of the California Administrative Code. Other zoning regulations that could affect housing for persons with disabilities include the following:
• Separation requirements. The following separation is required between group homes or care facilities.

Table 4-23 Separation Requirements for Group Homes or Care Facilities Type of care facility
Minimum
distance from
another such
facility
Large, licensed intermediate care facility (7 or more residents) for the developmentally disabled (nursing) 300 ft.

Congregate living health facility 1,000 ft.

Residential care facility, but not applicable to a foster family home, residential care facility for the elderly, or transitional care facility. 300 ft.

The requirements outlined in table 4-23 are a constraint to the development of these housing residential care facilities. Program O commits the city to updating the Municipal Code to remove separation requirements for these uses.

Residential Care Facilities
California Government Code Section 65583 requires that housing elements provide a program to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing for persons with disabilities. The program shall remove constraints to and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities.” In line with encouraging the development of housing for those with disabilities, the State requires that small,

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licensed residential care facilities (defined as facilities with six or fewer residents) be allowed “by right” in all residential zones. Additionally, the State, through HCD, requires that cities consider constraints to reasonable accommodation for large, licensed residential care facilities (defined as facilities with seven or more residents).

Small, licensed care facilities (6 or fewer residents) are permitted by right in all residential zones and small unlicensed care facilities (6 or fewer residents) are conditionally permitted in all residential zones. Large care facilities (7+ residents), which must be permitted, are conditionally permitted in all multi-family residential zones. Requirements for small unlicensed facilities and large facilities are a constraint to the development these units. Program O commits the City to updating the municipal code to permit small residential care facilities (licensed and unlicensed), as well as large care facilities in all zones allowing residential uses with objectivity to facilitate approval certainty similar to other residential uses of the same form.

Development Fees
Development review regulations and fees are mandated by State law or deemed necessary to protect the health, safety, and welfare of the community and protect existing residents from the otherwise external costs of new development. Fees collected by the City in the review and development process are limited to the City’s costs for providing these services.

Development processing and impact fees in Pleasant Hill are summarized in Table 4-24. These fees are comparable to other neighboring jurisdictions and do not pose an unreasonable constraint to housing production. Fees for typical developments represent approximately 12 percent of the total cost of a single-family home and 12 percent of the total cost of a multifamily apartment.

Table 4-24 Development Fees by Type, Effective September 1, 202218

FEE CATEGORY
Planning and Application Fees

FEE AMOUNT
Single Family Multifamily
Site Plan Review N/C N/C
Architectural Review (ARC) $1,319.31 $185.11/hour
Planned Unit Development $185.11/hour $185.11/hour
Specific Plan $185.11/hour $185.11/hour
Development Plan $185.11/hour $185.11/hour
Building Permit (Building, Planning, Engineering) See Table 4-25 See Table 4-25

SUBDIVISION
Certificate of Compliance $185.11/hour $185.11/hour
Lot Line Adjustment $185.11/hour $185.11/hour
Tentative Tract Map $185.11/hour $185.11/hour
Final Parcel Map $185.11/hour $185.11/hour
18 All fees include 7 percent Accela technology services fee.

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Vesting Tentative Map $185.11/hour $185.11/hour

ENVIRONMENTAL
Environmental Impact Report Actual Cost + 10% Actual Cost + 10% Negative Declaration $185.11/hour $185.11/hour
Mitigated Negative Declaration Cost + 10% Cost + 10%
IMPACT
Police N/C N/C
Fire $158
+ $632 for
sprinklers
$790 (per model)
Parks Based on Land
Value
Based on Land Value
Water $32,340.00
(CCWD)
$34,760.00
(EBMUD)
$25,728.00 (MWD)
Site Specific
Sewer Hook-up $9,300.00 to
$10,800
$6,752/unit
Solid Waste N/C N/C
Traffic Mitigation Fee $3,879.00/unit $3,110.00/unit
Drainage Fee $0.92/sq ft $0.92-$1.22/sq ft
School $4.08/sf $4.08/sf
Proportion of Fee in Overall Development Cost for a Typical Residential Development Development Cost for a Typical Unit Single Family Multifamily Typical estimated fees per unit $60,000 $43,000
Typical estimated cost of development per unit* $500,000 $360,000** Estimated proportion of fee cost to overall
development cost
12% 11.9%
* Single family home square footage estimate provided via personal communication in April 2022 with Sean Carroll of S&C Construction, Concord, CA., and Maria Campos of KLC Consulting Engineering, El Cerrito, CA. Multi-family home square footage estimate provided by the City of Pleasant Hill, with financing rates provided from Select Commercial Funding, LLC, and land costs calculated from Zillow data of a recent land sale at 170 Cleaveland Road. **Assumes 1,200sqft unit in a six-unit multifamily development, with total construction cost of $300/sqft exclusive of profit, but including land, fees, material, labor and financing. Construction costs per square foot for single and multifamily developments are documented in the Non-governmental Constraints section below.

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Table 4-25 Building Permit Fee Schedule – Pleasant Hill Building Value Scheduled Price
$1-500 $75
$510-2,000 $75 for the first $500 plus $4 for each additional $100, or a fraction thereof, to and including $2,000
$2,001-$25,000 $115 for the first $2,000 plus $17 for each additional $1,000, or a fraction thereof, to and including $25,000
$25,001-$50,000 $595 for the first $25,000 plus $12 for each additional $1,000, or a fraction thereof, to and including $50,000
$50,001-$100,000 $992 for the first $50,000 plus $9 for each additional $1,000, or a fraction thereof, to and including $100,000
$100,001-$500,000 $1,511 for the first $100,000 plus $4 for each additional $1,000, or a fraction thereof, to and including $500,000
$500,001-$1,000,000 $4,905 for the first $500,000 plus $6.0 for each additional $1,000, or a fraction thereof, to and Including $1,000,000
$1,000,001 and up $8,534 for the first$1,000,000 plus $5 for each additional$1,000, or a fraction thereof
Building Permit
Submittal Deposit 50% of Permit Fee
Source: City of Pleasant Hill, 2022.

As shown in the tables above, there are various development fees. These include citywide, planning division, building division, and engineering division fees. As many fees are subject to the Bureau of Labor Statistics Consumer Price Index (CPI) annual adjustment, please visit pleasanthillca.org/80 for the most up to date city fees. The fees listed in the Table 4-24 and Table 4-25 are according to fees enacted on August 31, 2021.

Pleasant Hill currently complies with all relevant state codes as noted regarding development procedures, standards, and fees. As such, there are no unnecessary governmental fee-based constraints to housing affordability or availability.

Permit Streamlining Act and CEQA Timing Requirements
While City practices comply with the Permit Streamlining Act (Government Code § 65920 et seq.) and the California Environmental Quality Act (CEQA) (Public Resources Code (PRC) § 21000 et seq.), the City has not adopted a policy to ensure compliance. Program DDD in this Housing Element commits the City to adopting a policy to ensure compliance with the Permit Streamlining Act and CEQA timing requirements. 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)

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Building Codes
Pleasant Hill employs the current versions of the California Building Codes. No City amendments to these codes significantly affect housing costs.

Energy conservation measures can add to construction costs but can reduce housing costs for occupants. The City Building Inspection division enforces the State energy building code (Title 24) through its plan checking process. These regulations establish insulation, window glazing, air conditioning and water heating system requirements. The City environmental review may also require measures to reduce energy consumption. City and County rehabilitation programs often include attic and exterior wall insulation, door and window repair or replacement, weather stripping and caulking, duct insulation and water heater blankets in rehabilitation projects.

Code Enforcement
Generally, the City responds to complaints as they received. Once received, the City works with residents to bring their properties into compliance within a reasonable amount of time. This can result in building permit submittals or quick fixes to bring the issues into compliance as directed by the City. However, in some instances, the City does issue administrative penalties to gain compliance. Non code compliance complaints that pose an imminent threat to public safety are immediately referred to and handled by the appropriate department; all other complaints are prioritized by severity of violation.

On- and Off-site Improvements
Pleasant Hill and other agencies also require the installation of certain on-site and off-site improvements to ensure the safety and livability of residential neighborhoods. On-site improvements typically include streets, curb, gutter, sidewalk, and utilities, and amenities such as landscaping, fencing, streetlights, open space, and park facilities. Off-site improvements typically include:
• Sections of roadway, medians, bridges, sidewalks, bicycle lanes, and lighting. • Drainage, including sections of channel, culverts, swales, and pond areas, (Contra Costa County Flood Control District).
• Sewage collection and treatment (Central Contra Costa Sanitary District). • Water systems, including lines, storage tanks, and treatment plants (Contra Costa County Water District, Martinez Water District, and East Bay MUD). • Public facilities for fire, school, and recreation.
• Geological hazard repair and maintenance where appropriate.

Subdivision-level Improvement standards for curbs, gutters, sidewalks, and residential streets are listed below. These standards are minimum requirements to ensure public health and safety and are not a constraint to development.
▪ Curb: 6 inches wide
▪ Gutter: 18 inches wide
▪ Sidewalk: five feet wide
▪ 2-lane local streets (residential): 36 feet wide with parking, 20 feet without parking.

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Non-governmental Constraints
The availability and cost of housing is strongly influenced by market factors over which local government has little or no control. State law requires that the Housing Element contain a general assessment of these constraints, which can serve as the basis for actions that local governments might take to offset the effects of such constraints. The primary market constraints to the development of new housing are the costs of constructing and purchasing new housing.

Costs associated with the acquisition of land include the market price of land and the cost of holding land throughout the development process. These costs can account for as much as half of the final sales prices of new homes in small developments or in areas where land is scarce, which are both costs that come with heavily built out communities such as Pleasant Hill. Among the variables affecting the cost of land are its location and amenities, the availability and proximity of public services, and the financing arrangement made between the buyer and seller. Although vacant residential land in Pleasant Hill is generally not available for purchase, single- family vacant land would be estimated to sell for about $14 to $16 per square foot. According to Zillow, the most recently sold vacant single family zoned residential parcel within the city limits was sold in June 2020 at a cost of $15.41 per square foot. Just outside the city limits, another vacant residential parcel was sold in July 2021 at approximately $20.42 per square feet. Additionally, multifamily land, if available, is estimated to sell for an average of $25 per square foot.

Another primary nongovernmental constraint is the high cost of housing construction. Feedback from local housing developers indicates that the cost to develop housing (exclusive of profit, but including land, fees, material, labor and financing) in the city averages $500-550 per square foot for a single-family home and $275-325 per square foot for multifamily projects.19 Additionally, if a landowner wishes to construct an Accessory Dwelling Unit, from start to finish, the cost of constructing and installing a small, manufactured ADU is approximately $260 per square foot. 20 The cost and availability of capital financing affect the overall cost of housing in two ways: first, when the developer uses capital for initial site preparation and construction and, second, when the homebuyer uses capital to purchase housing. The capital used by the developer is borrowed for the short-term at commercial rates, which are considerably higher than standard mortgage rates.

Although financing for single family residential development is readily available in the city, financing is difficult to obtain for multifamily construction, which poses a significant constraint on the production of affordable housing in Pleasant Hill. No mortgage- deficient areas or underserved groups have been identified in the city.

Requests to Develop Below Identified Densities
There have been no formal requests to develop a site lower than the required minimum density.

Pleasant Hill’s high cost of producing housing incentivizes denser development that accommodate a better return on investment.
19 Single family home square footage estimate provided via personal communication in April 2022 with Sean Carroll of S&C Construction, Concord, CA., and Maria Campos of KLC Consulting Engineering, El Cerrito, CA. Multi-family home square footage estimate provided by the City of Pleasant Hill, with financing rates provided from Select Commercial Funding, LLC, and land costs calculated from Zillow data of a recent land sale at 170 Cleaveland Road.
20 According to communication with Perpetual Homes of Concord. Figure given was $195,000 for a 750 square foot manufactured accessory dwelling unit (ADU).

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6. Opportunities for Energy Conservation
Government Code Section 65583(a)(7) requires the “analysis of opportunities for energy conservation with respect to residential development.” 21 This is important due to the key role played by energy efficiency in determining the relative affordability of housing. Lower rates of energy usage decrease utility costs for residents, making a housing unit more affordable. The discussion that follows outlines current State policies and development standards along with City policies that promote energy conservation for new and existing development in the City of Pleasant Hill.

Given the constant increase in the living costs of Bay Area residents, energy costs serve as another major factor in affecting the affordability of living in the region. With the increased frequency of droughts and wildfires compounded by an antiquated electrical grid, California cities are empowered to do their part in reducing energy costs where possible. Pleasant Hill is committed to pursuing energy conservation holistically to not only provide residents with energy cost savings to residents, but to also promote environmental sustainability.

Title 24 Energy Budget Standards
Opportunities to promote sustainability and energy conservation begin from the very start of housing construction before a foundation is even laid. Pleasant Hill promotes this proactive planning by complying with State law requiring all new construction to comply with “energy budget” standards that establish maximum allowable energy use from depletable sources (Title 24 of the California Administrative Code).

These requirements apply to such design components as structural insulation, air infiltration and leakage control, setback features on thermostats, water heating system insulation (tanks and pipes) and swimming pool covers if a pool is equipped with a fossil fuel or electric heater. State law also requires that a tentative subdivision map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations to permit orienting structures to take advantage of a southern exposure, shade, or prevailing breezes.

By adopting building code requirements to consider and implement such designs, energy cost savings can be extended over time, increasing affordability for residents.

Green Building Standards (CalGREEN)
In addition to proactive planning, Pleasant Hill, through Municipal Code § 14.40, the City is in compliance with State law by implementing the California Green Building Standards Code (CalGREEN), which aims to reduce greenhouse gas emissions, promote healthier places to live and work, and reduce energy and water consumption.

CalGREEN was first effective on August 1, 2009 with five key divisions: planning and design, energy efficiency, water efficiency and conservation, material conservation and resource efficiency, and environmental air quality. Since then, CalGREEN has undergone numerous revisions to meet environmental goals and ever evolving construction standards over the last decade.

Considering requirements brought about by CalGREEN and later the California Integrated Waste Management Act (AB 939), the City of Pleasant Hill has integrated standards within its Municipal 21 HCD Building Blocks for Effective Housing Elements, “Opportunities for Energy Conservation.” Accessed September 24, 2008. http://www.hcd.ca.gov/hpd/housing_element/index.html.

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Code to promote responsible recycling of construction and demolition debris. According to the California Department of Resources Recovery and Recycling, construction and demolition debris (C&D) account for between 21.7 percent to 25.5 percent of California’s waste stream. Reusing and recycling C&D debris are essential to further the city’s efforts to reduce waste and comply with AB 939 goals. C&D debris waste reduction and recycling have been proven to reduce the amount of C&D debris placed in landfills, increase site and worker safety, and is cost effective.

The California Green Building Standards Code requires locally permitted new residential building construction, demolition, additions, and alterations to recycle and/or salvage for reuse at least 65 percent of the nonhazardous C&D debris generated during the project. To ensure compliance, the City requires performance security, which is returned after successful compliance with CalGREEN regulations.

Green Pleasant Hill
Energy conservation involves everyone in the city working together to achieve lower costs and sustainability. To promote this goal, the City runs Green Pleasant Hill, a program that acts as a “bridge between the community and all of the programs and services” that promote community sustainability. This program involves cooperation between all groups, including residents, the private sector, and the public sector.

Green Pleasant Hill incorporates simple ideas such as harvesting rainwater and investing in drip irrigation with larger efforts, such as businesses working towards being certified as a part of the California Green Business Network, to achieve greater community energy cost savings.

Water Resource Conservation
The scarcity of water resources has become an even more pertinent issue with the increasing frequency of droughts across the state. Pleasant Hill recognizes this challenge and is doing its part by using reclaimed (recycled) water for landscaped medians, City Hall, and many local parks. Such water savings can help decrease energy costs citywide and contribute to the health of the local environment, including the nearby fragile Sacramento River Delta.

Solid Waste Reduction & Recycling
In compliance with SB 341 (2011), Pleasant Hill requires that all commercial buildings and multifamily residential complexes provide recycling service. Such requirements help improve sustainability through the substantial reduction of waste being sent to landfills. This program, outlined by PHMC § 13.10.030, complies with state law.

General Plan Goals
Beyond these specific programs, the City prioritizes energy conservation and environmental sustainability across its entire General Plan.

The Environment Element is the heart of the city’s sustainability goals, emphasizing water resource conservation, biological conservation, air quality improvement, historical preservation, and sustainability. The Environment Element includes a program on tree planting and maintenance, which helps reduce local ambient air temperature and reducing energy use that comes with the creation of urban heat islands.

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The Mobility Element encourages the development and use of diverse transportation modes to reduce vehicle trips to improve air quality, reduce congestion, and promote accessibility. The Mobility Element also encourages the maintenance and upgrade of the city’s bikeway program.

The Public Facilities, Services, and Infrastructure Element emphasizes the responsible use of local resources to promote sustainability and cost savings. For example, the element includes programs to promote education of energy efficiency and green retrofitting, both of which can contribute to city conservation measures.

The Hazards and Safety Element includes provisions regarding the general reduction of toxic waste and the responsible household disposal of hazardous waste, such as batteries, oil, and paint. Such measures can help reduce or eliminate the need for costly environmental remediation for sites.

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7. Housing Resources
Future Housing Need
State Housing Element law requires that a local jurisdiction accommodate a share of the region’s projected housing needs for the planning period, called the Regional Housing Needs Allocation (RHNA). Compliance with this requirement is measured by the City’s ability to providing adequate land with adequate density and appropriate development standards to accommodate the RHNA.

The Association of Bay Area Governments (ABAG), as the regional planning agency, is responsible for allocating the RHNA to individual jurisdictions within the region.

For the sixth Housing Element cycle, the City of Pleasant Hill has been allocated a RHNA of 1,803 units, divided into four income levels as follows:
▪ Very Low Income: 566 units (31 percent)12F
22 ▪ Low Income: 326 units (18 percent)
▪ Moderate Income: 254 units (14 percent)
▪ Above Moderate Income: 657 units (36 percent)
The City must ensure the availability of residential sites at adequate densities and appropriate development standards to accommodate these units by income category.

Current & Projected Credits Towards RHNA
Projects with housing units approved or permitted that would not be occupied before the start of the planning period can be credited towards meeting the City’s RHNA. These units can count towards the RHNA based on affordability and unit count provided it can be demonstrated that the units can be built within the planning period of February 2023 through February 2031. Affordability (income category) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. In addition, the City can project the number of Accessory Dwelling Units (ADUs) that may be built between 2023 and 2031, based on trends of ADU permitting during the last three years.

Entitled or Approved Projects
Pleasant Hill has a diverse variety of projects that provide housing opportunities for residents across all income ranges. Currently, there are 11 entitled or approved projects that are under construction or are pending construction that are expected to be completed during the sixth cycle RHNA period beginning July 2022. These projects may be under construction but haven’t been given an occupancy permit as of July 2022. These 11 projects account for 1 very low-income, 97 low-income, 10 moderate-income, and 252 above moderate-income units. Notably, the pending projects include new single-family homes along McKissick Street near Boyd Road, 81 low-income 22 The City has a RHNA allocation of 566 very low-income units (inclusive of extremely low-income units). Pursuant to State law (AB 2634), the City must project the number of extremely low-income housing needs based on Census income distribution or assume 50 percent of the very low-income units as extremely low. Therefore, the City generally estimates 283 extremely low and 283 very low-income units.

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units for seniors and those with special needs at the new Choice in Aging Campus facility on Golf Club Road, and 189 units at 85 Cleaveland Road, the densest development in Pleasant Hill thus far.

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Table 4-26 Entitled or Approved Residential Projects
Application
Address &
Name APN Zoning
Net Units
Description
Last
VL L M AM Motion Status
17-0386 2060 Lisa Ln
“Hendren” 148-061-034 R-7 1
Building a new single-family home on
vacant land
Building
permit
issued
Pending
18-0359 85 Cleaveland Rd
“Blake-Griggs” 150-210-059 PUD DSP 9 10 170
Demolish abandoned office building and
build new 189-unit multi-family complex
with 19 deed restricted units
Building
permit
issued
Under
Construction
18-0367 McKissick 149-061-026
149-061-033 R-10 4
Build four new single-family homes on
vacant land
Entitlements
approved
Under
Construction
18-0383
1750 Oak Park
Blvd
“Former Pleasant
Hill Branch
Library”
149-271-017 through
149-271-056
(except
149-271-051)
PUD
940 34
Demolish old Pleasant Hill Branch Library
and build a 34-unit single family
detached small unit subdivision
Building
permit
issued
Under
Construction
19-0028 401 Taylor Blvd 153-050-057
153-050-058
PUD
947 6 31
Demolish existing office building and
build a 31-unit residential subdivision
with six deed restricted lower-income
ADUs
Building
permit
issued
Under
Construction
19-0104 195 Cortsen Rd
“Eva” 166-070-054 R-10 1
Building a new single-family home on
vacant land
Entitlements
approved Pending
19-0323 1667 Oak Park Bl
“Manor Place” 170-082-009 R-10 2
Two new single-family homes on vacant
land
Building
permit
issued
Under
Construction
19-0345 Lot 27 (Janin Pl)
“Nazmi” 154-140-027 PUD 165 1
Building a new single-family home on
vacant land
Entitlements
approved Pending
19-0416 574 Creekside Rd
“Schmitt” 152-091-031 R-7 1
Building a new single-family home on
vacant land
Entitlements
approved
Under
Construction
21-0294 490 Golf Club Rd
“SAHA” 153-030-004 PUD 942 81 1
Demolish existing 75+ year old nonresidential use Mt. Diablo Center for Adult Day Care Center and build three
story deed-restricted 81-unit low-income
senior complex with 1 above moderateunit reserved for on-site management Entitlements
approved Pending

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Application
Address &
Name APN Zoning
Net Units
Description
Last
VL L M AM Motion Status
20-0144 6200 Alhambra Av
“Sancerre Village”
154-680-008 through
154-648-014
(formerly 154-680-
002)
PPD
451 1 1 6 New Single-family homes on vacant land Entitlements approved Pending
Total 1 97 10 252

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Pending Projects
Pleasant Hill’s optimal location and community has made it a desired destination for many who are moving into the Bay Area. However, a lack of land has restricted much new residential development in the city despite high demand. The following projects are residential developments that haven’t completed the planning review process and are still in the applications phase, under review by the Architectural Review Commission, or at any other stage whereas builders aren’t able to start their construction. All these projects are projected to be completed during the next planning period.

Currently, there are four pending projects in Pleasant Hill that yield net positive housing growth.

Notably, this list includes 85 Woodworth Lane and 250 Cleaveland Road, two properties the City inherited from the Redevelopment Agency that agreed to be sold to Habitat for Humanity.

Generally, once submitted, pipeline projects that do not need extensive CEQA review come for decision within two to four months, with single family projects usually completed within two months. Multifamily projects, depending on the level of CEQA review, will usually remain in the pipeline for approximately three to six months. If extensive CEQA review is necessary, projects can be in the entitlement process for up to eight months. The City is in regular contact with each applicant and works diligently to provide information necessary to assist in the application process.

These projects are expected to receive entitlements in 2023.

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Table 4-27 Pending Residential Projects
Application
Address &
Name APN Zoning
Net Units
VL L M AM Description Status
19-0002
230-240 Cleaveland
Rd
“Harb”
149-130-
032
PUD
410 1 1 5
New three-story multi-family
residential condominium complex
with nine units, of which one is lowincome and one very low-income housing
Incomplete permit
application
21-0495 106 Lorenzo Dr
“Harb”
127-063-
001 R-7 1 New single-family home
Approved, pending
building permit
submittal
22-0063
85 Woodsworth Ln
“Habitat for
Humanity”
150-150-
071
PUD
347 3 1
New four-unit multi-family
residential complex on vacant land
Pending, comments
provided
n/a 250 Cleaveland Rd
“Habitat for
Humanity”
149-130-
016
PUD
410 3 4
New seven-unit multi-family
residential complex on property
with two SF units
Pending, awaiting
application
Total 1 7 4 9
When combined pending projects (Table 4-27) and entitled and entitle projects (Table 4-26) equal 379 units, including 2 very low- and 104 low-income units (total of 106 lower-income units), as shown below.

Lower
Moderate Above
Moderate Total
Very Low Low
RHNA 566 326 254 657 1,803
Entitled or Approved Projects 1 97 10 252 360
Pending Projects 1 7 4 9 19
Total 2 104 14 259 379

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Projected Accessory Dwelling Units
During the 5th cycle, Pleasant Hill found substantial housing growth from the construction of accessory dwelling units (ADUs) on residential lots across the City. Residents have found ADUs to be a cost-effective way to earn extra income, increase the City’s housing stock, and increase their property values. The City expects that this growth from ADUs will continue in the future to further meet housing needs.

Pursuant to Government Code Section 65583.1, the City can satisfy its regional housing need using ADU and junior accessory dwelling unit (JADU) trends and existing resources and incentives that promote their development. According to HCD’s records, the City approved nine ADUs in 2018, 14 in 2019, one in 2020, and 20 in 2021, and 25 in 2022. According to City records, as shown on Table 4-29 below, the City approved an average of 25 ADUs per year between 2019 and 2021. In a meeting with Paul McDougall, Senior Program Manager with HCD, on April 4, 2023, City staff indicated that they believe that HCD’s records for 2020 APR are inaccurate. Mr. McDougall suggested that the City use 2019, 2021, and 2022 to establish ADU trends and stated that 20 ADUs/year would be acceptable. City staff expressed an interest in setting a goal of 25 ADUs/year, based on upward trends. Mr. McDougall indicated that an assumption of 25 ADU’s per year (200 total ADUs) is acceptable if the City includes program actions committed to monitoring development trends and providing additional incentives to encourage development. To support this assumption, the City has included a Program P to encourage and incentivize ADU production, as well as to commit the City to monitoring development trends and establishing additional incentives and outreach measures if trends are not meeting the metrics and milestones outlined in the program.

According to an ABAG report on the affordability of accessory dwelling units, ADUs should be considered a housing type that is available mostly to moderate- and lower-income households. The calculations used, in comparison to ABAG recommendations are provided in Table 4-28.

Table 4-28 ADU Affordability Assumptions for the Sixth Cycle RHNA Income Group
ABAG Recommended ADU
Affordability Assumption Pleasant Hill ADU Projection
Very Low 30% 60
Low 30% 60
Moderate 30% 60
Above Moderate 10% 20
Source: Association of Bay Area Governments. “Final Affordability of Accessory Dwelling Units.” 14 June 2022.

Table 4-29 List of Approved Accessory Dwelling Units (ADUs), 2016-2022 Application Address Permit Approval Date
16-0723 840 Grayson Road 7/7/16
16-0759 1955 Elinora Drive 7/19/16
17-0438 106 Beverly Drive 7/28/16
16-0911 256 Douglas Lane 8/25/16
17-0807 112 Mazie Drive 7/7/17

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Application Address Permit Approval Date
17-1470 961 Irvin Court 11/22/17
17-1598 16 Capri Lane 12/18/17
14-0371 539 Tananger Heights Lane 2/6/18
14-0371 507 Tananger Heights Court 2/6/18
14-0371 532 Tananger Heights Lane 2/6/18
14-0371 511 Tananger Heights Lane 2/6/18
18-0464 181 Devon Avenue 12/6/18
18-0496 1730 Mary Drive 4/23/19
19-0495 4 Kulani Lane 5/10/19
19-0539 2130 Orin Lane 5/20/19
19-0195 331 Boyd Road 5/31/19
19-0761 455 Fensalir Avenue 7/2/19
19-0791 218a Ashton Way 7/9/19
19-0025 10 Barocio Court 8/5/19
19-0334 168 Belle Avenue 9/10/19
19-0312 316 Third Avenue South 9/29/19
19-0404 2033 Hoover Avenue 10/28/19
20-0009 779 Hamilton Drive 1/3/20
19-0569 541 Freya Way 2/13/20
19-0505 247 Douglas Lane 2/21/20
20-0083 1749 Ruth Drive 2/27/20
20-0099 224 Oak Park Lane 4/7/20
18-0383 1750 Oak Park Boulevard 5/11/20
19-1287 206a Ashton Way 5/19/20
19-1289 220a Ashton Way 5/27/20
20-0576 226 Oak Park Lane 6/5/20
20-0076 119a Ashton Way 8/18/20
20-0083 125a Ashton Way 8/25/20
20-0369 1566 Ruth Drive 10/1/20
20-0959 119 Hubbard Avenue 10/5/20
20-0262 1700 Lucille Lane 10/8/20
20-0372 203 Hazel Drive 10/14/20
20-0378 237 Rainbow Lane 11/4/20
20-0431 111 Buxton Circle 11/19/20
20-0395 103a Ashton Way 11/19/20
20-0430 242 Elaine Drive 11/24/20
20-0089 909 Santa Lucia Drive 12/1/20
21-0016 1850 Lucille Lane 1/15/21
21-1219 909 Santa Lucia Drive 2/19/21

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Application Address Permit Approval Date
21-0017 113 Vivian Drive 2/24/21
21-0176 1686 Pleasant Hill Road 3/18/21
21-0068 1661 Mary Drive 4/19/21
20-1245 100 Mercury Way 4/19/21
21-0139 176 Western Hills Drive 4/22/21
21-0038 201 Elderwood Drive 4/27/21
21-0519 20 El Rancho Drive 5/6/21
21-0196 267 Betty Lane 5/6/21
21-0659 174 Agnes Way 5/14/21
21-0756 34 Phyllis Drive 5/26/21
21-0209 261 Rainbow Lane 6/4/21
21-0154 1943 Peggy Drive 6/4/21
21-0166 1661 Mary Drive 6/17/21
21-0561 267 Betty Lane 6/18/21
21-0250 34 Phylis Drive 6/24/21
21-0228 754 Cumberland Court 6/24/21
21-0672 261 Rainbow Lane 6/25/21
21-0224 1655 Merian Drive 7/9/21
21-0975 295 Oakvue Lane 7/16/21
21-1007 754 Cumberland Court 7/21/21
20-0294 204 Poshard Street 7/27/21
20-0399 553 Golf Club Road 8/4/21
21-0834 700 Cumberland Court 8/4/21
21-0108 2988 Dorothy Drive 8/12/21
21-0221 2988 Dorothy Drive 8/12/21
21-1125 1531 Wendy Drive 8/17/21
21-0378 205 Astrid Drive 9/9/21
21-0028 401 Taylor Blvd 9/13/21
21-0251 242 Elaine Drive 9/15/21
21-0265 142 Sylvia Drive 9/30/21
21-0388 49 Pillon Real 10/7/21
21-0357 218 Steven Circle 10/13/21
21-1189 49 Pillon Real 10/18/21
21-0940 1767 Shirley Drive 10/18/21
21-1054 167 Cleopatra Drive 10/18/21
21-1129 218 Steven Circle 10/18/21
21-0469 51 El Rancho Drive 11/8/21
21-0423 2130 Geary Road 11/18/21
21-0334 38 Alan Drive 11/18/21

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Application Address Permit Approval Date
21-0297 1767 Shelley Drive 12/8/21
21-1277 105 Oakvue Road 12/8/21
21-0463 30 Paradise Lane 12/30/21
21-1711 20 El Rancho Drive 12/31/21

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Based on these calculations, the City is able to meet approximately 21 percent of the RHNA through pending and approved projects and 11 percent through ADUs. The City must accommodate another 1,224 units on the sites detailed in the sites inventory. See the table below for a summary:

Lower
Moderate Above
Moderate Total
Very Low Low
RHNA 566 326 254 657 1,803
Pending and Approved 2 104 14 259 379
ADUs 60 60 60 20 200
Remaining RHNA 504 162 180 378 1,224

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Residential Sites Inventory
Following the analysis of RHNA credits, specific sites throughout the city were considered for potential for housing development. Site selection for the residential site inventory started with City owned sites where residential development is in line with short-term City goals, then vacant and nonvacant sites zoned for residential use, and lastly sites that could be rezoned to accommodate residential development or residential development at a higher density. Several constraints were considered for each site, including environmental concerns, utility or infrastructure access, feasibility of redevelopment during the next planning period, and realistic capacity assumptions.

Sites identified for lower income housing must meet certain density and site requirements, including a minimum density of 30 units per acre, parcel size between 0.5 and 10 acres, and access to high performing schools, jobs, amenities, health care facilities, and grocery stores.

The figures on the following pages depict the sites inventory by type of site, sites identified as lower-income capacity, and sites identified as moderate- or above moderate-income capacity. Each figure shows the TCAC opportunity areas, as discussed in Appendix A: Affirmatively Furthering Fair Housing.

City-Owned Surplus Sites
When the Pleasant Hill Redevelopment Agency was dissolved in January 2012, the City of Pleasant Hill as Redevelopment Successor Agency inherited three vacant parcels in 2011 and 2012. Two parcels were viable for residential development, located at 250 Cleaveland Road and 85 Woodsworth Lane. The City entered into agreements in 2019 and 2021 to sell both sites to Habitat to Humanity for $10 each in order to develop 11 units of low and moderate income ownership housing (3 low and 4 moderate income at 250 Cleaveland Road and 3 low and 1 moderate at 85 Woodsworth Lane). Habitat is currently pursuing entitlements on both properties. Affordable units will count toward the 2023-2031 Regional Housing Needs Allocation cycle. It is possible that the final number of units will change if restricted by site constraints.

The third parcel, located at the corner of West Hookston Road and Contra Costa Boulevard (APN 149-110-087), is currently still owned by the City and is unsuitable for residential development due to its small size and triangular shape.

The City no longer owns any surplus vacant properties or underutilized properties fit for residential development.

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Figure 4-48 Identified Sites by Type

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Figure 4-49 Sites Identified as Lower-Income Capacity

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Figure 4-50 Sites Identified as Moderate- of Above Moderate-Income Capacity

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Vacant Sites
Pleasant Hill is almost entirely built out and contains little room for new development. Within the City limits, there are scattered vacant parcels that have potential for residential development that can provide capacity to meet and exceed the income-based allocation goals established by the RHNA.

In total, there are 37 identified vacant parcels that have a high likelihood of being developed during the planning period (Table 4-30). These 37 parcels are spread out across a large portion of the city and can accommodate a variety of housing types. In total, these sites can accommodate 508 new housing units.

While the majority of these sites are assumed for above moderate-income capacity due to small lot sizes or access issues, two are proposed for rezoning to provide capacity for lower income housing. To provide capacity for lower income housing sites must allow a minimum of 30 dwelling units per acre. As such, these parcels have been proposed for rezone to Multi-family Residential High Density, which allows 30 to 40 dwelling units per acre. These parcels are summarized in detail below, followed by Table 4-30, which summarized all vacant sites.

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Morello Terraces
APN(s): 154-140-015 (outlined in blue)
The Morello Terraces site is a vacant 6.55-acre site located at the northwest corner of Paso Nogal Road / Netherby Drive and Morello Avenue. The site is currently zoned as single-family low density and has a General Plan land use designation of Single Family with 20,000 square foot lots. The site is located near the top of a hill along Morello Avenue. The site has been identified as suitable for upzoning due to its close proximity to both single-family and multifamily uses, its location in a high resource area, and its large size. The large size of the parcel allows for well planned, cohesive developments that are able to incorporate additional density.

The site is the largest vacant site in Pleasant Hill. At the proposed zoning of Multi-family High Density (30-40 du/ac) the site is assumed to have a capacity of 196 lower-income units. The use of the site, which is located in a very high resource area, for low-income housing, ensures the City’s commitment to Affirmatively Furthering Fair Housing and place-based strategies to overcome fair housing issues.

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Morello Terraces Vacant Site Summary
Site Description
Site Size 6.55 ac
Existing General Plan Land Use Single Family, 20,000 sq. ft. Lots Existing Zoning Single-Family Low Density
Proposed Land Use and Zoning Multi-Family High Density
Current Allowed Density 3 du/ac
Proposed Density 30-40 du/ac
Maximum Capacity 262 units
Realistic Capacity 196 units
Realistic Capacity by Income Category 196 lower-income
Current Use Vacant
Infrastructure Constraints
The Morello Terraces site lies adjacent to existing residential uses, with water and wastewater infrastructure in place.

Water service is provided by Contra Costa Water District (CCWD). The District’s water supply is sufficient to meet the needs of future residents on the site. The 2020 Urban Water Management Plan (UWMP) includes an analysis of water supply reliability for average, single-dry, and multiple dry water year types over the 25-year planning horizon. As outlined in the UWMP, in 2045 the District projects demand to equal 184,400 acre-feet and a total planned supply of 243,010 acre-feet (assuming average conditions), illustrating sufficient supply to meet projected population increases through the horizon year.

The District’s water supply reliability goal is to meet 100 percent of demand in normal years and a minimum of 85 percent of demand during dry conditions. The District’s ability to meet this goal is primarily due to the success of the District’s past water use efficiency measures, the reliability of the District’s existing contract for CVP water, and long-term water sales agreement with East Contra Costa Irrigation District (ECCID) as well as the investment in storage in Los Vaqueros Reservoir. In future years, multiple-dry year conditions may result in supply shortfalls of up to approximately 26,400 AF (15 percent of demand). Any potential supply shortfalls experienced during dry year conditions will be met through a combination of a short-term conservation program and/or short-term water purchases, consistent with the District’s FWSS. It is anticipated a planned purchase of up to 1,930 AF of additional water supply by 2045 in the 5th year of a multiple dry year is necessary to meet the water supply reliability goal.

The Central Contra Costa Sanitary District provides water treatment service for the entire city. The District has sufficient capacity to meet the needs of future residents on the site under the proposed zoning. Wastewater treatment is provided at one centrally located plant, which is three miles north of Pleasant Hill at the junction of Interstate 680 and Highway 4 in unincorporated county land. The district is currently processing 34 million gallons of wastewater per day and has a total capacity of 54 million gallons per day.

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Environmental Constraints
This site is located on a hilly location that will require grading. Elevation profiles provided by Google Earth indicate a moderate 10 percent slope from the southernmost point of the parcel to the northern edge and a steep 20 percent slope between Morello Avenue and Douglas Terrace.

Additionally based on County GIS data, the average slope is estimated to be 25.7 percent. Although these slopes do not prohibit development (as evidenced by the existing residential uses surrounding the parcel), due to the costs involved with grading sloped sites, the City has included additional development incentives under Program EEE to work to overcome financial constraints related to sloped sites. This 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, as well as direct financial assistance to offset the costs of grading. The program also commits the City to seek out partnerships with local non-profit housing agencies in the pursuit of State and Federal grant funding to support affordable development on the site, with a goal of obtaining $200,000 in funding to support affordable development on the site.

Site-Specific Conditions and Constraints
Beyond the environmental constraints listed above, there are no site-specific constraints prohibiting development. Public comments indicated the potential presence of a sinkhole on the site, however, no such feature has been identified on the site. Additionally, public comments identified the site as an open space asset to the community, however, the parcel is a privately-owned residentially-zoned site and is not a protected open space area or park. As shown in the image below, the site is a vacant hilly parcel with little vegetation.

Development standards for hillside parcels can potentially constrain housing development.

Regarding sloped sites, Municipal Code Section 18.20.120 states, “An applicant for development of a parcel with an average slope of 15% or greater shall apply for rezoning to HPUD in accordance with PHMC Chapter 18.35, unless already subdivided to its

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maximum density, and any development on the parcel must comply with PHMC §§ 18.35.040.B, D and E and 18.35.050. “
Based on this requirement, rezoning the site under current zoning requirements triggers PHMC

18.35.040 B, D, and E, which limit the grading to no more than 30 percent of the gross site area, height to no more than 35 feet, and density to no more than 2.9 du/ac. These requirements, however, are a constraint to housing development, and particularly lower-income housing development on this site. Through Program EEE, the City is committed to removing constraints to higher density residential multifamily residential uses imposed by Municipal Code Sections

18.20.120, 18.35.040, and 18.35.050.

Additionally, the City’s Residential Design Guidelines include guidelines for hillside areas that constrain development of larger structures, such as higher density multifamily uses. The Hillside Design Guidelines, however, only apply to single-family residential uses. Design for multifamily uses, regardless of slope, is guided by the City’s Multifamily Residential Design Guidelines or Objective Design Standards, depending on project affordability. Because affordable multifamily uses qualifying for streamlined ministerial review under SB 35 or SB 330 that comply with the City’s Objective Design Standards are not subject to discretionary design review, and Hillside Design Guidelines are not applicable to multifamily uses, the City’s Design Guidelines and Objective Standards are not a constraint to housing development on this site.

Outreach to Property Owner
Through Program EEE, the City has committed to engaging the property owner to discuss potential development of the site, as well as to provide information on the various programs incentivizing housing production on the site (see information under the heading “Programs to Encourage Development” below) annually throughout the planning period.

Realistic Capacity Calculation Methodology:

Realistic capacity for vacant residential sites is based on the minimum allowed density. As required by HCD, the City has included a commitment through Program C to require a minimum of 196 units on this site when rezoning the site to Multi-family High Density. For more information, please see the HCD’s Sites Inventory Guidebook, page 19.

Programs to Encourage Development:

Program C outlines requirements for sites rezoned to provide lower-income capacity to meet the RHNA shortfall. These sites shall be rezoned, in compliance 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.

Program L commits the City to providing flexible parking standards for affordable housing.

Program M commits the City to providing streamlined ministerial review to affordable housing developments.

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Program S commits the City to allowing additional density bonuses to 100 percent affordable developments.

Program EE commits the City to adopting incentives to encourage development on housing opportunity sites and vacant lower-income sites, potentially including, assistance with entitlement processing, flexible development standards, streamlined processing for affordable housing projects, and financial support when available. Incentives will be applied to projects incorporating a minimum of 20 percent of units affordable to lower-income households.

Program FF commits the City to adopt additional incentives to encourage affordable multi-unit projects in highest opportunity areas, high opportunity areas, and low-density moderate opportunity areas where fair housing issues are less concentrated. This site, Morello Terraces, is in a high opportunity area and would quality for all incentives under this program.

Program JJ commits the City to providing financial incentives to developments in which five percent of units are affordable to ELI households. These incentives would apply to this site, if the affordability criteria is met.

Program EEE commits the City to incentivizing affordable housing development on sloped sites, including Morello Terraces.

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Paso Nogal
APN(s): 152-010-004 (outlined in blue)
The Paso Nogal site is a vacant 3.40-acre site located north of Paso Nogal Road’s junction with Pillon Real. The site is currently zoned as Single Family Low Density with a General Plan land use designation of Single Family with 15,000 square foot lots. The site is located on a hillside with a elevation gain of approximately 59 feet over a 286 feet distance, indicating an average of a 11.7 degree grade. The site has been identified as suitable for upzoning due to its proximity to existing single-family and multifamily uses.

The site is the next largest vacant site in Pleasant Hill. At the proposed zoning of Multi-family High Density (30-40 du/ac) the site is assumed to have a capacity of 102 lower-income units. The site is located in a moderate opportunity area on the western half of the city where fair housing issues are less concentrated and is directly adjacent to a high opportunity area. As such, the use of this site to accommodate low-income housing ensures the City’s commitment to Affirmatively Furthering Fair Housing and place-based strategies to overcome fair housing issues.

The City has discussed the proposed rezone with the property owner. Following the release of the Draft Housing Element for GPAC, Planning Commission, City Council review, the owner has twice

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contacted the City to discuss the proposed changes and show support for increased zoning density on the site. The owner supports the proposed rezone to allow 30 to 40 du/ac on the site.

Paso Nogal Vacant Site Summary
Site Description
Site Size 3.40 acres
Existing General Plan Land Use Single Family, 15,000 sq. ft. Lots Existing Zoning Single-Family Low Density
Proposed Land Use and Zoning Multi-Family Very Low Density Current Allowed Density 3 du/ac
Proposed Density 30-40 du/ac
Maximum Capacity 136
Realistic Capacity 102
Realistic Capacity by Income Category 102 lower
Current Use Vacant
Infrastructure Constraints
The Paso Nogal site lies adjacent to existing residential uses, with water and wastewater infrastructure in place.

Water service is provided by Contra Costa Water District (CCWD). The District’s water supply is sufficient to meet the needs of future residents on the site. The 2020 Urban Water Management Plan (UWMP) includes an analysis of water supply reliability for average, single-dry, and multiple dry water year types over the 25-year planning horizon. As outlined in the UWMP, in 2045 the District projects demand to equal 184,400 acre-feet and a total planned supply of 243,010 acre-feet (assuming average conditions), illustrating sufficient supply to meet projected population increases through the horizon year.

The District’s water supply reliability goal is to meet 100 percent of demand in normal years and a minimum of 85 percent of demand during dry conditions. The District’s ability to meet this goal is primarily due to the success of the District’s past water use efficiency measures, the reliability of the District’s existing contract for CVP water, and long-term water sales agreement with East Contra Costa Irrigation District (ECCID) as well as the investment in storage in Los Vaqueros Reservoir. In future years, multiple-dry year conditions may result in supply shortfalls of up to approximately 26,400 AF (15 percent of demand). Any potential supply shortfalls experienced during dry year conditions will be met through a combination of a short-term conservation program and/or short-term water purchases, consistent with the District’s FWSS. It is anticipated a planned purchase of up to 1,930 AF of additional water supply by 2045 in the 5th year of a multiple dry year is necessary to meet the water supply reliability goal.

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The Central Contra Costa Sanitary District provides water treatment service for the entire city. The District has sufficient capacity to meet the needs of future residents on the site under the proposed zoning. Wastewater treatment is provided at one centrally located plant, which is three miles north of Pleasant Hill at the junction of Interstate 680 and Highway 4 in unincorporated county land. The district is currently processing 34 million gallons of wastewater per day and has a total capacity of 54 million gallons per day.

Environmental Constraints
This site is located on a steep, hilly location that will require grading. Elevation profiles provided by Google Earth indicate a moderate 10 percent slope from the southernmost point of the parcel (at the intersection of Paso Nogal Road and Pillon Real) to the northern edge (at the intersection of Paso Nogal Road and Wildflower Drive), and a steep 26.0 percent slope at the center of the parcel measuring east to west. Additional information from a past preliminary development proposal from 2011, noted as much as a 33.74 percent average slope from east to west on the site. Although these slopes do not prohibit development, slopes greater than 20 percent require more extensive earth moving, retaining walls, and soil stabilization to create workable grades and prevent erosion.

Due to the costs involved with grading, the City has included additional development incentives under Program EEE to work to overcome financial constraints related to sloped sites. This 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, as well as
direct financial assistance to offset
the costs of grading. The program
also commits the City to seek out
partnerships with local non-profit
housing agencies in the pursuit of
State and Federal grant funding to
support affordable development on
the site, with a goal of obtaining
$200,000 in funding to support
affordable development on the site.

Site-Specific Conditions and
Constraints
Beyond the environmental
constraints listed above, there are
no site-specific constraints
prohibiting development. Public
comments mentioned the site as an
open space asset to the community,
however, the parcel is a privatelyowned residentially-zoned parcel and is not a protected open space
area or park. As shown in the image
above, the site is a vacant sloped

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hillside with little vegetation and no informal walking paths or trails.

Development standards for hillside parcels can potentially constrain housing development.

Regarding sloped sites, Municipal Code Section 18.20.120 states, “An applicant for development of a parcel with an average slope of 15% or greater shall apply for rezoning to HPUD in accordance with PHMC Chapter 18.35, unless already subdivided to its maximum density, and any development on the parcel must comply with PHMC §§ 18.35.040.B, D and E and 18.35.050. “
Based on this requirement, rezoning the site under current zoning requirements triggers PHMC

18.35.040 B, D, and E, which limit the grading to no more than 30 percent of the gross site area, height to no more than 35 feet, and density to no more than 2.9 du/ac. These requirements, however, are a constraint to housing development, and particularly lower-income housing development on this site. Through Program EEE, the City is committed to removing constraints to higher density residential multifamily residential uses imposed by Municipal Code Sections

18.20.120, 18.35.040, and 18.35.050.

Additionally, the City’s Residential Design Guidelines include guidelines for hillside areas that constrain development of larger structures, such as higher density multifamily uses. The Hillside Design Guidelines, however, only apply to single-family residential uses. Design for multifamily uses, regardless of slope, is guided by the City’s Multifamily Residential Design Guidelines or Objective Design Standards, depending on project affordability. Because affordable multifamily uses qualifying for streamlined ministerial review under SB 35 or SB 330 that comply with the City’s Objective Design Standards are not subject to discretionary design review, and Hillside Design Guidelines are not applicable to multifamily uses, the City’s Design Guidelines and Objective Standards are not a constraint to housing development on this site.

Outreach to Property Owner
As discussed above, the property owner has contacted the City on two occasions to discuss the proposed rezone. The owner supports the proposed rezoned to allow 30 to 40 du/ac on the site.

Through Program EEE, the City has committed to engaging the property owner to discuss potential development of the site, as well as to provide information on the various programs incentivizing housing production on the site (see information under the heading “Programs to Encourage Development” below) annually throughout the planning period.

Realistic Capacity Calculation Methodology
Realistic capacity for vacant residential sites is based on the minimum allowed density. As required by HCD, the City has included a commitment through Program C to require a minimum of 102 units on this site when rezoning the site to Multi-family High Density. For more information, please see the HCD’s Sites Inventory Guidebook, page 19.

Programs to Encourage Development:

Program C outlines requirements for sites rezoned to provide lower-income capacity. These sites 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.

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▪ accommodate a minimum of 16 units per site; and
▪ require a minimum density of 20 units per acre.

Program L commits the City to providing flexible parking standards for affordable housing.

Program M commits the City to providing streamlined ministerial review to affordable housing developments.

Program S commits the City to allowing additional density bonuses to 100 percent affordable developments.

Program EE commits the City to adopting incentives to encourage development on housing opportunity sites and vacant lower-income sites, potentially including, assistance with entitlement processing, flexible development standards, streamlined processing for affordable housing projects, and financial support when available. Incentives will be applied to projects incorporating a minimum of 20 percent of units affordable to lower-income households.

Program FF commits the City to adopt additional incentives to encourage affordable multi-unit projects in highest opportunity areas, high opportunity areas, and low-density moderate opportunity areas where fair housing issues are less concentrated. This site, Paso Nogal, is in a moderate opportunity area on the western portion of the city and would quality for all incentives under this program.

Program JJ commits the City to providing financial incentives to developments in which five percent of units are affordable to ELI households. These incentives would apply to this site, if the affordability criteria is met.

Program EEE commits the City to incentivizing affordable housing development on sloped sites, including Paso Nogal.

Summary of Vacant Sites
Table 4-30 shows vacant sites included in the inventory. With the exception of the Morello Terraces and Paso Nogal sites, all vacant sites are assumed for above-moderate capacity.

Environmental Constraints Associated with Above Moderate-Income Vacant Sites The Beatrice / Cleaveland vacant sites (PUD 410) are in a FEMA designated 100-year floodplain and are bounded by a creek. However, flood risk can be mitigated when the site is developed.

Some other sites above moderate sites identified in Table 4-30 have environmental constraints, such as being adjacent to creeks, adjacent to floodplains, and being on steep hills. However, each of the sites with these constraints are reserved for above income units which can reasonably mitigate risks and challenges when the site is developed.

Environmental constraints related to lower-income vacant sites are shown on the site summary pages above. As discussed above, these sites have constraints due to hillsides and slopes. To support the lower-income assumptions on the sites, the City has included Program EEE to work to help overcome constraints due to grading for affordable projects on these sites.

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Table 4-30 Vacant Sites
Address APN Size
(acres)
Existing
Zoning
Proposed
Land Use
Realistic
Capacity
RHNA
Income
Categories
Notes Environmental
Constraints
Morello Terraces
Morello Ave and
Paso Nogal Rd /
Netherby Pl
154-140-015 6.55 Single Family Low
Density
Multiple-family -
High Density (30-
40 du/ac)
196 196 lower Vacant site Site is sloped and
will require grading.

Paso Nogal
Paso Nogal Rd
and Pillon Real
north of 5 Pillon
Real
152-010-004 3.44 Single Family Low
Density
Multiple-family -
High Density (30-
40 du/ac)
102 102 lower Vacant site Site is located on a
steep, hilly location
that will require
grading.

Beatrice /
Cleaveland
Parcels
Interior parcel
Cleaveland Rd
west of 270
Cleaveland; 576,
590, 564, 570
Beatrice Road;
Northeast corner
Cleaveland Rd /
Beatrice Rd west
of 240 Cleaveland
Rd
149-130-020,
024, 021,
022, 023,
029, 030

5.13 (by
parcel:

2.47,

0.38,

0.36,

0.37,

0.36,

1.19,

2.19)
Planned Unit
District
Multi-Family
Medium Density
149
(by parcel: 51,
8, 7, 7, 7, 24,
45)
149 Above
Moderate
Sites do not need to
undergo lot
consolidation for
development
In a FEMA
designated 100-year
flood plain; creek
runs through sites
and may require
setbacks according
to PHMC
Mayhew Way and
Buskirk Ave
148-090-008 0.21 Professional &
Administrative
Offices
Office23 5 5 Above
Moderate
Consider lot
consolidation with
148-090-028
None
1900 Oak Park
Blvd
149-284-007 0.32 Neighborhood
Business
Mixed Use
Neighborhood
4 4 Above
Moderate
Vacant commercial
site on the corner of
two arterials
None
23 This site will require a conditional use permit (CUP) for use as a residential site.

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Address APN Size
(acres)
Existing
Zoning
Proposed
Land Use
Realistic
Capacity
RHNA
Income
Categories
Notes Environmental
Constraints
1680 Oak Park
Blvd
149-260-020 0.45 Single Family–-
7000 sq ft Lots
Mixed Use
Neighborhood
6 6 Above
Moderate
Vacant residential
site in an
established
neighborhood on a
major arterial
None
Interior Parcel
Topaz Ln abutted
by: 216
Devonshire,
100/150 Topaz
152-021-016 2.12 Single Family–-
15,000 sq ft Lots
Single-Family Low
Density
4 4 Above
Moderate
Vacant residential
site in an
established
neighborhood
On a steep hill
Paso Nogal Road
southwest of 10
Pillon Real
152-010-028 0.29 Single Family–-
15,000 sq ft Lots
Single-Family Low
Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
On a steep hill
5 Pillon Real 152-010-016 0.93 Single Family–-
15,000 sq ft Lots
Single-Family Low
Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Flag parcel
between 2048
and 2060 Buttner
Road
164-052-029 0.50 Single Family–-
20,000 sq ft Lots
Single-Family Low
Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
20 Donkey Flats
Court
164-052-026 0.46 Single Family–-
20,000 sq ft Lots
Single-Family Low
Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Slater Avenue and
Taylor Boulevard
164-060-017 0.32 Single Family–-
20,000 sq ft Lots
Single-Family Low
Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
1986 Geary Road 170-242-073 0.35 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
170-242-072 was
split between 170-
242-073 and 170-
232-035
Next to creek, may
require appropriate
setbacks according
to PHMC
2272 Pleasant
Hill Road
149-010-095 0.29 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None

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Address APN Size
(acres)
Existing
Zoning
Proposed
Land Use
Realistic
Capacity
RHNA
Income
Categories
Notes Environmental
Constraints
24 Waterberry
Court
166-070-044 0.29 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
30 Oakvue Lane 149-172-038 0.26 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
83 Roberta
Avenue
149-171-026 0.23 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Oakvue Lane
north of 295
Oakvue Lane
149-172-023 0.36 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Approximately
600 Block
Gregory Lane
149-010-036 0.62 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood on a
major arterial
None
South corner
Taylor Blvd and
Pleasant Hill Rd
164-030-008 1.17 Single Family–-
10,000 sq ft Lots
Semi-Public and
Institutional
3 3 Above
Moderate
Vacant site adjacent
to Oasis Christian
Fellowship
None
389 Camino Las
Juntas
152-092-027 0.33 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
On a steep hill
387 Camino Las
Juntas
152-092-026 0.33 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
On a steep hill
North of
westward curve
on Iron Hill Street
164-560-049 0.73 Hillside Planned
Unit District
Single-Family
High Density
3 3 Above
Moderate
Vacant residential
site in an
established
neighborhood
Portion of site is on
a very steep hill with
a flatter section
adjacent to Reliez
Valley Rd

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Address APN Size
(acres)
Existing
Zoning
Proposed
Land Use
Realistic
Capacity
RHNA
Income
Categories
Notes Environmental
Constraints
Reliez Valley
Road at city limits
164-560-048 0.19 Hillside Planned
Unit District
Single-Family
High Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Adjacent to 406
Kahrs Avenue
(City is currently
(April 2023)
working to issue
a Conditional
Certificate of
Compliance)
149-032-038 0.19 Single Family–-
7000 sq ft Lots
Single-Family
High Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Approximately
1755 Roche Drive
153-060-011 0.41 Single Family–-
7000 sq ft Lots
Single-Family
High Density
2 2 Above
Moderate
Vacant residential
site in an
established
neighborhood
Next to Grayson
Creek, may require
appropriate
setbacks according
to PHMC
245 Gregory Lane 150-141-002 0.19 Single Family–-
7000 sq ft Lots
Single-Family
High Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
243 Gregory Lane 150-141-003 0.19 Single Family–-
7000 sq ft Lots
Single-Family
High Density
1 1 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Interior parcel
bounded by
Camino Las
Juntas and
Tanager Heights
Ln
152-070-053 0.76 Single Family–-
10,000 sq ft Lots
Multi-Family Very
Low Density
6 6 Above
Moderate
Vacant residential
site in an
established
neighborhood
On a steep hill
Flag parcel on
Topaz Lane east
of 685 Paso
Nogal Road
152-030-053 0.73 Single Family–-
10,000 sq ft Lots
Single-Family
Medium Density
6 6 Above
Moderate
Vacant residential
site in an
established
neighborhood
None
Southeast corner
Taylor Blvd /
Morello Ave
152-352-027 0.30 Planned Unit
District
Multi-Family Low
Density
4 4 Above
Moderate
Vacant residential
site at the corner of
two arterials
None

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Progress Toward the RHNA
The table below calculates capacity to meet the RHNA through pending and approved projects, ADUs, and Vacant Sites.

Lower
Moderate Above
Moderate Total
Very Low Low
RHNA 566 326 254 657 1,803
Pending and Approved 2 104 14 259 379
ADUs 60 60 60 20 200
Vacant Sites 149 149 0 210 508
Remaining RHNA 355 13 180 168 716
The City’s combined lower-income RHNA is 892 units. If the City cannot provide capacity for 50 percent of this total (446 units) through pipeline projects, ADU projections, and vacant sites, HCD will automatically presume that the existing uses on nonvacant sites impede residential development.

The table below calculates the City’s progress toward the RHNA through Pending and Approved Projects, ADUs, and vacant sites. As shown, the City has met the goal of providing at least 50 percent of the lower-income RHNA through pending projects, ADUs, and vacant sites.

Lower-Income Capacity Summary, Pending, ADUs, and Vacant Lower-income Sites Type Combined Lower-Income Capacity in Units
Pending and Approved Projects 106
ADUs 120
Vacant Sites 298
Total 524
50% of Lower Income RHNA (goal) 446
Capacity beyond Goal +78

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Underutilized Sites and Redevelopment Trends
Vacant sites are becoming less common in Pleasant Hill, which means that in response to high demand for new residential housing, underutilized sites across the city are set to redevelop into new, more dense uses that accommodate a larger amount of housing. This section identifies the City’s methodology for evaluating the potential impediments imposed by existing uses on underutilized sites and illustrates market demand for high density redevelopment through an analysis of local and regional development trends.

Existing Uses and Potential Impediments
To quantify and evaluate the potential impediment of existing uses, the City calculated the ratio of current assessed improvement value to current assessed land value. Generally, lower ratios suggest that existing uses are less likely to constitute an impediment to redevelopment. Recent multifamily and mixed-use residential developments have ratios between 0 and 2.7 (Choice in Aging), but are generally less than 1.0. Based on this, in combination with the growing scarcity of developable land and increased interest in redevelopment projects regionally, the City considers ratios under 2.0 as evidence that existing uses do not constitute an impediment to moderate and above moderate income residential and mixed use redevelopment. Further, although Choice in Aging is an affordable redevelopment project (81 of 82 units affordable to lower income seniors) with a higher ILV (2.7), the City considers ratios below 1.0 as evidence that existing uses do not constitute an impediment to lower income residential and mixed use redevelopment. As such, the City did not assume lower income capacity on any parcels within an underutilized site with an improvement to land value ratio (ILV) greater than 1.0.

In addition to ILV, the City also considered building age in the identification of sites with potential for redevelopment or intensification. Buildings that are more than 30 years old (built prior to 1993) often require costly repairs and maintenance, while buildings more than 50 years old (built prior to 1973) typically require replacement or substantial remodeling to be leasable at market rates, particularly non-residential and multifamily developments. Sites C, D, E, G, F, G, H, I, and J include structures built prior to 1970. For sites with multiple structures, the City did not assume lowerincome capacity on any parcels with structures constructed after 1990. Further the structure at site K was constructed in 1987 and is more than 30 years old.

Local Development Trends
Table 4-31 provides a list of recently completed or in progress housing developments that have occurred on underutilized sites in the city and region. These sites are those which meet at least one of the following criteria:
▪ Commercial/office/nonresidential/PUD zoned sites that have been redeveloped for residential uses (dedicated, or mixed-use)
▪ Residential projects that resulted in increased density/upzoning of the existing zone ▪ Redeveloped residentially zoned sites (excluding individual single-family homes) ▪ Subdivision of residentially zoned sites for further housing development ▪ Redevelopment performed towards a mixed-use concept

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The two most recently approved large multi-family housing developments, the Choice in Aging Campus and 85 Cleaveland, are both built on previously underutilized sites. Both sites included the redevelopment of aging structures with underutilized or vacant uses. These sites, in combination with the regional development trends summarized in Table 4-32, provide the basis for typical density assumptions for redevelopment sites by income level.

Choice in Aging, a 100 percent affordable senior development, will provide 81 units of low-income senior housing and one manager’s unit on 1.12 acres of land, creating a density of 73.2 dwelling units per acre. The Choice in Aging property is currently a four-acre site with an existing commercial structure zoned Planned Unit Development and improvement to land value ratio of 2.7.

The site is being subdivided into two lots with the residential parcel totaling 1.12 net acres. The residential parcel will be designated as Multi-Family Very High Density, which allows for 40 to 73 dwelling units per acre. The development will build out to 100 percent of its maximum density under its zoning designation.
85 Cleaveland, Pleasant Hill’s largest multi-family housing development, will provide 189 units of mostly market-rate housing on 2.33 acres of land with an improvement to land value ratio of 1.2 prior to redevelopment, creating a density of 81 dwelling units per acre. 85 Cleaveland was zoned as a part of Planned Unit District No. 943, which is a part of the Downtown Specific Plan. 85 Cleaveland’s rezoning required an amendment to the 1991 Downtown Specific Plan to remove the parcel from the plan area. Additionally, the City, in preparation for this historic multi-family development, has created a special General Plan land use designation, Multi-Family Cleaveland Very High Density, just for the 85 Cleaveland parcel. This new designation allows for 40 to 93 dwelling units per acre, a new high for the City.

Given the continuing trends towards higher density redevelopment in Pleasant Hill as evidenced by these two projects, it is assumed that, after adjusting for land use controls, the typical density of projects in Pleasant Hill will be at 95 percent of their maximum allowed density under its zoning designation. With the stable high value of land in Pleasant Hill, affordable projects are assumed to have higher density to make up for land expenses and initial capital costs.

Regional Development Trends
Table 4-32 identifies recent development projects in the region and identifies the characteristics shared with nonvacant housing opportunity sites included in the sites inventory to support assumptions related to market demand and the feasibility of redevelopment. Characteristics evaluated include improvement to land value ratio, site size, existing uses, density of redevelopment, and mix of affordable units.

The findings of this analysis provide evidence of the following:
▪ Residential and mixed-use developments built on commercial properties are feasible in the region;
▪ Residential developments that are 100% affordable to a majority of lower-income households are feasible in the region;
▪ High densities for 100% affordable housing built on commercial parcels are feasible in the region; and

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▪ High densities for mixed use redevelopment projects built with a mix of incomes are feasible in the region.

Conclusion
Table 4-31and Table 4-32 provide a comprehensive review of redeveloping or developed sites that provide evidence of both the market demand and sufficient incentive towards the future growth of redevelopment on underutilized sites in the city and region, and support feasibility assumptions related to underutilized sites included in the sites inventory.

In summary, sites that are significantly undervalued (improvement-to-land-value ratio less than 1.0 for lower income, and less than 2.0 for moderate income), have aging non-residential uses (buildings greater than 50 years old for lower income, 30 years old for moderate income and market rate), and those where a large portion of the site is used for parking are anticipated to have a higher likelihood of development in the planning period. These factors were informed by GIS data, County assessor data, multiple General Plan Advisory Committee meetings, a multi-day community design charette, two community workshops, information provided by the Planning Commission and City Council, and knowledge of past and current development projects.

In conclusion, redevelopment trends, both locally and regionally, related to redevelopment of commercial, retail, or office uses into residential uses suggest that existing commercial uses are not an impediment.

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Table 4-31 Recent Underutilized Sites Redeveloped for Residential uses, 2017-2022 Application Address APN Net Units Existing/Previous Use Project Description Result PLN 21-0294
490 Golf Club Rd
“SAHA” (Choice in
Aging)
153-030-004
82 (81 Low, 1
Above
Moderate)
75+ year old office building
currently in use by Mt. Diablo
Center for Adult Day Care
Demolish existing 75+ year old
non-residential use Mt. Diablo
Center for Adult Day Care Center
and build three story deedrestricted 81-unit low-income senior complex with 1 above
moderate-unit reserved for onsite management
Approved, site
improvements
underway
PLN 18-0359 85 Cleaveland Rd
“Blake-Griggs” 150-210-059
189
(9 Low, 10
Moderate, 170
Above
Moderate)
Abandoned Wells Fargo Bank
office building and parking lot
Demolish abandoned office
building and build new 189-unit
multi-family complex with 19
deed restricted units
Under
Construction
PLN 17-0013
2150, 2198 Pleasant
Hill Rd
“Reliez Terraces”
149-051-021
thru 149-051-
037
16 (Above
Moderate)
Molino’s Ravioli commercial
building/ restaurant (2150)
and single-family home
(2198)
Demolished commercial building
and single-family home and built
a 17 unit planned unit
development.

Under
Construction
PLN 19-0028 401 Taylor Blvd 153-050-057
153-050-058
37 (31 above
moderate and 6
ADU’s (deed
restricted to low
income)
Office building
Demolish existing office building
and build a 31 small lot single
family with six deed restricted
lower-income ADUs.

Under
Construction
MS 08-002 and
ARC 10-007 297 Cortsen Road
166-050-007
166-060-045
166-070-048
3 (1 existing)
Above Moderate Single family residence Four lot subdivision Map approved;
construction not
started.

PLN 19-0416 574 Creekside Rd 152-091-031 1 Above
Moderate Vacant Single Family Residence Completed
PLN 19-0323 Corner of Oak Park
and Manor Road 170-082-009 Two Above Moderate Units Vacant Two lot subdivision Under construction PLN 17-0063 2187 & 2189 Pleasant
Hill Road
166-090-068
166-090-069
Two Above
Moderate Units Single Family Residence Three lot subdivision Completed PLN 22-0015 255 Rainbow Lane 170-020-020 1 (1 existing) Above Moderate Single family residence Two lot subdivision Under Planning Review PLN 20-0123 425 Roberta Avenue 149-143-013 1 (1 existing) Above Moderate Single family residence Two lot subdivision Approved PLN 19-0345 Lot 27 (Janin Place) 154-140-027 1 (1 existing) Above Moderate Vacant New single-family residence Approved

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Application Address APN Net Units Existing/Previous Use Project Description Result PLN 19-0002 230-240 Cleaveland
Rd 149-130-032
7 (two existing
residences) 1
low income, 1
very low income
and 5 above
moderate
Two single family residences
Demolish two SF residential
units, and build nine-unit multifamily residential
Under Planning
Review
PLN 15-0339 100 Mayhew Way 148-070-004
44 Above
Moderate & 15
ADU’s
PGE Office Building
Demolish existing building and
build 44 small lot single family
residential units and 15 ADU’s
Completed
PLN 14-0371 Taylor Blvd and
Mercury Wy
152-070-003
152-070-010
152-070-012
152-070-014
152-070-016
18 Above
Moderate Units
(6 ADU’s Low
Income)
Vacant Develop 18 single family
residential units and 6 ADU’s Completed
PLN 21-0192 Sancerre Village 148-490-049
8 (6 Above
Moderate and 1
low and 1 very
low ADU)
Vacant Eight unit single family
residential subdivision
Modification to
previously
approved plan
PLN 19-0216 590 Creekside Rd 152-091-004
2 (1 existing
unit) Above
Moderate
Single family residence Three lot subdivision Final Map approved
PLN 18-0383 1750 Oak Park Blvd 149-271-014
34 Above
Moderate units
& 7 ADU’s
Library
Demolish and relocated library
and build 34 small lot single
family residences with 7 ADU’s
Under
construction
PLN 18-0367 0 McKissick Street 149-061-026 &
149-061-033
4 Above
Moderate Vacant Four lot subdivision Under construction Table 4-32 Regional Development Trends
Project Units Existing Use
Project Description,
including Improvement
to Land Value Ratio
(ILV), if known Similar Housing Opportunity Sites
Heritage Point,
1550-1540 Fred
Jackson Way,
North Richmond
42 (41
affordable)
Single-family, vacant
commercial, and
vacant underutilized
parcels
Completed in 2019
Density: 60 du/ac (117
percent of max)
ILV: unknown
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Affordable development similar to sites: A, C, D, J, K
Redeveloped commercial/retail uses similar to sites: C, D, E, G, I, J High density development (greater than 40 du/ac) similar to sites: C, D,

E, G, H, I, J, K, L
The
Argent/Concord
181 (179 lower
income, 2
moderate/above
moderate
income)
Underutilized/vacant
commercial site
Under Construction
Density: 110 du/ac (110
percent of max)
ILV: 0.0
Large site (greater than 150 units) similar to sites: A, H Affordable development similar to sites: A, C, D, J, K
Redeveloped commercial/retail uses similar to sites: C, D, E, G, I, J Very high-density development (greater than 70 du/ac) similar to site A.

Extremely Low ILV similar to sites: A, D, E, H, K

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Project Units Existing Use
Project Description,
including Improvement
to Land Value Ratio
(ILV), if known Similar Housing Opportunity Sites
RMG Affordable
Housing,
Concord
75 (30 lower
income, 45
moderate/above
moderate
income)
Underutilized
commercial and retail
Under Construction
Density: 136 du/ac (136
percent of max)
ILV: 0.28
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Mixed Income development similar to sites: G, H, I
Redeveloped commercial/retail uses similar to sites: C, D, E, G, I, J Very high density development (greater than 70 du/ac) similar to sites:

Extremely Low ILV similar to sites:
25 Harbour Way,
Richmond
62 (54 low-, 7
very low-, and 1
market rate)
Underutilized
industrial warehouse
Completed in 2016
Density: 67 du/ac
ILV: unknown
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Affordable development similar to sites: A, C, D, J, K
High density development (greater than 40 du/ac) similar to sites: C, D,

E, G, H, I, J, K, L
901 Los
Medanos Street,
Pittsburg
30 (29 very low-,
one market rate)
Underutilized
industrial warehouse
Completed in 2022
Density: 61 du/ac (211% of
max)
ILV: unknown
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Affordable development similar to sites: A, C, D, J, K
High density development (greater than 40 du/ac) similar to sites: C, D,

E, G, H, I, J, K, L
2100-2200 Nevin
Avenue,
Richmond
271 (187 low-, 81
very low-, 3
market rate)
Underutilized office
building
Completed in 2021
Density: 67 du/ac
ILV: unknown
Large site (greater than 150 units) similar to sites: A, H Affordable development similar to sites: A, C, D, J, K
Redeveloped commercial/retail uses similar to sites: C, D, E, G, I, J High density development (greater than 40 du/ac) similar to sites: C, D,

E, G, H, I, J, K, L
28901-28987
Mission
Boulevard,
Hayward
151 very low Underutilized auto
repair building
Completed in 2016
Density: 105 du/ac
ILV: unknown
Large site (greater than 150 units) similar to sites: A, H Affordable development similar to sites: A, C, D, J, K
Redevelopment auto repair use similar to sites:

Very high-density development (greater than 70 du/ac) similar to site A. 1665 Chestnut
Street, Livermore
158 (112 lower-,
46 market rate)
Underutilized large
retail buildings
Completed in 2021
Density: 158 du/ac (130% of
max.)
ILV: unknown
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Mixed Income development similar to sites: G, H, I
Redeveloped commercial/retail uses similar to sites: C, D, E, G, I, J Very high-density development (greater than 70 du/ac) similar to site A.

Galindo Terrace,
Concord
62 (61 lower, 1
market rate)
Redevelopment of
gas station
Under Construction
Density: 116 du/ac (116
percent of max)
ILV: 0.57
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Affordable development similar to sites: A, C, D, J, K
Redeveloped gas station uses similar to site K.

Very high-density development (greater than 70 du/ac) similar to site A.

Extremely Low ILV similar to sites: A, D, E, H, K
1910 North Main,
Walnut Creek
135 residential
units and 7,000
square feet of
commercial
space
Redevelopment of a
one-story restaurant
and parking lot, the
project includes 11
very low-income units
for a density bonus
Under Construction
Density: 139 du/ac (136% of
max.)
ILV: 1.56
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Market rate development similar to site L.

Redeveloped commercial/retail uses similar to sites: C, D, E, G, I, J Mixed use development, similar to sites: all
Very high-density development (greater than 70 du/ac) similar to site A.

Moderate ILV similar to sites: C, F, G, I, J
699 Ygnacio,
Walnut Creek
96 (95 low- and 1
moderate)
Redevelopment of a
gas station and
related structures
Under Construction
Density: 110 du/ac (222% of
max.)
ILV: 0.0
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Affordable development similar to sites: A, C, D, J, K
Redeveloped commercial/uses similar to sites:

Very high-density development (greater than 70 du/ac) similar to site A.

Extremely Low ILV similar to sites:

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Project Units Existing Use
Project Description,
including Improvement
to Land Value Ratio
(ILV), if known Similar Housing Opportunity Sites
1380 N.

California
Boulevard,
Walnut Creek
95 units
(including 20
“hotel” units
designed to be
convertible to full
residential
dwelling units)
and 15,000
square feet of
commercial
space
Redevelopment of a
one-story McDonalds
restaurant and
parking lot
Proposed Development
Density: 141 du/ac (285% of
max)
ILV: 0.77
Year: unknown
Small site (0.5-1.5 acres) similar to sites: C, D, I, J, L Mixed Income development similar to sites: G, H, I
Mixed use development, similar to sites: all
Redeveloped commercial/retail uses similar to sites: C, D, E, G, I, J Very high-density development (greater than 70 du/ac) similar to site A.

Extremely Low ILV similar to sites: A, D, E, H, K

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Underutilized Housing Opportunity Sites
Demand for non-vacant site redevelopment in Pleasant Hill is still high, as evidenced in Table 4-31, and is expected to continue moving into the sixth cycle. The following housing opportunity sites have been identified as feasible sites for redevelopment within the sixth cycle. These sites are underutilized with low-density uses, large parking lots, old structures, and low improvement values compared to land values.

The City has notified all property owners of housing opportunity sites regarding their property’s inclusion within the sites inventory. Property owners that have felt that redevelopment at the proposed zoning designation was not feasible in the planning period were removed from consideration at this time.

In calculating unit capacity by income category, the sites inventory uses conservative estimates for mixed use housing opportunity sites. Although many of the mixed use sites allow 100 percent residential use, the sites inventory assumes a typical use mix of 75 percent residential and 25 percent nonresidential to ensure that the City provides enough available capacity to realistically meet the RHNA. Housing Opportunity Sites not positioned along Contra Costa Boulevard (sites A, H, I, J, K, and L) allow up to 100 percent residential uses. No mixed-use housing opportunity sites allow for less than 50 percent residential uses.

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Site A: Diablo Valley College Overflow Parking Lot
APN(s): 153-030-054 (outlined in blue)
Site A is composed of a large, singular parcel located at 440 Golf Club Road located in a moderate resource area near high-quality transit opportunities, amenities, and educational opportunities. The property is underutilized as an overflow surface parking lot for Diablo Valley College, which is located immediately south of the parcel. The parcel is owned by the Contra Costa Community College District (4CD). The parking lot, even during school days, often does not reach half its capacity. The current land use designation is School and the zoning is Single-family Residential. he proposed land use and zoning is Mixed Use Very High Density, 70-100 dwelling units per acre.

The site is considered underutilized based on extremely low improvement to land value ratio, as well as the additional density, FAR, height, and lot coverage available under the proposed zoning to Mixed Use Very High Density (70-100 du/ac). Uses on the site (parking) do not impede additional development. From a fiscal perspective, the property has an extremely low improvement ratio of

0.16 with the improvement value of the parking lot being $692,298 and the land value assessed at $4,156,736. The site’s proximity to the Choice in Aging site, which is a high-density senior facility currently under construction, makes Site A a prime location for high density housing.

If fully built-out the site can accommodate more than 700 units under definitions of the Mixed Use Very High-Density designation (70-100 du.ac), however, a more realistic capacity assumes development on seven acres of the site, which equates to 350 units. Given the density above the lower-income default density threshold (70-100 du/ac) and public ownership of the property, the site is appropriate for lower-income capacity. The City has allocated the realistic capacity of 350 units at the site toward lower-income capacity to meet the RHNA.

The City met with the representatives of Diablo Valley College to discuss plans for rezoning, who expressed interest in the City’s plans for rezoning the site. Additionally, recent projects, including both Choice in Aging (redevelopment of aging office building) and 85 Cleaveland (redevelopment of

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vacant office/commercial use and parking lot) provide examples that support feasibility of redevelopment on this site, as they are examples of high density multifamily redevelopment on underutilized sites with low ILV. Additionally, Choice in Aging illustrates the feasibility of developing fully affordable projects on underutilized sites in Pleasant Hill, as is assumed at Site A. For a comparison to regional development trends, please see Table 4-32.

Table 4-33 Site A Summary
Site Description
Site Size 10 acres (seven acres used to calculate lower-income realistic capacity)
Existing General Plan Land Use School
Existing Zoning Single Family – 7,000 Sq. Ft. Lots (R-7), 4.6-7.3 du/ac Proposed Land Use and Zoning Mixed Use Very High Density, 70-100 du/ac Current Allowed Density 7 du/ac
Proposed Density 70-100 du/ac
Maximum Capacity 700
Realistic Capacity 350
Realistic Capacity by Income Category 350 Lower
Current Use Institutional – Parking lot
Improvement Ratio (Improvement Value/Land Value) 0.17 (Extremely low) Year of Construction N/A
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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164 Certified November 22, 2023
Site C: TAP Plastics (TAP 1)
APN(s): 127-050-052 (outlined in blue)
Site C is composed of a single 0.58-acre parcel located at 1476 and 1478 Contra Costa Boulevard in a moderate resource area with access to high-quality transportation opportunities and services along Contra Costa Boulevard. The site is underutilized with one existing single-story structure and a large parking lot. The 7,897 square foot building built in 1960 is occupied by two tenants: TAP Plastics and Sherwin William’s Paints. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on age of the existing structure, low improvement to land value ratio, as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial use on the site does not impede additional development. Given the 60-year age of the structure, its prime location along Contra Costa Boulevard, and its proximity to other high density residential development, the site is poised to be a site of high interest for residential development. The site is very underdeveloped compared to existing surrounding structures east of the site. Although the density meets the default density threshold for lower income housing, due slightly higher improvement to land value ratio (1.29) the site is not assumed toward lower-income capacity goals.

The City has allocated the realistic capacity of 20 units at the site toward moderate-income capacity to meet the RHNA.

TAP 1
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Table 4-34 Site C Summary
Site Description
Site Size 0.58 acres
Existing General Plan Land Use Mixed Use, 12-40 du/ac
Existing Zoning Retail Business
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 12-40 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 40
Realistic Capacity 20
Realistic Capacity by Income Category 20 Moderate
Current Use Commercial – Community
Improvement Ratio (Improvement Value/Land Value) 1.29
Year of Construction 1960
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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166 Certified November 22, 2023
Site D: Estates Consignment (Consignment or TAP2)
APN(s): 127-061-030 (outlined in blue)
Site D is composed of a single 0.95-acre parcel located at 1500 Contra Costa Boulevard in a moderate resource area with access to high-quality transportation opportunities and services along Contra Costa Boulevard. The site is underutilized with one existing single-story structure and a large parking lot. The 11,460 square foot building was built in 1959 and is occupied by Estate Consignments. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on age of the existing structure, extremely low improvement to land value ratio, as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial use on the site does not impede additional development. Site D has a structure that has just reached 60 years old and has a large parking lot that makes it a much less dense use compared to surrounding properties. Additionally, according to assessor parcel data, the site has a higher land value than improvement value. The land is assessed at $2,192,600 and the improvement value is $1,130,040. This would make an improvement value ratio of 0.52, an extremely low ratio indicating a high demand for higher value uses. Given the density above the lower-income default density threshold (40-70 du/ac) and underutilization, the site is appropriate for lower-income capacity. The City has allocated the realistic capacity of 33 units at the site toward lower-income capacity to meet the RHNA.

Recent projects, including both Choice in Aging (redevelopment of aging office building) and 85 Cleaveland (redevelopment of vacant office/commercial use and parking lot) provide examples that support feasibility of redevelopment on this site, due to low ILV and extended age of existing improvements on site. Additionally, Choice in Aging illustrates the feasibility of developing fully TAP 1
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affordable projects in Pleasant Hill, as is assumed at Site D. For a comparison to regional development trends, please see Table 4-32.

Table 4-35 Site D Summary
Site Description
Site Size 0.95 acres
Existing General Plan Land Use Mixed Use, 12-40 du/ac
Existing Zoning Retail Business
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 12-40 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 66
Realistic Capacity 33
Realistic Capacity by Income Category 33 Lower
Current Use Commercial – Community
Improvement Ratio (Improvement Value/Land Value) 0.52
Year of Construction 1959
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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168 Certified November 22, 2023
Site E: Gregory Gardens Shopping Center
APN(s): 150-052-009
Located at 1601 to 1699 Contra Costa Boulevard, Site E is a singular 3.59-acre parcel composed of a 43,902 square foot single-story structure that makes up the Gregory Gardens Shopping Center in a moderate resource area with access to high-quality transportation opportunities and services along Contra Costa Boulevard. The structure was built in 1950 and has fifteen tenants: California Dining and Barstools furniture store (1601), Donut King dessert shop (1607), Pho Saigon City #2 Vietnamese sit-down restaurant (1617), Pleasant Day Family Spa (1625), Cybercopy print shop (1631), MVP Sportscards specialty store (1637), Park Avenue Cleaners (1643), New York Pizza & Pasta (1649), Escape from Fisherman’s Wharf seafood restaurant (1661), Bay Area Properties real estate office (1663), Grocery Outlet (1671), National Liquors (1683), Perfect Haircuts & Nails (1687), Blue Cave Smoke Shop (1691), and Goodwill of the Greater East Bay, Pleasant Hill thrift store (1699). The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is heavily underutilized, as evidenced by its large parcel size, 72-year-old vintage, expansive parking lot, and extremely low improvement to land value ratio (0.32), as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial uses on the site do not impede additional development. With access to Contra Costa Boulevard, and a long history of commercial tenants, the site is tailored towards mixed use development. The site’s land value also vastly exceeds its improvement value. The site’s assessed land value is $5,236,880, while its improvement value is $1,696,444. This would create an improvement value ratio of 0.32, indicating a high degree of underutilization and an extremely high demand for higher value uses. Although the proposed density meets the default density threshold for lower income housing, the site is not assumed toward lower-income capacity goals. The City has allocated the realistic capacity of 126 units at the site toward moderate-income capacity to meet the RHNA.

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Table 4-36 Site E Summary
Site Description
Site Size 3.59 acres
Existing General Plan Land Use Commercial and Retail
Existing Zoning Retail Business
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 0 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 251
Realistic Capacity 126
Realistic Capacity by Income Category 126 Moderate
Current Use Commercial – Shopping Center / Supermarket
Improvement Ratio (Improvement Value/Land Value) 0.32
Year of Construction 1950
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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170 Certified November 22, 2023
Site F: Contra Costa Boulevard – Gregory Lane North (CCB-GREG North) APN(s): 150-123-028, 150-123-025, 150-150-066, 150-123-023, 150-023-024 (outlined in blue) Site F is composed of five continuous parcels totaling 2.89 acres located between Vivian Drive and Woodsworth Lane, in a moderate resource area with access to high-quality transportation opportunities, amenities, and services along Contra Costa Boulevard. Street addresses include 1825, 1845, 1855, 1873, 1881, and 1885 Contra Costa Boulevard; 33 and 41 Woodsworth Lane; and 15 and 25 Vivian Drive. The site is underutilized with seven buildings and a large amount of parking.

The existing land use is Mixed Use, 20-40 dwelling units per acre.

The site is considered underutilized based on age of the existing structures, large parking areas, and low improvement to land value ratio (1.48), as well as the additional density, FAR, height, and lot coverage available under the existing land use designation of Mixed Use (20-40 du/ac). The existing commercial uses on the site do not impede additional development. 41 Woodsworth Lane is a small parcel at the southern end of the site that consists of one single story structure and a parking lot with approximately 15 spaces. The 2,780 square foot structure built in 1954 on the site, is occupied by Sichuan Fortune House sit-down restaurant, which opened at the location in January 2014.

To the east of 41 Woodsworth is a small shopping strip that consists of one single story structure and a parking lot that approximately takes up half of the parcel. The 5,832 square foot shopping strip built in 1963 consists of addresses 1873 thru 1893 Contra Costa Boulevard and 33 Woodsworth Lane. The shopping strip has four tenants: Cigarettes! Outlet (1873), Sue’s Hair Salon (1881), Pleasant Day Spa (1885), and Launderland (33 Woodsworth Lane).

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The central portion of Site F Is composed of two parcels which contain two single story structures and a large parking lot. These sites comprise the Pleasant Hill Service Center at 1845 and 1855 Contra Costa Boulevard. All tenants at the shopping center are catered towards car repair and service. 1845 Contra Costa Boulevard is a 6,624 square foot building built in 1985 with one tenant:

Big O Tires. 1855 Contra Costa Boulevard is a 9,965 square foot building built in 1985 with four tenants: Walnut Creek Automotive, Mike’s Automotive Service, and JT Motors.

The northeastern-most parcel of Site F has a singular one-story structure with rear parking that comprise 1825 and 1827 Contra Costa Boulevard. The structure is 5,192 square feet and was built in 1964. There is currently one tenant: Custom Car Alarms.

The northern parcel of Site F has two single-story structures with a large parking lot that comprise 15 and 25 Vivian Drive. The two structures, both built in 1988, total up to 12,168 square feet. There are currently four tenants on the parcel: Leslie’s Pool Supplies (25), I heart art studio (15A), Youth Homes Thrift Shop (15B), and Kunio’s Automotive Repair (15E).

Site F contains many structures are all of an advanced age, with most buildings built in the late 1950s and early 1960s. The site is also fragmented with a large portion dedicated to parking lots, which suggests heavy underutilization. Given the site’s direct access to traffic existing from Interstate 680 South, the site provides ample opportunities for high traffic commercial and highly serviced residential uses. The site also provides walkable access to Pleasant Hill Library, Crescent Plaza, and Safeway, making it an excellent location for sustainable low-income housing. Although the site currently allows 20-40 dwelling units per acre, which meets the default density standard for existing zoning for lower-income capacity, due to slightly higher improvement to land value ratio (1.48), the site is not assumed toward lower-income capacity goals. The City has allocated the realistic capacity of 57 units at the site toward moderate-income capacity to meet the RHNA.

Table 4-37 Site F Summary
Site Description
Site Size 2.89 acres
Existing General Plan Land Use Mixed Use, 20-40 du/ac
Existing Zoning Planned Unit District No. 548
Proposed Land Use and Zoning Mixed Use, 12-40 du/ac
Current Allowed Density 20-40 du/ac
Proposed Density 12-40 du/ac
Maximum Capacity 115
Realistic Capacity 57
Realistic Capacity by Income Category 57 Moderate
Current Use Commercial – General
Commercial – Community (1873)
Commercial – Office/Medical (1825)
Improvement Ratio (Improvement Value/Land Value) 1.48
Year of Construction 1954 (41), 1963 (1873-1893, 33), 1964 (1825, 1827), 1985 (1845, 1855), 1988 (15, 25)

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Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint Site G: Contra Costa Boulevard – Gregory Lane South (CCB-GREG South) APN(s): 150-150-019, 150-150-055, 150-150-058, 150-150-040, 150-150-079, 150-150-080 (outlined in blue) Site G is composed of five continuous parcels totaling 2.73 acres located between Woodsworth Lane and Gregory Lane with street addresses 1907, 1945, 2001, 2045, and 2049 Contra Costa Boulevard, in a high resource area with access to high-quality transportation opportunities, amenities, and services along Contra Costa Boulevard. The site is underutilized with nine buildings and a very large amount of parking. The opportunity site can be split into five distinct sections which have their own parking lots. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on age of the existing structures, large parking areas, and improvement to land value ratio, as well as the additional density, FAR, height, and lot coverage

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available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial uses on the site do not impede additional development.

The first section, composed of a singular parcel at 2049 Contra Costa Boulevard, consists of a singular two-story structure built in 1973. The building is currently being leased by two tenants: VIP Smog, Diablo Ink Tattoo, and Pleasant Hill Psychic. The building also contains a small parking lot behind the building that is entirely filled with cars for VIP Smog’s services.

The second section, composed of a singular parcel at 2045 Contra Costa Boulevard, consists of three single story structures built in 1955 that make up the 26-room Sun Valley Inn Motel. The motel has a large portion of its property dedicated to parking for guests.

The third section, composed of two contiguous parcels at 1945 and 2001 Contra Costa Boulevard, consists of three single-story structures. 2001 Contra Costa Boulevard, the Pleasant Hill Square shopping center, is composed of two buildings built in 1989 totaling 16,119 square feet. The center has six current tenants: Three Brothers from China sit-down restaurant, INNOVATION. Hair salon, Fast & Easy Mart convenience store, Calico Corners furniture store, Dream Luxury Hair salon, and Pleasant Hill Bargain Cleaners dry cleaners. Given the high improvement value of the section, these parcels are assumed to be of above moderate capacity. This site is still suitable for redevelopment given the thirty-year-old age of the structures on the parcels. 1945 Contra Costa Boulevard, immediately north of Pleasant Hill Square, is composed of a singular 6,320 square foot building built in 1966. There are currently two tenants: The Pleasant Hill 94523 United States Post Office and Noni’s Pet Boutique and Grooming pet care. The parcel has significant amounts of parking in the back of the lot only accessible from Woodsworth Lane.

The fourth section, composed of a small parcel at 1907 Contra Costa Boulevard, consists of a singular single-story structure built in 1954. The building is currently being leased by two tenants:

Deb’s Flower Market and Minuteman Press signage printing. The lot has six parking spots.

The site contains aging structures (all over 30 years old) contrast drastically to the manicured appearance and high traffic of Crescent Plaza across Gregory Lane. Additionally, the site’s extremely divided nature with various parking lots makes it a highly underutilized site with high potential for a larger, more unified development with less acreage used for parking. This site is an example of a potential site that can take advantage of Program DD, which commits the City to facilitating affordable housing through lot consolidation. Although the density (40-70 du/ac) meets the default density threshold for lower income capacity, due to the higher improvement ratio for the total site, the City has distributed site capacity income assumptions as a mix of lower and above moderate-income levels. Parcels assumed for lower-income capacity have a very low combined improvement to land value ratio of just 0.78, while parcels with a higher ratio have been assumed toward above moderate-income capacity. At Mixed Use High Density (40-70 du/ac), realistic capacity for the site is 96 units; 37 lower-income, and 59 for above moderate-income.

Recent projects, including both Choice in Aging (redevelopment of aging office building) and 85 Cleaveland (redevelopment of vacant office/commercial use and parking lot) provide examples that support feasibility of redevelopment on this site due to low ILV and extended age of existing improvements on site. Additionally, 85 Cleaveland illustrates the feasibility of developing a highdensity mixed income project in Pleasant Hill, as is assumed at Site G. For a comparison to regional development trends, please see Table 4-32.

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Table 4-38 Site G Summary
Site Description
Site Size 2.73 acres
Existing General Plan Land Use Mixed Use, 12-40 du/ac
Existing Zoning Planned Unit District No. 347
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 12-40 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 191
Realistic Capacity 96
Realistic Capacity by Income Category 37 Lower
59 Above Moderate
Current Use Commercial – Community (1945, 2001, 2049)
Commercial – General (1905)
Commercial – Motels (2045)
Commercial – Office/Medical (81)
Improvement Ratio (Improvement Value/Land Value) Total Site: 1.48 Parcels assumed for Lower-Income Capacity: 0.78
Year of Construction 1954 (1907), 1954 (1907), 1966 (1945), 1970 (2051), 1973 (2049), 1989 (2001)
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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Site H: Monument Triangle
APN(s): 148-010-012, 148-010-013, 148-010-019, 148-010-020, 148-010-021, 148-010-022, 148-010-023, 148-010-024, 148-010-026, 148-010-028
Site H is a site composed of ten parcels totaling 4.55 acres roughly aligned to a triangle bounded by Monument Boulevard, Lisa Lane, and Iron Horse Trail, located at 2060 thru 2290 Monument Boulevard in a moderate resource area with access to high-quality transit opportunities but within proximity to . The site is underutilized with fifteen structures across commercial, residential, and vacant land uses. A vast majority of the site is composed of parking lots, making it an extremely underutilized site. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on age of the existing structures and extremely low improvement to land value ratio (0.50), as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing uses on the site does not impede additional development.

At the far northwestern point of the site is a parcel currently occupied by Caliada Motors located at 2060 Monument Boulevard. On site, there are two structures, one which is a small attendant booth and the other, which is a small office, which is less than 500 square feet. The site is almost entirely occupied by parking for the dealership. The lot was formerly a gas station built in 1982.

Directly south of Caliada Motors is a series of three small parcels totaling 0.59 acres. These three parcels make up the majority of the parking lot and contain the main 1,920 square foot single story structure for the Pleasant Hill Xpress branch of Cresco Equipment Rentals. The building was built in 1960.

Behind Cresco Equipment Rentals are three successive parcels shaped in an “L,” which contain nonconforming uses. 2082 Monument Boulevard is a 1,669 square foot single family home built in

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1949 with half of its property being used as a parking lot for Cresco Equipment Rentals. 2084 Monument Boulevard is a vacant parcel being used entirely as further storage for Cresco Equipment Rentals. 2086 Monument Boulevard is a 1,065 square foot single family home built in 1949 with most of its property vacant and undeveloped. There are also three storage sheds on the property. All three of these parcels do not have direct access to Monument Boulevard and are instead serviced by an alley shared by Park Royale Mobile Home Park that is on the property of 2080 and 2082 Monument Boulevard. Neither of the single-family homes contained within Site H are affordable by deed restriction, however these units may be occupied by lower income households. To ensure that any units affordable to lower income households are replaced when the site is redeveloped, the City has included Program BBB committing the City to adopting a policy to require the replacement of housing units, in compliance with State law.

South of Cresco Equipment Rentals is the Pleasant Hill Medical Center, which is composed of two parcels with five separate buildings, all built between 1958 and 1960. The center encompasses all even addresses between 2100 thru 2258. Pleasant Hill Medical Center is composed of four buildings totaling 15,624 square feet and 2250 Monument Boulevard is composed of one single story 4,198 square foot building. The center contains more than twenty businesses centered around medical and veterinary care.

The southwestern most parcel of the site is a single-story strip mall totaling 4,198 square feet located at 2290, 2294, and 2298 Monument Boulevard. The strip mall was built in 1958 and currently has two tenants: Tacos El Patron Mexican restaurant (2290) and Lingerie Etc, a branch of Secrets Boutiques, adult merchandise store (2298). The strip mall has an alley with thru access to Lisa Lane.

Similar to Site G, Site H is a site of highly fragmented uses that could benefit greatly from lot consolidation. The site also contains a large number of buildings built in the 1950s, making them between 60 and 70 years old. The site also has a low improvement ratio of 0.5, signaling significant demand for a higher value use of the land. Combined, the sites total to an improvement value of $1.5 million with a land value of $3.08 million. Additionally, the site has uses that do not match surrounding land uses. The site is surrounded by high density and low-density residential development, which juxtaposes the industrial nature of much of the site. The site is near Fair Oaks Elementary School and many services in The Crossroads shopping center. For these reasons, Site H is prime for residential development. Although the density (40-70 du/ac) meets the default density threshold for lower income capacity, the City has distributed site capacity as a mix of lower and above moderate-income capacity, based on improvement to land value ratio. Parcels assumed for lower-income capacity have an extremely low combined improvement to land value ratio of just

0.14, while parcels with a higher ratio have been assumed toward above moderate-income capacity. At Mixed Use High Density (40-70 du/ac), realistic capacity for the site is 159 units; 85 lower-income, and 74 for above moderate-income.

Recent projects, including both Choice in Aging (redevelopment of aging office building) and 85 Cleaveland (redevelopment of vacant office/commercial use and parking lot) provide examples that support feasibility of redevelopment on this site, due to low ILV and extended age of existing improvements on site. Additionally, 85 Cleaveland illustrates the feasibility of developing a highdensity mixed income project in Pleasant Hill, as is assumed at Site H. For a comparison to regional development trends, please see Table 4-32.

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Table 4-39 Site H Summary
Site Description
Site Size 4.55 acres
Existing General Plan Land Use Commercial and Retail
Existing Zoning General Commercial
Retail Business (2100, 2250, 2290)
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 0 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 318
Realistic Capacity 159
Realistic Capacity by Income Category 85 Lower
74 Above Moderate
Current Use Commercial – Community (2060, 2098, 2290)
Commercial – Office/Medical (2100, 2250)
Commercial – General (2096)
Single Family (2082, 2086)
Vacant (2084)
Miscellaneous (2080)
Improvement Ratio (Improvement Value/Land Value) Total Site: 0.50 Parcels assumed for Lower-income Capacity: 0.14
Year of Construction 1949 (2082, 2086), 1958-1960 (2290, 2294, 2298, 2100- 2258) (2098), 1982 (2060)
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus)
Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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Site I: Gregory Lane Southeast (PH Greg SE)
APN(s): 149-380-007 (with commercial condominiums 149-380-001, 149-380-002, 149-380-003, 149-380-004, 149-380-005, 149-380-006), 149-380-090 (outlined in blue)
Site I is composed of two large parcels, and six commercial condominiums, totaling 1.13 acres in a high resource area with access to high-quality transportation options along both Gregory Lane and Pleasant Hill Road. The Site is located at 670 and 690 Gregory Lane. With two structures over 30 years old and a large amount of parking (approximately half the surface area), the site is considered underutilized. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on age of the existing structures, expansive parking area, lower improvement to land value ratio (1.54), as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial uses on the site do not impede additional development.

The western parcel, 690 Gregory Lane, has one 4,309 square foot structure built in 1969. The building currently has four tenants: Grace Cleaners (690 #1), State Farm Offices of JP Reed (690 #2), Pleasant Hill Florist (690 #3), and Little Red Bistro (690 #4).

The eastern parcel, 670 Gregory Lane, has two single-story structures totaling to 7,042 square feet built in 1981. 670-A and 670-B are in the one structure and are one, combined condominium. 670-C thru 670-G are in the second structure and each is an individual, separate condominium. Seven businesses are operating out of the shopping strip: Teamwork Nail Spa (670-A), Myrna Casco Insurance Agency (670-B), Higher Ground Chiropractic (670-C), Diablo Stereo and Video (670-D), Diablo Boxing (670-E), Thai Village Restaurant (670-F), M.J. Studios Art and Music (670-G). The commercial condominium on site isn’t an additional constraint on the redevelopment of the property since all of the condominiums are owned by a singular owner.

The site is underutilized with the large amount of parking on site and the advanced age of the two structures on site. Site I is also located adjacent to high density residential uses, which makes the

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site prime for more high-density residential housing. The site south of the parcel, Grayson Terrace Condominiums, has approximately 26 units of housing. Although the density (40-70 du/ac) meets the default density threshold for lower income capacity, the City has distributed site capacity as a mix of lower and above moderate-income capacity, with only the parking area acreage (0.5 acres) assumed toward lower income capacity. At Mixed Use High Density (40-70 du/ac), realistic capacity for the site is 36 units; 16 lower-income and 20 above moderate-income.

Recent projects, including both Choice in Aging (redevelopment of aging office building) and 85 Cleaveland (redevelopment of vacant office/commercial use and parking lot) provide examples that support feasibility of redevelopment on this site due to low ILV and age of existing improvements on site. Additionally, 85 Cleaveland illustrates the feasibility of developing a highdensity mixed income project in Pleasant Hill, as is assumed at Site I. For a comparison to regional development trends, please see Table 4-32.

Table 4-40 Site I Summary
Site Description
Site Size 1.03 acres
Existing General Plan Land Use Neighborhood Business
Existing Zoning Precise Plan District #460
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 0 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 72
Realistic Capacity 36
Realistic Capacity by Income Category 16 Lower
20 Above Moderate
Current Use Commercial – Condominium (670) 24
Commercial – Community (690)
Miscellaneous
Improvement Ratio (Improvement Value/Land Value) 1.54
Year of Construction 1969 (690), 1981 (670)
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint 24 Incorrectly noted in city data as Multifamily – Condominium. 670 Gregory is a Commercial Condominium.

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Site J: Gregory Lane Southwest (PH Greg SW)
APN(s): 166-081-031, 166-081-051, 166-081-052 (outlined in blue) Site J is composed of three contiguous parcels totaling 1.03 acres located at 2367 Pleasant Hill Road, 2397 Pleasant Hill Road, and 710 Grayson Road in a high resource area with access to highquality transportation options along both Gregory Lane and Pleasant Hill Road. The site is underutilized with three structures and lots of parking. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on age of the existing structure, low improvement to land value ratio, as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial uses on the site do not impede additional development.

The southernmost parcel, 2367 Pleasant Hill Road, has one 776 square foot single story structure built in 1999 currently occupied by American Family Hot Tub and Therapeutic Massage. This business shares a parking lot with 2397 and has a large, fenced yard full of wares.

The largest parcel of the three, 2397 Pleasant Hill Road, which is directly on the southwest corner of Gregory Road and Pleasant Hill Road, has one 5,570 square foot two story structure built in 1951 with a large parking lot and wide setbacks. The anchor of this small shopping strip is Pleasant Hill

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Market, a small local produce-focused grocery store. Along with the market is junior tenants Siren’s Deli and Juice Bar and The Hot Spot Pizza and Sandwich.

The westernmost parcel, 710 Grayson Road, has one 4,234 square foot single story structure built in 1984 with a small parking lot. The structure is currently being used for the dental offices of Michael E. Huget, D.D.S. and Associates.

Site J is underutilized as evidenced by the large amount of parking and the 70-year-old age of 2397 Pleasant Hill Road. This shopping center is located at a major intersection and sticks out in a lush, green residential area due to its large parking lot with undivided access from the road. This lack of a barrier, green or not, also inhibits safety through its lack of a protected sidewalk on both Grayson Road and Pleasant Hill Road. The site could be redeveloped more intensely with a mix of housing and commercial uses in a manner that would better reflect the aesthetics of the surrounding neighborhood while working to meet local housing needs. Although the density (40-70 du/ac) meets the default density threshold for lower income capacity, the City has distributed site capacity as a mix of lower and moderate-income capacity, based on improvement to land value ratio.

Parcels assumed for lower-income capacity have a very low combined improvement to land value ratio of just 0.62 while parcels with a higher ratio have been assumed toward moderate-income capacity. At Mixed Use High Density (40-70 du/ac), realistic capacity for the site is 39 units; 25 lower-income, and 14 moderate-income.

Recent projects, including both Choice in Aging (redevelopment of aging office building) and 85 Cleaveland (redevelopment of vacant office/commercial use and parking lot) provide examples that support feasibility of redevelopment on this site due to their low ILV and age of existing improvements on site. Additionally, 85 Cleaveland illustrates the feasibility of developing a high density mixed income project in Pleasant Hill, as is assumed at Site J. For a comparison to regional development trends, please see Table 4-32.

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Table 4-41 Site J Summary
Site Description
Site Size 1.13 acres
Existing General Plan Land Use Neighborhood Business (2637, 2397) Office (710)
Existing Zoning Neighborhood Business (2367, 2397)
Planned Unit District #519 (710)
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 0 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 79
Realistic Capacity 39
Realistic Capacity by Income Category 25 Lower
14 Moderate
Current Use Commercial – Community (2367, 2397)
Commercial – Office/Medical (710)
Improvement Ratio (Improvement Value/Land Value) Total Site: 1.12 Parcels assumed for Lower-Income Capacity: 0.62
Year of Construction 1951 (2397), 1984 (710), 1999 (2367) Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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Site K: Gregory Lane Northwest (PH Greg NW)
APN(s): 164-131-027 (outlined in blue)
Site K is composed of a singular parcel totaling 0.42 acres located at 2401 Pleasant Hill Road in a high resource area with access to high-quality transportation options along both Gregory Lane and Pleasant Hill Road. The site is underutilized with one gas station and accompanying convenience store on site. The Shell Gas Station was built in 1987 with the approximately 900 square foot Shell Food Mart convenience store. As with Site J, most of Site K is pavement. Site K’s pavement is used for cars queuing for gas and parking for the convenience store, sticking out from the green, residential nature of the surrounding community. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on age of the existing structure, low improvement to land value ratio, as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial use on the site does not impede additional development.

Site K is a highly underutilized parcel with its current use. The gas station’s improvement value ratio is 0.5, with the improvement value assessed at $323,435 and the land value assessed at $646,875.

The low improvement value ratio indicates demand for a higher land use at the location. The site’s location at a major intersection makes it an excellent choice for mixed use development.

Realistically, the site can hold 14 units of housing at Mixed Use High-Density zoning. Although the proposed density (40-70 du/ac) meets the default density threshold for lower income housing, due to the small parcel size, the site is not assumed toward lower-income capacity goals. The City has allocated the realistic capacity of 14 units at the site toward moderate-income capacity to meet the RHNA.

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Table 4-42 Site K Summary
Site Description
Site Size 0.42 acres
Existing General Plan Land Use Neighborhood Business
Existing Zoning Neighborhood Business
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 0 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 29
Realistic Capacity 14
Realistic Capacity by Income Category 14 Moderate
Current Use Commercial – General
Improvement Ratio (Improvement Value/Land Value) 0.5 (Low) Year of Construction 1987
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint

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Site L: Gregory Lane Northeast (PH Greg NE)
APN(s): 152-132-047 (outlined in blue)
Site L is composed of a singular 1.06-acre parcel located at 611 Gregory Lane in a high resource area with access to high-quality transportation options along both Gregory Lane and Pleasant Hill Road. The site is underutilized with one commercial building and two parking lots taking up much of the parcel’s acreage. The only building on site is the 8,680 square foot Zio Fraedo’s Italian sitdown restaurant built in 2003. Zio Fraedo’s has operated in Pleasant Hill since the 1970s and relocated to its location from its previous location (701 Gregory) in 2003 after a fire. The proposed land use and zoning is Mixed Use High Density, 40-70 dwelling units per acre.

The site is considered underutilized based on large parking area, low improvement to land value ratio, as well as the additional density, FAR, height, and lot coverage available under the proposed rezoning to Mixed Use High Density (40-70 du/ac). The existing commercial uses on the site does not impede additional development.

The site’s underutilization is attributed to the large amount of parking that is present on the parcel.

Parking accounts for approximately 60 percent of the site, making it prime for high value or higher density uses. Similarly, to Site I, Site L is adjacent to high density residential uses, which makes it an optimal site for further high-density residential growth. The parcel north of Site L contains Creekside Park, a condominium community that has approximately 36 units of housing. In the same acreage of Site L, Creekside Park has 18 units spread across three buildings. With a slightly

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higher density, buildings on Site L can easily meet the 37 assumed capacity. At Mixed Use High Density, the site has capacity for 37 units. Due to the age of the existing structure (2003) and higher improvement value, site capacity has been assumed as above moderate.

Table 4-43 Site L Summary
Site Description
Site Size 1.06 acres
Existing General Plan Land Use Neighborhood Business
Existing Zoning Neighborhood Business
Proposed Land Use and Zoning Mixed Use High Density, 40-70 du/ac Current Allowed Density 0 du/ac
Proposed Density 40-70 du/ac
Maximum Capacity 74
Realistic Capacity 37
Realistic Capacity by Income Category 37 Above Moderate Current Use Commercial – General
Improvement Ratio (Improvement Value/Land Value) 4.68
Year of Construction 2003
Adjustment Factors
Realistic capacity 70% Based on development standards contained in the 2003 General Plan, past development trends, and programs to
incentivize development
Land use mix 75% Based on assumed mix of residential and nonresidential uses
Typical densities 95% Recent trends show that affordable projects are likely to build to maximum density or beyond (due to density bonus) Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint Summary of Underutilized Housing Opportunity Sites
Table 4-43 summarizes Housing Opportunity sites and RHNA capacity.

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Table 4-44 Summary of Housing Opportunity Sites
Site Total
Size
(Acres)
Existing Zoning Proposed
Zoning
Improveme
nt Ratio
Minimum
Density
Maximum
Density
Realistic
Capacity
LowerIncomeModerateIncomeAbove
ModerateIncome
A 10.00 Single-Family –
7,000 sq. ft. Lots
Mixed Use Very
High Density 0.17 70 du/ac 100 du/ac 350 350
C 0.58 Retail Business Mixed Use
High Density 1.29 40 du/ac 70 du/ac 20 20
D 0.95 Retail Business Mixed Use
High Density 0.52 40 du/ac 70 du/ac 33 33
E 3.59 Retail Business Mixed Use
High Density 0.32 40 du/ac 70 du/ac 126 126
F 2.89 Planned Unit District
No. 548 Mixed Use 1.48 12 du/ac 40 du/ac 57 57
G 4.18 Planned Unit District
No. 347
Mixed Use
High Density 1.51 40 du/ac 70 du/ac 96 37 59
H 4.55
General Commercial
(7 parcels); Retail
Business (3 parcels)
Mixed Use
High Density 0.5 40 du/ac 70 du/ac 159 85 74
I 1.03 Precise Plan District
No. 460
Mixed Use
High Density 1.54 40 du/ac 70 du/ac 36 16 20
J 1.13
Neighborhood
Business (2 parcels);
Planned Unit District
No. 519 (1 parcel)
Mixed Use
High Density 1.12 40 du/ac 70 du/ac 39 25 14
K 0.42 Neighborhood
Business
Mixed Use
High Density 0.5 40 du/ac 70 du/ac 14 14
L 1.06 Neighborhood
Business
Mixed Use
High Density 4.68 40 du/ac 70 du/ac 37 37
Total 36.19 967 546 231 190

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Sites Identified in Previous Housing Elements
The Beatrice / Cleaveland vacant sites are the only identified sites from the 5th cycle Housing Element. All of the sites are identified as above moderate-income sites given the extra development cost of addressing flooding constraints based on the FEMA designated 100-year floodplain.

Moderate- and Above Moderate-income Capacity Allowing Multifamily Uses In metropolitan jurisdictions, including Pleasant Hill, the State of California requires that at least 25 percent of the capacity identified toward moderate- and above moderate-income goals be provided on parcels allowing multifamily uses. The City has provided capacity for 231 moderate- and 190 above-moderate income units on underutilized parcels proposed for rezone to Mixed Use (12-40 du/ac) and Mixed Use Very High (40-70 du/ac). These sites provide realistic capacity for 421 total units, Additionally, the Beatrice / Cleaveland vacant parcels are designated Multi-family Medium Density, providing an additional realistic capacity for 149 above moderate units. The combination of underutilized moderate and above moderate mixed-use sites and vacant above moderate multifamily sites totals 570 units, which equates to 62 percent of the combined moderate- and above-moderate RHNA of 921 units. The City has met this requirement.

Summary of RHNA Credits and Sites Inventory
In combination with the City’s pending projects and ADU development trends, the site inventory provides adequate sites to meet the City’s RHNA allocation and buffer requirements. Between these three methods, the city can accommodate a total of 2,124 housing units, including 1,157 lower-income, 308 moderate-income, and 659 above moderate-income units. Table 4-45 shows a summary of the number of housing units accommodated by pending projects, vacant sites, mixed use redevelopment, and ADU trends.

Table 4-45 Summary of 6
th Cycle RHNA Capacity
Lower Moderate
Above
Moderate Total
Sixth Cycle RHNA 892 254 657 1,803 CREDITS
Assumed Accessory Dwelling
Units 120 60 20 200
Pending and Approved Projects 106 14 259 379
SITES

INVENTORY
Vacant Sites 298 0 210 508
Underutilized Housing Opportunity
Sites 546 231 190 967
Total Planned Sixth Cycle Units 1,070 305 679 2,054
RHNA with 20 percent buffer 1,070 305 65725 2,032
Surplus (beyond RHNA with buffer) 0 0 22 22
Percentage of RHNA Planned 120% 120% 103% 114%
25 The additional 20 percent buffer is only required for lower- and moderate-income categories.

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Availability of Infrastructure
Water, sewer, and storm drainage capacity will be sufficient for any housing development within the City of Pleasant Hill during this planning period.

Engagement with Local Providers
Water and sewer service providers must establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. (Gov. Code, § 65589.7.) Local governments are required to immediately deliver the housing element to water and sewer service providers. The City encourages inter-agency cooperation between the City and local providers and engages these agencies as issues and opportunities arise. Additionally, the City has included Program CCC that commits the City to providing local service providers with a copy of the Final Housing Element within 10-days of certification. The program also commits the City to engage local providers within 30-days of receipt of an application for development of housing units affordable to lower-income housing.

Water Supply
Three different Agencies supply potable water to the residents of Pleasant Hill. Contra Costa Water District (CCWD) provides service to most of the City, while the East Bay Municipal Utilities District (EBMUD) provides service to southwestern Pleasant Hill (mainly bounded on the east by Pleasant Hill Road), and Martinez Water District provides service to a small northwestern portion of the city close to Paso Nogal Park.

CCWD, according to its 2015 Urban Water Management Plan, is expected to increase its usable capacity with greater use of recycled water systems and importation of water from the Central Valley Project. These changes are expected to help CCWD meet projected population growth in the region. EBMUD, according to its 2015 Urban Water Management Plan, is expected to meet all its projected customer demand projected until 2040 with affordances made for two years of drought conditions. There are approximately ten housing units projected in the Martinez Water District’s service area in this housing element. These additional units are not expected to make a significant impact on water demand for the utility.

All three districts have the capacity to serve development through the build-out of this Housing Element. Consistent with State law, affordable housing projects will be given priority for water services.

Water Treatment
The Central Contra Costa Sanitary District provides water treatment service for the entire city.

Wastewater treatment is provided at one centrally located plant, which is three miles north of Pleasant Hill at the junction of Interstate 680 and Highway 4 in unincorporated county land. The district is currently processing 34 million gallons of wastewater per day and has a total capacity of 54 million gallons per day.

Storm Drainage
The City’s storm drainage system consists of underground pipes, surface culverts and open ditches that empty into several local creeks and their tributaries. The main creeks are Grayson Creek, Murderer’s Creek, and Walnut Creek. Recent improvements have been approved for storm drains

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across the city as a part of funding from Measure K, passed in 2016. System-wide storm drainage capacity will not impose a constraint on residential development. Further, the City requires new development projects to comply with a “zero net runoff” standard. That is, post-project hydrologic conditions must not exceed pre-project levels. This can be accomplished by reducing impervious surface areas (for example, installing more landscaping, or pervious surfaces as an alternative to concrete and asphalt), or by storing and metering runoff so as not to exceed previous levels.

Electricity
MCE, which offers sufficient additional capacity and connections for any new development in Pleasant Hill, provides electric service to the entire city. Residents may also choose to opt for service through PG&E instead of MCE.

Gas
Pacific Gas and Electric (PG&E) provides gas services, electric delivery, billing, and power line maintenance in Pleasant Hill.

Telephone
The city is served by all four major cellular telephone providers: Verizon Wireless, American Telephone & Telegraph (AT&T), T-Mobile, and Sprint. The City is also served by a variety of Mobile Virtual Network Operators (MVMOs), such as Cricket Wireless, MetroPCS, and Boost Mobile, which offer service to lower income households.

Landline telephone service is provided through internet service providers, such as Xfinity and AT&T.

Internet
The city is served by a variety of internet service providers that provide access to internet for households of all income levels. Pleasant Hill is served by Xfinity and AT&T Internet. Xfinity offers Internet Essentials for low-income households that are a part of certain public assistance programs.

Financial Resources
The City of Pleasant Hill does not have significant financial resources to expend directly towards housing development, however, it is continually looking for new ways to increase funding to help create and maintain affordable housing.

Housing Trust Fund
The Affordable Housing Trust Fund is a fund that receives in-lieu fees from developers who do not include prescribed affordable units in their development. The Trust Fund is the City’s primary source for funding affordable housing. The City primarily uses these funds to loan developers funding for new construction in exchange for enforcing deed restrictions when their property is ready for tenants. The City also has the option of using Trust Fund monies in other ways as the City sees fit to proactively support demand for affordable housing.

As of the beginning of the sixth cycle, the housing trust fund currently has low reserves. however, Program T commits the City to amend the Inclusionary Housing Ordinance, which sets in-lieu fees.

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The City hopes to update the ordinance to better reflect the true price of developing affordable housing in this hot housing market.

Housing Successor Agency
The Pleasant Hill Housing Successor Agency, which was established in 2012 as redevelopment agencies were abolished under state law, has the responsibility of winding down the commitments of its predecessor. The Housing Successor Agency no longer owns any property; however, it still honors previously established loans issued to multi-family developments in Pleasant Hill. The Housing Successor Agency also receives housing rehabilitation loans. Table 4-46 shows the breakdown of the 224 affordable units the Housing Successor’s subsidizes as of the beginning of the sixth cycle. Table 4-47 shows inventory of 27 upcoming units the Housing Successor has committed to subsidizing.

Table 4-46 Housing Successor Subsidized Units
Development Total Units
Affordable
Units Deed Restrictions
Grayson Creek Apartments 71 71 2070
Hookston Manor Senior
Apartments
100 99 2075
Garden Park Apartments 29 27 2072
Villa Montanaro Apartments 157 12 2036
IMT Pleasant Hill (formerly
Lincoln Green Apartments)
252 4 Yes, Date Unknown
Gallery Walk 133 11 Yes, 45 years
Total Redevelopment Agency Subsidized Units 224
Source: City of Pleasant Hill, 2022; Pleasant Hill Redevelopment Agency Successor Annual Report, 2019-2020.

Table 4-47 Upcoming Successor Subsidized Units
Development Total Units
Affordable
Units
Successor Agency
Subsidized Units
Choice in Aging Campus 82 81 27
Source: Pleasant Hill Redevelopment Agency Successor Annual Report, 2019-2020.

Community Resources
Several organizations are operating across Contra Costa County to provide holistic resources to people experiencing housing insecurity. Public organizations help administer government-funded programs, such as Section 8, that aim to address homelessness. Many non-profit affordable housing organizations help not only help people have access to housing, but also provide a system of support through community, case workers, and employment.

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Public Affordable Housing Resources
Important resources, including housing and healthcare, are available to people experiencing homelessness through public agencies in Contra Costa County. A majority of programs are operated through the Housing Authority of the County of Contra Costa.

Housing Authority of the County of Contra Costa
The Housing Authority of the County of Contra Costa, shortened as Contra Costa Housing Authority, is a public agency that provides rental subsidies, manages, and develops affordable housing for low-income families, seniors, and persons with disabilities in the county. The Housing Authority operates much like a special district, operating separately from county government organizations, however still under the purview of the state government. The Housing Authority offers a variety of vouchers and programs which aim to help provide housing to people in need.

Housing Choice Voucher
The Housing Choice Voucher, better known as Section 8, is a federally funded program for assisting very-low-income families, the elderly, and the disabled with access to housing. The Housing Authority is the local administrator of Housing Choice Voucher program. The program allows qualified applicants to use their voucher at low-income housing properties that allow for a subsidized rate of rent. Housing Choice Vouchers have the additional property of being portable, which means that if a family chooses to move to another property, their voucher can be transferred to their next home.

Project Based Voucher
A major component of the larger Housing Choice Voucher program, the Project Based Voucher Program is a federally funded program that encourages property owners to construct new or upgrade substandard rental housing for low-income families. The Housing Authority is the administrator of this program and issues Request for Proposals to notify property owners of housing funding opportunities. Property owners who participate in the program are subject to a Housing Assistance Payments (HAP) Contract that lasts for up to a term of up to 20 years of rental subsidy. 726 units have been assisted by the voucher, including Hookston Senior Homes in Pleasant Hill, which provides 44 units of senior housing.

Shelter Plus Care
Shelter Plus Care, federally created under the McKinney Homeless Assistance Act, is a program that aims to promote permanent housing with supportive services to persons with disabilities coming that are experiencing homelessness. The program distinguishes itself from the Housing Choice Voucher program by requiring supportive services that match equal to, or greater than the rental assistance award. Shelter Plus Care is administered by the Contra Costa Housing Authority with funding directly from the Department of Housing and Urban Development. Shelter Plus Care is a program eligible to homeless people with mental illness, a substance abuse problem, HIV/AIDS, or a dual diagnosis, and have inadequate nighttime residence.

Veterans Affairs Supporting Housing Voucher Program
The Veterans Affairs Supportive Housing Voucher Program (VASH) is a federally administered housing program aimed to provide chronically homeless veterans with housing and access to case management. VASH vouchers are distributed to public housing agencies, such as the Contra Costa Housing Authority, based on geographic need and administrative performance. The Contra Costa Housing Authority currently holds 93 VASH vouchers earned from three awards. The recipients will

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need to be deemed eligible by the Veterans Affairs Medical Center in Martinez in addition to being deemed eligible by the Contra Costa Housing Authority under Housing Choice Voucher guidelines.

Mainstream Voucher Program
The Mainstream Voucher Program provides rental assistance to non-elderly persons with a disability. There are currently 55 Vouchers active, all administered by the Contra Costa Housing Authority, which are available through the Housing Choice Voucher waiting list.

State of California Homekey Program
Homekey is a state-administered program that aims to develop a variety of housing types for those experiencing homelessness, including hotels, motels, hostels, single-family homes, and multifamily apartments. The program also includes funding top convert commercial properties to permanent or interim housing. Homekey is available to public agencies, such as the Contra Costa Housing Authority, to fund needed projects.

Contra Costa Health Services (CCHS)
Contra Costa Health Services (CCHS) is a department of Contra Costa County which provides public healthcare to all people in Contra Costa County with special attention to those who are most vulnerable to health problems. CCHS operates the Contra Costa Regional Medical Center in Martinez, which is the County’s only public hospital. CCHS is funded almost entirely by state and federal programs. CCHS also administers the Continuum of Care (CoC) program of Contra Costa County, which helps coordinate resources for those who are experiencing homelessness. As a part of this program, CCHS operates the annual Point in Time (PIT) count, which counts the number of homeless people across Contra Costa County. Such data is important for cities across the County to make informed decisions for policies that generate affordable housing.

Non-Profit Affordable Housing Resources
In addition to public agencies and resources, Pleasant Hill is served by many non-profits which aim to help provide and support affordable housing across the city. Many of these agencies have been operating for decades in collaboration with civic leaders and local stakeholders.

Pleasant Hill Redevelopment Successor Agency
The Pleasant Hill Redevelopment Successor Agency is, as its name implies, the successor to the Pleasant Hill Redevelopment Agency that was abolished by state law in 2012. The successor agency aims to wind down the affairs of the former Redevelopment Agency and pay off any debt obligations incurred by the Redevelopment Agency. The Redevelopment Agency has a significant role in helping fund many local low-income housing developments.

Choice in Aging
Choice in Aging is a non-profit organization focused on fighting against ageism and providing highquality, essential services to seniors across Contra Costa, Napa, Sacramento, and Solano counties.

Choice in Aging offers Home-based services, Alzheimer’s care, day programs, and caregiver support to create a more holistic senior care system. The organization also hosts Intergenerational programs which aim to help educate preschoolers with interaction and friendship with elder members of their communities. Choice in Aging has been an active member of Pleasant Hill’s community for years and is a major provider in affordable, senior housing for the sixth cycle RHNA through their Choice in Aging Campus project.

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Hope Solutions
Hope Solutions, formerly known as Contra Costa Interfaith Housing, is a non-profit aiming to combat poverty and homelessness by providing housing solutions and support services. Hope Solutions has a long history of high impact projects that help the estimated 15,000 people who experience homelessness each year in the county. Hope Solutions also hosts their annual Gala which helps raise funds for homeless families and individuals. Hope Solutions provides housing directly through Garden Park Apartments, 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.

Shelter, Inc.

Shelter, Inc. is a non-profit that provides “wrap-around services” that allow for long-term impact to not only provide housing but allow for success in regaining and maintaining a home. Shelter, Inc. also actively provides services that help prevent homelessness from the start with case managers ensuring the safety and security of people at risk of homelessness. The organization also helps individuals find employment to truly create a solid foundation for self-sufficiency. With 35 years of service, Shelter, Inc. has been an important partner in helping end homelessness in Contra Costa County.

Eden Housing, Inc.

Operating for more than 50 years, Eden Housing is a local non-profit aiming to provide safe and affordable housing for families with a focus on long-term development and justice. Eden Housing helps provide not just housing, but stability to those in need of their services. Eden operates a large inventory of affordable housing located across California, with a large concentration in the Bay Area. Eden is continually focused on helping provide housing access and has two affordable housing projects adjacent to Pleasant Hill: Belle Terre in Lafayette and Virginia Lane in Concord.

Mercy Housing California
Mercy Housing California is a division of Mercy Housing, the largest nonprofit affordable housing developer in the country. Mercy Housing develops and operates affordable, service enriched housing for families, seniors, and people who have been homeless. Mercy Housing operates Garden Park Apartments on Lisa Lane in Pleasant Hill, which provides 29 units of affordable lowincome housing.

BRIDGE Housing Corporation
BRIDGE Housing is a corporation that helps provide affordable homes that display the same quality of design and construction as market-rate housing. BRIDGE housing helps develop a variety of projects, such as family and senior affordable housing, transit-oriented developments, mixed-use developments, and supportive housing facilities. BRIDGE operates the 70-unit Grayson Creek Apartments, one of Pleasant Hill’s largest affordable housing developments. BRIDGE also operates multiple properties near Pleasant Hill, including Coggins Square in Walnut Creek and Sycamore Place in Danville.

Brilliant Corners
Brilliant Corners is a non-profit agency that develops affordable housing, manages over 200 affordable housing properties, provides individual case management, and is a part of the highly successful Los Angeles County Flexible Subsidy Pool (FHSP). Brilliant Corners helps develop and operate residential care homes, multi-family developments, and other housing solutions across the state.

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Christian Church Homes of Northern California
Christian Church Homes of Northern California (CCHNA) is a non-profit branch of Christian Church Homes (CCH) that develops and operates affordable senior housing across several western states.

CCH has served more than 100,000 residents since its establishment in 1961 and currently operates over 5,000 affordable apartment homes across 59 communities. CCHNC aims to provide senior residents with housing and resources that allow for aging-in-place with dignity and a feeling of being of more than a home.

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Appendices
Appendix A: Affirmatively Further Fair Housing (AFFH)
Appendix B: Evaluation of the Previous Housing Element
Appendix C: Public Comments
Appendix D: Public Response to the Revised HCD Draft

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B-1

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Table of Contents

1.1 Introduction And Overview of AB 686......................................................................A-3

1.2 Analysis of Impediments Findings...........................................................................A-5

1.3 Analysis of Fair Housing ...........................................................................................A-6

1.4 Fair Housing Enforcement and Outreach Capacity.................................................A-8

1.5 Segregation and Integration Patterns and Trends................................................A-10

1.6 Disparities in Access to Opportunities...................................................................A-34

1.7 Disproportionate Housing Needs...........................................................................A-50

1.8 Contributing Factors................................................................................................A-60

1.9 Local Knowledge .....................................................................................................A-65

1.10 Sites Inventory Analysis ..........................................................................................A-72

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Tables
Table A-1 TCAC Domains and List of Indicators for Opportunity Maps.................................A-7 Table A-2 Organizations Active in Contra Costa County .........................................................A-9 Table A-3 Contra Costa County and Pleasant Hill Demographics, 2019 5-year Estimates A-13 Table A-4 Racial Dissimilarity Index Values for Segregation within Pleasant Hill ...............A-15 Table A-5 Racial Isolation Index Values for Segregation within Pleasant Hill .....................A-15 Table A-6 Neighborhood Income Segregation .......................................................................A-19 Table A-7 Population with Developmental Disability by Residence......................................A-29 Table A-8 Tenure by Household Type, Contra Costa County ................................................A-31 Table A-9 Tenure by Household Type, Pleasant Hill ..............................................................A-32 Table A-10 Employment Status by Disability Status (Contra Costa County) .........................A-42 Table A-11 Employment Status by Disability Status (Pleasant Hill) .......................................A-43 Table A-12 Summary of Contributing Factors and Meaningful Actions.................................A-61 Table A-13 Units by TCAC Opportunity Areas ..........................................................................A-76 Table A-14 Number of Units by Income Characteristics of Census Tract..............................A-76 Table A-15 Number of Units by Demographics of Census Tract ............................................A-77 Table A-16 Number of Units by Housing Need Factors of Census Tract...............................A-78 Table A-17 Sites inventory by Fair Housing Factors of Census Tracts ..................................A-79 Figures
Figure A-1 Neighborhood Segregation, UC Berkeley, 2019 (Contra Costa County)..............A-13 Figure A-2 Racial Demographics (Contra Costa County)........................................................A-14 Figure A-3 Neighborhood Segregation, UC Berkeley, 2019 (Pleasant Hill)............................A-16 Figure A-4 Racial Demographics (Pleasant Hill) .....................................................................A-17 Figure A-5 Median Household Income (Contra Costa County)..............................................A-20 Figure A-6 Median Household Income (Pleasant Hill)............................................................A-21 Figure A-7 Low to Moderate Income Population (Contra Costa County)..............................A-22 Figure A-8 Low to Moderate Income Population (Pleasant Hill)............................................A-23 Figure A-9 TCAC Area of High Segregation and Poverty and Racially or Ethnically Concentrated Areas of Poverty ("R/ECAPs").........................................................A-25 Figure A-10 Persons with Disabilities (Contra Costa County)..................................................A-29 Figure A-11 Persons with Disabilities (Pleasant Hill)................................................................A-30 Figure A-12 Percent of Children in Female Householder, No Spouse/Partner Present Households, (Contra Costa County) ......................................................................A-33

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Figure A-13 Percent of Children in Female Householder, No Spouse/Partner Present Households, (Pleasant Hill) ....................................................................................A-34 Figure A-14 Walkability Score, Contra Costa County ................................................................A-37 Figure A-15 Walkability Score, Pleasant Hill ..............................................................................A-38 Figure A-16 TCAC Opportunity Areas – Education Outcomes (Contra Costa County) ..........A-40 Figure A-17 TCAC Opportunity Areas – Education Outcomes (Contra Costa County) ..........A-41 Figure A-18 TCAC Opportunity Areas – Economic (Contra Costa County).............................A-44 Figure A-19 TCAC Opportunity Areas – Economic (Pleasant Hill)...........................................A-45 Figure A-20 Jobs Proximity Index, 2014-2017 (Contra Costa County)....................................A-46 Figure A-21 Jobs Proximity Index, 2014-2017 (Pleasant Hill)..................................................A-47 Figure A-22 CalEnviroScreen 4.0 (Contra Costa County)..........................................................A-49 Figure A-23 CalEnviroScreen 4.0 (Pleasant Hill) .......................................................................A-50 Figure A-24 Overpayment by Homeowners (Contra Costa County) ........................................A-51 Figure A-25 Overpayment by Renters (Contra Costa County) ..................................................A-52 Figure A-26 Overpayment by Homeowner (Pleasant Hill) ........................................................A-53 Figure A-27 Overpayment by Renters (Pleasant Hill)................................................................A-54 Figure A-28 Overcrowding (Contra Costa County)....................................................................A-55 Figure A-29 Overcrowding (Pleasant Hill)..................................................................................A-56 Figure A-30 Sensitive Communities (Contra Costa County).....................................................A-59 Figure A-31 Sensitive Communities (Pleasant Hill) ..................................................................A-60 Figure A-32 Housing Choice Vochers as a Precent of Renter-Occupied Units, by Census Tract .........................................................................................................................A-72 Figure A-33 Housing Opportunity Sites by Income Category ...................................................A-74 Figure A-34 Census Tracts..........................................................................................................A-75

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1.1 Introduction And Overview of AB 686
In January 2017, Assembly Bill (AB) 686 introduced an obligation to affirmatively further fair housing into California state law. AB 686 redefined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The bill added an assessment of fair housing to Housing Element requirements, which includes the following components: a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities; an assessment of contributing factors; and an identification of fair housing goals and actions.

1.2 Analysis of Impediments Findings
Recipients of Community Development Block Grant (CDBG) funds from the U.S. Department of Housing and Urban Development must prepare an analysis of impediments to fair housing choice every five years. This analysis is an assessment of the regional laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures that will be pursued to mitigate or remove identified impediments.

The 2020-2025 Contra Costa Regional Analysis of Impediments to Fair Housing Choice (AI) provides indepth looks at a number of areas relevant to fair housing, including: demographic trends and characteristics; patterns of segregation and integration; identification of racially and ethnically concentrated areas of poverty (R/ECAPs); disproportionate housing needs (including cost burden and the adequacy and safety of housing); disparities in access to opportunity (education, employment, low poverty exposure, and environmental health); disabilities and access; publicly-supported housing; and fair housing enforcement, outreach, and capacity. In addition to data, maps, and policy analysis, it examines barriers to fair housing and their underlying causes (“contributing factors”). Most importantly, its data and analyses (including community input) provide the foundation for meaningful fair housing goals that address specific local issues.

The AI identifies the following impediments to fair housing in Contra Costa County (region):
▪ Segregation in the county, the Bay Area, and the cities of Antioch, Concord, Pittsburg, and Walnut Creek is primarily an inter-jurisdictional rather than an intra-jurisdictional phenomenon (that is, it is more apparent when comparing various jurisdictions rather than within the jurisdictions). ▪ Using an expanded definition of Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) based on local knowledge that includes all census tracts that meet the racial/ethnic composition threshold and have a poverty rate of 25 percent or more, the AI identifies R/ECAPs in Richmond, North Richmond, San Pablo, Bay Point, Pittsburg, Antioch, and Concord. ▪ Hispanic and Black residents face particularly severe housing problems. These housing burdens are greatest in portions of Richmond, North Richmond, San Pablo, Hercules, Concord, Martinez, Pittsburg, Antioch, and Oakley.
▪ There are significant disparities in the rates of renter and owner-occupied housing by race/ethnicity in Contra Costa County, although Antioch and Pittsburg have significantly higher homeownership rates by Hispanic and Black residents than in the county as a whole.

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▪ Access to opportunity is highest for non-Hispanic whites in Contra Costa County. The various report measurements show that county neighborhoods with the most whites have the most access to opportunity. Access to opportunity is lowest for non-Hispanic Blacks and Hispanics.

The various report measurements show that census tracts with the highest numbers of Blacks and Hispanics have the lowest scores in the categories that measure access to opportunity. ▪ Access to opportunity is lowest in western and north-eastern sections of the County, specifically in the cities of Richmond, Pittsburg, and in Antioch. Access is highest in central Contra Costa County, including Walnut Creek, Danville, Alamo, San Ramon, Lafayette, Orinda, and Moraga. ▪ The amount of affordable, accessible housing across the region, the county, and cities within Contra Costa County is insufficient to meet the total need among low-income persons with disabilities who need accessibility features.
▪ Private discrimination is a significant contributing factor in Contra Costa County.

1.3 Analysis of Fair Housing
The California Government Code Section 65583 (10)(A)(ii) requires the City of Pleasant Hill to analyze areas of segregation, racially and ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. These areas of impediment are analyzed below.

Resources
To conduct this analysis, the City utilized data from a variety of sources, including the California Department of Housing and Community Development’s (HCD) AFFH Viewer, Urban Displacement Project (UDP), CalEnviroscreen, and the California Tax Credit Allocation Committee (TCAC).

Housing and Community Development’s AFFH Data Viewer
The AFFH Data Viewer is a tool developed by HCD that features census block group- and tract-level data from an expansive collection of sources including American Community Surveys (ACS), U.S.

Department of Housing and Urban Development (HUD), California Tax Credit Allocation Committee (TCAC), Urban Displacement Project (UDP), and Comprehensive Housing Affordability Strategy (CHAS).

The Data Viewer serves as a resource for local and regional governments and provides the ability to explore spatial data patterns concerning fair housing enforcement, segregation and integration, racially and ethnically concentrated areas of poverty, and disparities in access to opportunities and housing.

The Data Viewer is intended to assist in the creation of policies that alleviate disparities, combat discrimination and increase access to safe and affordable homes.

Urban Displacement Project (UDP)
The UDP was developed as a research initiative by the University of California, Berkeley in partnership with the University of California, Los Angeles. The UDP developed a mapping tool to track neighborhood change and identify areas that are vulnerable to gentrification and displacement in California. Indicators of gentrification and displacement are measured at the census tract level based on data from the 2015 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts qualifying as disadvantaged neighborhoods per UDP’s criteria are further analyzed to explore changes in the percentage of college-educated residents, non-Hispanic white population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.

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CalEnviroScreen 4.0
The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution. This tool is called the California Communities Environmental Health Screening Tool (CalEnviroScreen). CalEnviroScreen utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, the higher the score, the more impacted a community is by pollution burdens and population vulnerabilities. Designated disadvantaged communities under Senate Bill (SB) 535 (2012) are those communities that scored within the highest 25 percent of census tracts across California (CalEnviroScreen percentile scores of 75 or higher).

California Tax Credit Allocation Committee (TCAC)
To assist in the analysis of integration and segregation in the context of race and income status, HCD and TCAC convened the California Fair Housing Task Force to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task Force created Opportunity Maps to identify resources levels across the state to accompany new policies aimed at increasing access to high opportunity areas. These opportunity maps are made from composite scores of three different domains (economic, environmental and education) with each including a set of indicators. Table A-1 shows the full list of indicators. The opportunity maps include a measure or “filter” to identify areas with poverty and racial segregation. To identify these areas, census tracts were first filtered by poverty and then by a measure of racial segregation. The criteria for these filters were:
▪ Poverty: Tracts with at least 30 percent of population under federal poverty line ▪ Racial Segregation: Tracts with a higher percentage of for Black, Hispanic, Asian, or all people of color in comparison to the County
Table A-1 TCAC Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty, Adult Education, Employment, Job Proximity, Median Home Value Environmental CalEnviroScreen 3.0 Pollution Indicators and Values Education Math Proficiency, Reading Proficiency, High School Graduation Rates, Student Poverty Rates 2020 Contra Costa County Regional Analysis of Impediments to Fair Housing Choice As described above, the Contra Costa County Regional AI is a countywide effort to increase fair housing choices for residents across the county, developed by a regional collaborative with the County of Contra Costa as lead agency. The City of Pleasant Hill is a participating agency in this regional collaborative. The AI addresses fair housing issues on a countywide level and in each jurisdiction. The AI provides an assessment of the regional laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures to mitigate or remove identified impediments.

AllTransit
AllTransit is an online database that explores data related to transit opportunity. The AllTransit performance score evaluates the social and economic impact of transit on a community, using metrics such as connectivity, access to jobs, and frequency of service.

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Community Engagement and Outreach
The following section summarizes the various methods of community engagement the City used as part of the Housing Element Update. The engagement program included branding, a project website, newsletters and e-blasts, announcements on the City website and social media, a workshop and a town hall meeting, General Plan Advisory Committee (GPAC) meetings, and Planning Commission and City Council study sessions and hearings. For more information see Chapter 1: Introduction, and Appendix C.

The City created and maintained a website for the 2040 General Plan Update with a webpage dedicated to the 2023-2031 Housing Element Update. Project documents were posted to the website, comments were encouraged through the provided "Comments" button on each page, and visitors were given a link to sign up to receive email updates. The City sent multiple email notifications (e-blasts) to announce upcoming events and the release of project-related documents.

The City held five public meetings, a public workshop, and a town hall meeting to discuss the Housing Element Update. The City received numerous comments as a result of these meeting which informed the housing element process including the selection of housing opportunity sites. A full list of these comments is available in Appendix C.

1.4 Fair Housing Enforcement and Outreach Capacity
This analysis of fair housing enforcement and outreach capacity evaluates the ability of a local jurisdiction and fair housing entities to disseminate information related to fair housing and provide outreach and education to assure community members are informed of fair housing laws and tenants’ rights. In addition, enforcement and outreach capacity includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.

Regional Trends
California’s Fair Employment and Housing Act prohibits all housing providers, including local governments, from discriminating in housing development and all actions related to the provision of housing based on a wide variety of characteristics including sex, gender identity, gender expression, sexual orientation, marital status, ancestry, familial status, disability, or genetic information. Contra Costa County does not have an ordinance on fair housing. Of the incorporated cities within the county, only Concord has a comprehensive fair housing ordinance. Richmond has a housing ordinance that specifically prohibits discrimination based on past criminal conviction. Walnut Creek has a reasonable accommodation ordinance requiring that people with disabilities have equal access to housing.

Several organizations provide fair housing services in Contra Costa County. ECHO Housing conducts fair housing testing and provides counseling, mediation, and education in Antioch, Concord, Walnut Creek, the other cities in the County (except Pittsburg) and unincorporated Contra Costa County. Bay Area Legal Aid also works to eliminate housing discrimination through education, outreach, and enforcement throughout Contra Costa County while Pacific Community Services works in Pittsburg.

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Table A-2 Organizations Active in Contra Costa County
Organization Services
ECHO Housing Housing counseling, fair housing services, tenant/landlord services, rent review/eviction harassment program, fair housing investigations.

Pacific Community
Services
Fair housing pre-purchase education workshops, mortgage delinquency and default resolution counseling, rental housing counseling, and pre-purchase counseling for homebuyers Bay Area Legal Aid Civil legal advice, counsel, and representation to low-income individuals Source: Contra Costa County Regional AI, 2019
In 2021, there were a total of seven Fair Housing Equal Opportunity (FHEO) cases filed with HUD per 100,000 individuals residing in the county. Of these cases, four of every 100,000 individuals were cases of disability bias, one of every 100,000 individuals was a case of familial status bias, and one of every 100,000 individuals was a case of racial bias.

Local Trends
The City of Pleasant Hill is served by the Contra Costa County Housing Services Collaborative (Collaborative), which brings together the expertise of two housing service providers: Bay Area Legal Aid and ECHO Housing to provide fair housing and tenant/landlord services, including fair housing counseling and education and tenant/landlord counseling and mediation. The Collaborative provides counseling on issues such as security deposits; repairs; understanding lease terms; eviction for nonpayment of rent or alleged tenant misconduct; and obtaining rent payment assistance, including Section 8 vouchers. The Collaborative also offers a number of fair housing services, including investigating housing discrimination complaints, counselling individuals regarding their rights, responsibilities and options, and providing mediation, advocacy, and legal referrals. The Collaborative offers education and outreach to residents and staff of community-based organizations.

Bay Area Legal Aid provides legal aid to individuals facing discrimination in housing on the basis of race, ethnicity, national origin, gender, disability, sexual orientation, family status or other protected classes. Bay Area Legal Aid also protect families from illegal evictions, including eviction after foreclosure, substandard housing conditions, and wrongful denials and terminations of housing subsidies. The practice also works to preserve and expand affordable housing and protect families from foreclosure rescue scams.

ECHO’s Fair Housing Counseling Program conducts site investigations and enforcement in response to reports of housing discrimination complaints, performs audit-based investigations to determine degrees of housing discrimination existing in designated areas, and provides fair housing education for members of the housing industry including managers, owners, and realtors. ECHO’s Tenant/Landlord Counseling Program provides information to tenants and landlords in Southern Alameda County on their housing rights and responsibilities. Additionally, ECHO has trained mediators to assist in resolving housing disputes through conciliation and mediation. The primary objective of the program is to build awareness of housing laws and prevent homelessness.

The City has local ordinances that comply with existing fair housing laws and regulations. Chapter

18.112 of the Zoning Ordinance outlines the City’s reasonable accommodation policy to provide individuals with disabilities reasonable accommodation in regulations and procedures to ensure equal access to housing, and to facilitate the development of housing.

The City complies with all existing fair housing laws and regulations and is not subject to findings, lawsuits, or judgements related to enforcement actions regarding fair housing.

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According to the AFFH Viewer, between 2013 and 2021, there were a total of eight Fair Housing Equal Opportunity (FHEO) cases filed with HUD, for a rate of 0.23 inquiries per 1,000 people. Of these cases, one was on the basis of disability bias, and the remaining cases did not provide a basis. The City has reached out to ECHO to investigate these cases further, however no additional data is available at this time. The City will continue to investigate these and future cases throughout the planning period.

1.5 Segregation and Integration Patterns and Trends
To inform priorities, policies, and actions, the housing element must include an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics.

Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.

Segregation is the separation of different demographic groups into different geographic locations or communities, meaning that groups are unevenly distributed across geographic space. This can include two spatial forms of segregation: neighborhood level segregation within a local jurisdiction and city level segregation between jurisdictions in the Bay Area. ▪ Neighborhood level segregation (within a jurisdiction, or intra-city): Segregation of race and income groups can occur from neighborhood to neighborhood within a city. For example, if a local jurisdiction has a population that is 20 percent Latinx, but some neighborhoods are 80 percent Latinx while others have nearly no Latinx residents, that jurisdiction would have segregated neighborhoods.
▪ City level segregation (between jurisdictions in a region, or inter-city): Race and income divides also occur between jurisdictions in a region. A region could be very diverse with equal numbers of white, Asian, Black, and Latinx residents, but the region could also be highly segregated with each city comprised solely of one racial group.

There are many factors that have contributed to the generation and maintenance of segregation.

Historically, racial segregation stemmed from explicit discrimination against people of color, such as restrictive covenants, redlining, and discrimination in mortgage lending. This history includes many overtly discriminatory policies made by federal, state, and local governments.1 Segregation patterns are also affected by policies that appear race-neutral, such as land use decisions and the regulation of housing development.

Segregation has resulted in vastly unequal access to public goods such as quality schools, neighborhood services and amenities, parks and playgrounds, clean air and water, and public safety.2 This generational lack of access for many communities, particularly people of color and lower income residents, has often resulted in poor life outcomes, including lower educational attainment, higher morbidity rates, and higher mortality rates.3
It is difficult to address segregation patterns without an analysis of both historical and existing land use policies that impact segregation patterns. Land use regulations influence what kind of housing is built in a city or neighborhood (Lens and Monkkonen 2016, Pendall 2000). These land use regulations in turn impact demographics: they can be used to affect the number of houses in a community, the number of people who live in the community, the wealth of the people who live in the community, and 1 Rothstein 2017
2 Trounstine 2015
3 Chetty and Hendren 2018, Ananat 2011, Burch 2014, Cutler and Glaeser 1997, Sampson 2012, Sharkey 2013

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where within the community they reside (Trounstine 2018). Given disparities in wealth by race and ethnicity, the ability to afford housing in different neighborhoods, as influenced by land use regulations, is highly differentiated across racial and ethnic groups (Bayer, McMillan, and Reuben 2004).

ABAG/MTC plans to issue a separate report detailing the existing land use policies that influence segregation patterns in the Bay Area.

To adequately assess the patterns of integration and segregation, this section identifies trends at the regional scale (Contra Costa County) and at the local scale (Pleasant Hill). To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the 2015-2019 ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and other regional and federal agencies. In its AFFH guidance document published in April 2021, HCD describes the importance of segregation and integration analysis in relation to fair housing:

Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private—that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the longstanding federal mandate, established by the Fair Housing Act of 1968 (FHA), that federal agencies and federal grantees affirmatively further the purposes of the FHA.

Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems—often through lower income communities of color— to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.4 For persons with disabilities, as explored below in Disability and Access, segregation also includes residents in congregate and/or institutional facilities that allow for limited interaction with people who do not have disabilities, regardless of where those dwellings are located. Integration, by contrast, consists of both relative dispersion or lack of concentration of protected class members and, for persons with disabilities, residence in settings like permanent supportive housing that provide opportunities for interaction with persons who do not have disabilities. As the passage of the Fair Housing Act by Congress in 1968 was, in large measure, a response to pervasive patterns of residential segregation to which government action contributed significantly, segregation and integration are essential topics in any fair housing planning process.5 4 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 5 https://www.contracosta.ca.gov/DocumentCenter/View/59623/Final-BOS-Approved-AI-6-11-19

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Race and Ethnicity
Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities. The ethnic6 and racial7 composition of a region can correlate to other demographic characteristics that can affect access to opportunity. The existence of concentrations of minorities living in one location may be an indicator that some minority groups in Pleasant Hill do not have as many housing choices as nonminority residents.

Regional Trends
According to 2015-2019 ACS estimates (Table A-3), white8residents comprised the largest racial/ethnic group in Contra Costa County followed by Hispanic or Latino residents, and then Asian residents. Within Contra Costa County, segregation exists both within individual cities and between cities. The City of Concord is an example of a city with intra-city segregation: non-white residents make up over 95 percent of residents in census tracts on the west side, compared to around 30 to 40 percent in census tracts located in central Concord.

Figure A-1 highlights neighborhood segregation by a single racial group or by two to four group mixes.

There is a stark contrast between communities in the eastern and western parts of the county with high Black and Hispanic populations concentrated in cities such Antioch, Pittsburg, and Richmond, and white residents concentrated in the central parts of the county.

Figure A-2 highlights segregation by showing the percentage of the non-white population by block group in Contra Costa County. High percentages of non-white populations are concentrated in east and west county, and high percentages of white populations concentrated in central and south county. Two of the most racially segregated white neighborhoods in the entire Bay Area are located in Walnut Creek, which is 63 percent white.

There are also high concentrations of white residents in Martinez (69 percent white) and Lafayette (77 percent white). Along with these three cities, the communities of Clayton, Danville, Moraga, Pleasant Hill, and Orinda are also segregated, majority white cities. 9 6 Ethnicity determines whether a person is of Hispanic origin or not. For this reason, ethnicity is broken out in two categories, Hispanic or Latino and Not Hispanic or Latino. Hispanics may report as any race. 7 Race is defined by the Census Bureau as a person’s self-identification with one or more social groups. An individual can report as white, Black or African American, Asian, American Indian and Alaska Native, Native Hawaiian and Other Pacific Islander, or some other race. Survey respondents may report multiple races.
8 The data sets used in this report include slightly varying definitions for racial and ethnic categories. This report uses the following definitions:
• White: Non-Hispanic White
• Latinx: Ethnically Hispanic or Latino of any race
• Black: Non-Hispanic Black or African American
• Asian: Non-Hispanic Asian
• People of Color (POC): All who are not non-Hispanic White (including people who identify as “some other race” or “two or more races”)
9 Segregation in the Bay Area Part 1, 2021, https://belonging.berkeley.edu/racial-segregation-san-francisco-bay-area-part-1

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Table A-3 Contra Costa County and Pleasant Hill Demographics, 2019 5-year Estimates Race/Ethnicity
County
Population
Percent County
Population
Pleasant Hill
Population
Percent Pleasant
Hill Population
White (Hispanic and non-Hispanic) 637,904 55.8 25,600 73.5 Non-Hispanic white 500,592 43.8 22,448 64.4
Black or African American 99,642 8.7 896 2.6
American Indian 5,506 0.5 62 0.2
Asian 190,983 16.7 4,285 12.3
Native Hawaiian and Other Pacific
Islander
5,631 0.5 265 0.8
Some other race 124,629 10.9 1,389 4.0
Two or more races 77,956 6.8 2,343 6.7
Hispanic or Latino 292,298 25.6 5,102 14.6
Total Population 1,142,251 100% 34,840 100%
Source: 2019: ACS 5-year Estimates, Demographic and Housing Estimates, Table DP05

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Dissimilarity and Isolation Indices
The Dissimilarity and Isolation indices, developed at the University of Chicago, are methods of measuring segregation. The Dissimilarity Index measures whether one particular group is distributed across census tracts in the metropolitan area in the same way as another group. The dissimilarity index ranges from 0 to 1. Higher values indicate that groups are more unevenly distributed (e.g., they tend to live in different neighborhoods). A high value indicates that the two groups tend to live in different tracts. A value of 0.6 (or above) is considered very high. It means that 60 percent (or more) of the members of one group would need to move to a different tract in order for the two groups to be equally distributed. Values of 0.4 or 0.5 are usually considered a moderate level of segregation, and values of

0.3 or below are considered fairly low.10
As measured by the Dissimilarity Index, Black residents face the highest levels of segregation of any racial or ethnic group in both the county and the region. Hispanics are the next most segregated group, followed by Asian or Pacific Islanders. While levels of Black-white segregation are above thresholds that social scientists would consider high segregation, index levels for Hispanics and Asians and Pacific Islanders suggest moderate segregation. The lower level of segregation for Asians and Pacific Islanders in the County than in the region is consistent with the relatively smaller concentration of 10 https://s4.ad.brown.edu/projects/diversity/index.htm

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Asian or Pacific Islander residents in the county than in the region. In general, less populous groups tend to face lower levels of segregation.

Table A-4 Racial Dissimilarity Index Values for Segregation within Pleasant Hill Race/Ethnicity
Pleasant Hill Bay Area
2000 2010 2020 2020
Asian/Pacific Islander vs. White 0.195 0.234 0.196 0.185 Black/African American vs. White 0.271* 0.293* 0.312* 0.244 Latinx vs. White 0.118 0.141 0.126 0.207
People of Color vs. White 0.147 0.177 0.148 0.168
Source: Segregation Report, Association of Bay Area Governments, 2022.11 Within City of Pleasant Hill, the most isolated racial group is white residents. Pleasant Hill’s isolation index of 0.610 for white residents means that the average white resident lives in a neighborhood that is

61.0% white. Other racial groups are less isolated, meaning they may be more likely to encounter other racial groups in their neighborhoods. The isolation index values for all racial groups in Pleasant Hill for the years 2000, 2010, and 2020 can be found in Table A-5 below. Among all racial groups in this jurisdiction, the white population’s isolation index has changed the most over time, becoming less segregated from other racial groups between 2000 and 2020.

Table A-5 Racial Isolation Index Values for Segregation within Pleasant Hill Race/Ethnicity
Pleasant Hill Bay Area
2000 2010 2020 2020
Asian/Pacific Islander 0.104 0.157 0.174 0.245
Black/African American 0.020 0.025 0.033 0.053
Latinx 0.087 0.127 0.147 0.251
White 0.777 0.702 0.610 0.491
Source: Segregation Report, Association of Bay Area Governments, 2022.12 Local Trends
According to 2015-2019 ACS estimates (Table A-3), white residents comprised the largest racial/ethnic group, at 64.4 percent of the population. This is approximately 20 percent higher than County as a whole, indicating an exclusion of non-white individuals. Hispanic residents follow as the second most prevalent residents at 14.6 percent, and Asian residents make up 12.3 percent of Pleasant Hill.