Pleasant Hill City Council
October 20, 2025

7. For moderate-income households, affordable housing cost shall not be less than 28 percent of the gross income of the household, nor exceed the product of 35 percent times 110 percent of area median income adjusted for family size appropriate for the unit. In addition, for any moderate-income household that has a gross income that exceeds 110 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable housing cost not exceed 35 percent of the gross income of the household.

Affordable units. Living units that are required to be rented at affordable rents or available at affordable housing costs to specified households.

Alteration. Any modification, change, or adjustment made to a building or structure that affects its physical dimensions, design, function, or use.

Animal.

1. Animal, large domestic. An animal other than a rooster, a nondomestic animal or a small domestic animal as defined herein, and which is typically kept in a coop, corral, stable, or pen, including but not limited to equine (e.g., horses, donkeys, and llamas), bovine, porcine, and Item 10.3
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ratite (e.g., ostrich, emu and rhea) species, other hoofed animals (e.g., goats or sheep) and any variety of fowl other than hens, which are considered small domestic animals as defined in this Section.

2. Animal, nondomestic. A wild animal not customarily confined or cultivated by man for domestic or commercial purposes but kept as a pet or for display.

3. Animal, small domestic. A small animal of the type generally accepted as a pet, including dog, cat, rabbit, songbird, fish, and the like, but not including chicken, rooster, duck, goose, pea fowl, goat, sheep, pig, hog, or the like.

Antenna. Any system of wires, poles, rods, panels, reflecting discs, or similar devices used for the transmission or reception of radio frequency electromagnetic waves when such system is external and attached to the exterior of a structure or a pole.

Area median income (AMI). The area median income for Contra Costa County as published at Title 25, California Code of Regulations, Section 6932.

Attached, building or structure. A building or structure that shares a common wall, is physically connected to another building or structure, or two structures that are less than one foot away from each other as measured from the furthest projection on each structure.

Average percent of slope. The ratio between vertical and horizontal distances expressed in percent; the mathematical expression of which is based upon the formula described below:

Figure 18.215-1
Average Percent of Slope Calculation

18.215.020 “B” Definitions
Balcony. A platform that projects from the wall of a building, typically above the first level, and is surrounded by a rail, balustrade, or parapet.

Base density. The maximum number of dwelling units on a particular lot of land which complies with the General Plan and all applicable provisions of this Zoning Ordinance.

Basement. The portion of a building that is completely below grade. If any part of a building story is above grade, it will not be considered a basement. A basement does not count as a story when calculating the "number of stories" for development regulation purposes. However, sub-level floors, including basements, are included in floor area ratio (FAR) calculations. The addition of any access points, as required by the Building Code, does not change the classification of a basement, provided that all other portions of the floor remain below grade.

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Blockface. The properties abutting on one side of a street and lying between the two nearest intersecting or intercepting streets, or nearest intersecting or intercepting street, unsubdivided land, watercourse, or City boundary.

Figure 18.215-2
Blockface
Boarder. A person who rents a room within a living unit from a landlord.

Breezeway. A roofed, open-sided passageway connecting two structures, such as a house and a garage.

Building. Any structure having a roof supported by columns or walls for the housing or enclosure of persons, animals, chattel, or property of any kind.

Building height. The vertical distance of a building as measured from grade to a base point on the building in compliance with Section 18.55.030 (Height Standards and Exceptions). See definition for “grade.”

18.215.030 “C” Definitions
Caretaker’s quarters. A dwelling unit on the site of a non-residential use, occupied by someone employed to care for a property or facility. Caretaker’s quarters are meant to serve only as a secondary or accessory use to the existing use on the property.

Collection buildings. Buildings with a gross floor area of 225 square feet or less used for the deposit and storage of recyclables.

Commercial cannabis use. Commercial cannabis use means and includes the commercial cultivation, possession, manufacture, distribution, processing, storing, laboratory testing, packaging, labeling, transportation, wholesale or retail delivery, wholesale or retail sale of cannabis and cannabis products, or any combination of such activities, whether or not carried out for profit, and any other activity that requires a license, or may require a license in the future, pursuant to the Medicinal and Adult-Use Cannabis Regulation and Safety Act, California Business and Professions Code, Division 10, section 26000 et seq. Without limiting the foregoing, the term “commercial cannabis use” also includes a medical marijuana dispensary, a patient collective or patient cooperative operating under the Compassionate Use Act (Health & Safety Code Section 11362.5) and/or the Medical Marijuana Program Act (Health & Safety Code Section 11362.7 et seq.), as each may be amended; a nonprofit licensee under Business and Professions Code section 26070.5; and a cannabis cooperative association under Business and Professions Code section 26220 et seq.

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Condominium project. A housing development of two or more units, the interior space of which are individually owned, with the balance of the property owned by the owners of the individual units. See also Civil Code Section 1351(f) and Government Code Section 65915(b)(4).

Construction cost index. The Engineering News Record San Francisco Building Cost Index. If the index ceases to exist, the City Manager shall submit another cost index which is in their judgment is the nearly equivalent to the original index as possible.

Consumer price index. The U.S. Department of Labor, Bureau of Labor Statistics, Consumer Price Index for all Urban Consumers for the San Francisco, Oakland, San Jose Metropolitan Statistical Area or, if the index is discontinued, a successor index selected by the City Manager.

Container or storage unit. A container or storage unit includes, but is not limited to, any of the following if 15 cubic yards or larger: a debris or trash box, a cargo or storage container, a construction or transport trailer (when detached from the truck trailer). A container or storage unit is not permanently attached to the ground. A container or storage unit does not include an accessory structure as defined in this Chapter, or a trash container storage unit placed by the disposal company licensed by the City, when that container is used for regular, weekly garbage pick-up.

Cottage food operations. An enterprise that has not more than $50,000 in gross annual sales; operated by a “cottage food operator” (who operates in his or her private home and owns the operation); and having not more than one full-time equivalent employee, not including a family or household member; that involves preparation of “cottage food products” which are nonhazardous foods such as baked goods without cream or meat fillings; candy; chocolate-covered nonperishable foods; dried fruit; dried pasta; dry baking mixes; fruit pies; granola, cereals and trail mixes; herb blends and dried mole paste; honey; jams, jellies, preserves; nut mixes and nut butters; popcorn; vinegar and mustard; roasted coffee and dried tea; waffle cones and pizelles; other items added by the State Public Health Officer on an approved food products list (Health and Safety Code Section 113758). See also “home occupation.” Coverage, lot or site. The percentage of a site covered by a building, accessory structure, roof, soffit, trellis, and eave or overhang extending more than two feet from a wall, and by a deck or above ground pool more than 36 inches in height.

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Figure 18.215-3
Lot Coverage
Cultural resource. Improvements, buildings, structures, signs, features, sites, landscapes, trees, or other objects of scientific, aesthetic, educational, cultural, architectural, or historical significance to the citizens of the City, the Diablo Valley, the Northern California region, or the nation which may be eligible for designation or designated and determined to be appropriate for historic preservation by the Architectural Review Commission, or by the City Council on appeal, in compliance with the provisions of the Zoning Ordinance.

18.215.040 “D” Definitions
Daylight plane. An inclined plane, beginning at a stated height above grade at a side or rear property line, and extending into the site at a stated upward angle to the horizontal, which may limit the height or horizontal extent of structures at any specific point on the site where the daylight plane is more restrictive than the height limit or the minimum yard applicable at such point on the site.

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Figure 18.215-4
Daylight Plane
(The diagram is illustrative)
Deck. A platform, either freestanding or attached to a building, that is supported by pillars or posts (see also “balcony”).

Density bonus. As defined by Government Code Section 65915 et seq.

Density bonus housing agreement. A legally binding. recorded agreement between an owner/developer and the City to ensure that the requirements of this Zoning Ordinance and State law are satisfied. The agreement, among other things, shall establish the number of target bonus units, their size, location, terms and conditions of affordability, and production schedule. The agreement shall also require management and maintenance of the units. See Section 18.15.110 (Density Bonus).

Density bonus units. Residential dwelling units allowed to exceed the otherwise allowable maximum residential density for the development site in compliance with the Zoning Ordinance and State law.

Detached, building or structure. A building or structure shall be considered detached from any other building or structure; provided, the distance is a minimum of one-foot from any wall or projection, measured at the closest point. See definition for the term “attached.” Development agreement. A contract between the City and an applicant for a development project, in compliance with Chapter 18.190 (Development Agreement) and Government Code Section 65864 et Item 10.3
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seq. A development agreement is intended to provide assurance to the applicant that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to City policies, rules, and regulations after project approval. In return, the City may be assured that the applicant will provide infrastructure and/or pay fees required by a new project.

Development standard. Any site or construction condition that applies to a residential development pursuant to any ordinance, general plan element, specific plan, or other local condition, law, policy, resolution or regulation.

Driveway. A paved area on a lot necessary to provide direct access for vehicles between a street and either:

1. An area on a residential lot containing four or fewer parking spaces;

2. An aisle between spaces in a parking lot;

3. A loading berth; or

4. A refuse storage area.

18.215.050 “E” Definitions
Electric vehicle (EV) charger. A device that supplies electric power to charge the battery of an electric vehicle.

Electric vehicle charging space (EV space). A space intended for charging electric vehicles.

Electric vehicle charging station (EVCS). One or more electric vehicle charging spaces served by an electric vehicle charger or other charging equipment. Where a multiport electric vehicle charger can simultaneously charge more than one vehicle, the number of electric vehicle charging stations shall be considered equivalent to the number of electric vehicles that can be simultaneously charged.

Environmental impact report (EIR). An environmental report used to assess the physical characteristics of an area and to determine what effects will result if the area is altered by a proposed action, prepared in compliance with the California Environmental Quality Act (CEQA).

Exterior architectural feature. The architectural element embodying style, design, general arrangement, and components of all the outer surfaces of an improvement including, but not limited to, the kind, color and texture of the building materials and the type and style of all windows, doors, lights, signs, and other fixtures appurtenant to such improvement.

18.215.060 “F” Definitions
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 worker.

Fence. A barrier made of wire, wood, metal, masonry, or other material used as a screen or enclosure for a yard, equipment, or open space. It includes a wall, gate, or structure used as a fence. A retaining wall, freestanding (monument) sign, or landscape structure is not considered a fence except for that portion which is used as a fence. See Chapter 18.75 (Fences, Walls, and Screening).

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Floor area, gross. The total area of all floors in a building, excluding basements, as measured to the outside surface of exterior walls or to the centerline of common walls. It excludes any crawl space, area used exclusively for vehicle parking or loading, breezeway, attic without floor, and any open porch, deck, balcony, or terrace.

Floor area, net. The total area of all floors in a building as measured to the outside surface of exterior walls or to the centerline of common walls. It excludes any crawl space, area used exclusively for vehicle parking or loading, breezeway, attic without floor, and an open porch, deck, balcony or terrace.

It also excludes any corridors, hallways, stairways, elevator shafts at each floor level, service and mechanical equipment rooms, and attic areas having a height of more than seven feet, and, in industrial areas, storage sheds with less than 150 square feet of space, bunkers, electrical substations, smoking shelters, instrument shelters, and similar enclosures.

Floor area ratio (FAR). The gross floor area of a building or buildings on a lot divided by the lot area or site area.

Figure 18.215-5
Floor Area Ratio
(The diagram is illustrative)
For-sale project. A residential project, or portion thereof, which is intended to be sold to an owneroccupant upon completion.

Frontage types.

1. Frontage, building. The building facade facing a street or public open space.

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2. Frontage, site. The width of the site along a street or public open space.

3. Frontage, street. The property line or part of the site facing a street or public open space. The street frontage is the length of the front lot line or, in the case of a corner lot, the front lot line plus the corner side lot line.

18.215.070 “G” Definitions
General plan. The City of Pleasant Hill General Plan, including all its elements and all amendments, as adopted by the City Council under the provisions of Government Code Sections 65300 et seq., and referred to in this Zoning Ordinance as the "General Plan." Grade.

1. Grade, average. The average level on the surface defined as the shortest distance between finished grade at the highest and lowest sides of a structure.

2. Grade, existing. The level of the ground or pavement at a stated location as it exists prior to disturbance in preparation for a project regulated by this chapter.

3. Grade, finished. The lowest point of elevation of the finished surface of the ground, paving or sidewalk within the area between the building and the property line or, when the property line is more than five feet from the building, between the building and a line five feet from the building.

4. Grade, street. The top of the curb, or the top of the edge of the pavement or traveled way where no curb exists.

18.215.080 “H” Definitions
Height. The vertical dimension measured from finished grade, unless otherwise specified. See building height as defined in this Chapter.

Historic district. Any area containing a concentration of improvements which have a special character, historical interest or aesthetic value, which possess integrity of location, design, setting, materials, workmanship, feeling and association, or which represent one or more architectural periods or styles typical of the history of the City, and that has been designated an historic district.

Housing development project. Residential construction projects as defined in Government Code Section 65589.5(h)(2).

18.215.090 “I” Definitions
Illumination, direct. Illumination by means of light that travels directly from its source to the viewer’s eye.

Illumination, indirect. Illumination by means only of light cast upon an opaque surface from a concealed source.

Improved pedestrian connection. An elevated overhead pedestrian access bridge or sidewalk or below street grade pedestrian access tunnel below finished grade of Interstate 680.

Incentive or concession. The benefit offered by the City to facilitate construction of eligible affordable housing costs and units as defined by this Chapter. Examples of incentives/concessions include Item 10.3
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adjustment of development standards, expedited processing of entitlements, relaxation of otherwise applicable entitlement conditions, and provisions for mixed-use activities. See Section 18.15.110 (Density Bonus).and Government Code Section 65915 et seq.

Inclusionary unit. A dwelling unit reserved for occupancy by a low- or very low-income household (as defined by Health and Safety Code Sections 50079.5 and 50105) with a new residential development.

18.215.100 “J” Definitions
No terms defined.

18.215.110 “K” Definitions
Kitchen. Any part of a room or structure which is designed, built, used, or intended to be used for the preparation or cooking of food and must contain, at minimum, an oven or stove, a refrigerator, and a sink having a drain outlet of larger than one and one-half inches in diameter. A kitchen may also include a microwave, dishwasher, garbage disposal, or other appliances for cooking, preparing, or storing food.

A kitchen does not include bars, butler’s pantries, or similar rooms adjacent to or connected with a kitchen.

18.215.120 “L” Definitions
Land use. The purpose for which a site or structure is arranged, designed, intended, constructed, moved, erected, altered, or enlarged or for which either a site or structure is or may be occupied or maintained.

Landscape. To plant and maintain some combination of trees, ground cover, shrubs, vines, flowers, or lawn. Required landscaping may include natural features such as existing or imported rock and structural features including fountains, pools, artwork, screens, walls, fences, or benches. A landscaped area may also include a walkway or concrete plaza if it is an integral part of the elements of landscaping described above. Plants on rooftops, porches, or in boxes attached to buildings are not considered landscaping.

Landscaping, interior. A landscaped area(s) within a defined the perimeter of the parking or loading area as shown in Figure 18.215-6, or similar paved area, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).

Landscaping, perimeter. A landscaped area adjoining the exterior boundary of a parking or loading area as shown in Figure 18.215-6, or similar paved area, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).

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Figure 18.215-6
Landscaping: Interior/Exterior
Living unit. One or more rooms designed, occupied or intended for occupancy as separate living quarters, and include a kitchen, sleeping area, and bathroom facilities.

Lot. A site or parcel of land.

Lot area. The horizontal area within the property lines excluding public-access corridors, vehicular easements, and areas to be included in future street rights-of-way as established by easement, dedication, or ordinance.

Lot depth. The horizontal distance from the midpoint of the front lot line to the midpoint of the rear lot line, or to the most distant point on any other lot line where there is no rear lot line.

Lot line types.

1. Front lot line. A lot line abutting the street or easement providing access to the lot. The front lot line of a corner lot is the shortest street line. If the street lines are the same length, any of the street-abutting lot lines may be considered the front lot line, unless one streetabutting lot line results in nonconforming setbacks. a Flag lots. The front lot line of a flag lot (see "flag lot" under "lot types”) is measured at the point where the "pole" meets the bulk ("flag") of the lot parallel to the rear lot line of the lot adjacent to the pole as shown in Figure 18.215-7 (Flag Lot Front Lot Line).
b Irregular shaped lots. The front lot line of an irregular shaped lot shall be determined by the Zoning Administrator.

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Figure 18.215-7
Flag Lot Front Lot Line

2. Interior lot line. A lot line not abutting a street.

3. Rear lot line. A lot line, not a front lot line, that is parallel or approximately parallel to the front lot line. Where no lot line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line shall be deemed the rear lot line for the purpose of measuring rear yard depth.

4. Side lot line. A lot line that is not a front lot line or a rear lot line.

5. Street lot line. A lot line, other than the front lot line, abutting a street.

Lot types.

1. Corner lot. A lot bounded by two or more adjacent street lines that have an angle of intersection of not more than 135 degrees on a street or private driveway serving two or more additional properties or dwelling units (not counting accessory dwelling units). The front yard of a corner lot shall adjoin the shortest street property line; provided, that where street property lines are substantially the same length, the Zoning Administrator shall determine the location of the front yard based on existing or proposed access to the principal building on the lot. See Subsection

18.15.040.D (Corner and Double-Frontage Lot Setbacks) for additional development regulations for corner lots.

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2. Double-frontage lot. An interior lot having frontage on more than one street. Each frontage from which access is permitted shall be deemed a front lot line. See Subsection 18.15.040.D (Corner and Double-Frontage Lot Setbacks) for additional development regulations for doublefrontage lots.

3. Flag lot. A lot with a narrow strip of land, known as the "staff" or "pole," that provides access to the main, larger portion of the lot, which is often referred to as the "flag." The staff portion typically resembles a flagpole and connects the larger, buildable area of the lot to a public street or private road.

4. Interior lot. A lot other than a corner lot.

5. Irregular lot. A lot characterized by boundaries that may have varying lengths, non-parallel sides, or unusual angles, resulting in a form that does not conform to the other lot types defined herein. For the purposes of this Title, the lot lines of an irregular lot shall be determined by the Zoning Administrator.

6. Key lot. A key lot is an interior lot whose front yard abuts the rear yard of a corner lot.

Figure 18.215-8
Lot Types
Lot width. The average horizontal distance between the side lot lines measured at right angles to the lot depth from the required front yard setback and from the required rear yard setback or from the rearmost point of the lot depth in cases where there is no rear lot line. (See lot depth, lot width diagram.) Item 10.3
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Figure 18.215-9
Lot Depth and Width
(The diagram is illustrative)
Low-income household. A household whose income does not exceed the low-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development in compliance with Health and Safety Code Section 50079.5.

Lower income household. A lower income household as defined in Civil Code Sections 51.3 and

51.12 (Government Code Section 65915(b)(1) and (c)(1), and Health and Safety Code Section 50079.5.).

18.215.130 “M” Definitions
Market rate units. New living units in residential projects which are not affordable units.

Maximum allowable residential density. The maximum number of residential units permitted by the General Plan on the date the application is deemed complete. See Government Code Section 65915(o)(2).

Mixed-use. A type of development where a variety of uses such as office, commercial, institutional, and residential are combined in a single building or on a single site in an integrated project.

Mobile recycling unit. An automobile, truck, trailer, or van, licensed by the State Department of Motor Vehicles, which is used for the collection of recyclable materials, including the bins, boxes or containers transported by trucks, vans or trailers and used for the collection of recyclable materials.

Moderate-income household. A household whose income does not exceed the moderate-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development in compliance with Section 50079.5 of the California Health and Safety Code (Government Code Section 65915(c)(2), Health and Safety Code Section 50093).

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18.215.140 “N” Definitions
Natural feature. Any tree, plant life, water feature, or rock outcropping.

Noncommercial message or speech. Any message that is not commercial speech, which includes but is not limited to, messages concerning political, religious, social, ideological, public services, and informational topics.

Nonconforming sign, legal. A sign, outdoor advertising structure, or display of any character that was lawfully erected or displayed before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with currently applicable requirements prescribed for the zoning district in which the sign is located.

Nonconforming structure, legal. A structure that was lawfully erected before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with the currently applicable provisions and/or development standards established for the zoning district in which the structure is located (e.g., setbacks, structure height, distance between structures).

Nonconforming use, legal. A use of a structure of land that was lawfully established and maintained before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with currently applicable use regulations for which the zoning district in which it is located.

Nonrestricted unit. All units within a housing development excluding the affordable target units, as defined in this Chapter.

18.215.150 “O” Definitions
Off-street loading facilities. A site or portion of a site devoted to the loading or unloading of motor vehicles or trailers, including loading berths, aisles, access drives, and landscaped areas.

Open space types.

1. Private open space. An open area outside of a building adjoining and directly accessible to a dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests.

2. Shared open space. An open area within a residential development reserved for the exclusive use of residents of the development and their guests.

3. Passive Open Space. An open area outside of a building or structure that is more natural in quality and does not provide facilities or access to users (such as walking paths or seating).

Passive open spaces may include, but are not limited to, bioswales, landscaped areas, and natural habitat.

4. Active Open Space. An open space area or recreational area that has any type of user facility (e.g., walking path, benches, restrooms, sports fields or courts). See also "park and recreational facility" definition in Section 18.210.050 (Public and Semi-Public Land Use Classifications).

5. Yard. An open space on the same site as a structure, unoccupied and unobstructed by structures from the ground upward except as otherwise provided in this Chapter, including a front yard, side yard, corner side yard, or rear yard.

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Ordinary maintenance and repair. Any work, for which a Building Permit is not required by law, where the purpose and effect of such work is to correct any deterioration of or damage to a structure or any part thereof and to restore the same to its condition prior to the occurrence of such deterioration or damage. See definition for the term “alteration.”
Outdoor storage. Storage outside of a building of material not intended for immediate sale or exhibition.

Owner. The person(s) or entity(ies) that hold legal or equitable title to a dwelling or lot.

18.215.160 “P” Definitions
Rooftop equipment. Any structure located on the roof of a building which encloses mechanical equipment.

Permitted. Allowed without a requirement for approval of a Conditional Use Permit or Temporary Use Permit.

Planned development. A development (other than a community apartment project, a condominium project, or a stock cooperative) having either or both of the following features:

1. The common area is owned either by an association or in common by the owners of the separate interests who possess appurtenant rights to the beneficial use and enjoyment of the common area.

2. A power exists in the association to enforce an obligation of an owner of a separate interest with respect to the beneficial use and enjoyment of the common area by means of an assessment which may become a lien upon the separate interests in compliance with Civil Code Section 1367 et seq. (Government Code Section 65915(b)(4); Civil Code Section 1351(k).)
Porch. A covered platform at an entrance to a dwelling, or an open or enclosed gallery or room, which is not heated or cooled and is attached to the outside of a building.

Preexisting. In existence prior to the effective date of this Zoning Ordinance.

Primary street. A main thoroughfare, including “arterial” through routes and mixed-use, multifunctional right -of-way (at least in part along their length), providing access to properties as well as other amenities.

Processing facility. A building or enclosed space used for the collection and processing of recyclable material, and/or used motor oil, by such means as flattening, mechanical sorting, compacting, baling, shredding, grinding, crushing, and cleaning.

1. A light-processing facility occupies less than 45,000 square feet and includes equipment for baling, briquetting, crushing, compacting, grinding, shredding and sorting of source-separated recyclable materials, except ferrous metals other than food and beverage containers, and repairing of reusable materials.

2. A heavy-processing facility is any processing facility other than a light-processing facility.

Project. Any proposal for new or changed use, or for new construction, alteration, or enlargement of any structure, that is subject to the provisions of this chapter.

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Project site. The specific location on which a development, use, structure, or building is proposed.

Published standards. The standards for specific income levels for Contra Costa County, as published under Title 25, California Code of Regulations Section 6932.

18.215.170 “Q” Definitions
Qualifying household. A household meeting statutory or regulatory requirements to receive the benefits conferred by a statutory or regulatory program.

Qualifying resident. Senior citizens or other persons eligible to reside in a senior citizen housing development (Civil Code Sections 51.3 and 51.12.).

18.215.180 “R” Definitions
Reasonable accommodation. Providing individuals with disabilities, or developers of housing for individuals with disabilities, flexibility in the application of land use, zoning and building regulations, policies, practices and procedures or waiving enforcement, if necessary, to ensure equal access to housing for individuals with disabilities in compliance with Chapter 18.135 (Reasonable Accommodation), and State and Federal fair housing laws.

Recreational Vehicle. In compliance with Health and Safety Section 18010, a motor home, travel trailer, truck camper, or camping trailer, with or without motive power, originally designed for human habitation for recreational, emergency, or other occupancy, which meets all the following criteria:
• It contains less than 320 square feet of internal living room area, excluding built-in equipment, including wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms; • It contains 400 square feet or less of gross area measured at maximum horizontal projections; • It is built on a single chassis; and
• It is either self-propelled, truck-mounted, or permanently towable on the highways without a towing permit.

Recyclable material. Reusable material including, but not limited to, metals, glass, plastic and paper which are intended for reuse, remanufacture, or reconstitution for the purpose of using the altered form.

Recyclable material does not include refuse or hazardous materials but may include used motor oil.

Recycling facility. A center for the collection and/or processing of recyclable materials.

Rehabilitation. Restoring a property to make it usable for modern purposes while preserving its important historical, architectural, and cultural features.

Rental projects. A residential project, or portion thereof, which is intended to be rented to tenants upon completion.

Resale control. A resale restriction placed on inclusionary units by which the price of such units and income of the purchaser will be restricted to assure affordability and occupancy by qualifying households and residents.

Residential project. Any planned zoning district, subdivision map, or discretionary land use entitlement which authorizes five or more living units or residential lots, or living units and residential lots which total five or more in combination. For the purpose of this Zoning Ordinance, contemporaneous construction of five or more living units on a lot, or on contiguous lots for which there is evidence of Item 10.3
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common ownership or control, even though not covered by the same land use entitlement, shall also be considered a residential project. Construction shall be considered contemporaneous for all units which do not have completed final inspections for occupancy and which have outstanding, at any one time, any one or more of the following: planned zoning district, subdivision map, or other discretionary entitlement, or Building Permits, or applications for such an approval or permits.

Residential structure types.

1. Accessory dwelling unit. An attached or detached dwelling unit that is located on a single lot with another, primary dwelling unit and provides complete facilities for independent living for one or more persons. These facilities include permanent provisions for living, sleeping, cooking and sanitation. See Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)).

2. Accessory dwelling unit, junior (JADU). An accessory dwelling unit which is located within the living space of an existing primary single-unit dwelling, as defined in the California Health and Safety Code. See Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)).

3. Dwelling. A building designed exclusively for residential occupancy, including single-family, duplex, and multifamily, but not including a hotel, motel, or boardinghouse.

4. Dwelling unit. One or more habitable rooms designed for occupancy by one or more persons for living and sleeping purposes and having a kitchen.

5. Multi-family dwelling. A building used and designed to accommodate two or more separate households/living units. Each unit has its own entrances, bathrooms, kitchens, and living areas.

See “Multifamily Residential” in Section 18.210.060 (Residential Land Use Classifications).

6. Single-family dwelling. A building designed to accommodate one household/living unit on a single lot. See “Single-Family Residential” in Section 18.210.060 (Residential Land Use Classifications).

Reverse vending machine. An automated mechanical device that accepts at least one or more types of empty beverage containers including aluminum cans, glass and plastic bottles, and issues a cash refund or a redeemable credit slip. A reverse vending machine may sort and process containers mechanically; provided, that the entire process is enclosed within the machine.

1. A single-feed revenue vending machine is designed to accept individual containers one at a time.

2. A bulk reverse vending machine is designed to accept more than one container at a time and to compute the refund or credit due on the basis of weight.

Room, habitable. A room meeting the requirements of the Uniform Building Code and Uniform Housing Code for its intended use (e.g., sleeping, living, cooking, or dining), excluding such enclosed places as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms, garages, and similar spaces.

18.215.190 “S” Definitions
Senior citizen housing development. A housing development as defined in California Civil Code Section 51.3(b)(4) (Government Code Section 65915(b)(3).).

Item 10.3
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Setback line. A line within a lot parallel to a corresponding lot line, which is the boundary of any specified front, side, corner side or rear yard, or a line otherwise established to govern the location of buildings, structures or uses. Where no minimum front, side, corner side or rear yards are specified, the setback line shall be coterminous with the corresponding lot line.

Shopping center. A unified group of retail businesses and service uses on a single site with common parking facilities. A shopping center may include pads for future buildings.

Short-term stay. The rental of a dwelling or a portion thereof by the owner to another person or group of persons for the lodging or sleeping for a term of less than 30 consecutive calendar days.

Sign. Any identification, description, illustration, or device illuminated or nonilluminated, which is visible to the general public and directs attention to a product, service, place, activity, person, institution, business or solicitation, including any permanently installed or situated merchandise; or any emblem, painting, flag, banner, pennant, or placard designed to advertise, identify, or convey information.

Sign types.

1. Animated sign. Any sign which uses mechanical or electrical movement or change of lighting, either natural or artificial, to depict action or to create a special effect or scene.

2. Banner. Any sign of lightweight fabric or similar material that is mounted to a pole or a building at one or more edges.

3. Business identification sign. A sign that serves to identify only the name and address of the premises, business, building or portion of building upon which it is located and includes no other advertising such as product lists, phone numbers and hours of operation. Such a sign may include a logo or business symbol.

4. Commercial sign. A sign that is intended to attract attention to a commercial or industrial business, occupancy, product, good, service or other commercial or industrial activity for a commercial or industrial purpose.

5. Directional or informational sign. Any sign erected for the sole purpose of indicating the route to, direction of or location of a given goal, or which provides regulatory or service information of a non-advertising character. Directional and informational signs include but are not limited to: signs that denote the route to any City, community facility, historic place, or hospital; signs directing and regulating traffic; signs directing visitors to tourist-oriented businesses; notices of any utility or transmission company necessary for the direction or safety of the public; and signs, notices or symbols as to the time and place of civic meetings.

6. Directory sign. A pedestrian-oriented sign which identifies or lists the names and locations of tenants at a multi-tenant site.

7. Electronic readerboard. A changeable, moving message sign consisting of a matrix of lamps, light emitting diodes (LEDs), or similar devices which are computer-controlled.

8. Flag. Any fabric, banner, or bunting containing distinctive colors, patterns, or design, used as a symbol.

9. Flashing sign. An illuminated sign which exhibits changing light or color effect by blinking or any other such means so as to provide a nonconstant illumination.

Item 10.3
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10. Freestanding sign. A sign which is self-supporting in a fixed location and not attached to a building. It includes a sign connected or attached to a sign structure, fence, pole, wall, tree or other vegetation and which is not an integral part of a building.

11. Grand opening sign. A sign used by newly established businesses to inform the public of their location and services.

12. Incidental sign. A small sign less than one square foot pertaining to goods, products, services or facilities that are available on the premises where the sign occurs and intended primarily for the convenience of the public.

13. Logo. A trademark or company name symbol.

14. Master sign program. A coordinated sign plan which includes details of all signs (not including exempt or temporary signs) which are or will be placed on a site, including master identification, individual business and directory signs.

15. Multiple-story office sign. A wall sign used to identify an office building with three or more above-ground levels.

16. Neon or other gas tube illumination. Illumination affected by a light source consisting of a neon or other gas tube which is bent to form letters, symbols or other shapes.

17. Noncommercial sign. A sign that does not name, advertise or call attention to a commercial or industrial business, commodity, product, good, service or other commercial or industrial activity for a commercial or industrial purpose.

18. Off-premises sign. An outdoor advertising sign advertising a business, product or service not offered on the premises where the sign is located.

19. Open house sign. A temporary portable sign providing direction to residential real property during the period it is on public display for purposes of sale or lease.

20. Panel sign. A wall sign with a background panel integrated into the sign. The background panel is typically treated with paint, tile, metal, wood, mosaic, decorative stone or similar materials to complement the sign design.

21. Portable sign. A sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs with wheels, A-frames, Hframes, menu and sandwich board signs, balloons used as signs, and umbrellas used for advertising.

22. Projecting sign. A sign which is either suspended from an overhang, canopy, or awning, or is suspended from a mounting attached directly to the building wall and hangs perpendicular to the building wall (also known as a blade sign or shingle sign).

23. Real estate sign. Any temporary sign pertaining to the sale, exchange, lease or rental of buildings or real property.

24. Roof sign. A sign installed on a roof or projecting above the eave of a building or mounted on an arcade or parapet.

Item 10.3
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434

25. Subdivision directional sign. A sign providing direction to a land development project within the city pursuant to this chapter.

26. Temporary sign. A sign with commercial or noncommercial text which is intended to be displayed for a limited time. Temporary signs shall include banners or light, rigid material which is not affixed in a permanent manner to the ground or to any structure. Awning signs shall not be considered temporary signs.

27. Theater/cinema sign. A sign, such as a marquee, designed for a theater or cinema, with changeable letters, brighter lights, or other attention-getting features.

28. Time/temperature sign. An electronic or mechanical device which shows time and/or temperature but contains no business identification or advertising. The surface area of the time/temperature display shall be included in the total aggregate sign area of the business.

29. Wall sign. A sign attached directly to an exterior wall of a building or dependent upon a building for support with the exposed face of the sign located in a place substantially parallel to such exterior building wall to which the sign is attached or supported by. An overhang, attached framework, or other substantial architectural appurtenance may be considered an extension of the building wall.

30. Window sign. A sign attached to, suspended or placed within five feet behind, placed or painted upon, the window or glass door of a building which is intended for viewing from the exterior of such building.

Site. A lot, or group of contiguous lots not divided by a street, other right-of-way, or City limit, and under single ownership or unified control.

Specific plan. A plan for a defined area that is consistent with the general plan and with the provisions of the California Government Code authorizing specific plans.

Stepback. A step-like recession in the profile of a multistory building. A stepback requires the building to take a step back from the street for every increase in height of the structure. Stepbacks can also be a design technique to reduce the visual impact of tall buildings.

Story. The portion of a building included between the upper surface of a floor and the upper surface of the floor next above. The topmost story is that portion of a building included between the upper surface of the topmost floor and the ceiling of the roof above.

Story, half. A half-story is defined below
• When the finished floor level directly above a useable or unused underfloor space is six feet or less above finished grade.
• When the finished floor level is directly above a story or half story, any story six feet or less is a half-story.

Structure. Anything constructed or erected that requires a location on the ground, including a building, a deck, or a swimming pool, but not including fences or walls that are eight feet in height or less and access drives or walks.

Structure, accessory. An accessory structure is a structure placed on a site, other than the principal, permanent residential structure. An accessory structure must be located on a site with an existing or Item 10.3
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proposed primary structure. Temporary containers or storage units regulated by Section 18.15.100 (Container or Storage Unit), fences or walls eight feet or less in height, decks attached to the principal permanent residential structure, freestanding decks 18 inches or less in height above ground, in-ground pools, and permanent basketball hoops shall not be considered accessory structures.

Swimming pools and hot tubs. Water-filled enclosures having a depth of 18 inches or more used for swimming or recreation.

18.215.200 “T” Definitions
Target unit. A dwelling unit within a housing development which will be reserved for sale or rent to and is made available at an affordable rent or affordable ownership cost to, very low-, low-, or moderateincome households, or other qualifying households, such as senior citizen and student housing development.

18.215.210 “U” Definitions
No terms defined.

18.215.220 “V” Definitions
Very low-income household. A household whose income does not exceed the very low-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development pursuant to California Health and Safety Code Section 50105 (Government Code Sections 65915(b)(2) and (c)(1).

18.215.230 “W” Definitions
No terms defined.

18.215.240 “X” Definitions
No terms defined.

18.215.250 “Y” Definitions
Yard types.

1. Corner side yard. A side yard on the street side of a corner lot. The depth of the corner side yard is the minimum horizontal distance between the corner side property line and a line parallel to it on the site. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure. If a corner side yard abuts a vehicular access easement that serves only one property, then said yard shall be treated as an interior side yard for setback purposes.

2. Front yard. A yard extending across the full width of a site, the depth of which is the minimum horizontal distance between the front property line and a line parallel to it on the site. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure.

3. Rear yard. A yard extending across the full width of a site, the depth of which is the minimum horizontal distance between the rear property line and a line parallel to it on the site. On a Item 10.3
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436
corner lot, the rear yard extends only to the corner side yard. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure.

4. Side yard. A yard extending from the rear line of the required front yard, or the front property line of the site where no front yard is required, to the front line of the required rear yard, or the rear property line of the site where no rear yard is required, the width of which is the horizontal distance between the side property line and a line parallel thereto on the site, except that the corner side yard shall extend to the rear lot line.

Figure 18.215-10
Yard Types

18.215.260 “Z” Definitions
No terms defined.

Item 10.3
City Council Meeting Agenda - Page 535 of 2323 - Monday, October 20, 2025

PLEASANT HILL
2040 GENERAL PLAN
Single-Family
Residential (R-6)
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Residential (R-7)
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Family Residential Very High Density Multi- (NB)
IIII
(MFVL) 1111 Family Residential 1111 Retail Business (RB) Low Density Multi- (MFVH)
1111 Neighborhood Business Professional and Family Residential (MFL) Administrative Office Medium Density Multi- Mixed-Use (MX-NB)
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Family Residential Mixed-Use (MX) 1111 General Commercial (C) (MFM) 1111 High Density Mixed-Use 1111 Limited Industrial (LI) (MX-HD) ! 0 0.2 0.4 0.8 Miles A_ .___.__......______.__.........__..____.__........__.I 1111
Planned Unit
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1111 Hillside Planned Unit
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Item 10.3
City Council Meeting Agenda - Page 536 of 2323 - Monday, October 20, 2025 1 APN Proposed Zoning District
125091049 Single-Family Residential (R-7)
125283002 Single-Family Residential (R-7)
125283003 Single-Family Residential (R-7)
125283013 Single-Family Residential (R-7)
125292001 Single-Family Residential (R-7)
125292002 Single-Family Residential (R-7)
125292003 Single-Family Residential (R-7)
127013020 Open Space (OS)
127013024 Open Space (OS)
127025022 Open Space (OS)
127025023 Open Space (OS)
127025024 Open Space (OS)
127040014 Mixed-Use (MX)
127040016 Open Space (OS)
127040019 Mixed-Use (MX)
127040020 Mixed-Use (MX)
127050029 Mixed-Use (MX)
127050030 Mixed-Use (MX)
127050031 Mixed-Use (MX)
127050033 Mixed-Use (MX)
127050040 Mixed-Use (MX)
127050053 Mixed-Use (MX)
127050054 Mixed-Use (MX)
127050057 Mixed-Use (MX)
127050058 Mixed-Use (MX)
127050059 Mixed-Use (MX)
127050060 Mixed-Use (MX)
127050064 Mixed-Use (MX)
127050065 Mixed-Use (MX)
127050067 Mixed-Use (MX)
127050068 Mixed-Use (MX)
127050070 Mixed-Use (MX)
127061007 Mixed-Use (MX)
127061008 Mixed-Use (MX)
127061009 Mixed-Use (MX)
127061010 Mixed-Use (MX)
127061012 Mixed-Use (MX)
127061013 Mixed-Use (MX)
127061014 Mixed-Use (MX)
127061015 Mixed-Use (MX)
127061022 Mixed-Use (MX)
127061023 Mixed-Use (MX)
127061026 Mixed-Use (MX)
127062001 Mixed-Use (MX)
127062002 Mixed-Use (MX)
127062003 Mixed-Use (MX)
127062004 Mixed-Use (MX)
127062005 Mixed-Use (MX)
127062006 Mixed-Use (MX)
127062007 Mixed-Use (MX)
127062008 Mixed-Use (MX)
127062009 Mixed-Use (MX)
Parcels Proposed to be Rezoned
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 537 of 2323 - MondayOctober 202025 2 127063001 Mixed-Use (MX)
127063002 Mixed-Use (MX)
127063003 Mixed-Use (MX)
127063004 Mixed-Use (MX)
127063005 Mixed-Use (MX)
127063006 Mixed-Use (MX)
127071001 Mixed-Use (MX)
127071002 Mixed-Use (MX)
127071003 Mixed-Use (MX)
127071004 Mixed-Use (MX)
127071005 Mixed-Use (MX)
127071007 Mixed-Use (MX)
127071008 Mixed-Use (MX)
127072001 Mixed-Use (MX)
127072002 Mixed-Use (MX)
127072003 Mixed-Use (MX)
127072004 Mixed-Use (MX)
127072005 Mixed-Use (MX)
127072006 Mixed-Use (MX)
127072007 Mixed-Use (MX)
127072008 Mixed-Use (MX)
127072009 Mixed-Use (MX)
127072010 Mixed-Use (MX)
127072011 Mixed-Use (MX)
127072012 Mixed-Use (MX)
127072013 Mixed-Use (MX)
127073001 Mixed-Use (MX)
127073002 Mixed-Use (MX)
127073003 Mixed-Use (MX)
127073004 Mixed-Use (MX)
127073005 Mixed-Use (MX)
127073008 Mixed-Use (MX)
127073009 Mixed-Use (MX)
127073010 Mixed-Use (MX)
127073011 Mixed-Use (MX)
127073012 Mixed-Use (MX)
127073013 Mixed-Use (MX)
127073014 Mixed-Use (MX)
127073015 Mixed-Use (MX)
127073017 Mixed-Use (MX)
127073018 Mixed-Use (MX)
127073020 Mixed-Use (MX)
127073021 Mixed-Use (MX)
127073023 Mixed-Use (MX)
127073024 Mixed-Use (MX)
127073025 Mixed-Use (MX)
127073027 Mixed-Use (MX)
127073028 Mixed-Use (MX)
127081003 Mixed-Use (MX)
127081004 Mixed-Use (MX)
127081008 Mixed-Use (MX)
127081009 Mixed-Use (MX)
127081010 Mixed-Use (MX)
127081011 Mixed-Use (MX)
127081012 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 538 of 2323 - MondayOctober 202025 3 127081013 Mixed-Use (MX)
127081014 Mixed-Use (MX)
127081015 Mixed-Use (MX)
127081016 Mixed-Use (MX)
127081017 Mixed-Use (MX)
127081018 Mixed-Use (MX)
127081019 Mixed-Use (MX)
127081020 Mixed-Use (MX)
127081021 Mixed-Use (MX)
127081022 Mixed-Use (MX)
127081043 Mixed-Use (MX)
127081046 Mixed-Use (MX)
127081047 Mixed-Use (MX)
127081048 Mixed-Use (MX)
127081049 Mixed-Use (MX)
127081050 Mixed-Use (MX)
127081051 Mixed-Use (MX)
127082001 Mixed-Use (MX)
127083001 Mixed-Use (MX)
127083002 Mixed-Use (MX)
127083003 Mixed-Use (MX)
127083004 Mixed-Use (MX)
127083005 Mixed-Use (MX)
127083006 Mixed-Use (MX)
127083007 Mixed-Use (MX)
127083008 Mixed-Use (MX)
127083009 Mixed-Use (MX)
127083010 Mixed-Use (MX)
127083011 Mixed-Use (MX)
127083012 Mixed-Use (MX)
127083013 Mixed-Use (MX)
127083014 Mixed-Use (MX)
127084001 Mixed-Use (MX)
127091001 Mixed-Use (MX)
127091002 Mixed-Use (MX)
127091003 Mixed-Use (MX)
127091004 Mixed-Use (MX)
127091005 Mixed-Use (MX)
127091006 Mixed-Use (MX)
127091007 Mixed-Use (MX)
127091008 Mixed-Use (MX)
127091009 Mixed-Use (MX)
127091010 Mixed-Use (MX)
127091011 Mixed-Use (MX)
127091012 Mixed-Use (MX)
127092002 Mixed-Use (MX)
127092003 Mixed-Use (MX)
127092005 Mixed-Use (MX)
127092006 Mixed-Use (MX)
127093001 Mixed-Use (MX)
127093002 Mixed-Use (MX)
127093003 Mixed-Use (MX)
127093004 Mixed-Use (MX)
127093005 Mixed-Use (MX)
127093006 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 539 of 2323 - MondayOctober 202025 4 127093007 Mixed-Use (MX)
127093008 Mixed-Use (MX)
127093009 Mixed-Use (MX)
127093010 Mixed-Use (MX)
127093011 Mixed-Use (MX)
127093012 Mixed-Use (MX)
127093013 Mixed-Use (MX)
127093014 Mixed-Use (MX)
127093015 Mixed-Use (MX)
127093016 Mixed-Use (MX)
127093017 Mixed-Use (MX)
127093018 Mixed-Use (MX)
127093019 Mixed-Use (MX)
127093020 Mixed-Use (MX)
127093021 Mixed-Use (MX)
127093022 Mixed-Use (MX)
127094001 Mixed-Use (MX)
127094002 Mixed-Use (MX)
127094003 Mixed-Use (MX)
127094004 Mixed-Use (MX)
127094005 Mixed-Use (MX)
127094006 Mixed-Use (MX)
127094007 Mixed-Use (MX)
127094008 Mixed-Use (MX)
127094009 Mixed-Use (MX)
127095001 Mixed-Use (MX)
127095002 Mixed-Use (MX)
127095003 Mixed-Use (MX)
127095004 Mixed-Use (MX)
127095005 Mixed-Use (MX)
127095006 Mixed-Use (MX)
127095007 Mixed-Use (MX)
127095008 Mixed-Use (MX)
127095009 Mixed-Use (MX)
127095010 Mixed-Use (MX)
127095011 Mixed-Use (MX)
127095012 Mixed-Use (MX)
127095013 Mixed-Use (MX)
127095014 Mixed-Use (MX)
127095015 Mixed-Use (MX)
127095016 Mixed-Use (MX)
127095017 Mixed-Use (MX)
127095018 Mixed-Use (MX)
127095019 Mixed-Use (MX)
127095020 Mixed-Use (MX)
127101001 Mixed-Use (MX)
127101002 Mixed-Use (MX)
127101003 Mixed-Use (MX)
127101004 Mixed-Use (MX)
127101005 Mixed-Use (MX)
127101006 Mixed-Use (MX)
127101007 Mixed-Use (MX)
127101008 Mixed-Use (MX)
127101009 Mixed-Use (MX)
127101010 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 540 of 2323 - MondayOctober 202025 5 127101011 Mixed-Use (MX)
127101012 Mixed-Use (MX)
127101013 Mixed-Use (MX)
127101014 Mixed-Use (MX)
127101015 Mixed-Use (MX)
127101016 Mixed-Use (MX)
127101017 Mixed-Use (MX)
127101018 Mixed-Use (MX)
127102001 Mixed-Use (MX)
127102002 Mixed-Use (MX)
127102003 Mixed-Use (MX)
127102004 Mixed-Use (MX)
127102005 Mixed-Use (MX)
127102006 Mixed-Use (MX)
127102007 Mixed-Use (MX)
127102008 Mixed-Use (MX)
127102009 Mixed-Use (MX)
127102010 Mixed-Use (MX)
127102011 Mixed-Use (MX)
127102012 Mixed-Use (MX)
127102013 Mixed-Use (MX)
127102014 Mixed-Use (MX)
127102015 Mixed-Use (MX)
127102017 Mixed-Use (MX)
127103002 Mixed-Use (MX)
127103003 Mixed-Use (MX)
127103004 Mixed-Use (MX)
127103005 Mixed-Use (MX)
127103006 Mixed-Use (MX)
127103012 Mixed-Use (MX)
127103013 Mixed-Use (MX)
127103014 Mixed-Use (MX)
127103015 Mixed-Use (MX)
127103016 Mixed-Use (MX)
127103017 Mixed-Use (MX)
127103018 Mixed-Use (MX)
127103019 Mixed-Use (MX)
127103020 Mixed-Use (MX)
127103021 Mixed-Use (MX)
127103022 Mixed-Use (MX)
127103023 Mixed-Use (MX)
127103024 Mixed-Use (MX)
127103025 Mixed-Use (MX)
127103030 Mixed-Use (MX)
127103032 Mixed-Use (MX)
127180052 Open Space (OS)
127180054 Open Space (OS)
127180056 Low Density Multi-Family Residential (MFL)
127190002 Open Space (OS)
127190003 Open Space (OS)
127190004 Open Space (OS)
127210018 Open Space (OS)
127210019 Open Space (OS)
127210020 Open Space (OS)
127210022 Very High Density Mixed-Use (MX-VHD)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 541 of 2323 - MondayOctober 202025 6 127210027 Very High Density Mixed-Use (MX-VHD)
127210036 Very High Density Mixed-Use (MX-VHD)
127210037 Very High Density Mixed-Use (MX-VHD)
127210038 Open Space (OS)
147050043 Low Density Multi-Family Residential (MFL)
147050044 Low Density Multi-Family Residential (MFL)
148010027 Mixed-Use (MX)
148010029 High Density Multi-Family Residential (MFH)
148010030 Mixed-Use (MX)
148020009 Open Space (OS)
149010081 Neighborhood Business Mixed-Use (MX-NB)
149040014 Open Space (OS)
149100031 Medium Density Multi-Family Residential (MFM) 149100032 Medium Density Multi-Family Residential (MFM) 149100042 Medium Density Multi-Family Residential (MFM) 149100043 Medium Density Multi-Family Residential (MFM) 149100062 Medium Density Multi-Family Residential (MFM) 149100064 Medium Density Multi-Family Residential (MFM) 149100072 Medium Density Multi-Family Residential (MFM) 149110070 High Density Multi-Family Residential (MFH)
149110074 High Density Multi-Family Residential (MFH)
149110084 High Density Multi-Family Residential (MFH)
149130002 Medium Density Multi-Family Residential (MFM) 149130003 Medium Density Multi-Family Residential (MFM) 149130004 Medium Density Multi-Family Residential (MFM) 149130005 Medium Density Multi-Family Residential (MFM) 149130006 Medium Density Multi-Family Residential (MFM) 149130008 Medium Density Multi-Family Residential (MFM) 149130009 Medium Density Multi-Family Residential (MFM) 149130010 Medium Density Multi-Family Residential (MFM) 149130011 Medium Density Multi-Family Residential (MFM) 149130012 Medium Density Multi-Family Residential (MFM) 149130013 Medium Density Multi-Family Residential (MFM) 149130016 Medium Density Multi-Family Residential (MFM) 149130017 Medium Density Multi-Family Residential (MFM) 149130018 Medium Density Multi-Family Residential (MFM) 149130019 Medium Density Multi-Family Residential (MFM) 149130020 Medium Density Multi-Family Residential (MFM) 149130021 Medium Density Multi-Family Residential (MFM) 149130022 Medium Density Multi-Family Residential (MFM) 149130023 Medium Density Multi-Family Residential (MFM) 149130024 Medium Density Multi-Family Residential (MFM) 149130025 Medium Density Multi-Family Residential (MFM) 149130026 Medium Density Multi-Family Residential (MFM) 149130028 Medium Density Multi-Family Residential (MFM) 149130029 Medium Density Multi-Family Residential (MFM) 149130030 Medium Density Multi-Family Residential (MFM) 149130031 Medium Density Multi-Family Residential (MFM) 149130032 Medium Density Multi-Family Residential (MFM) 149230009 Parks and Recreation (REC)
149260020 Neighborhood Business Mixed-Use (MX-NB)
149260021 Neighborhood Business Mixed-Use (MX-NB)
149260022 Neighborhood Business Mixed-Use (MX-NB)
149260023 Neighborhood Business Mixed-Use (MX-NB)
149260058 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 542 of 2323 - MondayOctober 202025 7 149260059 Very Low Density Multi-Family Residential (MFVL) 149260060 Very Low Density Multi-Family Residential (MFVL) 149260061 Very Low Density Multi-Family Residential (MFVL) 149260062 Very Low Density Multi-Family Residential (MFVL) 149260063 Very Low Density Multi-Family Residential (MFVL) 149260064 Very Low Density Multi-Family Residential (MFVL) 149270006 Neighborhood Business Mixed-Use (MX-NB)
149270008 Professional and Administrative Office (PAO)
149270037 Neighborhood Business Mixed-Use (MX-NB)
149270038 Neighborhood Business Mixed-Use (MX-NB)
149270039 Neighborhood Business Mixed-Use (MX-NB)
149284007 Neighborhood Business Mixed-Use (MX-NB)
149360001 Medium Density Multi-Family Residential (MFM) 149360002 Medium Density Multi-Family Residential (MFM) 149360003 Medium Density Multi-Family Residential (MFM) 149360004 Medium Density Multi-Family Residential (MFM) 149360005 Medium Density Multi-Family Residential (MFM) 149360006 Medium Density Multi-Family Residential (MFM) 149360007 Medium Density Multi-Family Residential (MFM) 149360008 Medium Density Multi-Family Residential (MFM) 149360009 Medium Density Multi-Family Residential (MFM) 149360010 Medium Density Multi-Family Residential (MFM) 149360011 Medium Density Multi-Family Residential (MFM) 149360012 Medium Density Multi-Family Residential (MFM) 149360013 Medium Density Multi-Family Residential (MFM) 149360014 Medium Density Multi-Family Residential (MFM) 149360015 Medium Density Multi-Family Residential (MFM) 149360016 Medium Density Multi-Family Residential (MFM) 149360017 Medium Density Multi-Family Residential (MFM) 149360018 Medium Density Multi-Family Residential (MFM) 149360019 Medium Density Multi-Family Residential (MFM) 149360020 Medium Density Multi-Family Residential (MFM) 149360021 Medium Density Multi-Family Residential (MFM) 149360022 Medium Density Multi-Family Residential (MFM) 149360023 Medium Density Multi-Family Residential (MFM) 149360024 Medium Density Multi-Family Residential (MFM) 149360025 Medium Density Multi-Family Residential (MFM) 149360026 Medium Density Multi-Family Residential (MFM) 149360027 Medium Density Multi-Family Residential (MFM) 150101012 Mixed-Use (MX)
150102012 Mixed-Use (MX)
150102013 Mixed-Use (MX)
150102014 Mixed-Use (MX)
150103008 Mixed-Use (MX)
150103013 Mixed-Use (MX)
150103016 Mixed-Use (MX)
150121002 Mixed-Use (MX)
150123027 Mixed-Use (MX)
150125011 Mixed-Use (MX)
150131048 Neighborhood Business Mixed-Use (MX-NB)
150131049 Neighborhood Business Mixed-Use (MX-NB)
150131050 Neighborhood Business Mixed-Use (MX-NB)
150131051 Neighborhood Business Mixed-Use (MX-NB)
150131052 Neighborhood Business Mixed-Use (MX-NB)
150131053 Neighborhood Business Mixed-Use (MX-NB)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 543 of 2323 - MondayOctober 202025 8 150131054 Neighborhood Business Mixed-Use (MX-NB)
150131055 Neighborhood Business Mixed-Use (MX-NB)
150132040 Neighborhood Business Mixed-Use (MX-NB)
150132041 Neighborhood Business Mixed-Use (MX-NB)
150132042 Neighborhood Business Mixed-Use (MX-NB)
150132043 Neighborhood Business Mixed-Use (MX-NB)
150132044 Neighborhood Business Mixed-Use (MX-NB)
150132045 Neighborhood Business Mixed-Use (MX-NB)
150132046 Neighborhood Business Mixed-Use (MX-NB)
150141006 Parks and Recreation (REC)
150141007 Parks and Recreation (REC)
150161004 Neighborhood Business Mixed-Use (MX-NB)
150161017 Neighborhood Business Mixed-Use (MX-NB)
150161018 Neighborhood Business Mixed-Use (MX-NB)
150161024 Neighborhood Business Mixed-Use (MX-NB)
150161025 Neighborhood Business Mixed-Use (MX-NB)
150161026 Neighborhood Business Mixed-Use (MX-NB)
150161027 Neighborhood Business Mixed-Use (MX-NB)
150161028 Neighborhood Business Mixed-Use (MX-NB)
150161029 Neighborhood Business Mixed-Use (MX-NB)
150162002 Neighborhood Business Mixed-Use (MX-NB)
150162035 Neighborhood Business Mixed-Use (MX-NB)
150162036 Neighborhood Business Mixed-Use (MX-NB)
150162037 Neighborhood Business Mixed-Use (MX-NB)
150162038 Neighborhood Business Mixed-Use (MX-NB)
150163015 Neighborhood Business Mixed-Use (MX-NB)
150163016 Neighborhood Business Mixed-Use (MX-NB)
150164016 Neighborhood Business Mixed-Use (MX-NB)
150170001 Parks and Recreation (REC)
150170006 Neighborhood Business Mixed-Use (MX-NB)
150170013 Neighborhood Business Mixed-Use (MX-NB)
150170063 Neighborhood Business Mixed-Use (MX-NB)
150170064 Neighborhood Business Mixed-Use (MX-NB)
150170066 Neighborhood Business Mixed-Use (MX-NB)
152060021 Mangini Delu Residential (RMD)
152060023 Mangini Delu Residential (RMD)
152060024 Mangini Delu Residential (RMD)
152060025 Mangini Delu Residential (RMD)
152060026 Mangini Delu Residential (RMD)
152070001 Open Space (OS)
152070013 Very Low Density Multi-Family Residential (MFVL) 152070015 Very Low Density Multi-Family Residential (MFVL) 152070053 Very Low Density Multi-Family Residential (MFVL) 152131019 Neighborhood Business Mixed-Use (MX-NB)
152131020 Neighborhood Business Mixed-Use (MX-NB)
152131021 Neighborhood Business Mixed-Use (MX-NB)
152131022 Neighborhood Business Mixed-Use (MX-NB)
152132049 High Density Mixed-Use (MX-HD)
152140007 Neighborhood Business Mixed-Use (MX-NB)
152140009 Neighborhood Business Mixed-Use (MX-NB)
152140010 Neighborhood Business Mixed-Use (MX-NB)
152140011 Neighborhood Business Mixed-Use (MX-NB)
152140017 Parks and Recreation (REC)
152140035 Neighborhood Business Mixed-Use (MX-NB)
152140036 Neighborhood Business Mixed-Use (MX-NB)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 544 of 2323 - MondayOctober 202025 9 152140037 Neighborhood Business Mixed-Use (MX-NB)
152140038 Neighborhood Business Mixed-Use (MX-NB)
152140039 Neighborhood Business Mixed-Use (MX-NB)
152140040 Neighborhood Business Mixed-Use (MX-NB)
152140041 Neighborhood Business Mixed-Use (MX-NB)
152140042 Neighborhood Business Mixed-Use (MX-NB)
152181008 Neighborhood Business Mixed-Use (MX-NB)
152181046 Neighborhood Business Mixed-Use (MX-NB)
152182011 Neighborhood Business Mixed-Use (MX-NB)
152182013 Neighborhood Business Mixed-Use (MX-NB)
152280001 Very Low Density Multi-Family Residential (MFVL) 152280002 Very Low Density Multi-Family Residential (MFVL) 152280003 Very Low Density Multi-Family Residential (MFVL) 152280004 Very Low Density Multi-Family Residential (MFVL) 152280005 Very Low Density Multi-Family Residential (MFVL) 152280006 Very Low Density Multi-Family Residential (MFVL) 152280007 Very Low Density Multi-Family Residential (MFVL) 152280008 Very Low Density Multi-Family Residential (MFVL) 152280009 Very Low Density Multi-Family Residential (MFVL) 152280010 Very Low Density Multi-Family Residential (MFVL) 152280011 Very Low Density Multi-Family Residential (MFVL) 152280012 Very Low Density Multi-Family Residential (MFVL) 152280013 Very Low Density Multi-Family Residential (MFVL) 152280014 Very Low Density Multi-Family Residential (MFVL) 152280015 Very Low Density Multi-Family Residential (MFVL) 152280016 Very Low Density Multi-Family Residential (MFVL) 152280017 Very Low Density Multi-Family Residential (MFVL) 152280018 Very Low Density Multi-Family Residential (MFVL) 152280019 Very Low Density Multi-Family Residential (MFVL) 152280020 Very Low Density Multi-Family Residential (MFVL) 152280021 Very Low Density Multi-Family Residential (MFVL) 152280022 Very Low Density Multi-Family Residential (MFVL) 152280023 Very Low Density Multi-Family Residential (MFVL) 152280024 Very Low Density Multi-Family Residential (MFVL) 152280025 Very Low Density Multi-Family Residential (MFVL) 152280026 Very Low Density Multi-Family Residential (MFVL) 152280027 Very Low Density Multi-Family Residential (MFVL) 152280028 Very Low Density Multi-Family Residential (MFVL) 152280029 Very Low Density Multi-Family Residential (MFVL) 152291001 Parks and Recreation (REC)
152291002 Parks and Recreation (REC)
153030104 Very Low Density Multi-Family Residential (MFVL) 153050064 Parks and Recreation (REC)
153084001 Open Space (OS)
153084002 Medium Density Multi-Family Residential (MFM) 153095001 Open Space (OS)
153105010 Open Space (OS)
153106001 Open Space (OS)
153175001 Mixed-Use (MX)
153175002 Mixed-Use (MX)
153175003 Mixed-Use (MX)
153175004 Mixed-Use (MX)
153175005 Mixed-Use (MX)
153175006 Mixed-Use (MX)
153175007 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 545 of 2323 - MondayOctober 202025 10 153175008 Mixed-Use (MX)
153175009 Mixed-Use (MX)
153175010 Mixed-Use (MX)
153223001 Mixed-Use (MX)
153223002 Mixed-Use (MX)
153223003 Mixed-Use (MX)
153223004 Mixed-Use (MX)
153223005 Mixed-Use (MX)
153223006 Mixed-Use (MX)
153223007 Mixed-Use (MX)
153223008 Mixed-Use (MX)
153223009 Mixed-Use (MX)
153223010 Mixed-Use (MX)
153223011 Mixed-Use (MX)
153223012 Mixed-Use (MX)
153223016 Mixed-Use (MX)
153223019 Mixed-Use (MX)
153230003 High Density Mixed-Use (MX-HD)
153250007 High Density Mixed-Use (MX-HD)
153281001 Very Low Density Multi-Family Residential (MFVL) 153281002 Very Low Density Multi-Family Residential (MFVL) 153281003 Very Low Density Multi-Family Residential (MFVL) 153281004 Very Low Density Multi-Family Residential (MFVL) 153281005 Very Low Density Multi-Family Residential (MFVL) 153281006 Very Low Density Multi-Family Residential (MFVL) 153281007 Very Low Density Multi-Family Residential (MFVL) 153281008 Very Low Density Multi-Family Residential (MFVL) 153281009 Very Low Density Multi-Family Residential (MFVL) 153281010 Very Low Density Multi-Family Residential (MFVL) 153281011 Very Low Density Multi-Family Residential (MFVL) 153281012 Very Low Density Multi-Family Residential (MFVL) 153281013 Very Low Density Multi-Family Residential (MFVL) 153282001 Very Low Density Multi-Family Residential (MFVL) 153282002 Very Low Density Multi-Family Residential (MFVL) 153282003 Very Low Density Multi-Family Residential (MFVL) 153282004 Very Low Density Multi-Family Residential (MFVL) 153282005 Very Low Density Multi-Family Residential (MFVL) 153282006 Very Low Density Multi-Family Residential (MFVL) 153282007 Very Low Density Multi-Family Residential (MFVL) 153282008 Very Low Density Multi-Family Residential (MFVL) 153282009 Very Low Density Multi-Family Residential (MFVL) 153282010 Very Low Density Multi-Family Residential (MFVL) 153282011 Very Low Density Multi-Family Residential (MFVL) 153282012 Very Low Density Multi-Family Residential (MFVL) 153282013 Very Low Density Multi-Family Residential (MFVL) 153282014 Very Low Density Multi-Family Residential (MFVL) 153282015 Very Low Density Multi-Family Residential (MFVL) 153282016 Very Low Density Multi-Family Residential (MFVL) 153282017 Very Low Density Multi-Family Residential (MFVL) 153282018 Very Low Density Multi-Family Residential (MFVL) 153282019 Very Low Density Multi-Family Residential (MFVL) 153282020 Very Low Density Multi-Family Residential (MFVL) 153282021 Very Low Density Multi-Family Residential (MFVL) 153282022 Very Low Density Multi-Family Residential (MFVL) 153282023 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 546 of 2323 - MondayOctober 202025 11 153282024 Very Low Density Multi-Family Residential (MFVL) 153282025 Very Low Density Multi-Family Residential (MFVL) 153282026 Very Low Density Multi-Family Residential (MFVL) 153282027 Very Low Density Multi-Family Residential (MFVL) 153282028 Very Low Density Multi-Family Residential (MFVL) 153282029 Very Low Density Multi-Family Residential (MFVL) 153282030 Very Low Density Multi-Family Residential (MFVL) 153282031 Very Low Density Multi-Family Residential (MFVL) 153282032 Very Low Density Multi-Family Residential (MFVL) 153282033 Very Low Density Multi-Family Residential (MFVL) 153282034 Very Low Density Multi-Family Residential (MFVL) 153282035 Very Low Density Multi-Family Residential (MFVL) 153282036 Very Low Density Multi-Family Residential (MFVL) 153282037 Very Low Density Multi-Family Residential (MFVL) 153282038 Very Low Density Multi-Family Residential (MFVL) 153282039 Very Low Density Multi-Family Residential (MFVL) 153282040 Very Low Density Multi-Family Residential (MFVL) 153282042 Very Low Density Multi-Family Residential (MFVL) 153282043 Very Low Density Multi-Family Residential (MFVL) 153282044 Very Low Density Multi-Family Residential (MFVL) 153283001 Very Low Density Multi-Family Residential (MFVL) 153291001 Very Low Density Multi-Family Residential (MFVL) 153291002 Very Low Density Multi-Family Residential (MFVL) 153291003 Very Low Density Multi-Family Residential (MFVL) 153291004 Very Low Density Multi-Family Residential (MFVL) 153291005 Very Low Density Multi-Family Residential (MFVL) 153291006 Very Low Density Multi-Family Residential (MFVL) 153291007 Very Low Density Multi-Family Residential (MFVL) 153291008 Very Low Density Multi-Family Residential (MFVL) 153291009 Very Low Density Multi-Family Residential (MFVL) 153291010 Very Low Density Multi-Family Residential (MFVL) 153291011 Very Low Density Multi-Family Residential (MFVL) 153291012 Very Low Density Multi-Family Residential (MFVL) 153291013 Very Low Density Multi-Family Residential (MFVL) 153291014 Very Low Density Multi-Family Residential (MFVL) 153291015 Very Low Density Multi-Family Residential (MFVL) 153291016 Very Low Density Multi-Family Residential (MFVL) 153291017 Very Low Density Multi-Family Residential (MFVL) 153291018 Very Low Density Multi-Family Residential (MFVL) 153291019 Very Low Density Multi-Family Residential (MFVL) 153291020 Very Low Density Multi-Family Residential (MFVL) 153291021 Very Low Density Multi-Family Residential (MFVL) 153291022 Very Low Density Multi-Family Residential (MFVL) 153291023 Very Low Density Multi-Family Residential (MFVL) 153291024 Very Low Density Multi-Family Residential (MFVL) 153291025 Very Low Density Multi-Family Residential (MFVL) 153291026 Very Low Density Multi-Family Residential (MFVL) 153291027 Very Low Density Multi-Family Residential (MFVL) 153291028 Very Low Density Multi-Family Residential (MFVL) 153291029 Very Low Density Multi-Family Residential (MFVL) 153291030 Very Low Density Multi-Family Residential (MFVL) 153291031 Very Low Density Multi-Family Residential (MFVL) 153291032 Very Low Density Multi-Family Residential (MFVL) 153291033 Very Low Density Multi-Family Residential (MFVL) 153291034 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 547 of 2323 - MondayOctober 202025 12 153291035 Very Low Density Multi-Family Residential (MFVL) 153291036 Very Low Density Multi-Family Residential (MFVL) 153291037 Very Low Density Multi-Family Residential (MFVL) 153291038 Very Low Density Multi-Family Residential (MFVL) 153291039 Very Low Density Multi-Family Residential (MFVL) 153291040 Very Low Density Multi-Family Residential (MFVL) 153291041 Very Low Density Multi-Family Residential (MFVL) 153291042 Very Low Density Multi-Family Residential (MFVL) 153291043 Very Low Density Multi-Family Residential (MFVL) 153291044 Very Low Density Multi-Family Residential (MFVL) 153291045 Very Low Density Multi-Family Residential (MFVL) 153291046 Very Low Density Multi-Family Residential (MFVL) 153291047 Very Low Density Multi-Family Residential (MFVL) 153291048 Very Low Density Multi-Family Residential (MFVL) 153291049 Very Low Density Multi-Family Residential (MFVL) 153291050 Very Low Density Multi-Family Residential (MFVL) 153291051 Very Low Density Multi-Family Residential (MFVL) 153291052 Very Low Density Multi-Family Residential (MFVL) 153291053 Very Low Density Multi-Family Residential (MFVL) 153291054 Very Low Density Multi-Family Residential (MFVL) 153291055 Very Low Density Multi-Family Residential (MFVL) 153291056 Very Low Density Multi-Family Residential (MFVL) 153291057 Very Low Density Multi-Family Residential (MFVL) 153291058 Very Low Density Multi-Family Residential (MFVL) 153291059 Very Low Density Multi-Family Residential (MFVL) 153291060 Very Low Density Multi-Family Residential (MFVL) 153291061 Very Low Density Multi-Family Residential (MFVL) 153291062 Very Low Density Multi-Family Residential (MFVL) 153291063 Very Low Density Multi-Family Residential (MFVL) 153291064 Very Low Density Multi-Family Residential (MFVL) 153291065 Very Low Density Multi-Family Residential (MFVL) 153291066 Very Low Density Multi-Family Residential (MFVL) 153300005 Parks and Recreation (REC)
153300009 Mixed-Use (MX)
153300012 Mixed-Use (MX)
153300013 Mixed-Use (MX)
153300014 Mixed-Use (MX)
153332006 Parks and Recreation (REC)
153340001 Parks and Recreation (REC)
153350001 Very Low Density Multi-Family Residential (MFVL) 153350002 Very Low Density Multi-Family Residential (MFVL) 153350003 Very Low Density Multi-Family Residential (MFVL) 153350004 Very Low Density Multi-Family Residential (MFVL) 153350005 Very Low Density Multi-Family Residential (MFVL) 153350006 Very Low Density Multi-Family Residential (MFVL) 153350007 Very Low Density Multi-Family Residential (MFVL) 153350008 Very Low Density Multi-Family Residential (MFVL) 153350009 Very Low Density Multi-Family Residential (MFVL) 153350010 Very Low Density Multi-Family Residential (MFVL) 153350011 Very Low Density Multi-Family Residential (MFVL) 153350012 Very Low Density Multi-Family Residential (MFVL) 153350013 Very Low Density Multi-Family Residential (MFVL) 153350014 Very Low Density Multi-Family Residential (MFVL) 153350015 Very Low Density Multi-Family Residential (MFVL) 153350016 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 548 of 2323 - MondayOctober 202025 13 153350017 Very Low Density Multi-Family Residential (MFVL) 153350018 Very Low Density Multi-Family Residential (MFVL) 153350019 Very Low Density Multi-Family Residential (MFVL) 153350020 Very Low Density Multi-Family Residential (MFVL) 153350021 Very Low Density Multi-Family Residential (MFVL) 153350022 Very Low Density Multi-Family Residential (MFVL) 153350023 Very Low Density Multi-Family Residential (MFVL) 153350024 Very Low Density Multi-Family Residential (MFVL) 153350025 Very Low Density Multi-Family Residential (MFVL) 153350026 Very Low Density Multi-Family Residential (MFVL) 153350027 Very Low Density Multi-Family Residential (MFVL) 153350028 Very Low Density Multi-Family Residential (MFVL) 153351001 Very Low Density Multi-Family Residential (MFVL) 153351002 Very Low Density Multi-Family Residential (MFVL) 153351003 Very Low Density Multi-Family Residential (MFVL) 153351004 Very Low Density Multi-Family Residential (MFVL) 153351005 Very Low Density Multi-Family Residential (MFVL) 153351006 Very Low Density Multi-Family Residential (MFVL) 153351007 Very Low Density Multi-Family Residential (MFVL) 153351008 Very Low Density Multi-Family Residential (MFVL) 153351009 Very Low Density Multi-Family Residential (MFVL) 153351010 Very Low Density Multi-Family Residential (MFVL) 153351011 Very Low Density Multi-Family Residential (MFVL) 153351012 Very Low Density Multi-Family Residential (MFVL) 153351013 Very Low Density Multi-Family Residential (MFVL) 153351014 Very Low Density Multi-Family Residential (MFVL) 153351015 Very Low Density Multi-Family Residential (MFVL) 153351016 Very Low Density Multi-Family Residential (MFVL) 153351017 Very Low Density Multi-Family Residential (MFVL) 153351018 Very Low Density Multi-Family Residential (MFVL) 153351019 Very Low Density Multi-Family Residential (MFVL) 153351020 Very Low Density Multi-Family Residential (MFVL) 153351021 Very Low Density Multi-Family Residential (MFVL) 153351022 Very Low Density Multi-Family Residential (MFVL) 153351023 Very Low Density Multi-Family Residential (MFVL) 153351024 Very Low Density Multi-Family Residential (MFVL) 153351025 Very Low Density Multi-Family Residential (MFVL) 153352001 Very Low Density Multi-Family Residential (MFVL) 153352002 Very Low Density Multi-Family Residential (MFVL) 153352003 Very Low Density Multi-Family Residential (MFVL) 153352004 Very Low Density Multi-Family Residential (MFVL) 153352005 Very Low Density Multi-Family Residential (MFVL) 153352006 Very Low Density Multi-Family Residential (MFVL) 153352007 Very Low Density Multi-Family Residential (MFVL) 153352008 Very Low Density Multi-Family Residential (MFVL) 153352009 Very Low Density Multi-Family Residential (MFVL) 153352010 Very Low Density Multi-Family Residential (MFVL) 153352011 Very Low Density Multi-Family Residential (MFVL) 153352012 Very Low Density Multi-Family Residential (MFVL) 153352013 Very Low Density Multi-Family Residential (MFVL) 153352014 Very Low Density Multi-Family Residential (MFVL) 153352015 Very Low Density Multi-Family Residential (MFVL) 153352016 Very Low Density Multi-Family Residential (MFVL) 153352017 Very Low Density Multi-Family Residential (MFVL) 153352018 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 549 of 2323 - MondayOctober 202025 14 153352019 Very Low Density Multi-Family Residential (MFVL) 153352020 Very Low Density Multi-Family Residential (MFVL) 153352021 Very Low Density Multi-Family Residential (MFVL) 153352022 Very Low Density Multi-Family Residential (MFVL) 153352023 Very Low Density Multi-Family Residential (MFVL) 153352024 Very Low Density Multi-Family Residential (MFVL) 153352025 Very Low Density Multi-Family Residential (MFVL) 153361020 Open Space (OS)
153361021 Very Low Density Multi-Family Residential (MFVL) 153361022 Very Low Density Multi-Family Residential (MFVL) 153361023 Very Low Density Multi-Family Residential (MFVL) 153361024 Very Low Density Multi-Family Residential (MFVL) 153361025 Very Low Density Multi-Family Residential (MFVL) 153361026 Very Low Density Multi-Family Residential (MFVL) 153361027 Very Low Density Multi-Family Residential (MFVL) 153361028 Very Low Density Multi-Family Residential (MFVL) 153361029 Very Low Density Multi-Family Residential (MFVL) 153361030 Very Low Density Multi-Family Residential (MFVL) 153361031 Very Low Density Multi-Family Residential (MFVL) 153361032 Very Low Density Multi-Family Residential (MFVL) 153361033 Very Low Density Multi-Family Residential (MFVL) 153361034 Very Low Density Multi-Family Residential (MFVL) 153361035 Very Low Density Multi-Family Residential (MFVL) 153361036 Very Low Density Multi-Family Residential (MFVL) 153361037 Very Low Density Multi-Family Residential (MFVL) 153361038 Very Low Density Multi-Family Residential (MFVL) 153361039 Very Low Density Multi-Family Residential (MFVL) 153362001 Very Low Density Multi-Family Residential (MFVL) 153362002 Very Low Density Multi-Family Residential (MFVL) 153362003 Very Low Density Multi-Family Residential (MFVL) 153362004 Very Low Density Multi-Family Residential (MFVL) 153362005 Very Low Density Multi-Family Residential (MFVL) 153362006 Very Low Density Multi-Family Residential (MFVL) 153362007 Very Low Density Multi-Family Residential (MFVL) 153362008 Very Low Density Multi-Family Residential (MFVL) 153362009 Very Low Density Multi-Family Residential (MFVL) 153362010 Very Low Density Multi-Family Residential (MFVL) 153362011 Very Low Density Multi-Family Residential (MFVL) 153362012 Very Low Density Multi-Family Residential (MFVL) 153362013 Very Low Density Multi-Family Residential (MFVL) 153362014 Very Low Density Multi-Family Residential (MFVL) 153362015 Very Low Density Multi-Family Residential (MFVL) 153362016 Very Low Density Multi-Family Residential (MFVL) 153362017 Very Low Density Multi-Family Residential (MFVL) 153362018 Very Low Density Multi-Family Residential (MFVL) 153362019 Very Low Density Multi-Family Residential (MFVL) 153362020 Very Low Density Multi-Family Residential (MFVL) 153362021 Very Low Density Multi-Family Residential (MFVL) 153362022 Very Low Density Multi-Family Residential (MFVL) 153362023 Very Low Density Multi-Family Residential (MFVL) 153362024 Very Low Density Multi-Family Residential (MFVL) 153362025 Very Low Density Multi-Family Residential (MFVL) 153362072 Parks and Recreation (REC)
153362073 Very Low Density Multi-Family Residential (MFVL) 153362074 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 550 of 2323 - MondayOctober 202025 15 153362075 Very Low Density Multi-Family Residential (MFVL) 153362076 Very Low Density Multi-Family Residential (MFVL) 153362077 Very Low Density Multi-Family Residential (MFVL) 153362078 Very Low Density Multi-Family Residential (MFVL) 153362079 Very Low Density Multi-Family Residential (MFVL) 153362080 Very Low Density Multi-Family Residential (MFVL) 153362081 Very Low Density Multi-Family Residential (MFVL) 153362082 Very Low Density Multi-Family Residential (MFVL) 153362083 Very Low Density Multi-Family Residential (MFVL) 153362084 Very Low Density Multi-Family Residential (MFVL) 153362085 Very Low Density Multi-Family Residential (MFVL) 153362086 Very Low Density Multi-Family Residential (MFVL) 153362087 Very Low Density Multi-Family Residential (MFVL) 153362088 Very Low Density Multi-Family Residential (MFVL) 153362089 Very Low Density Multi-Family Residential (MFVL) 153362090 Very Low Density Multi-Family Residential (MFVL) 153362091 Very Low Density Multi-Family Residential (MFVL) 153362092 Very Low Density Multi-Family Residential (MFVL) 153362093 Very Low Density Multi-Family Residential (MFVL) 153362094 Very Low Density Multi-Family Residential (MFVL) 153362095 Very Low Density Multi-Family Residential (MFVL) 153362096 Very Low Density Multi-Family Residential (MFVL) 153362097 Very Low Density Multi-Family Residential (MFVL) 153362098 Very Low Density Multi-Family Residential (MFVL) 153362099 Very Low Density Multi-Family Residential (MFVL) 153362100 Very Low Density Multi-Family Residential (MFVL) 153362101 Very Low Density Multi-Family Residential (MFVL) 153362102 Very Low Density Multi-Family Residential (MFVL) 153362103 Very Low Density Multi-Family Residential (MFVL) 153362104 Very Low Density Multi-Family Residential (MFVL) 153362105 Very Low Density Multi-Family Residential (MFVL) 153362106 Very Low Density Multi-Family Residential (MFVL) 153362107 Very Low Density Multi-Family Residential (MFVL) 153362108 Very Low Density Multi-Family Residential (MFVL) 153362109 Very Low Density Multi-Family Residential (MFVL) 153362110 Very Low Density Multi-Family Residential (MFVL) 153362111 Very Low Density Multi-Family Residential (MFVL) 153362112 Very Low Density Multi-Family Residential (MFVL) 153362113 Very Low Density Multi-Family Residential (MFVL) 153362114 Very Low Density Multi-Family Residential (MFVL) 153362115 Very Low Density Multi-Family Residential (MFVL) 153362116 Very Low Density Multi-Family Residential (MFVL) 153362117 Very Low Density Multi-Family Residential (MFVL) 153362118 Very Low Density Multi-Family Residential (MFVL) 154140027 Single-Family Residential (R-10)
154140031 Single-Family Residential (R-10)
154220017 Parks and Recreation (REC)
154220019 Parks and Recreation (REC)
154220027 Parks and Recreation (REC)
154485001 Very Low Density Multi-Family Residential (MFVL) 154485002 Very Low Density Multi-Family Residential (MFVL) 154485003 Very Low Density Multi-Family Residential (MFVL) 154485004 Very Low Density Multi-Family Residential (MFVL) 154485005 Very Low Density Multi-Family Residential (MFVL) 154485006 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 551 of 2323 - MondayOctober 202025 16 154485007 Very Low Density Multi-Family Residential (MFVL) 154485008 Very Low Density Multi-Family Residential (MFVL) 154485009 Very Low Density Multi-Family Residential (MFVL) 154485010 Very Low Density Multi-Family Residential (MFVL) 154485011 Very Low Density Multi-Family Residential (MFVL) 154485012 Very Low Density Multi-Family Residential (MFVL) 154485013 Very Low Density Multi-Family Residential (MFVL) 154485014 Very Low Density Multi-Family Residential (MFVL) 154485015 Very Low Density Multi-Family Residential (MFVL) 154485016 Very Low Density Multi-Family Residential (MFVL) 154485017 Very Low Density Multi-Family Residential (MFVL) 154485018 Very Low Density Multi-Family Residential (MFVL) 154485019 Very Low Density Multi-Family Residential (MFVL) 154485020 Very Low Density Multi-Family Residential (MFVL) 154485021 Very Low Density Multi-Family Residential (MFVL) 154485022 Very Low Density Multi-Family Residential (MFVL) 154485023 Very Low Density Multi-Family Residential (MFVL) 154485024 Very Low Density Multi-Family Residential (MFVL) 154485025 Very Low Density Multi-Family Residential (MFVL) 154485026 Very Low Density Multi-Family Residential (MFVL) 154485027 Very Low Density Multi-Family Residential (MFVL) 154485028 Very Low Density Multi-Family Residential (MFVL) 154485029 Very Low Density Multi-Family Residential (MFVL) 154485030 Very Low Density Multi-Family Residential (MFVL) 154485031 Very Low Density Multi-Family Residential (MFVL) 154485032 Very Low Density Multi-Family Residential (MFVL) 154485033 Very Low Density Multi-Family Residential (MFVL) 154485034 Very Low Density Multi-Family Residential (MFVL) 154485035 Very Low Density Multi-Family Residential (MFVL) 154485036 Very Low Density Multi-Family Residential (MFVL) 154485037 Very Low Density Multi-Family Residential (MFVL) 154485038 Very Low Density Multi-Family Residential (MFVL) 154485039 Very Low Density Multi-Family Residential (MFVL) 154485040 Very Low Density Multi-Family Residential (MFVL) 154485041 Very Low Density Multi-Family Residential (MFVL) 154485042 Very Low Density Multi-Family Residential (MFVL) 154485043 Very Low Density Multi-Family Residential (MFVL) 154485044 Very Low Density Multi-Family Residential (MFVL) 154485045 Very Low Density Multi-Family Residential (MFVL) 154485046 Very Low Density Multi-Family Residential (MFVL) 154485047 Very Low Density Multi-Family Residential (MFVL) 154485048 Very Low Density Multi-Family Residential (MFVL) 154485049 Very Low Density Multi-Family Residential (MFVL) 154485050 Very Low Density Multi-Family Residential (MFVL) 154485051 Very Low Density Multi-Family Residential (MFVL) 154485052 Very Low Density Multi-Family Residential (MFVL) 154485053 Very Low Density Multi-Family Residential (MFVL) 154485054 Very Low Density Multi-Family Residential (MFVL) 154485055 Very Low Density Multi-Family Residential (MFVL) 154485056 Very Low Density Multi-Family Residential (MFVL) 154485057 Very Low Density Multi-Family Residential (MFVL) 154485058 Very Low Density Multi-Family Residential (MFVL) 154485059 Very Low Density Multi-Family Residential (MFVL) 154485060 Very Low Density Multi-Family Residential (MFVL) 154485061 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 552 of 2323 - MondayOctober 202025 17 154485062 Very Low Density Multi-Family Residential (MFVL) 154485063 Very Low Density Multi-Family Residential (MFVL) 154485064 Very Low Density Multi-Family Residential (MFVL) 154485065 Very Low Density Multi-Family Residential (MFVL) 154485066 Very Low Density Multi-Family Residential (MFVL) 154485067 Very Low Density Multi-Family Residential (MFVL) 154485068 Very Low Density Multi-Family Residential (MFVL) 154486001 Very Low Density Multi-Family Residential (MFVL) 154486002 Very Low Density Multi-Family Residential (MFVL) 154486003 Very Low Density Multi-Family Residential (MFVL) 154486004 Very Low Density Multi-Family Residential (MFVL) 154486005 Very Low Density Multi-Family Residential (MFVL) 154486006 Very Low Density Multi-Family Residential (MFVL) 154486007 Very Low Density Multi-Family Residential (MFVL) 154486008 Very Low Density Multi-Family Residential (MFVL) 154486009 Very Low Density Multi-Family Residential (MFVL) 154486010 Very Low Density Multi-Family Residential (MFVL) 154486011 Very Low Density Multi-Family Residential (MFVL) 154486012 Very Low Density Multi-Family Residential (MFVL) 154486013 Very Low Density Multi-Family Residential (MFVL) 154486014 Very Low Density Multi-Family Residential (MFVL) 154486015 Very Low Density Multi-Family Residential (MFVL) 154486016 Very Low Density Multi-Family Residential (MFVL) 154486017 Very Low Density Multi-Family Residential (MFVL) 154486018 Very Low Density Multi-Family Residential (MFVL) 154486019 Very Low Density Multi-Family Residential (MFVL) 154486020 Very Low Density Multi-Family Residential (MFVL) 154486021 Very Low Density Multi-Family Residential (MFVL) 154486022 Very Low Density Multi-Family Residential (MFVL) 154486023 Very Low Density Multi-Family Residential (MFVL) 154486024 Very Low Density Multi-Family Residential (MFVL) 154486025 Very Low Density Multi-Family Residential (MFVL) 154486026 Very Low Density Multi-Family Residential (MFVL) 154486027 Very Low Density Multi-Family Residential (MFVL) 154486028 Very Low Density Multi-Family Residential (MFVL) 154486029 Very Low Density Multi-Family Residential (MFVL) 154486030 Very Low Density Multi-Family Residential (MFVL) 154486031 Very Low Density Multi-Family Residential (MFVL) 154486032 Very Low Density Multi-Family Residential (MFVL) 154486033 Very Low Density Multi-Family Residential (MFVL) 154486034 Very Low Density Multi-Family Residential (MFVL) 154486035 Very Low Density Multi-Family Residential (MFVL) 154486036 Very Low Density Multi-Family Residential (MFVL) 154486037 Very Low Density Multi-Family Residential (MFVL) 154486038 Very Low Density Multi-Family Residential (MFVL) 154486039 Very Low Density Multi-Family Residential (MFVL) 154486040 Very Low Density Multi-Family Residential (MFVL) 154486041 Very Low Density Multi-Family Residential (MFVL) 154486042 Very Low Density Multi-Family Residential (MFVL) 154486043 Very Low Density Multi-Family Residential (MFVL) 154486044 Very Low Density Multi-Family Residential (MFVL) 154486045 Very Low Density Multi-Family Residential (MFVL) 154486046 Very Low Density Multi-Family Residential (MFVL) 154486047 Very Low Density Multi-Family Residential (MFVL) 154486048 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 553 of 2323 - MondayOctober 202025 18 154486049 Very Low Density Multi-Family Residential (MFVL) 154486050 Very Low Density Multi-Family Residential (MFVL) 154486051 Very Low Density Multi-Family Residential (MFVL) 154486052 Very Low Density Multi-Family Residential (MFVL) 154486053 Very Low Density Multi-Family Residential (MFVL) 154486054 Very Low Density Multi-Family Residential (MFVL) 154582001 Open Space (OS)
154802027 Parks and Recreation (REC)
154810017 Parks and Recreation (REC)
154821013 Parks and Recreation (REC)
154822006 Parks and Recreation (REC)
164071001 Single-Family Residential (R-15)
164100003 Single-Family Residential (R-15)
164100008 Single-Family Residential (R-15)
164100041 Single-Family Residential (R-15)
164241001 Medium Density Multi-Family Residential (MFM) 164242002 Low Density Multi-Family Residential (MFL)
164242003 Low Density Multi-Family Residential (MFL)
164242004 Low Density Multi-Family Residential (MFL)
164242005 Low Density Multi-Family Residential (MFL)
164242006 Low Density Multi-Family Residential (MFL)
164243001 Low Density Multi-Family Residential (MFL)
164243002 Low Density Multi-Family Residential (MFL)
164243003 Low Density Multi-Family Residential (MFL)
164243004 Low Density Multi-Family Residential (MFL)
164243005 Low Density Multi-Family Residential (MFL)
164243006 Low Density Multi-Family Residential (MFL)
164244001 Low Density Multi-Family Residential (MFL)
164244002 Low Density Multi-Family Residential (MFL)
164363005 Parks and Recreation (REC)
164421013 Parks and Recreation (REC)
166070012 Parks and Recreation (REC)
166081010 High Density Mixed-Use (MX-HD)
166111002 Parks and Recreation (REC)
166142003 Parks and Recreation (REC)
166291002 Single-Family Residential (R-10)
166291013 Single-Family Residential (R-10)
166291014 Single-Family Residential (R-10)
170020003 Parks and Recreation (REC)
170040011 Very Low Density Multi-Family Residential (MFVL) 170040012 Very Low Density Multi-Family Residential (MFVL) 170040013 Very Low Density Multi-Family Residential (MFVL) 170040042 Very Low Density Multi-Family Residential (MFVL) 170040045 Very Low Density Multi-Family Residential (MFVL) 170040057 Very Low Density Multi-Family Residential (MFVL) 170040059 Very Low Density Multi-Family Residential (MFVL) 170040060 Very Low Density Multi-Family Residential (MFVL) 170061004 Neighborhood Business Mixed-Use (MX-NB)
170061005 Neighborhood Business Mixed-Use (MX-NB)
170061008 Neighborhood Business Mixed-Use (MX-NB)
170061009 Neighborhood Business Mixed-Use (MX-NB)
170061010 Neighborhood Business Mixed-Use (MX-NB)
170061022 Neighborhood Business Mixed-Use (MX-NB)
170061024 Neighborhood Business Mixed-Use (MX-NB)
170061026 Neighborhood Business Mixed-Use (MX-NB)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 554 of 2323 - MondayOctober 202025 19 170061027 Neighborhood Business Mixed-Use (MX-NB)
170061028 Neighborhood Business Mixed-Use (MX-NB)
170071001 Neighborhood Business Mixed-Use (MX-NB)
170071002 Neighborhood Business Mixed-Use (MX-NB)
170071003 Neighborhood Business Mixed-Use (MX-NB)
170071004 Neighborhood Business Mixed-Use (MX-NB)
170071005 Neighborhood Business Mixed-Use (MX-NB)
170071006 Neighborhood Business Mixed-Use (MX-NB)
170071007 Neighborhood Business Mixed-Use (MX-NB)
170071008 Neighborhood Business Mixed-Use (MX-NB)
170071009 Neighborhood Business Mixed-Use (MX-NB)
170074001 Neighborhood Business Mixed-Use (MX-NB)
170081001 Neighborhood Business Mixed-Use (MX-NB)
170082010 Neighborhood Business Mixed-Use (MX-NB)
170082011 Neighborhood Business Mixed-Use (MX-NB)
170082012 Neighborhood Business Mixed-Use (MX-NB)
170082021 Neighborhood Business Mixed-Use (MX-NB)
170082022 Neighborhood Business Mixed-Use (MX-NB)
170300002 Open Space (OS)
170370001 Low Density Multi-Family Residential (MFL)
170370002 Low Density Multi-Family Residential (MFL)
170370003 Low Density Multi-Family Residential (MFL)
170370004 Low Density Multi-Family Residential (MFL)
170370005 Low Density Multi-Family Residential (MFL)
170370006 Low Density Multi-Family Residential (MFL)
170370007 Low Density Multi-Family Residential (MFL)
170370008 Low Density Multi-Family Residential (MFL)
170370009 Low Density Multi-Family Residential (MFL)
170370010 Low Density Multi-Family Residential (MFL)
170370011 Low Density Multi-Family Residential (MFL)
170370012 Low Density Multi-Family Residential (MFL)
170370013 Low Density Multi-Family Residential (MFL)
170370014 Low Density Multi-Family Residential (MFL)
170370015 Low Density Multi-Family Residential (MFL)
170370016 Low Density Multi-Family Residential (MFL)
170370017 Low Density Multi-Family Residential (MFL)
170370018 Low Density Multi-Family Residential (MFL)
170370019 Low Density Multi-Family Residential (MFL)
170370020 Low Density Multi-Family Residential (MFL)
170370021 Low Density Multi-Family Residential (MFL)
170370022 Low Density Multi-Family Residential (MFL)
170370023 Low Density Multi-Family Residential (MFL)
170370024 Low Density Multi-Family Residential (MFL)
170370025 Low Density Multi-Family Residential (MFL)
170370026 Low Density Multi-Family Residential (MFL)
170370027 Low Density Multi-Family Residential (MFL)
170370028 Low Density Multi-Family Residential (MFL)
170370029 Low Density Multi-Family Residential (MFL)
170370030 Low Density Multi-Family Residential (MFL)
170370031 Low Density Multi-Family Residential (MFL)
170370032 Low Density Multi-Family Residential (MFL)
170370033 Low Density Multi-Family Residential (MFL)
170370034 Low Density Multi-Family Residential (MFL)
170370035 Low Density Multi-Family Residential (MFL)
170370036 Low Density Multi-Family Residential (MFL)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 555 of 2323 - MondayOctober 202025 20 170370037 Low Density Multi-Family Residential (MFL) 170370038 Low Density Multi-Family Residential (MFL)
170370039 Low Density Multi-Family Residential (MFL)
170370040 Low Density Multi-Family Residential (MFL)
170370041 Low Density Multi-Family Residential (MFL)
170241xxx Open Space (OS)
170131xxx Open Space (OS)
149052xxx Open Space (OS)
149040xxx Open Space (OS)
152131xxx Open Space (OS)
152122xxx Open Space (OS)
152112xxx Open Space (OS)
150141xxx Parks and Recreation (REC)
153332xxx Open Space (OS)
154271CCC Open Space (OS)
154262CCC Open Space (OS)
153040CCC Open Space (OS)
153270XXX Open Space (OS)
153030XXX Open Space (OS)
125050XXX Open Space (OS)
153270XXX Open Space (OS)
15207CXXX Open Space (OS)
714801004 Mixed-Use (MX)
714801009 Mixed-Use (MX)
714801015 Mixed-Use (MX)
714801029 Mixed-Use (MX)
149320003 Open Space (OS)
149100002 Medium Density Multi-Family Residential (MFM) 149100050 Medium Density Multi-Family Residential (MFM) 149110030 High Density Multi-Family Residential (MFH)
2024 Proposed Rezoning
Item 10.3
City Council Meeting Agenda - Page 556 of 2323 - MondayOctober 202025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
1 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
Background
The City of Pleasant Hill is considering adoption of the comprehensive Zoning Ordinance Amendment (Title 18 of the Pleasant Hill Municipal Code) and revised Zoning Map. The City has prepared this Amendment to implement the recently adopted 2040 General Plan and comply with new State laws intended to increase housing supply and affordability. Because this action requires City Council approval, such approval will establish new development regulations, and may cause a direct or reasonably foreseeable indirect physical change in the environment, the action is considered a Project under the California Environmental Quality Act (CEQA). (State CEQA Guidelines § 15378(a).) As such, the City is required to make an environmental determination for the Project prior to any action on the Project. An Environmental Impact Report (EIR) was prepared for the Pleasant Hill 2040 General Plan (State Clearinghouse # 2022070095) (“2040 GP EIR”).

The 2040 General Plan EIR evaluated the environmental effects of changing land use and zoning designations, as well as the subsequent implementation of those changes through a Zoning Ordinance Amendment and revised Zoning Map. The Zoning Ordinance Amendments are consistent with, and serve to further implement, the Project Description analyzed in Section 2 of the EIR. These amendments are addressed in the Environmental Impact Analysis in Section 3. Approval of the Zoning Ordinance Amendment and revised Zoning Map constitutes a subsequent discretionary action within the scope of the project analyzed in the certified 2040 General Plan EIR. Therefore, no further CEQA review is required.

Project Objectives
The City of Pleasant Hill Zoning Ordinance Amendment and revised Zoning Map had several project objectives, including:
• Achieve General Plan consistency
• Achieve Housing Element consistency
Item 10.3
City Council Meeting Agenda - Page 557 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
2 • Reflect changes in State law
• Create a contemporary Zoning Ordinance that is easier to use and implement The General Plan and Housing Element include a number of policies and implementation programs that established the basis for these objectives. The following Zoning Ordinance Amendment Project Description outlines the achievement of those objectives.

Project Description
The proposed Project consists of revisions to Title 18, Zoning Ordinance, and the associated Zoning Map to implement the 2040 General Plan, including the 2023–2031 6th Cycle Housing Element. These amendments are consistent with the Project Description evaluated in Section 2 of the General Plan EIR.

The General Plan’s goals, policies, and implementation programs were encompassed within the project description analyzed in the certified EIR, and the proposed Zoning Ordinance Amendments directly serve to implement those provisions.

The environmental consequences of implementing the General Plan—including the adoption of revised zoning regulations and the updated Zoning Map—were evaluated in the Environmental Impact Analysis presented in Section 3 of the General Plan EIR. That analysis provides a comprehensive assessment of the impacts associated with implementing the land use concept established in the General Plan, with detailed discussions provided throughout the topical sections of the EIR.

EIR Section Reference Section Title and Topic

3.1.3 – Impacts and Mitigation Measures Aesthetics

3.2.4 – Impacts and Mitigation Measures Air Quality

3.3.4 – Impacts and Mitigation Measures Biological, Agriculture, and Forestry Resources

3.4.4 – Impacts and Mitigation Measures Cultural and Tribal Cultural Resources

3.5.4 – Impacts and Mitigation Measures Geology, Soils, and Mineral Resources

3.6.4 – Impacts and Mitigation Measures Greenhouse Gas Emissions and Energy

3.7.4 – Impacts and Mitigation Measures Hazards, Hazardous Materials, and Wildfire

3.8.4 – Impacts and Mitigation Measures Hydrology and Water Quality

3.9.4 – Impacts and Mitigation Measures Land Use Planning, Population, and Housing

3.10.4 – Impacts and Mitigation Measures Noise

3.11.4 – Impacts and Mitigation Measures Public Services and Recreation

3.12.4 – Impacts and Mitigation Measures Transportation

3.13.4 – Impacts and Mitigation Measures Utilities and Service Systems

4.1.1 – Population and Employment Growth Other CEQA Sections

4.1.2 – Removal of Obstacles to Growth Other CEQA Sections

4.2 – Irreversible Environmental Effects Other CEQA Sections

4.3 – Mandatory Findings of Significance Other CEQA Sections Item 10.3
City Council Meeting Agenda - Page 558 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
3 Zoning Map
The revisions to the City’s Zoning Map includes the rezoning of 1,080 parcels within the City for consistency with the 2040 General Plan, 6th Cycle Housing Element, and Zoning Ordinance Amendment.

The certified General Plan EIR analyzed a new land concept that required revisions to the City’s Land Use Diagram. A detailed overview of these concepts and the updated Land Use Diagram can be found in Subsection 2.5 (Proposed Plan Components) in the EIR.

The following is a summary of the rezones:
• Rezoned all parcels with existing City parks to new Parks and Recreation (REC) zoning district • Rezoned parcels identified in the Housing Element sites inventory to accommodate higher density residential development to meet RHNA shortfall. This includes rezoning parcels currently zoned as commercial, retail, or single-family residential to one of the mixed-use districts to accommodate housing development in addition to commercial and retail. • Rezoned the Mangini Delu property, as identified in the General Plan and Housing Element, from single-family residential to the new Mangini Delu Residential (RMD) zoning district.

Part 1 – Enactment and Applicability
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured Part 1 consistent with the approved Master Table of Contents.

Summary of Revisions to Enactment and Applicability
• Improved organization of content to enhance usability and reflect selected style guide. • Clarified existing regulations and improved content, where appropriate. • Created a new provision establishing severability and invalidation zoning procedures. • Condensed all zoning districts into a single matrix for ease of use and viewing. • Updated all density and FAR standards for each zoning district consistent with the General Plan. • Added new zoning districts to implement General Plan designations (i.e., REC, OS).

The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including updated development provisions and new zoning districts in subsection 3.9 Land Use Planning, Population, and Housing.

Part 2 – Zone District Regulations and Development Standards General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the entire Part. • Reorganized and restructured Part 2 consistent with the approved Master Table of Contents.

Item 10.3
City Council Meeting Agenda - Page 559 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
4 • Created a tabular list of allowable land uses and associated permit requirements.

Summary of Revisions to Zone District Regulation and Development Standards • Organized Part 2 into eight chapters:
o Residential districts
o Mixed-use districts
o Commercial, office, and industrial districts
o Planned developments and precise plan districts
o Hillside planned unit development
o Overlay districts
o Parks and recreation district
o Open space district
• Revised the organization of all chapters for ease of use and reflect selected style guide. • Updated land use regulations for specific land use types, including accessory dwelling units (ADUs) and density bonuses.
• Updated the purpose statements for each zoning district to reflect the updated General Plan and Housing Element, including a description of allowed uses, density and intensity standards, and corresponding General Plan land use designations.
• Added new land uses and associated permit requirements in all zoning districts to reflect State law and best practices.
• Updated development standards (e.g., height, setbacks, lot coverage) where necessary for consistency with General Plan, implement best practices, and allow for feasible development. • Revised previously identified development constraints(e.g., scenic route setback). • Created a new residential zoning district to implement the General Plan and Housing Element:
the Mangini Delu Residential Zoning District (R-MD).
• Codified required Housing Element sites inventory provision regarding development standards for identified sites.
• Created two new recreation and open space zoning districts to implement the General Plan (Park and Recreation, and Open Space).
• Established reasonable development standards and allowed land use types and associated permits.
• Removed provision requiring buildings that incorporate over 10,000 square feet of office space provide eating facilities for employees.
• Clarified maximum height for accessory structures.
• Added a zoning permit requirement for new accessory structures.

The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new development intensities in 3.1 Aesthetics, 3.2 Air Quality, 3.3 Biological, Agriculture and Forestry Reserves, 3.8 Hydrology and Water Quality, 3.9 Land Use Planning, Population and Housing, 3.10 Noise, 3.11 Public Services and Recreation, 3.12 Transportation, 3.13 Utilities and Service System, & 4.1 Growth Inducing Impacts; new land use designations and Item 10.3
City Council Meeting Agenda - Page 560 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
5 corresponding new zoning districts were reviewed in subsections 3.9 Land Use Planning, Population and Housing & 4.1 Growth Inducing Impacts.

Part 3 – Regulations Applicable to All Zone Districts
General
• Implemented a new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.

Summary of Changes to Regulations Applicable to All Zone Districts • Revised traffic safety visibility area standard for clarity. • Refined the creek setback provisions to remove duplicative provisions and clarify the role of various review authorities.
• Drafted new language exempting streamlined affordable housing projects from applicable parking standards.
• Updated parking reduction and shared parking standards to clarify measurement of required parking spaces.
• Addressed electric vehicle (EV) charging stations per State law. • Updated parking standardsfor park and recreation facilities.

The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new development provisions in 3.2 Air Quality, 3.3 Biological, Agriculture and Forestry Reserves, 3.8 Hydrology and Water Quality, 3.9 Land Use Planning, Population and Housing,

3.10 Noise, 3.11 Public Services and Recreation, 3.12 Transportation, 3.13 Utilities and Service System, & 4.1 Growth Inducing Impacts.

Part 4 – Permit and Entitlement Processing Procedures
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.

Summary of Changes to Permit and Entitlement Processing Procedures • Updated separation guidelines related to adult businesses to include preschools and daycares. • Refined the necessary findings for Architectural Review Permits. • Clarified processes for projects with multiple discretionary permits. • Updated reasonable accommodation requests to address the Housing Element policy.

Item 10.3
City Council Meeting Agenda - Page 561 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
6 • Revised Master Sign Permit and Sign Permit submittal, processing, and decision procedures for clarity (e.g., purpose statement, application materials). • Updated purpose and applicability language for Use Permits to clarify when Minor Use Permits, Temporary Use Permits, and Use Permits are required.
• Added new language in the Variance procedures to addresses consistency with State law and Govt. Code sections.

The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new updating permit provisions and processes in 3.9 Land Use Planning, Population and Housing, and made other updates as mandated and to be consistent with State Law Part 5 – Zoning Ordinance Administration
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.

Summary of Changes to Zoning Ordinance Administration
• Reorganized and performed general clean-up of language for internal consistency. • Reviewed and updated the Development Agreement provisions to:
o Clarify Chapter intent
o Establish submittal requirements and review procedures • Created a new section for findings
• Added new language explaining the purpose and intent of the City’s nonconforming provisions. • Codified alternative noticing requirements in compliance with State law • Allowed for any decision by the Planning Commission or Architectural Review Commission to be appealed to the City Council.

The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new updating various provisions and processes related to Development Agreements and Nonconformity in 3.9 Land Use Planning, Population and Housing, and made other updates as mandated and to be consistent with State Law.

Part 6 – Definitions and Land Use Classifications
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.

Summary of Changes to Definitions and Land Use Classifications.

Item 10.3
City Council Meeting Agenda - Page 562 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
7 • Relocated the land use classification (definitions for land uses) to the existing definitions chapter.
•
• Created new definitions for revised land uses, including places of assembly, schools, multifamily residential, and electric vehicles and charging stations The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new development intensities in 3.1 Aesthetics, 3.2 Air Quality, 3.3 Biological, Agriculture and Forestry Reserves, 3.8 Hydrology and Water Quality, 3.9 Land Use Planning, Population and Housing, 3.10 Noise, 3.11 Public Services and Recreation, 3.12 Transportation, 3.13 Utilities and Service System, & 4.1 Growth Inducing Impacts; new land use designations and corresponding new zoning districts were reviewed in subsections 3.9 Land Use Planning, Population and Housing & 4.1 Growth Inducing Impacts.

CEQA Requirement
Under the California Environmental Quality Act (CEQA), once a proposed action is determined to constitute a “project” (Public Resources Code § 21000 et seq.), the lead agency must determine the appropriate level of environmental review. CEQA provides three basic pathways: exemption, preparation of a Negative Declaration or Mitigated Negative Declaration, or preparation of an Environmental Impact Report (EIR). The lead agency, as defined in CEQA Guidelines § 15367, is the public agency with principal responsibility for carrying out or approving the project, and must make this threshold determination based on the project’s potential for environmental impacts.

A project may be found exempt if it falls within a statutory exemption (Guidelines § 15260–15285), a categorical exemption (Guidelines § 15300–15333), or the “common sense” exemption where it can be seen with certainty that the activity will not result in a significant effect on the environment (Guidelines § 15061(b)(3)). Exemption may also be appropriate where the project’s environmental effects were previously analyzed in a certified EIR or Negative Declaration and the current activity is within the scope of that earlier review. In these cases, no new environmental document is required unless the conditions for subsequent or supplemental review are triggered under Guidelines § 15162–15164.

If the project is not exempt, the agency must prepare an Initial Study (Guidelines § 15063) to assess potential impacts. If the study shows that there is no substantial evidence of a significant effect, the agency may adopt a Negative Declaration (Guidelines § 15070–15075). If potentially significant effects are identified but mitigation measures can reduce all impacts to a less-than-significant level, the agency may instead adopt a Mitigated Negative Declaration. Where the evidence establishes that a project may cause a significant effect that cannot be mitigated to a less-than-significant level, the agency is required to prepare an Environmental Impact Report (Guidelines § 15064(a)(1)), as detailed in Guidelines § 15080–15097.

Item 10.3
City Council Meeting Agenda - Page 563 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
8 Analysis
2040 General Plan Policies and Programs
Since a key purpose of this Zoning Ordinance Amendment and revised Zoning Map is to implement the 2040 General Plan and Land Use Diagram, it is important to confirm that the Project is consistent with that General Plan. According to the General Plan, the City of Pleasant Hill Zoning Ordinance is the primary method of implementing the General Plan. Adoption of the 2040 General Plan required a review and possible revision of the Zoning Ordinance and Zoning Map to ensure consistency with the updated General Plan. This revision would incorporate any changes to land use, density or intensity, and design and development standards established in 2040 General Plan. There are 18 policies and 23 implementation programs that are addressed by the Zoning Ordinance Amendment and revised Zoning Map.

Policies
LU-1.2: LU-1.1 City Atmosphere. Enhance the quality of life and civic pride through a diverse range of development types that create a memorable place to live, play, and work.

LU-1.2 City Image. Continue efforts to define and enhance the City’s image by emphasizing the high quality, intergenerational park facilities and recreational opportunities in the city; dedication to education, including the presence of Diablo Valley College and its potential to provide cultural and lifelong learning opportunities; and the vital, progressive nature of the city as a diverse residential community and a supportive environment for business.

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-1.5 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.

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.

Item 10.3
City Council Meeting Agenda - Page 564 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
9 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.

OSP-1.1 Open Space Preservation. Keep open space and undeveloped hillsides free of future development.

ENV-8.6 Electric Vehicle Infrastructure. Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial and multi-family projects and require new single-family residential development to include 220 volt outlets in all garages.

HS-3.2 Weed abatement and Fire-Resistant Landscaping. Require annual weed and other fuel abatement and promote the installation of fire-resistant landscaping in new and existing development.

HS-3.4 Fire Safety Improvements. Develop guidelines for fire safety improvements for existing and new commercial buildings and encourage upgrades where possible.

HS-3.8 Adequate Water Pressure. Coordinate with local water districts to seek funding and implement the necessary infrastructure upgrades to provide adequate water pressure to supply required fire suppression systems in existing and future development projects.

HS-3.10 Municipal Code Maintenance. Ensure the Pleasant Hill Municipal Code is kept up to date on State and Federal requirements, best practices, and City processes regarding wildfire prevention design standards and requirements.

Programs
Land Use Element Program G, Visual Impacts Minimization Requirement. Amend the Zoning Ordinance to require minimization of visual impacts from structures adjacent to scenic routes.

Housing Element Program 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.

Item 10.3
City Council Meeting Agenda - Page 565 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
10 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.

Housing Element Program H, Development Standards. 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.

Housing Element Program I, Variety of Housing Types in Low Density Areas. The City shall encourage alternative housing types in low density higher resource single-family zones by 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.

Housing Element Program , 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.

Housing Element Program 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.

Housing Element Program 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.

Housing Element Program 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.

Housing Element Program O, Municipal Code Updates. The City shall review and amend the Municipal Code, to comply with State law to:
• Allow low barrier navigation centers.
• Update Chapter 18.20.150 (Density Bonus).
• 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. • Revise the definition of emergency shelter to include interim interventions. • Reduce parking requirements for emergency shelters.
• Allow transitional and supportive housing including, but not limited to, allowing these uses byright (without discretionary action) in zones where multifamily and mixed uses are permitted. • Allow Accessory Dwelling Units in compliance with all recent State laws. • 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.

Item 10.3
City Council Meeting Agenda - Page 566 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
11 • 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 allsizes.

Housing Element Program Q, Place-based Density Increases. The City shall revise the Zoning Code to allow urban lot splits, duplexes, and other projects in single-family residential zones in accordance with Senate Bill 9.

Housing Element Program R, Missing Middle Housing. The City will add new mixed-use zones to the Zoning Code and 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, low-density areas.

Housing Element Program S, Density Bonus. 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.

Housing Element Program 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. The City shall review streamlined processing procedures and revise, as necessary.

Housing Element Program 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.

Housing Element Program 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. 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).

Housing Element Program 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.

Transportation and Circulation Element Program D, LOS Standards. Amend the General Plan, Zoning Ordinance, Capital Improvement Program, or other relevant City plans and regulations as necessary to attain the LOS standards and establish VMT criteria.

Item 10.3
City Council Meeting Agenda - Page 567 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
12 Transportation and Circulation Element Program N, Bicycle and Pedestrian Design Standards. Prepare updated design standards and upgrades for bicycle and pedestrian facilities consistent with the Bicycle and Pedestrian Master Plan
PFS and Infrastructure Element Program G, Undergrounding Requirements. Prepare an amendment to the Zoning Ordinance that includes criteria for determining when the undergrounding of utilities is required.

Open Space and Parks Element Program A, Maintain Land Coverage Constraints. Ensure the Zoning Ordinance continues to require aesthetic and land coverage constraints on new land divisions in open space and undeveloped hillside areas.

Environment Element Program D, Water Conservation Ordinance. Review and update every five years, if necessary, the water-efficient landscape standards for consistency with State provisions.

Environment Element Program E, Development Standards. Review and update every five years, if necessary, the citywide design guidelines to include latest technologies for permeable surfaces, parking lot drainage, and other ways to reduce pollution in urban stormwater runoff.

Environment Element Program T, Electric Vehicle Parking Regulations. Revise and update the Municipal Code Parking regulations, as needed, to reflect current best practices for electric vehicle charging considering new state legislation banning combustion engine vehicle by 2035 2040 General Plan Program Environmental Impact Report
The City prepared a Program Environmental Impact Report (PEIR) for the 2040 General Plan to assess the potential significant environmental impacts that could result from implementation of the General Plan. The PEIR evaluated the existing environmental resources within and in the vicinity of the City, analyzed potential impacts on those resources due to the General Plan, and identified mitigation measures that could avoid or reduce the magnitude of those impacts. The PEIR has subsequently been used to evaluate the direct and indirect environmental effects of development under the General Plan (i.e., residential development, rezones, commercial structures, park sites, recreation facility development, and infrastructure improvements).

The 2040 General Plan Program EIR (PEIR) provided a comprehensive analysis of the potential environmental effects associated with implementation of the General Plan. This analysis evaluated impacts across a wide range of issue areas, including land use, housing, transportation and traffic, air quality and greenhouse gas emissions, noise, cultural resources, and natural resources. The results of this review are documented in detail in Section 3, Environmental Impact Analysis, of the General Plan PEIR.

The environmental topics analyzed in the PEIR correspond directly to the types of potential impacts typically associated with new development projects, including those that may be facilitated through adoption and implementation of the updated Zoning Ordinance and revised Zoning Map. The PEIR Item 10.3
City Council Meeting Agenda - Page 568 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
13 thoroughly evaluated these impacts, identified General Plan policies and programs that would mitigate or reduce adverse effects, and included additional mitigation measures where necessary. In eight instances, the PEIR concluded that significant and unavoidable impacts would remain even after mitigation; for these, the City adopted findings and Statements of Overriding Considerations as part of General Plan certification (see the Executive Summary section in the General Plan EIR). Consistent with CEQA’s tiering provisions, and with the stated purpose of the PEIR, the General Plan EIR serves as the primary environmental document for subsequent City actions undertaken to implement the General Plan, including the proposed Zoning Ordinance and Zoning Map amendments.

Relevant CEQA Considerations
Several provisions of the CEQA Guidelines are potentially relevant to the determination of the appropriate evaluation of potential environmental impacts of the Project. These provisions include:

Section 15162. Subsequent EIRs and Negative Declarations (a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:

A. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
B. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or D. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (b) If changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a).

Item 10.3
City Council Meeting Agenda - Page 569 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
14 Otherwise, the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation.
(c) Once a project has been approved, the lead agency‘s role in project approval is completed, unless further discretionary approval on that project is required. Information appearing after an approval does not require reopening of that approval. If after the project is approved, any of the conditions described in subdivision (a) occurs, a subsequent EIR or negative declaration shall only be prepared by the public agency which grants the next discretionary approval for the project, if any. In this situation no other responsible agency shall grant an approval for the project until the subsequent EIR has been certified or subsequent negative declaration adopted.
(d) A subsequent EIR or subsequent negative declaration shall be given the same notice and public review as required under Section 15087 or Section 15072. A subsequent EIR or negative declaration shall state where the previous document is available and can be reviewed.

Section 15168(c)(2) Use [of a Program EIR] with Later Activities.

Later activities in the program must be examined in the light of the Program EIR to determine whether an additional environmental document must be prepared
(1) If a later activity would have effects that were not examined in the program EIR, a new Initial Study would need to be prepared leading to either an EIR or a Negative Declaration. That later analysis may tier from the Program EIR as provided in Section 15152.
(2) If the agency finds that pursuant to Section 15162, no subsequent EIR would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required. Whether a later activity is within the scope of a program EIR is a factual question that the lead agency determines based on substantial evidence in the record. Factors that an agency may consider in making that determination include, but are not limited to, consistency of the later activity with the type of allowable land use, overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the program EIR
Section 15183. Projects Consistent with a General Plan, Community Plan, or Zoning.

CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies. In approving a project meeting the requirements of this section, a public agency shall limit…
(i) Where the prior EIR relied upon by the lead agency was prepared for a general plan or community plan that meets the requirements of this section, any rezoning action consistent with the general plan or community plan shall be treated as a project subject to this section…For purposes of this section, “consistent” means that the density of the proposed project is the same or less than the standard expressed for the involved parcel in the general plan, community plan or zoning action for which an EIR has been certified, and that the project complies with the density-related standards contained in that plan or zoning...

Item 10.3
City Council Meeting Agenda - Page 570 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
15 Conclusion
The environmental impacts of the Zoning Ordinance Amendment and revised Zoning Map were analyzed in the certified 2040 General Plan Program EIR. As a result, no further CEQA review is required.

The Zoning Ordinance Amendment and revised Zoning Map are subsequent discretionary approvals for the project that was already evaluated in the 2040 General Plan PEIR, which included the Zoning Ordinance Amendments and revised Zoning Map. The potential environmental impacts of all the 2040 General Plan policies, as well as the implementation of those policies, were addressed in the 2040 General Plan PEIR and the required analyses contained therein (see Section 3 – Environmental Impact Analysis in the General Plan EIR and specifically Section 3.9 Land Use Planning, Population, and Housing, pages 3.9-1 to 5.9-22).

The proposed Project is consistent with the 2040 General Plan and directly implements Plan policies and programs. Pursuant to CEQA Guidelines Sections 15162 and 15168(c)(2), no additional environmental analysis is required because the Zoning Ordinance Amendment and revised Zoning Map are within the scope of the 2040 General Plan Program EIR. The Zoning Ordinance Amendment and revised Zoning Map are consistent with and implement the type of allowable land uses and overall planned densities and building intensities established by the General Plan Land Use Element and cover the same geographic area analyzed the 2040 General Plan Program EIR. Based on this analysis, the 2040 General Plan PEIR fully and adequately addresses the potential environmental impacts of the proposed Zoning Ordinance Amendment and revised Zoning Map.

There are no substantial changes proposed in the original project (the 2040 General Plan). This proposed Project serves as implementing 18 General Plan policies and 23 programs. No substantial changes will occur with respect to the circumstances under which the Project will be undertaken. Finally, no new information has become available that would indicate new or more severe impacts would occur as a result of the Project. In addition to, the amendment and rezoning is exempt per CEQA Guidelines Section 15378(b)(5), as the changes are administrative in nature and will not result in direct or indirect physical changes in the environment; Section 15061(b)(3) as CEQA applies only to projects which have the potential for causing a significant effect on the environment; and Government Code Section 21080.085(a) as it does not apply to a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code.

Finally, in addition to, the amendment and rezoning are exempt per CEQA Guidelines Section 15183(i) because the densities included in the amendment and rezoning are the same or less than the land use standards included in the 2040 General Plan for which the 2040 General Plan PEIR was certified, and that the Zoning Ordinance Amendment and revised Zoning Map comply with the density-related standards contained in that plan. Furthermore, in compliance with CEQA Guidelines Section 15183(i), the City finds that there are no project-specific environmental effects resulting from implementation of the General Plan through the proposed zoning text amendments and rezonings were previously evaluated in the Environmental Impact Report (EIR) prepared for the General Plan. As documented in the Summary of Impacts and Mitigation Measures section of the certified EIR (see page ES-2), these effects have been adequately analyzed and either mitigated through adopted measures or determined Item 10.3
City Council Meeting Agenda - Page 571 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
16 to be less than significant. As identified in Table ES-1: Summary of Environmental Impacts, Mitigation Measures, and Residual Impacts (pages ES-3 through ES-27 of the EIR), all applicable mitigation measures are in place and will continue to be implemented by the City throughout the lifespan of the General Plan.

Recommendation
It is recommended that the City Council find that:

1. The proposed Zoning Ordinance Amendment and revised Zoning Map is consistent with the 2040 General Plan;

2. The 2040 General Plan PEIR fully addresses the potential environmental impacts of the proposed Zoning Ordinance Amendment and revised Zoning Map, which were included in the scope of the proposed Project analyzed in the 2040 GP EIR, and all potentially significant environmental impacts can be mitigated to a less than significant level or are subject to overriding social or economic considerations;

3. No substantial changes are proposed as a part of the Project which will require major revisions of the 2040 General Plan PEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;

4. No substantial changes will occur with respect to the circumstances under which the Project is undertaken which will require major revisions of the 2040 General Plan PEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;

5. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the 2040 General Plan PEIR was certified as complete, that would show any of the following:
a. The Project would have one or more significant effects not discussed in the 2040 General Plan PEIR;
b. Significant effects previously examined would be substantially more severe than shown in the 2040 General Plan PEIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment measure or alternative; and

6. In addition to, the Zoning Ordinance Amendment and revised Zoning Map are exempt per CEQA Guidelines Section 15183(i) because the densities included in the Zoning Ordinance Amendment and revised Zoning Map are the same or less than the land use standards included in the 2040 General Plan for which the 2040 General Plan PEIR has been certified, and that the Zoning Ordinance Amendment and revised Zoning Map comply with the density-related standards contained in that plan. Furthermore, in compliance with CEQA Guidelines Section 15183(i), the City finds that there are no project-specific environmental effects resulting from implementation of the General Plan through the proposed zoning text amendments and Item 10.3
City Council Meeting Agenda - Page 572 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
17 rezonings were previously evaluated in the Environmental Impact Report (EIR) prepared for the General Plan. As documented in the Summary of Impacts and Mitigation Measures section of the certified EIR (see page ES-2), these effects have been adequately analyzed and either mitigated through adopted measures or determined to be less than significant. As identified in Table ES-1: Summary of Environmental Impacts, Mitigation Measures, and Residual Impacts (pages ES-3 through ES-27 of the EIR), all applicable mitigation measures are in place and will continue to be implemented by the City throughout the lifespan of the General Plan.

7. No further environmental analysis for the Zoning Ordinance amendments and Zoning Map revision is required, as they were analyzed in the 2040 General Plan PEIR, and approval of the same implements the project that was analyzed in the 2040 General Plan PEIR.

Item 10.3
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City Council Meeting Agenda - Page 585 of 2323 - Monday, October 20, 2025 1 Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 1 – Enactment and
Applicability

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.05 PURPOSE AND ORGANIZATION ..................................................................... 3

18.05.010 Title................................................................................................................................... 3

18.05.020 Purpose, Intent, and Authority.......................................................................................... 3

18.05.030 Organization of the Zoning Ordinance ............................................................................. 4

18.05.040 Severability and Partial Invalidation ................................................................................. 4

18.05.050 Establishment of Zoning Districts..................................................................................... 4 CHAPTER 18.10 APPLICABILITY AND INTERPRETATION........................................................ 9

18.10.010 Purpose and Applicability ................................................................................................. 9

18.10.020 General Rules for Applicability of Zoning Ordinance ....................................................... 9

18.10.030 Rules for Construction of Language............................................................................... 10

18.10.040 Rules of Interpretation of Text and Zoning Map............................................................. 11 Item 10.3
City Council Meeting Agenda - Page 586 of 2323 - Monday, October 20, 2025 Chapter 18.05 Purpose and Organization
2 Chapter 18.05
Purpose and Organization
Item 10.3
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Public Review Draft – October 2025
3 Chapter 18.05 Purpose and Organization
Sections

18.05.010 Title

18.05.020 Purpose, Intent, and Authority

18.05.030 Organization of the Zoning Ordinance

18.05.040 Severability and Partial Invalidation

18.05.050 Establishment of Zoning Districts

18.05.010 Title
This titleTitle 18 of the municipal codePleasant Hill Municipal Code, containing the City's zoning regulations, shall be known and cited as the zoning ordinance."Zoning Ordinance." A copy of the zoning regulationsthis Zoning Ordinance and the zoning mapZoning Map, together with a record of all amendments, shall be kept on file by the city clerk. (Ord. 710 § 35-1.1, 1996; 1991 code § 35-1.1)City Clerk. [Source: 18.05.010]

18.05.020 Purpose, Intent, and Authority
The broad purposes of the zoning ordinance areZoning Ordinance is to protect and promote the public health, safety, and general welfare, and to implement the policies of the City of Pleasant Hill General Plan. More specifically, the zoning ordinanceZoning Ordinance is intended to: [Source: 18.05.020] A. ProvidePurpose and Intent. This Zoning Ordinance is intended to provide a precise guide for the physical development of the cityCity in order to: [Source: 18.05.020.A]

1. Preserve the character and quality of residential neighborhoods; [Source:

18.05.020.A.1]

2. Foster convenient, harmonious, and workable relationships among land uses; and [Source: 18.05.020.A.2]

3. Achieve the arrangement of land uses described in the general plan.General Plan; [Source: 18.05.020.A.3]
B.4. Promote the economic stability of existing land uses.; [Source: 18.05.020.B] C.5. Prevent excessive population densities and overcrowding of land or buildings.structures; [Source: 18.05.020.C]
D.6. Ensure the provision of adequate open space for light, air, and fire safety.; and [Source:

18.05.020.D]
E.7. Ensure that service demands of new development will not exceed the capacities of existing streets, utilities, or public services. (Ord. 710 § 35-1.4, 1996; 1991 code § 35-

1.4) [Source: 18.05.020.E]
F.B. Authority. This Zoning Ordinance is enacted based on the authority vested in the City by the State of California, including but not limited to the State Constitution; the Planning and Zoning Item 10.3
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4 Law (Government Code Sections 65000 et seq.); and the California Environmental Quality Act (Public Resources Code Sections 21000 et seq.). [Source: 18.05.020.F]

18.05.02018.05.030Organization of the Zoning Ordinance
Part 1: General Provisions - Enactment and Applicability establishes the overall organization and applicability of the regulations and includes use classifications. Zoning Ordinance. [Source: 18.05.030] Part 2: Base - Zoning District Regulations specifyand Development Standards establishes the permitted or conditionally permitted land uses permitted or conditionally permitted in each residential, commercial and industrial zoning district, and include any special requirements, if any, that are applicable to specific uses. Base district regulations This Part also include establishes the development standards to specific to each zoning district (e.g., regulations that control the height, bulk, location, and appearance of structures on development sites, and requirements for landscaping.). [Source:

18.05.030]
Part 3: Overlay District - Regulations modify base district regulations for specific purposes. The overlay district enables the cityApplicable to designate historic districts and cultural resources. [Source: 18.05.030]Part 4: Regulations Applying in All Zoning Districts include supplemental site developmentcontains zoning regulations, parking and loading requirements, sign controls, and provisions for nonconforming uses, structures, and signs. which apply citywide (zoning regulations not specific to a particular zoning district or land use). [Source: 18.05.030] Part 4 - Permit and Entitlement Processing Procedures establishes the processing procedures for Zoning Ordinancerequired permits and other entitlements. These regulations include the purpose and applicability of each permit/entitlement, application requirements, filing procedures, and applicable conditions of approval. [Source: 18.05.030, modified]
Part 5: - Zoning Ordinance Administration contains detailed procedures for the administration of the zoning ordinanceZoning Ordinance, including requirements for development plans, planned unit developments (including hillside PUDs), precise plan districts, tree removal permits, minor exceptions, reasonable accommodations, zoning permits, use permits, sign permits, variances, architectural review, development agreements, amendments to the ordinance and zoning map, appeals of zoning decisions and calls for review, and enforcement. [Source: 18.05.030] Part 6: General Terms - Definitions and Land Use Classifications includes a list of terms used in the ordinanceZoning Ordinance, with cross-references, and definitions for general terms; it also includes rules for measurement of distances, heights, lot widths, depths and areas, and setback averaging. land use classifications. [Source: 18.05.030]

18.05.040 Severability and Partial Invalidation
If any portion of this Zoning Ordinance is held to be invalid, unconstitutional, or unenforceable by a court of competent jurisdiction, the determination shall not affect the validity of the remaining portions of this Zoning Ordinance. The City Council hereby declares that this Zoning Ordinance and each part, chapter, section, subsection, paragraph, and portion thereof is adopted without regard to the fact that one or more portions of this Zoning Ordinance may be declared invalid, unconstitutional, or unenforceable. [Source: New]

18.05.03018.05.050Establishment of Zoning Districts
Item 10.3
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5 A. Establishment of baseGeneral. The City shall be divided into zoning districts. Base which implement the General Plan. The zoning districts into which the city is divided shown in Table

18.05-A (Zoning Districts and General Plan Land Use Designations Consistency) are hereby established as follows:and shall be shown on the Zoning Map. [Source: New] B. Base Zoning Districts. Every lot shall have a base zoning district that establishes the primary type and intensity of land use allowed, along with development standards for that particularthe type and intensity of land use. [Source: 18.10.050.A]
A.C. Overlay Zoning Districts. An overlay zoning district supplements the base zoning district for the purpose of establishing special land use allowances, limitations, or development standards and regulations for a particular area, in addition to the provisions of the underlying base zoning district. In the event of conflict between the base zoning district regulations and the overlay zoning district regulations, the provisions of the overlay zoning district shall apply. [Source:

18.10.050.B]
B. Establishment of overlay zoning districts. Overlay zoning districts, one or more of which may be combined with a base district, are established as follows: [Source: 18.10.050.B]

1. CR – Cultural Resource Overlay District; [Source: 18.10.050.B.1]

2. H – Historic Overlay District. (Ord. 796 § 1, 2005; Ord. 710 § 35-2.8, 1996; 1991 code § 35-2.8) [Source: 18.10.050.B.2]
Item 10.3
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6 Table 18.05-A
Zoning Districts and General Plan Land Use Designations Consistency Zoning Map
Symbol Zoning District Name Density and/orFAR
Corresponding General
Plan Land Use
Designation(s)
R-20
Single-Family Residential Zoning
District
(Min. lot size: 20,000 sq. ft.)

1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-15
Single-Family Residential Zoning
District
(Min. lot size: 15,000 sq. ft.)

1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-10
Single-Family Residential Zoning
District
(Min. lot size: 10,000 sq. ft.)

3.1 – 4.5 du/ac Single-Family Medium-Density
(SFMD)
R-10A Single-Family Residential District:

Minimum lot size: 10,000 sq. ft. 3.1 – 4.5 du/ac Single-Family Medium-Density (SFMD) R-7
Single-Family Residential (Min. lot
size: 7,000 sq. ft.)

3.1 – 4.54.6 – 6.9 du/ac Single-Family HighMediumDensity (SFHMD) R-6
Single-Family Residential Zoning
District
(Min. lot size: 6,313 sq. ft.)

4.6 – 6.9 du/ac Single-Family High-Density
(SFHD)
RMD Mangini Delu Residential Zoning
District 4.6 - 13 du/acre Mangini-Delu Residential (MDR) MFRVL Very Low Density Multi-Family
Residential Zoning District 7.0 – 12.0 du/ac Multi-Family Very Low-Density (MFVLD) MFRL
Low Density Multi-Family
Residential 12.1 – 20.0 du/ac Multi-Family Low-Density (MFLD) MFRM
Medium Density Multi-Family
Residential Zoning District 20.1 – 30.0 du/ac Multi-Family Medium-Density (MFMD) MFRH
High Density Multi-Family
Residential Zoning District 30.1 – 40.0 du/ac Multi-Family High-Density (MFHD) MFRVH Very High Density Multi-Family
Residential Zoning District 40.1 – 73.0 du/ac Multi-Family Very High-Density (MFVHD) MX-NB Neighborhood Business MixedUse Zoning District

1.3 – 20.0 du/ac

0.0 – 0.75 FAR Mixed-Use Neighborhood (MUD)
MX Mixed-Use Zoning District 12.0 – 40.0 du/ac

0.4 – 0.75 FAR Mixed-Use (MU)
MX-HD High Density Mixed-Use Zoning
District

40.1 – 70 du/ac

0.4 – 0.75 FAR Mixed-Use High-Density (MUHD)
MX-VHD Very High Density Mixed-Use
Zoning District

70.1 – 100 du/ac

0.4 – 0.85 FAR
Mixed-Use Very High-Density
(MUVHD)
NB Neighborhood Business Zoning
District 0.0 – 0.35 FAR Neighborhood Business (NB)
RB Retail Business Zoning District 0.0 – 0.4 Commercial and Retail (CR) PAO Professional and Administrative
Office Zoning District 0.0 – 0.4 FAR Office (O)
C
General Commercial Zoning
District 0.0 – 0.4 FAR Commercial and Retail (CR)
LI Limited Industrial Zoning District 0.0 – 0.35 FAR Light Industrial (I) PUD/PPD Planned Unit Development or
Precise Plan Zoning District
N/AAs established in
underlying General Plan
Land Use Designation
Can be applied in any land use
designation
HPUD Hillside Planned Unit Development
Zoning District
N/AAs established in
underlying General Plan
Land Use Designation
Corresponds with any residential
Single-Family (SF) or Multi-Family
(MF) land use designation
OS Open Space No minimum or maximum
density established Open Space (OS)
REC Parks and Recreation Zoning
District
No minimum or maximum
density established Parks (P)
H Historic Overlay No minimum or maximum
density established N/A
Can be applied in any land use
designation
CR Cultural Resource Overlay No minimum or maximum
density established N/A
Can be applied in any land use
designation
In R-10A, the average lot size shall be at least 10,000 sq. ft. Smaller lots may be allowed, but not less than 7,000 sq. ft.

All zoning designations established by this Title are consistent with and implement the School (S) and Semi-Public And Institutional (SPI) General Plan land use designations.

Item 10.3
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8 Chapter 18.10
Applicability and Interpretation
Item 10.3
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9 Chapter 18.10 Applicability and Interpretation
Sections

18.10.010 Purpose and Applicability

18.10.020 General Rules for Applicability of Zoning Ordinance

18.10.030 Rules for Construction of Language

18.10.040 Rules of Interpretation of Text and Zoning Map

18.10.010 Purpose and Applicability
The purpose of this chapterChapter is to provide precision in the interpretation of the zoning regulations.Zoning Ordinance. The meaning and construction of words and phrases definedestablished in this chapterChapter apply throughoutto the zoning regulationsentire Zoning Ordinance, except where the context requires a different meaning. (Ord. 710 § 35-2.1, 1996; 1991 code § 35-2.1) [Source:

18.10.010]

18.10.020 General Rules for Applicability of Zoning Ordinance A. Applicability to property. Zoning Property. The regulations established in this Zoning Ordinance shall apply to all land within the cityCity, including land owned by the cityCity and other local, stateState, or federalFederal agencies to the extent allowed by law, with the exception of cityCity-funded projects on property owned by a public agency-owned property. Application.

The application of regulations to specific lots shall be governed by the zoning mapZoning Map. [Source: 18.10.020.A]
B. Applicability to streetsStreets and rightsRights-of-wayWay. Public streets, utilityutilities, and other rights-of-way shall be in the same zoning district as contiguous property. Where contiguous properties are classified in different zoning districts, the centerline of the street or right-of-way shall be the zoning district boundary, unless otherwise depicted on the zoning mapZoning Map. [Source: 18.10.020.B]
C. Compliance with regulationsRegulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved inwithin any zoning district except in accordaccordance with this titleTitle. [Source: 18.10.020.C] D. Public nuisanceNuisance. Neither the provisions of this titleTitle nor the approval of any permit authorized byunder this titleTitle shall authorize the maintenance of a public nuisance. A violation of any provision of this titleTitle is a public nuisance. (Reference: PHMC § 18.135.010.) [Source: 18.10.020.D]
E. Compliance with public notice requirements.Public Notice Requirements. Compliance with public notice requirements prescribed by this titleTitle shall be deemed sufficient notice to allow the cityCity to proceed with a public hearing and take action on an application, regardless of actual receipt of mailed or delivered notice. [Source: 18.10.020.E] Item 10.3
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10 F. Requests for notice.Notice for an Application on File with the City. Where this titleTitle requires that notice be given by first class mail to “any person who has filed a written request for such notice,” the request shall be filed with the zoning administratorZoning Administrator and shall be subject to the applicable fees set to cover mailing costs. A request for mailing of a single notice of a single decision shall not require payment of a fee. [Source: 18.10.020.F] G. Conflict with other regulations.Other Regulations. Where conflict occurs between the provisions of this titleTitle and any other city codePleasant Hill Municipal Code, chapter, resolution, guideline, or regulation, the more restrictive provision shall control unless otherwise specified in this chapterChapter. [Source: 18.10.020.G]
H. Relation to private agreements.Private Agreements. This titleTitle shall not interfere with or annul any easement, covenant, or other City recognized and/or recorded agreement now in effect. [Source: 18.10.020.H]
I. Relation to prior ordinance.Prior Ordinance. The provisions of this titleTitle supersede all prior zoning ordinancesZoning Ordinances of the cityCity. [Source: 18.10.020.I] J. Extension of timeTime for holidaysHolidays and weekendsWeekends. If a deadline falls on a weekend or holiday, the time for performing an act shall be extended to the next nonholiday weekday (Monday through Friday) working day. [Source: 18.10.020.J] K. Zoning of land proposedLand Proposed for annexationAnnexation. The zoning administratorZoning Administrator shall recommend prezoning consistent with the general planGeneral Plan land use designation for land within the city’sCity’s sphere of influence. If prezoning is approved by the planning commissionPlanning Commission and the city councilCity Council, the zoning shall become effective upon annexation. [Source: 18.10.020.K] L. Application during local emergency.During a Local Emergency. The city councilCity Council, or its authorized designee, may authorize a deviation from a provision of this titleTitle during a local emergency declared and ratified under the municipal codeCity of Pleasant Hill Municipal Code in accordance with the California Emergency Services Act (Gov’t Code § 8550 et seq.). (Ord. 934 § 2, 2019; Ord. 890 § 3, 2015; Ord. 710 § 35-2.2, 1996; 1991 code § 35-2.2) [Source:

18.10.020.L]

18.10.030 Rules for Construction of Language
In addition to the general provisions of the Pleasant Hill Municipal Code, the following rules of construction shall apply to this Zoning Ordinance:

A. The particular controls the general. [Source: 18.10.030.A] A. The Specific Controls the General. Specific provisions take precedence over general onesprovisions. When two statutory provisions of this Title conflict (one being general and the other specific) the City shall apply the more specific provision as an exception to the general oneprovision. [Source: 18.10.030.A, modified]
B. Unless the context clearly indicates the contraryotherwise stated, the following conjunctions shall be interpreted as follows:

1. “And” indicates that all connected words or provisions shall apply; [Source:

18.10.030.A.1]
Item 10.3
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11 2. “Or” indicates that the connected words or provisions may apply singly or in any combination; and [Source: 18.10.030.A.2]

3. “Either ... or” indicates that the connected words or provisions shall apply singly but not in combination. [Source: 18.10.030.A.3]
C. In case of conflict between the text and a diagram, the text controls. [Source: 18.10.030.C] D. A reference to a public official in the cityCity is to that person who performs the function referred to and includes a designated deputy of such official. [Source: 18.10.030.D] E. All references to days are to calendar days unless otherwise indicated. [Source: 18.10.030.E] F. Section headings shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any sectionSection. [Source: 18.10.030.F] G. The words activities and facilities include any part thereof. (Ord. 727 § 2, 1998; Ord. 710 § 35-

2.4, 1996; 1991 code § 35-2.4) [Source: 18.10.030.G]

18.10.040 Rules of Interpretation of Text and Zoning Map A. Zoning regulationsRegulations. Where uncertainty exists regarding the interpretation of a provision of this titleTitle or its application to a specific sitelot, the zoning administratorZoning Administrator shall determine the intent of the provision. [Source: 18.10.040.A] B. Zoning mapMap. Where uncertainty exists regarding the boundary of a zoning district, the following rules shall apply: [Source: 18.10.040.B]

1. District Zoning district boundaries shown as approximately following the property line of a lot shall be construedinterpreted to follow the property line. [Source:

18.10.040.B.1]

2. On unsubdivided land, or where a zoning district boundary divides a lot, the location of the zoning district boundary shall be determined by using the scale appearing on the zoning mapZoning Map, unless the boundary location is indicated by dimensions printed on the map. [Source: 18.10.040.B.2]

3. DistrictZoning district boundaries shown as approximately following the right-of-way line of a freeway, street, railroad, or other identifiable boundary line shall be construedinterpreted to follow the right-of-way or boundary line. [Source:

18.10.040.B.3]

4. DistrictZoning district boundaries shown as lying within the right-of-way lines of a freeway, street, railroad, or other identifiable boundary line shall be construedinterpreted to follow the centerline of the right-of-way or boundary line. [Source: 18.10.040.B.4]

5. If any uncertainty remains as to the location of a zoning district boundary or other feature shown on the zoning mapZoning Map, the location shall be determined by the zoning administrator.Zoning Administrator. [Source: 18.10.040.B.5] Item 10.3
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12 C. Record of interpretation.Interpretation. The zoning administratorZoning Administrator shall keep a record of interpretations made under this sectionSection which shall be available to the public. (Ord. 710 § 35-2.6, 1996; 1991 code § 35-2.6[Source: 18.10.040.C] Item 10.3
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Ordinance
Part 1 – Enactment and
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PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.05 PURPOSE AND ORGANIZATION ..................................................................... 3

18.05.010 Title................................................................................................................................... 3

18.05.020 Purpose, Intent, and Authority.......................................................................................... 3

18.05.030 Organization of the Zoning Ordinance ............................................................................. 4

18.05.040 Severability and Partial Invalidation ................................................................................. 4

18.05.050 Establishment of Zoning Districts..................................................................................... 4 CHAPTER 18.10 APPLICABILITY AND INTERPRETATION........................................................ 7

18.10.010 Purpose and Applicability ................................................................................................. 7

18.10.020 General Rules for Applicability of Zoning Ordinance ....................................................... 7

18.10.030 Rules for Construction of Language................................................................................. 8

18.10.040 Rules of Interpretation of Text and Zoning Map............................................................... 9 Item 10.3
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Purpose and Organization
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3 Chapter 18.05 Purpose and Organization
Sections

18.05.010 Title

18.05.020 Purpose, Intent, and Authority

18.05.030 Organization of the Zoning Ordinance

18.05.040 Severability and Partial Invalidation

18.05.050 Establishment of Zoning Districts

18.05.010 Title
Title 18 of the Pleasant Hill Municipal Code, containing the City's zoning regulations, shall be known and cited as the "Zoning Ordinance." A copy of this Zoning Ordinance and the Zoning Map, together with a record of all amendments, shall be kept on file by the City Clerk. [Source: 18.05.010]

18.05.020 Purpose, Intent, and Authority
The purposes of the Zoning Ordinance is to protect and promote the public health, safety, and general welfare, and to implement the policies of the General Plan. More specifically, the Zoning Ordinance is intended to: [Source: 18.05.020]
A. Purpose and Intent. This Zoning Ordinance is intended to provide a precise guide for the physical development of the City in order to: [Source: 18.05.020.A]

1. Preserve the character and quality of residential neighborhoods; [Source:

18.05.020.A.1]

2. Foster convenient, harmonious, and workable relationships among land uses; [Source:

18.05.020.A.2]

3. Achieve the arrangement of land uses described in the General Plan; [Source:

18.05.020.A.3]

4. Promote the economic stability of existing land uses; [Source: 18.05.020.B]

5. Prevent excessive population densities and overcrowding of land or structures; [Source: 18.05.020.C]

6. Ensure the provision of adequate open space for light, air, and fire safety; and [Source:

18.05.020.D]

7. Ensure that service demands of new development will not exceed the capacities of existing streets, utilities, or public services. [Source: 18.05.020.E] B. Authority. This Zoning Ordinance is enacted based on the authority vested in the City by the State of California, including but not limited to the State Constitution; the Planning and Zoning Law (Government Code Sections 65000 et seq.); and the California Environmental Quality Act (Public Resources Code Sections 21000 et seq.). [Source: 18.05.020.F] Item 10.3
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4 18.05.030 Organization of the Zoning Ordinance
Part 1 - Enactment and Applicability establishes the overall organization and applicability of the Zoning Ordinance. [Source: 18.05.030]
Part 2 - Zoning District Regulations and Development Standards establishes the permitted or conditionally permitted land uses in each zoning district and include any special requirements applicable to specific uses. This Part also establishes the development standards specific to each zoning district (e.g., regulations that control the height, bulk, location, and appearance of structures). [Source: 18.05.030]
Part 3 - Regulations Applicable to All Zoning Districts contains zoning regulations which apply citywide (zoning regulations not specific to a particular zoning district or land use). [Source: 18.05.030] Part 4 - Permit and Entitlement Processing Procedures establishes the processing procedures for required permits and entitlements. These regulations include the purpose and applicability of each permit/entitlement, application requirements, filing procedures, and applicable conditions of approval. [Source: 18.05.030, modified]
Part 5 - Zoning Ordinance Administration contains procedures for the administration of the Zoning Ordinance, including requirements for development agreements, amendments, appeals of zoning decisions and calls for review, and enforcement. [Source: 18.05.030] Part 6 - Definitions and Land Use Classifications includes a list of terms used in the Zoning Ordinance, with cross-references, and definitions for land use classifications. [Source: 18.05.030]

18.05.040 Severability and Partial Invalidation
If any portion of this Zoning Ordinance is held to be invalid, unconstitutional, or unenforceable by a court of competent jurisdiction, the determination shall not affect the validity of the remaining portions of this Zoning Ordinance. The City Council hereby declares that this Zoning Ordinance and each part, chapter, section, subsection, paragraph, and portion thereof is adopted without regard to the fact that one or more portions of this Zoning Ordinance may be declared invalid, unconstitutional, or unenforceable. [Source: New]

18.05.050 Establishment of Zoning Districts
A. General. The City shall be divided into zoning districts which implement the General Plan. The zoning districts shown in Table 18.05-A (Zoning Districts and General Plan Land Use Designations Consistency) are hereby established and shall be shown on the Zoning Map. [Source: New]
B. Base Zoning Districts. Every lot shall have a base zoning district that establishes the primary type and intensity of land use allowed, along with development standards for the type and intensity of land use. [Source: 18.10.050.A]
C. Overlay Zoning Districts. An overlay zoning district supplements the base zoning district for the purpose of establishing special land use allowances, limitations, or development standards and regulations for a particular area, in addition to the provisions of the underlying base zoning district. In the event of conflict between the base zoning district regulations and the overlay zoning district regulations, the provisions of the overlay zoning district shall apply. [Source:

18.10.050.B]
Item 10.3
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5 Table 18.05-A
Zoning Districts and General Plan Land Use Designations Consistency Zoning Map
Symbol Zoning District Name Density and/orFAR
Corresponding General
Plan Land Use
Designation(s)
R-20
Single-Family Residential Zoning
District
(Min. lot size: 20,000 sq. ft.)

1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-15
Single-Family Residential Zoning
District
(Min. lot size: 15,000 sq. ft.)

1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-10
Single-Family Residential Zoning
District
(Min. lot size: 10,000 sq. ft.)

3.1 – 4.5 du/ac Single-Family Medium-Density
(SFMD)
R-10A Single-Family Residential District:

Minimum lot size: 10,000 sq. ft. 3.1 – 4.5 du/ac Single-Family Medium-Density (SFMD) R-7 Single-Family Residential (Min. lot
size: 7,000 sq. ft.) 4.6 – 6.9 du/ac Single-Family High-Density (SFHD) R-6
Single-Family Residential Zoning
District
(Min. lot size: 6,313 sq. ft.)

4.6 – 6.9 du/ac Single-Family High-Density
(SFHD)
RMD Mangini Delu Residential Zoning
District 4.6 - 13 du/acre Mangini-Delu Residential (MDR) MFVL Very Low Density Multi-Family
Residential Zoning District 7.0 – 12.0 du/ac Multi-Family Very Low-Density (MFVLD) MFL Low Density Multi-Family
Residential 12.1 – 20.0 du/ac Multi-Family Low-Density (MFLD) MFM Medium Density Multi-Family
Residential Zoning District 20.1 – 30.0 du/ac Multi-Family Medium-Density (MFMD) MFH High Density Multi-Family
Residential Zoning District 30.1 – 40.0 du/ac Multi-Family High-Density (MFHD) MFVH Very High Density Multi-Family
Residential Zoning District 40.1 – 73.0 du/ac Multi-Family Very High-Density (MFVHD) MX-NB Neighborhood Business MixedUse Zoning District

1.3 – 20.0 du/ac

0.0 – 0.75 FAR Mixed-Use Neighborhood (MUD)
MX Mixed-Use Zoning District 12.0 – 40.0 du/ac

0.4 – 0.75 FAR Mixed-Use (MU)
MX-HD High Density Mixed-Use Zoning
District

40.1 – 70 du/ac

0.4 – 0.75 FAR Mixed-Use High-Density (MUHD)
MX-VHD Very High Density Mixed-Use
Zoning District

70.1 – 100 du/ac

0.4 – 0.85 FAR
Mixed-Use Very High-Density
(MUVHD)
NB Neighborhood Business Zoning
District 0.0 – 0.35 FAR Neighborhood Business (NB)
RB Retail Business Zoning District 0.0 – 0.4 Commercial and Retail (CR) PAO Professional and Administrative
Office Zoning District 0.0 – 0.4 FAR Office (O)
C General Commercial Zoning
District 0.0 – 0.4 FAR Commercial and Retail (CR)
LI Limited Industrial Zoning District 0.0 – 0.35 FAR Light Industrial (I) PUD/PPD Planned Unit Development or
Precise Plan Zoning District
As established in
underlying General Plan
Land Use Designation
Can be applied in any land use
designation
HPUD Hillside Planned Unit Development
Zoning District
As established in
underlying General Plan
Land Use Designation
Corresponds with any residential
Single-Family (SF) or Multi-Family
(MF) land use designation
OS Open Space No minimum or maximum
density established Open Space (OS)
REC Parks and Recreation Zoning
District
No minimum or maximum
density established Parks (P)
H Historic Overlay No minimum or maximum
density established
Can be applied in any land use
designation
CR Cultural Resource Overlay No minimum or maximum
density established
Can be applied in any land use
designation
In R-10A, the average lot size shall be at least 10,000 sq. ft. Smaller lots may be allowed, but not less than 7,000 sq. ft.

All zoning designations established by this Title are consistent with and implement the School (S) and Semi-Public And Institutional (SPI) General Plan land use designations.

Item 10.3
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7 Chapter 18.10 Applicability and Interpretation
Sections

18.10.010 Purpose and Applicability

18.10.020 General Rules for Applicability of Zoning Ordinance

18.10.030 Rules for Construction of Language

18.10.040 Rules of Interpretation of Text and Zoning Map

18.10.010 Purpose and Applicability
The purpose of this Chapter is to provide precision in the interpretation of the Zoning Ordinance. The meaning and construction of words and phrases established in this Chapter apply to the entire Zoning Ordinance, except where the context requires a different meaning. [Source: 18.10.010]

18.10.020 General Rules for Applicability of Zoning Ordinance A. Applicability to Property. The regulations established in this Zoning Ordinance shall apply to all land within the City, including land owned by the City and other local, State, or Federal agencies to the extent allowed by law, with the exception of City-funded projects on property owned by a public agency. The application of regulations to specific lots shall be governed by the Zoning Map. [Source: 18.10.020.A]
B. Applicability to Streets and Rights-of-Way. Public streets, utilities, and other rights-of-way shall be in the same zoning district as contiguous property. Where contiguous properties are classified in different zoning districts, the centerline of the street or right-of-way shall be the zoning district boundary, unless otherwise depicted on the Zoning Map. [Source: 18.10.020.B] C. Compliance with Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved within any zoning district except in accordance with this Title. [Source: 18.10.020.C]
D. Public Nuisance. Neither the provisions of this Title nor the approval of any permit authorized under this Title shall authorize the maintenance of a public nuisance. A violation of any provision of this Title is a public nuisance. [Source: 18.10.020.D] E. Compliance with Public Notice Requirements. Compliance with public notice requirements prescribed by this Title shall be deemed sufficient notice to allow the City to proceed with a public hearing and take action on an application, regardless of actual receipt of mailed or delivered notice. [Source: 18.10.020.E]
F. Requests for Notice for an Application on File with the City. Where this Title requires that notice be given by first class mail to “any person who has filed a written request for such notice,” the request shall be filed with the Zoning Administrator and shall be subject to the applicable fees set to cover mailing costs. A request for mailing of a single notice of a single decision shall not require payment of a fee. [Source: 18.10.020.F]
Item 10.3
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8 G. Conflict with Other Regulations. Where conflict occurs between the provisions of this Title and any other Pleasant Hill Municipal Code, chapter, resolution, guideline, or regulation, the more restrictive provision shall control unless otherwise specified in this Chapter. [Source:

18.10.020.G]
H. Relation to Private Agreements. This Title shall not interfere with or annul any easement, covenant, or other City recognized and/or recorded agreement now in effect. [Source:

18.10.020.H]
I. Relation to Prior Ordinance. The provisions of this Title supersede all prior Zoning Ordinances of the City. [Source: 18.10.020.I]
J. Extension of Time for Holidays and Weekends. If a deadline falls on a weekend or holiday, the time for performing an act shall be extended to the next nonholiday weekday (Monday through Friday) working day. [Source: 18.10.020.J]
K. Zoning of Land Proposed for Annexation. The Zoning Administrator shall recommend prezoning consistent with the General Plan land use designation within the City’s sphere of influence. If prezoning is approved by the Planning Commission and the City Council, the zoning shall become effective upon annexation. [Source: 18.10.020.K] L. Application During a Local Emergency. The City Council, or its authorized designee, may authorize a deviation from a provision of this Title during a local emergency declared and ratified under the City of Pleasant Hill Municipal Code in accordance with the California Emergency Services Act (Gov’t Code § 8550 et seq.). [Source: 18.10.020.L]

18.10.030 Rules for Construction of Language
In addition to the general provisions of the Pleasant Hill Municipal Code, the following rules of construction shall apply to this Zoning Ordinance:

A. The Specific Controls the General. Specific provisions take precedence over general provisions. When two statutory provisions of this Title conflict (one being general and the other specific) the City shall apply the more specific provision as an exception to the general provision. [Source: 18.10.030.A, modified]
B. Unless otherwise stated, the following conjunctions shall be interpreted as follows:

1. “And” indicates that all connected words or provisions shall apply; [Source:

18.10.030.A.1]

2. “Or” indicates that the connected words or provisions may apply singly or in any combination; and [Source: 18.10.030.A.2]

3. “Either ... or” indicates that the connected words or provisions shall apply singly but not in combination. [Source: 18.10.030.A.3]
C. In case of conflict between the text and a diagram, the text controls. [Source: 18.10.030.C] D. A reference to a public official in the City is to that person who performs the function referred to and includes a designated deputy of such official. [Source: 18.10.030.D] E. All references to days are to calendar days unless otherwise indicated. [Source: 18.10.030.E] Item 10.3
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Public Review Draft – October 2025
9 F. Section headings shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any Section. [Source: 18.10.030.F] G. The words activities and facilities include any part thereof [Source: 18.10.030.G]

18.10.040 Rules of Interpretation of Text and Zoning Map A. Zoning Regulations. Where uncertainty exists regarding the interpretation of a provision of this Title or its application to a specific lot, the Zoning Administrator shall determine the intent of the provision. [Source: 18.10.040.A]
B. Zoning Map. Where uncertainty exists regarding the boundary of a zoning district, the following rules shall apply: [Source: 18.10.040.B]

1. Zoning district boundaries shown as approximately following the property line of a lot shall be interpreted to follow the property line. [Source: 18.10.040.B.1]

2. On unsubdivided land, or where a zoning district boundary divides a lot, the location of the zoning district boundary shall be determined by using the scale appearing on the Zoning Map, unless the boundary location is indicated by dimensions printed on the map. [Source: 18.10.040.B.2]

3. Zoning district boundaries shown as approximately following the right-of-way line of a freeway, street, railroad, or other identifiable boundary line shall be interpreted to follow the right-of-way or boundary line. [Source: 18.10.040.B.3]

4. Zoning district boundaries shown as lying within the right-of-way lines of a freeway, street, railroad, or other identifiable boundary line shall be interpreted to follow the centerline of the right-of-way or boundary line. [Source: 18.10.040.B.4]

5. If any uncertainty remains as to the location of a zoning district boundary or other feature shown on the Zoning Map, the location shall be determined by the Zoning Administrator. [Source: 18.10.040.B.5]
C. Record of Interpretation. The Zoning Administrator shall keep a record of interpretations made under this Section which shall be available to the public. [Source: 18.10.040.C] Item 10.3
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Part 2 – Zoning District
Regulations and Development
Standards

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.15 RESIDENTIAL ZONING DISTRICTS ................................................................. 5

18.15.010 Purpose and Intent of Residential Zoning Districts ......................................................... 5

18.15.020 Land Use Regulations for Residential Districts............................................................. 98

18.15.030 Development Standards for Residential Districts...................................................... 1211

18.15.040 Additional Development Standards........................................................................... 1513

18.15.050 Accessory Dwelling Units (ADU and JADU) ............................................................. 1917

18.15.060 Accessory Structures and Uses: Residential Districts .............................................. 3530

18.15.070 Permanent Basketball Hoops.................................................................................... 3732

18.15.080 Swimming Pools and Hot Tubs ................................................................................. 3732

18.15.090 Animals...................................................................................................................... 3732

18.15.100 Container or Storage Units........................................................................................ 3833

18.15.110 Density Bonus ........................................................................................................... 3833

18.15.120 Emergency Shelters .................................................................................................. 4439

18.15.130 Home Occupations.................................................................................................... 4843

18.15.140 Inclusionary Housing................................................................................................. 5347

18.15.150 Manufactured Homes................................................................................................ 5852

18.15.160 Residential Care Facilities......................................................................................... 6053

18.15.170 Single Room Occupancy (SRO) ............................................................................... 6255

18.15.180 Two-Unit Projects ...................................................................................................... 6457

18.15.190 Urban Lot Splits......................................................................................................... 7667 Item 10.3
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2 CHAPTER 18.20 MIXED-USE DISTRICTS .............................................................................. 9075

18.20.010 Purpose and Intent of Mixed-Use Districts................................................................ 9075

18.20.020 Land Use Regulations for Mixed-Use Districts.......................................................... 9176

18.20.030 Development Standards for Mixed-Use Districts ...................................................... 9680

18.20.040 Additional Development Standards........................................................................... 9882

18.20.050 Outdoor Retail Sales Facilities ................................................................................ 10486

18.20.060 Outdoor Donation Collection Facilities .................................................................... 10487 CHAPTER 18.25 COMMERCIAL, OFFICE, AND INDUSTRIAL ZONING DISTRICTS ........ 10689

18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts......................... 10689

18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts .................. 10891

18.25.030 Development Standards for Commercial, Office, and Industrial Districts ............... 11698

18.25.040 Additional Development Standards....................................................................... 118100

18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts...... 121102

18.25.060 Container or Storage Units.................................................................................... 121103

18.25.070 Eating and Drinking Establishments ..................................................................... 122103

18.25.080 Firearm Sales ........................................................................................................ 122104

18.25.090 Hazardous Materials Storage................................................................................ 125106

18.25.100 Hours of Operation in the PAO, C, and LI Zoning Districts................................... 126107

18.25.110 Live Entertainment ................................................................................................ 126107

18.25.120 Outdoor Sales Facilities ........................................................................................ 127108

18.25.130 Outdoor Donation Collection Facilities .................................................................. 128109

18.25.140 Recycling Facilities................................................................................................ 128109

18.25.150 Service Station and Automobile Washing............................................................. 130111

18.25.160 Vehicle Storage ..................................................................................................... 131111 CHAPTER 18.30 PLANNED UNIT DEVELOPMENTS AND PRECISE PLAN DISTRICTS 133114

18.30.010 Purpose ................................................................................................................. 133114

18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD) ..... 133114

18.30.030 Land Use Regulations for PUDs and PPDs.......................................................... 134115

18.30.040 Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD).............................................................................................................................. 134115

18.30.050 Concept Plan......................................................................................................... 135115

18.30.060 Establishment of a PUD Zoning District................................................................ 136116

18.30.070 Development Plan and Architectural Review........................................................ 137118

18.30.080 Zoning Map Designation ....................................................................................... 138118 CHAPTER 18.35 HILLSIDE PLANNED UNIT DEVELOPMENT (HPUD)............................ 140120

18.35.010 Purpose ................................................................................................................. 140120 Item 10.3
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3 18.35.020 Applicability and Exemptions ................................................................................ 140120

18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD) ... 141121

18.35.040 Development Standards for Hillside Development ............................................... 143123

18.35.050 Design Standards for Hillside Development.......................................................... 145124

18.35.060 Concept Plan......................................................................................................... 146125

18.35.070 Establishment of an HPUD Zoning District ........................................................... 147126

18.35.080 Development Plan and Architectural Review........................................................ 148127

18.35.090 Zoning Map Designation ....................................................................................... 149127 CHAPTER 18.40 OVERLAY DISTRICTS............................................................................. 151129

18.40.010 General Provisions ................................................................................................ 151129

18.40.020 Historic Districts and Cultural Resources Districts (H, CR)................................... 151129 CHAPTER 18.45 PARKS AND RECREATION ZONING DISTRICT ................................... 166143

18.45.010 Purpose and Intent of the Parks and Recreation Zoning District.......................... 166143

18.45.020 Permitted Land Uses and Activities ...................................................................... 167144

18.45.030 Development Standards for the Parks and Recreation Zoning District ................ 167144

18.45.040 Required Permits and Entitlements....................................................................... 168145

18.45.050 Appeals.................................................................................................................. 169146 CHAPTER 18.50 OPEN SPACE ZONING DISTRICT.......................................................... 171148

18.50.010 Purpose and Intent of the Open Space Zoning District......................................... 171148

18.50.020 Permitted Land Uses and Activities ...................................................................... 171148

18.50.030 Development Standards for the Open Space Zoning District ............................... 172149 Item 10.3
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4 Chapter 18.15
Residential Zoning Districts
Item 10.3
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5 Chapter 18.15 Residential Zoning Districts
Sections

18.15.010 Purpose and Intent of Residential Zoning Districts

18.15.020 Land Use Regulations for Residential Districts

18.15.030 Development Standards for Residential Districts

18.15.040 Additional Development Standards

18.15.050 Accessory Dwelling Units (ADU and JADU)

18.15.060 Accessory Structures and Uses: Residential Districts

18.15.070 Permanent Basketball Hoops

18.15.080 Swimming Pools and Hot Tubs

18.15.090 Animals

18.15.100 Container or Storage Units

18.15.110 Density Bonus

18.15.120 Emergency Shelters

18.15.130 Home Occupations

18.15.140 Inclusionary Housing

18.15.150 Manufactured Homes

18.15.160 Residential Care Facilities

18.15.170 Single Room Occupancy (SRO)

18.15.180 Two-Unit Projects

18.15.190 Urban Lot Splits

18.15.010 Purpose and Intent of Residential Zoning Districts A. Specific Ppurposes. In addition to the general purposes listed in PHMC §Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of residential zoning districts are to:
[Source: 18.20.010.A]

1. Preserve, protect, and enhance appropriately located areas for residential land use, consistent with the city-wide design guidelines, Ggeneral Pplan, Citywide Design Guidelines, and the standards of public health and safety. [Source: 18.20.010.A.1]

2. Minimize the impacts of uses. Protect residents from the harmful effects of excessive noise, overcrowding, excessive traffic, excessive on-street parking, insufficient parking and other adverse environmental effects. [Source: 18.20.010.A.2] Item 10.3
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6 3. Achieve design compatibility between new multi-family residential developments and surrounding less intensivelower density residential neighborhoods by establishing physical development standards and performance standards. [Source: 18.20.010.A.3]

4. Ensure adequate provisions for sites, with reasonable access to public services, for appropriate public and semipublic land uses, including care facilities, needed to complement or exist within residential development or that require a residential environment. At the same time, while protecting protect the relatively quiet, primarily noncommercial, family atmosphere of neighborhoods. [Source: 18.20.010.A.4]

5. Minimize the out-of-scale appearance of large homes, parking areas, and other development relative to their lot size and to other homes in a neighborhood. [Source:

18.20.010.A.5]

6. Minimize transient occupancy (other than transitional housing), where occupants may have few or no bonds with the community, thereby diminishing the sense of community in a particular neighborhood. [Source: 18.20.010.A.6]

7.6. Provide for certain care facilities, emergency shelters, and supportive/transitional housing to meet current and projected need while ensuring compatibility with surrounding neighborhoods to benefit disabled persons while ensuring that such uses do not create an institutional environment that would defeat the purpose of communitybased care (either by overconcentration or by impacts of the use). [Source:

18.20.010.A.7, modified]
B. Summary of Rresidential Zoning Ddistricts. The specific purpose and intent of each of the eEleven residential zoning districts are established to carry out these purposesas follows:
[Source: 18.20.010.B, modified]

1. R-20, and R-15 - Low Density Ssingle-Ffamily Rresidential Zoning Ddistricts. The purpose of the R-20 and R-15 zoning districts allow is to allow for low density singlefamily residential land usedevelopment (1.3 to 3 dwelling units per acre) on larger lots ranging from 15,000 square feet in the R-15 zoning district to 20,000 square feet in the R-20 zoning district, at densities from 1.3 to 3 units per net acre subject to appropriate standards. In the R-20 district the minimum lot size is 20,000 square feet. In the R-15 district, the minimum lot size is 15,000 square feet. The R-15 and R-20 zoning districts implement the Single-Family Low Density (SFLD) General Plan land use designations. [Source: 18.20.010.B.1, modified]

2. R-10 and R-10A - Ssingle-Ffamily Medium Density Rresidential Zoning Ddistricts. The purpose of the R-10 and R-10A zoning districts allow is to allow for for low and medium density single-family residential land usedevelopment (3.1 to 4.5 dwelling units per acre) at densities from 3.1 to 4.5 units per net acre, subject to appropriate standards.

The minimum lot size in the R-10 zoning district is 10,000 square feet. The minimum lot size in the R-10A zoning district is 7,000 square feet with an average lot size of 10,000 square feetIn the R-10 district the minimum lot size is 10,000 square feet. In the R-10A district, the average lot size is 10,000 square feet or more and the minimum lot size is 7,000 square feet. The R-10 and R-10A zoning districts implement the Item 10.3
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7 Single-Family Medium Density (SFMD) General Plan land use designation. [Source:

18.20.010.B.2, modified]

3. R-7 and R-6 - Ssingle-Ffamily High-Density Rresidential Zoning Ddistricts. The purpose of the R-7 and R-6 zoning districts is to allow for higher density single-family and lower-density multi-family residential developments (e.g., duplexes, triplexes) and other compatible uses that promote neighborhoods with a mixture of housing types and sizes to meet community needs. high density single-family residential land use The R-7 and R-6 zoning districts allow for densities between at densities from 4.6 to

7.36.9 dwelling units per net acre.subject to appropriate standards. In tThe R-67 zoning district the has a minimum lot size is of 6,3137,000 square feet, whereas the.

In the R-76 zoning district has, the a minimum lot size is 6,000 of 7,000 square feet.

The R-6 and R-7 zoning districts implement the Single-Family High-Density (SFHD) General Plan land use designation. [Source: 18.20.010.B.3, modified]

4. RMD – Mangini Delu Residential Zoning District. The purpose of the RMD Zoning District is to allow for the development of a variety of housing types on the ManginiDelu property while preserving natural open space. The RMD zoning district allows for densities between 4.6 to 13 dwelling units per acre to provide for a range of singlefamily and low-density multifamily housing options. Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, site wide master plan to be approved prior to any development onsite, unless otherwise provided in this Chapter. The RMD zoning district implements the Mangini-Delu Residential (MDR) General Plan land use designation. [Source: NEW]

3.5. MRVLMFVL- V very Llow Ddensity Mmultiple-Ffamily Rresidential Zoning Ddistrict.

The purpose of the MRVLMFVL zoning district is to allows for higher density singlefamily residential uses and very low-density multi-family residential uses (e.g., duplexes, townhouses, triplexes)., including duplexes, townhouses and attached or detached single-family homes on small lots; all with landscaped open space The MFVL zoning district allows for at a density densities between 7 and 11.912 dwelling units per acre and implements the Multi-Family Very Low-Density (MFVLD) General Plan land use designation.. [Source: 18.20.010.B.4, modified]

4.6. MRLMFL – Llow- dDensity Mmultiple-Ffamily Rresidential Zoning Districtdistrict. The purpose of the MRLMFL zoning district allows is to allow for higher density singlefamily residential uses or low-density multi-family residential uses including duplexes, townhousestriplexes, and single-family attached homes with zero lot line, mobile homesmanufactured housing, or cluster housingsmall condominiums or apartments.; all with landscaped open space The MFL zoning district allows for at a density densities between 12.1 and 19.9 20 dwelling units per acre and implements the Multi-Family Low-Density (MFLD) General Plan land use designation. [Source: 18.20.010.B.5, modified]

5.7. MRMMFM – Mmedium- Ddensity Mmultiple-Ffamily Rresidential districtZoning District.

The purpose of the MRMMFM zoning district allows is to allow for multi-family residential uses including townhouses, mobile homesmanufactured housing, and midItem 10.3 City Council Meeting Agenda - Page 613 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
8 sized condominiums or apartments at a with densitiesty between 20.1 and 29.9 30 dwelling units per acre. The MFM zoning district implements the Multi-Family Medium Density (MFMD) General Plan land use designation. [Source: 18.20.010.B.6, modified]

6.8. MRHMFH - Hhigh Ddensity Mmultiple-Ffamily Rresidential Zoning Ddistrict. The purpose of the MRHMFH zoning district is to allowallows for more intensive multi-family residential uses including townhouses, condominiums and apartments with a density rangewith densities between 30.1 and 40 dwelling units per acre. The MFH zoning district implements the Multi-Family High-Density (MFHD) General Plan land use designation. [Source: 18.20.010.B.7, modified]

7.9. MRVHMFVH - Very Hhigh Ddensity Mmulti-Ffamily Rresidential Zoning Ddistrict. The purpose of the MRVHMFVH zoning district is to allow for allows for intensive multifamily residential uses at higher densities (40.1 to 73 dwelling units per acre) including studio flats, condominiums, and apartment complexess with a density range between 40 and 73 units per acre. The MFVH zoning district implements the Multi-Family Very High-Density (MFVHD) General Plan land use designation. [Source: 18.20.010.B.8, modified]

8.10. HPUD – Hillside Planned Unit Development Residential Zoning District.residential hillside planned unit development The purpose of the HPUD zoning district is to allows for limited residential development including townhouses, condominiums and singlefamily homes on parcels having an average slope of 15 percent% or greater. The HPUD zoning district implements various single-family and multi-family General Plan land use designations. The following parcels shall be exempt from the HPUD standards established in this Parttitle: (Reference: PHMC Chapter 18.35 (Hillside Planned Unit Development (HUP))) [Source: 18.20.010.B.9, modified]
a. 152-010-004 (off of Paso Nogal Road)
b. 154-140-015 (off of Morello Avenue)

9.11. PUD/PPD - Rresidential Pplanned Uunit Ddevelopment or Precise Plan District. The purpose of the PUD/PPD zoning district is to allows for residential development with a total number of dwelling units that does not fall below the minimum number or exceed the maximum numberfalls within the density range permitted by the asscoated Ggeneral Pplan land use designation for the total area allocated to residential use. (See also Gov’t Government Code § Section 65589.5.) (Ord. 967 § 3, 2024; Ord. 867 § 4, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 796 § 2, 2005; Ord. 710 § 35-5.1, 1996; 1991 code § 35-5.1) [Source: 18.20.010.10, modified]
C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i) lower-income sites including: those in the sites inventory with a proposed zoning change to meet the RHNA shortfall, vacant sites identified in two previous housing elements, and nonvacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted 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 include a minimum density of 20 units per acre. “By-right” means that a Item 10.3
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9 Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.20.010.C]

18.15.020 Land Use Regulations for Residential Districts A. Residential Land Use Classifications. In Schedule 18.20.020Table 18.15-A (Residential Land Use Regulations) establishes the land uses allowed within each residential zoning district.

Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source:

18.20.020, modified], the uses allowed for each residential zoning district are established by letter designations as follows:
“P” designates use classifications permitted in residential districts. “U” designates use classifications permitted on approval of a use permit. “T” designates use classifications permitted on approval of a temporary use permit. “L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule.
“P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use.

B. Zoning Permit Required. Each land use listed in Table 18.15-A (Residential Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before the establishment of a new use or issuance of a Building Permit. [Source: NEW]
C. Other Permits and Entitlements. In addition to the permits listed in Table 18.15-A (Residential Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements unless stated otherwise in this Title. Applicants should consult the Planning Division regarding any permits or entitlements required for a project. [Source: NEW]
D. Uses Not Listed. The usesLand uses not listed in Table 18.15-A (Residential Land Use Regulations) are based on the use classifications set forth in PHMC Chapter 18.15. Use classifications not listed are prohibited not allowedunless authorized by zoning administrator resolution under PHMC § 18.15.010.

E. Applicability of Land Use Regulations in RMD Zoning District. Land use regulations for all development in the RMD zoning district shall be established in a comprehensive, site- wide master plan to be approved prior to any development onsite, unless otherwise stated in this Title. [Source: NEW]
B.F. The “Additional Use Regulations.” The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ttitle. [Source: 18.20.020, modified]
Item 10.3
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10 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

RMD MFRVL MFRL MFRM MFRH MFRVH
R-15 R-10A R-6
Residential Uses
Accessory dwelling unit See Section 18.15.050 PHMC § 18.20.095.

Accessory, junior,
dwelling unit, junior
See Section 18.15.050 PHMC § 18.20.095.

Bed and breakfast – – – – – – – – –
Emergency homeless
shelter
U U U U – – – – – Only on church or
school sites. See
Section 18.15.120
PHMC § 18.20.085.B
and C.

Employee housing P P P P P P P P P
Family day care home,
up to 14 children

P P P P P P P P P
Group residential – – – P P P P P P
Home occupation
P P P P P P P P P See Section

18.15.130 PHMC
§ 18.20.070.

Mobile/manufactured
housing
P P P P – – – – –
Multifamily residential
Two-unit P P P P P P P P P L-8
Three-unit U U U P P P P P P
Four-unit U U U P P P P P P
Five or more units - - - P P P P P P
Residential Ccare
facility, small, licensed
P P P P P P P P P See Section

18.15.160 PHMC
§ 18.20.075.

Residential Ccare
facility, small,
unlicensed

PU PU PU P PU PU PU PU PU
Senior housing P P P P P P P P P
Single-room occupancy
– – – U U U U U U See Section

18.15.170 PHMC
§ 18.20.085.

Single-family residential P P P P P P P P P
With boarder or lodger P P P P P P P P P No more than 3 boarders or lodgers.

Supportive housing P P P P P P P P P
Transitional housing P P P P P P P P P
Public and Semipublic Uses
Residential Ccare
facility, large licensed or
U- -U -U P PU PU PU PU PU Section 18.15.160
Item 10.3
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11 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

RMD MFRVL MFRL MFRM MFRH MFRVH
R-15 R-10A R-6
unlicensed
Cemetery U U U U U U U U U
Clubs and lodges U U U U U U U U
Community center U U U U U U U U U
Cultural institutions U U U U U U U U U
Day care, general U U U U U U U U U L-1
Park and recreational
facilities

U U U U U U U U U
Public safety facilities U U U U U U U U U
Offender rehabilitation
services
– – – - – – – – –
Religious Place of
assembly

U U U U U U U U U
School, college and
universitys, public or
private

U U U U U U U U U
School, private U U U U U U U U U
Utilities, major U U U U U U U U U
Utilities, minor P P P P P P P P P
Wireless
telecommunications
facility
L-3 L-3 L-3 L-3 L-3 L-3 L-3 L-3 L-3 See PHMC Chapter

18.67.Chapter 18.110
Commercial Uses
Animal sales and
service
– – – – – – – – – Only animal boarding
and riding academies.

Horticulture, limited U U U U U U U U U
Accessory Uses
Accessory Uses P/U P/U P/U P/U P/U P/U P/U P/U P/U See PHMC §

18.20.050.Section

18.15.060
Temporary Uses
Agricultural sales T T – – – – – – – L-7.

Animal shows or sales – T T T – – – – – L-2 and L-5.

Arts and crafts show
outdoors
– T T T – – – – – L-2 and L-5.

Christmas tree sales – T T T – – – – – L-2 and L-7.

Civic and community
events
– T T T – – – – – L-2 and L-6.

Commercial filming, – T T T – – – – – L-2 and L-6.

Item 10.3
City Council Meeting Agenda - Page 617 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
12 18.15.030 Development Standards for Residential Districts A. Schedule 18.20.030Table 18.15-B (Development Standards – Residential Zoning Districts) prescribes development regulations for all development in for residential zoning districtss. The “Additional Development Regulations” column refers to PHMC § 18.20.040, identifies additional development regulations, or refers to other applicable regulations located elsewhere in this chapterZoning Ordinance. [Source: 18.20.030.A, modified] B. Supplemental Development Standardsregulations. Sections 18.15.040 through 18.15.190 are applicable to all development in all residential zoning R districts are in PHMC § 18.20.050 through § 18.20.140; they set forth requirements for accessory structures, affordable housing, home occupations, large family day care, second units, and swimming pools and hot tubs. [Source: 18.20.030.B, modified]
Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

RMD MFRVL MFRL MFRM MFRH MFRVH
R-15 R-10A R-6
limited
Religious or gGroup
assembly events
– T T T – – – – – L-2 and L-6.

Live entertainment
events
– T T T – – – – – L-2, L-4 and L-6.

Outdoor exhibits – T T T – – – – – L-2 and L-6.

Personal property sales P P P P P P P P P L-5.

Pumpkin sales – T T T – – – – – L-2 and L-7.

Recreational events – T T T – – – – – L-2 and L-6.

Street fairs T T T T T T T T T L-7.

Swap meet – T T T – – – – – L-2 and L-5.

Trade fairs – T T T – – – – – L-2 and L-5.

Limitations on Specific Use Classifications
L-1 Minimum site area of 10,000 square feet.

L-2 Minimum site area of one acre.

L-3 Minimum site area of three acres.

L-4 See Section 18.25.110 for live entertainment standards.

L-5 Not more than six occurrences during a calendar year. Each occurrence shall not exceed two consecutive days.

L-6 Not more than four occurrences during a calendar year. Each occurrence shall not exceed seven consecutive days.

L-7 Not more than six occurrences during a calendar year, for not more than 14 consecutive days per occurrence.

L-8 When located in a single-family zoning district (R-20, R-15, R-10, R-10A, R-7, and R-6), two-unit residential dwellings shall only be allowed "P" when in compliance with Chapter 18.15.180 (Two Unit Projects) or Chapter 18.15.190 (Urban Lot Split). * Only applicable to projects as determined in Subsection 18.15.020.E (Applicability of Land Use Regulations in RMD Zoning District).

Item 10.3
City Council Meeting Agenda - Page 618 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
13 C. Applicability of Development Standards in RMD Zoning District. Development standards for all development in the RMD zoning district shall be established in a comprehensive, site wide master plan, to be approved prior to any development onsite, unless otherwise stated in this Title. [Source: NEW]
C.D. Additional Regulations. The following development standards are applicable to all zoning districts, included in Part 4, set forth requirements for and can be found in Part 3 and Part 5 of this Title.: [Source: 18.20.030.C, modified]

1. Additional site development regulationsGeneral Site and Development Standards (PHMC Chapter 18.5018.55); [Source: 18.20.030.C.1, modified]

2. Off-Sstreet Pparking and Lloading (PHMC Chapter 18.5580); [Source: 18.20.030.C.2, modified]

3. Signs (PHMC Chapter 18.6095); and [Source: 18.20.030.C.3, modified]

4. Nonconforming uses and structuresProvisions (PHMC Chapter 18.20065). [Source:

18.20.030.C.4, modified]

4.5. Tree Preservation (Chapter 18.100). [Source: NEW]
Item 10.3
City Council Meeting Agenda - Page 619 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
14 Table 18.15-B: Development Standards – Residential Zoning Districts Development
Standard
(minimum unless
stated otherwise)
Zoning District
Additional
Development
Regulations
(see corresponding
letter in Section

18.15.040)
R-20R-15R-10
R-10A
R-7R-6
RMD*
MFRVL
MFRL
MFR
M
MFR
H
MFRVH
Single-Family
Residential
All Other Land
Use
Classifications
Parcel Dimensions
Site Area per
Dwelling Unit (sq. ft.)
–
20,000
–
15,000
–
10,000
10,000 –7,000 –6,000 –* –* –3,500 –2,500 –1,500 –1,150 –600 Lot Area (sq. ft.) 20,000 15,000 10,000 7,0001 7,000 6,000 6,000* –* – 10,000
–
10,000
–8,500 –8,000 –8,000 A, B, K
Width (ft) 100 100 80 70 70 60 60* 70* 70 70 80 80 80
Depth (ft) 120 100 90 90 90 90 90* 90* 90 90 90 90 90
Setbacks
Front (ft) 25 20 20 20 1520 1520 15* 15* 15 15 10 10 10 C Rear (ft) 15 15 15 15 15 15 15* 15* 15 15 15 15 15 D, J Side (ft) 15 10 5 5 5 5 5* 10* 10 10 10 5 5 D, E, J
Corner Lot (ft) 15 15 15 15 15 15 15* 15* 15 15 10 10 10 C, D, J Aggregate Side (ft) 35 25 15 15 15 15 15* 20* 20 20 20 10 10 D, E, J Creek Setback
– – – – – – –* –* – – – – – Section

18.50.150Chapter

18.70 Height and Lot Coverage (maximum)
Building Height (ft) 35 35 35 35 35 35 35* 35* 35 35 40 50 7560 Maximum Number of
Stories

2.5 2.5 2.5 2.5 2.5 2.5 - - - - - - -
Lot Coverage 25% 25% 30% 35% 35% 35% 35%* 50%* 5040% 5040% 50% 60% 70% M Floor Area Ratio 40% 40% 40% 40% 40% 40% 40%* –* – – – – – N Other Standards
Open Space – – – – – – –* –* – – – – – F, G
Scenic Route
Setback (ft)
2550 2550 2550 2550 2550 2550 25* 25* 2550 2550 2550 2550 2550 Chapter 18.90 Site Landscaping – – – – – – –* 35%* 35% 35% 30% 25% 15% H Fences and Walls – – – – – – –* –* – – – – – JI
Nonconforming
Structures
– – – – – – –* –* – – – – – Section 18.200.040.

City-Wide Objective
Design Standards
– – – – – – –* –* – – – – – Section 18.15.040
L.
* See Subsection 18.15.030.C (Applicability of Development Standards in RMD Zoning District). 1 In the R-10A zoning district, the average lot size is 10,000 square feet or more and the minimum lot size is 7,000 square feet.

Item 10.3
City Council Meeting Agenda - Page 620 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
15 18.15.040 Additional Development Standards
A. Minimum site area for certain uses. The minimum site area shall be 10,000 square feet for the following use classifications:

1. Day care, generalgeneral day care, [Source: 18.20.040.A, modified]

2. general residential careCare facilities, large [Source: 18.20.040.A, modified]

1.3. and public or private schools. Schools, public or private [Source: 18.20.040.A, modified]
B. Minimum required Llot Aarea. Minimum required lot area shall be “net” as defined in PHMC Section § 18.140.01018.215.0140 (“N” Definitions),; except, for minor subdivisions comprising of no more than two parcels and located within the R-6, R-7, R-10A, and R-10 through R-10 zone zoning districts, in which case,comprised of not more than two parcels, the following exception(s) may be approved by the Zzoning Aadministrator and/or the Pplanning Ccommission when considering approval of the minor subdivision: [Source: 18.20.040.B, modified]

1. The area of any private driveway access easement required to meet minimum fire district standards, up to a maximum of 30 percent% of the gross lot area, may be included in determining compliance with minimum lot area requirements; provided, that the decision-making authority on the minor subdivision finds that there is no other feasible method for the minor subdivision to comply with minimum fire district standards and also comply with minimum lot area requirements; and [Source: 18.20.040.B.1, modified]

2. The gross lot area of each parcel lot in the proposed minor subdivision complies with the lot area required by the Ggeneral Pplan. [Source: 18.20.040.B.2, modified] C. Garages. Any garage structure with the garage door or driveway facing a property line shall be set back a minimum of 20 feet from that property line and/or from a private vehicular access easement. [Source: 18.55.150.D, modified]
D. Corner or and Ddouble-Ffrontage Llot Setbackss.

1. Double-Ffrontage Llots. Double-frontage lots, as defined in Section 18.215.120 (“L” Definitions” – Lot Types),1 shall have ameet the minimum front yardsetback requirement for the zoning district on each street frontage. [Source: 18.20.040.C, modified]1

2. Corner Llots. shall have a front yard on each frontage: the front side and the corner side yard (usually the longest frontage; see PHMC Chapter 18.140, definition of “yard types”). On a corner lotOn a corner lot any street side frontage may be used as the front setback, given the following conditions:
a. where the The entry to the dwelling is shall be located on the frontage designated as the front setbackon the corner side, [Source: 18.20.040.C, modified]
Item 10.3
City Council Meeting Agenda - Page 621 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
16 b. this corner side may be used as the front yard; provided, that: (1) all other yard setbacks are in compliance with PHMC § 18.20.030All other setback requirements are met, in compliance with this Chapter, in the event the front setback is switched; and (2) [Source: 18.20.040.C, modified] a. garages (attached or detached) with driveway access from the corner side property line are set back a minimum of 20 feet from the corner side property line. (See off-street parking and loading regulations, PHMC § 18.55.150.) [Source: 18.20.040.C]
C.E. Buildings Over 35 Feet height, required yards, and stepbacks. In addition to all applicable standards established in this Cchapter, buildings taller than 35 feet in height located on a parcel lot adjacent to a single-family residential zoning district (R-6, R-7, R-10A, R-10, R-15, R-20)e shall use a minimum of one of the following techniquesincorporate one of the following:
[Source: 18.20.040.D, modified]

1. Stepbacks. Any portionThe building shall be designed to “stepback” upper floors of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet. See Figure 18.15-1 (Additional Setbacks for Buildings Over 35 Feet)For example, consider a building with a proposed height of 40 feet. The height of the main wall of the building base would start at 35 feet at the required side and/or rear yard line, then increase by one foot for every foot beyond the side/rear yard line until it attains the height of 40 feet at a minimum distance of five feet behind the side/rear yard line [Source: 18.20.040.D.1, modified]

2. Additional Sside and Rrear yard Setback Areaarea. The required side and rear yards setbacks established in Table 18.15-B (Development Standards – Residential) shall be increased by one foot for every one foot of structure height in excess ofexceeding 35 feet, but not to exceednot exceeding 10 additional feet. For example, a building with a proposed height of 40 feet would have side and rear setbacks that are five feet to be set back an additional five feet from more than the required side/year and rear yard linessetbacks established in Table 18.15-B (Development Standards – Residential).

See Figure 18.15-1 (Additional Setbacks for Buildings Over 35 Feet). [Source:

18.20.040.D.1, modified]
Item 10.3
City Council Meeting Agenda - Page 622 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
17 Figure 18.15-1: Additional Setbacks for Buildings Over 35 Feet D.F. Zero-Lot Lineside yard Ddevelopment. A structure legally constructed in conformance with the standards for zero-side lot linet yard development in effect immediately before this Cchapter was adopted shall not be considered a nonconforming structure subject to PHMC Chapter

18.65200 (Nonconforming Provisions); provided, that an exterior addition or enlargement shall require a Uuse Ppermit issued by the Zzoning Aadministrator, and no addition or enlargement shall increase the existing floor area by more than 10 percent% nor increase the lot coverage to more than 50 percent%. [Source: 18.20.040.E, modified] E.G. Open Sspace. Total usable open space on a site having three or more dwelling unitsMultifamily residential developments shall have shall be at least 200 square feet of usable open space per dwelling unit. This requirement shall be met by providing private open space, shared common open space, or a combination of the two in compliance with the Citywide Residential Guidelines and Objective Design Standards. No common open space area shall have a dimension less than 10 feet. [Source: 18.20.040.F, modified]

1. Private open space. Private open space areas must comply with sections II.B.8 and II.B.9 of the adopted Residential Guidelines and Objective Design Standards (city council Resolution No. 18-22).

2. Shared open space. To satisfy the open space requirement, shared open space must be provided by interior side yards, patios and terraces, each designed so that a horizontal rectangle inscribed within it has no dimension less than 10 feet. The open space must be open to the sky, and may not include driveways or parking areas, or area required for front or corner side yards unless these yard areas are landscaped and usable.

F.H. Park Lland Ddedication. Each residential unit is subject to the park land dedication requirements of the Pleasant Hill Ssubdivision Oordinance (PHMC Title 17).

Item 10.3
City Council Meeting Agenda - Page 623 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
18 G.I. Planting Aareas. In addition to the minimum percentage of the site to be landscaped, listed in the scheduleTable 18.15-B (Development Standards for Residential Districts), the following requirements apply:

1. Yards Setback Areas Aadjoining Sstreets. All visible portions of a required yard setback areas adjoining a street that are not used for driveways or walkways shall be landscaped. In R (single-family) zoning districts, a minimum of 50 percent% of the required front yard setback areas shall be maintained as landscaped area.

Recreational vehicles, utility trailers, unmounted camper tops, boats, cars, trucks, motorcycles, or other vehicles shall not be parked or stored within a required landscaped area. Landscaped area shall consist of plantings, lawn, mulch, decorative bark, approved decorative landscape features, and other decorative pervious surfaces subject to the approval of the Zzoning Aadministrator. [Source: 18.20.040.D.1, modified]

2. Interior Setback Areas yards. In the MRVLMFVL and MRLMFL zoning districts, at least 50 percent% of each required interior side yard setback area and rear yard setback areas shall be landscaped having a minimum width of five seven and one-half feet adjoining a side or rear property line. The width of a required landscaped area may be reduced to three feet in one side or rear yard setback areas adjoining a driveway or patio, and a nonresidential accessory structure may occupy a portion of the landscaped area in a rear yardsetback area. [Source: 18.20.040.D.2, modified]

3. Notwithstanding Ssubsection IH.2 of this Ssection and Ssections II.A.9 and II.B.13 in the adopted ciCity-wide Design Guidelines and Objective Design Standards(city council Resolution No. 18-22) a continuous landscaped area having a minimum width of five feet shall be provided along interior property lines when an MRVLMFVL, MRLMFL, MRMMFM, MRHMFH, MRVHMFVH zoninge district adjoins an R (singlefamily) zoning district. [Source: 18.20.040.D.3, modified]

4. Exception. Up to 50 percent% of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas subject to Aarchitectural Rreview Commission or Pplanning Ccommission approval as part of a proposed project (see PHMC § 18.52.030.FChapter 18.105 (Water-Efficient Landscaping)). [Source: 18.20.040.D.4, modified]
J. Fences and Wwalls. All fences and walls in residential zoning districts shall comply with the standards established in Chapter 18.75 (Fences, Walls, and Screening).

H. The maximum height of any fence or wall (including a retaining wall) is six feet, except three feet within required front and corner side yards, unless otherwise specified below. For singlefamily residences on corner lots, a five-foot setback from the corner side property line is required for a wall or fence over three feet in height. (See also subsection C of this section.) Height is measured pursuant to PHMC § 18.145.050.B. [Source: 18.20.040.I]

1. Key lots. Where a corner lot abuts a key lot, a triangular area, 12 feet on each side, must remain unfenced. [Source: 18.20.040.I.1]
Item 10.3
City Council Meeting Agenda - Page 624 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
19 2. Rear property line exceptions. On a lot with a rear lot line abutting a public trail, canal, East Bay Municipal Utility District right-of-way or public street, the maximum rear yard fence height is eight feet. [Source: 18.20.040.I.2]

3. Fences with retaining walls. The height is measured as the combined height of a retaining wall, fence, wall or screen (not to exceed a maximum height of six feet measured from the higher side of the adjacent grade). A retaining wall is not included in the measurement if it is located so that its horizontal distance from the fence is equal to or greater than the height of the retaining wall. Height is measured pursuant to PHMC § 18.145.050.B. [Source: 18.20.040.I.3]

4. Sight distance. All fences are subject to the visibility requirements of PHMC §

18.50.100. [Source: 18.20.040.I.4]
I. Prohibited fences. High voltage electrical fences, razor wire, barbed wire, and other materials which pose a safety hazard are strictly prohibited. [Source: 18.20.040.I.5] J.K. Setbacks from Vvehicular Eeasements. Minimum required yard setbacks shall be provided and measured from vehicular easement boundaries in the same manner that such setbacks are provided and measured from a public right-of-way. [Source: 18.20.040.J, modified] K.L. Cityw-wide Design Guidelines and Oobjective Ddesign Sstandards. All single-family residential and multi-family residential development shall comply with objective design standards, as adopted by city council resolutionthe Residential Design Guidelines and Objective Design Standards. If a proposed rResidential development projects that qualifyies for streamlined permit review, as determined by Sstate law, shall be reviewed by the Zzoning Aadministrator shall review the proposed project to verify compliance with the applicable objective design standards applicable to such projects. Proposed residential development pQualifying projects that comply with all applicable objective design standards shall be subject to a processed mministerially Architectural Review Permit. Qualifying projects that do not comply with the all applicable objective design standards shall be subject to the discretionary Aarchitectural Rreview Ppermit process, as specified established in PHMC Chapter 18.115120 (Architectural Review Permits). [Source: 18.20.040.K, modified]
L.M. Lot Coverage for Accessory Dwelling Units. The floor area dedicated to an accessory dwelling unit that is Up to 800 square feet or less of floor area dedicated to an existing or proposed Accessory Dwelling Unit shall be exempt from the maximum lot coverage calculations. [Source:

18.20.040.L]
M.N. Floor area ratio (FAR) for accessory dwelling units. The floor area dedicated to an accessory dwelling unit that is Up to 800 square feet or less of floor area dedicated to an existing or proposed Accessory Dwelling Unit shall be exempt from the maximum FAR calculations. [Source: 18.20.040.M]

18.15.050 Accessory Dwelling Units (ADU and JADU)
A. A. Purpose and Intent.

1. Purpose. The purpose of this Ssection is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Item 10.3
City Council Meeting Agenda - Page 625 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
20 Division 1 of Title 7 of the California Government Code sections 65852.2 and 65852.22. [Source: 18.20.095.A, modified]

2. Intent. The regulations of this Section are intended to: [Source: NEW] a. Implement the provisions of the General Plan Housing Element. b. Assure compliance with State law.
c. Encourage the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).
d. Streamline and minimize governmental constraints on residential development a.e. Minimize potential adverse impacts on public health, safety, and general welfare that may be associated with accessory dwelling units.

B. Applicability. This Section contains all applicable zoning standards for accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs). No additional standards from other chapters or sections of the Zoning Ordinance shall apply. [Source: NEW] B.C. Building Code Compliance Required. Any construction, establishment, alteration, enlargement or modification of an ADU or JADU shall comply with the requirements of this Section and the California Building Code. B. Effect of conforming. An ADU or JADU that conforms to the standards in this Ssection will not be: [Source: 18.20.095.B, modified]

1. 1. Deemed to be inconsistent with the Gcity’s general Pplan and zoning designation zoning district for the lot on which the ADU or JADU is located. [Source: 18.20.095.B.1, modified]

2. 2. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located. [Source: 18.20.095.B.2]

3. 3. Considered in the application of any local ordinance, policy, or program to limit residential growth. [Source: 18.20.095.B.3]

4. 4. Required to correct a nonconforming zoning condition, as defined in Ssubsection C.8 of this Ssection. This does not prevent the Ccity from enforcing compliance with applicable building standards in accordance compliance with California Health and Safety Code Ssection 17980.12. [Source: 18.20.095.B.4, modified] C.D. C. Definitions. As used in this Ssection, terms are defined as follows additional terms: [Source:

18.20.095.C]

1. 1. Accessory Ddwelling Uunit or (ADU). An attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family primary dwelling unit is situated. An accessory dwelling unit also includes the following:means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following: [Source: 18.20.095.C.1, modified] Item 10.3
City Council Meeting Agenda - Page 626 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
21 a. a. An efficiency unit, as defined by California Health and Safety Code section 17958.1; and [Source: 18.20.095.C.1.a]
b. b. A manufactured home, as defined by California Health and Safety Code section 18007. [Source: 18.20.095.C.1.b]

2. 2. Accessory structure means a structure that is accessory and incidental to a primary dwelling located on the same lot. [Source: 18.20.095.C.2]

3.2. 3. Complete Iindependent Lliving Ffacilities. means pPermanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. [Source: 18.20.095.C.3, modified]

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

18.20.095.C.4]

5.4. 5. Efficiency Kkitchen. means a A removable kitchen that does not exceed six lineal feet and includes each of the following: [Source: 18.20.095.C.5, modified] a. a. A cooking facility with appliances Examples of appliances that may be used include microwaves, two-burner electric stove tops refrigerators, freezers, toaster ovens. [Source: 18.20.095.C.5.a, modified]
b. b. A food preparation counter and storage cabinets that are of a reasonable size in relation to the size of the JADU. [Source: 18.20.095.C.5.b] c. c. Food storage cabinets that total at least 30 square feet of shelf space. [Source: 18.20.095.C.5.c]

6.5. 6. Junior Aaccessory Ddwelling Uunit (JADU). A JADU is a or JADU means a residential unit that satisfies all of the following: does not exceed 500 square feet and is contained entirely within an existing or proposed structure and includes an efficiency kitchen and access to either private or shared sanitation facilities within the existing structure. [Source: 18.20.095.C.6, modified]
a. a. Is no more than 500 square feet in size; [Source: 18.20.095.C.6.a] b. b. Is contained entirely within an existing or proposed single-family structure (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure); [Source: 18.20.095.C.6.b]
c. c. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure; [Source:

18.20.095.C.6.C]
d. d. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed singlefamily structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling; and [Source: 18.20.095.C.6.d] Item 10.3
City Council Meeting Agenda - Page 627 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
22 e. e. Includes an efficiency kitchen, as defined in subsection C.5 of this section. [Source: 18.20.095.C.6.e]

7.6. Livable space means a space in a dwelling intended for human habitation including living, sleeping, eating, cooking, or sanitation. [Source: 18.20.095.C.7]

8.7. 7. Living Aarea. means tThe interior habitable area of a dwelling unit, includesing basements and attics, butattics but does not include a garage or any accessory structure. [Source: 18.20.095.C.8, modified]

9.8. 8. Nonconforming Zzoning Ccondition. means aA physical improvement on a property that does not conform with current zoning standards. [Source: 18.20.095.C.9, modified]

10.9. 9. Passageway. means aA pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU. [Source: 18.20.095.C.10, modified]

11.10. 10. Proposed Ddwelling. means a A dwelling that is the subject of a permit application and that meets the requirements for permitting. [Source: 18.20.095.C.11, modifed]

11. 11. Public Ttransit. means aA location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. [Source: 18.20.095.C.12, modified]

12. Setback. The required front, side, and rear setback for an ADU is measured from the furthest projection of the structure (such as an eave) to the corresponding property line. [Source: NEW]

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

18.20.095.C.13]
E. Types of Accessory Dwelling Units. An ADU approved under this Section may be one of the following types: [Source: NEW]

1. Attached. An accessory dwelling unit that is created in whole or in part from newly constructed space that is attached to the proposed or existing primary dwelling, such as through a shared wall, floor, or ceiling. [Source: NEW]

2. Detached. An accessory dwelling unit that is created in whole or in part from newly constructed space that is detached or separated from the proposed or existing primary dwelling The detached accessory dwelling unit shall be located on the same lot as the proposed or existing primary dwelling. [Source: NEW]

3. Converted. An accessory dwelling unit that is entirely located within the proposed or existing primary dwelling or accessory structure, including but not limited to attached garages, storage areas, or similar uses; or an accessory structure including but not limited to studio, pool house, or other similar structure. Converted spaces may include an expansion of not more than 150 square feet beyond the same physical dimensions of the existing space for the sole purpose of accommodating ingress and egress to the unit. [Source: NEW]
Item 10.3
City Council Meeting Agenda - Page 628 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
23 4. Junior Accessory Dwelling Unit. A junior accessory dwelling unit is a unit that meets all the following: [Source: NEW]
a. Shall only be allowed on lots zoned for single-unit residences and that include an existing or proposed single-family dwelling. [Source: NEW] b. Is entirely located within a proposed or existing primary single-family dwelling (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure). [Source: NEW]
c. Has independent exterior access from the primary dwelling. [Source: NEW] d. Has sanitation facilities that are either shared with or separate from those of the primary dwelling. [Source: NEW]
e. Includes an efficiency kitchen as defined in Subparagraph C.4 of this Section. [Source: NEW]
D.F. D. ApprovalsGeneral Requirements for Approval. The following approvals apply to ADUs and JADUs under this Ssection: [Source: 18.20.095.D]

1. Building Ppermit Oonly. If an ADU or JADU complies with each of the general requirements in subsection E of this section, it is allowed with only a building permit in the following scenariosAn application for a Building Permit within a residential or mixeduse zone for any of the following shall be approved ministerially if all applicable requirements are met: [Source: 18.20.095.D.1, modified] a. One Converted ADUUnit and One JADU on a Single-Family Lot. One converted ADU as defined in Subparagraph D.3 of this Section and one JADU shall be allowed on a lot with a proposed or existing single-family dwelling if all of the following apply: Converted on single-family lot. One ADU and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU: [Source: 18.20.095.D.1.a, modified]
i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and [Source: 18.20.095.D.1.a.i]
ii.i. The converted ADU hHas exterior access that is independent of that for from the single-family dwelling; and [Source: 18.20.095.D.1.a.ii, modified]
iii.ii. Has The converted ADU has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes. [Source:

18.20.095.D.1.a.iii, modified]
Item 10.3
City Council Meeting Agenda - Page 629 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
24 iv.iii. The JADU, if applicable, complies with the requirements of Chapter 13 of Division 1 of Title 7 of the California Government Code section 65852.22. [Source: 18.20.095.D.1.a.iv, modified]
b. LimitedOne Ddetached ADU and One JADU on a Ssingle-Ffamily Llot. One detached, new-construction ADU and one JADU shall be allowed on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection D.1.a of this section), if the detached ADU satisfiesall the following conditions limitationsare met: [Source: 18.20.095.D.1.b, modified]
i. The side- and rear-yard setbacks of the detached ADU are at least four feet. [Source: 18.20.095.D.1.b.i, modified]
ii. The total floor area of the detached ADU is 800 square feet or smaller. [Source: 18.20.095.D.1.b.ii, modified]
iii. The peak height above finished grade does not exceed the applicable height limit in subsection Subparagraphs EE.2.a through E.2.c of this Ssection. [Source: 18.20.095.D.1.b.i.iii, modified]
iv. The JADU, if applicable, complies with the requirements of Government Code Sections 66333 through 66339. [Source:

18.20.095.D.1.a.iv, modified]
c. One Converted ADU(s) on a Mmulti-Ffamily Llot. One or more ADUs within portions of existing multi-family dwelling structures that are not used as livable space, including but not limited to (e.g., storage rooms, boiler rooms, passageways, attics, basements, or garages), if each converted ADU complies with Sstate building standards for dwellings. AUnder this subsection D.1.c, at least one converted ADU shall be is allowed within an existing multifamily dwellingstructure, up to a quantity equal to 25 percent% of the existing multi-family dwelling units in the structure. [Source: 18.20.095.D.1.c, modified] d. Limited dDetached ADU on a Mmulti-Ffamily Llot. No more than two detached ADUs on a lot that haswith a proposed multi-family dwelling, or up to eight detached ADUs on a lot with an existing multi-family dwelling, if each detached ADU satisfies the following limitations: [Source: 18.20.095.D.1.d, modified] i. The side- and rear-yard setbacks are at least four feet. If the existing multi-family dwelling has a rear - or side-yard setback of less than four feet, the Ccity will not require any modification to the multi-family dwelling as a condition of approving the ADU. [Source:

18.20.095.D.1.d.i, modified]
ii. The peak height above finished grade does not exceed the applicable height limit in subsection Subparagraphs EE.2.a through E.2.c of this Ssection. [Source: 18.20.095.D.1.d.ii, modified]
Item 10.3
City Council Meeting Agenda - Page 630 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
25 iii. If the lot has an existing multi-family dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot. [Source: 18.20.095.D.1.d.iii]

2. ADU Ppermit. [Source: 18.20.095.D.2, modified]
a. Except as allowed under subsection Subparagraph DE.1 of this Ssection, no ADU may be created without a Bbuilding Ppermit and an ADU Ppermit in compliance with the standards set forth established in Ssubsections EE and FF of this Ssection. [Source: 18.20.095.D.2.a, modified] a.b. An ADU Permit shall be processed in compliance with the standards established in Chapter 18.170 (Zoning Permit).
b.c. The Ccity may charge a fee to reimburse it for costs incurred in processing ADU Ppermits, including the any costs of adopting or amending the Ccity’s ADU ordinance. The ADU Ppermit processing fee is determined by the Zzoning Aadministrator and approved by the Ccity Ccouncil by resolution. [Source: 18.20.095.D.2.b, modified]

3. Process and Ttiming. [Source: 18.20.095.D.3]
a. An ADU Ppermit is shall be considered and approved ministerially, without discretionary review or a hearing. [Source: 18.20.095.D.3.a, modified] b. The Ccity must approve or deny an application to create an ADU or JADU within 60 days from the date that the Ccity receives a completed application.

If the Ccity has not approved or denied the completed application within 60 days, the application is shall be deemed approved unless either: [Source:

18.20.095.D.3.b, modified]
i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or [Source:

18.20.095.D.3.b.i]
ii. When aAn application to create an ADU or JADU is submitted with a permit application to create a new single-family or multi-family dwelling on the lot, in which case the Ccity may delay acting on the permit application for the ADU or JADU until the Ccity acts on the permit application to create for the new single-family or multi-family dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. [Source:

18.20.095.D.3.b.ii, modified]
c. If the Ccity denies an application to create an ADU or JADU, the Ccity must shall provide the applicant with written comments that include , among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day Item 10.3
City Council Meeting Agenda - Page 631 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
26 time period established by Ssubsection ED.3.b of this Ssection. [Source:

18.20.095.D.3.c, modified]
d. A demolition permit for a detached garage that is to be replaced with an ADU is shall be reviewed with the application for the ADU and issued at the same time. [Source: 18.20.095.D.3.d, modified]
E.G. General ADU and JADU Development Rrequirements. The following requirements apply to all ADUs and JADUs that are approved under Ssubsection ED.1 or ED.2 of this Ssection: [Source:

18.20.095.E, modified]

1. Zoning. [Source: 18.20.095.E.1]
a. An ADU or JADU subject only to a Bbuilding Ppermit under Ssubsection ED.1 of this Ssection may be created on any lot in a residential or mixed-use zoning districte. [Source: 18.20.095.E.1.a, modified]
b. An ADU or JADU subject to an ADU Ppermit under Subsection ED.2 of this Ssection may be created on any lot that is in a zoned zoning district that to allow allows single-family dwelling residential uses or multi-family dwelling residential uses. [Source: 18.20.095.E.1.b, modified]

2. Height. All ADUs shall comply with the following height requirements, measured above finished grade to the peak of the structure: [Source: 18.20.095.E.2, modified] a. Except as otherwise provided by subsections Subparagraphs FE.2.b and FE.2.c of this Ssection, a detached ADU created on a lot with an existing or proposed single-family or multi-family dwelling unit may not exceed 16 feet in height. [Source: 18.20.095.E.2.a, modified]
b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single-family or multi-family dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as those terms are defined in Ssection 21155 of the California Public Resources Code, and . Tthe ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit. [Source:

18.20.095.E.2.b, modified]
c. A detached ADU created on a lot with an existing or proposed multi-family dwelling that has more than one story above finished grade may not exceed 18 feet in height. [Source: 18.20.095.E.2.c]
d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone zoning district that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoingThis requirement shall not require the City to , allow an ADUs ADU subject to this subsection E.2.d may not exceed two storiesto exceed two stories. [Source: 18.20.095.E.2.d, modified]
e. For purposes of this subsection E.2, height is measured above existing grade to the peak of the structure. [Source: 18.20.095.E.2.e] Item 10.3
City Council Meeting Agenda - Page 632 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
27 3. Fire sprinklers. [Source: 18.20.095.E.3]
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence. [Source: 18.20.095.E.3.a]
b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling. [Source: 18.20.095.E.3.b]

4. 4. Rental Tterm. An ADU or JADU may be rented separate from the primary residence for No ADU or JADU may be rented for a rental term that is of shorter than 30 days or longer. [Source: 18.20.095.E.4, modified]

5. 5. No sSeparate Cconveyance. An ADU or JADU may be rented, but no ADU or JADU may shall not be sold or otherwise conveyed separately from the lot and the primary dwelling residence (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot), except as allowed under Government Code Section 66341. [Source: 18.20.095.E.5, modified, State law]

5.6. 6. Septic Ssystem. If the ADU or JADU will connect to an on-site water-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.095.E.6, modified]

6.7. 7. Owner Ooccupancy. [Source: 18.20.095.E.7]
a. a. ADUs are not subject to owner-occupancy requirements. [Source:

18.20.095.E.7.a]
b. c. As required by state law, all JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person’s legal domicile and permanent residence. However, the owner-occupancy requirement of this subsection does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. [Source:

18.20.095.E.7.c, modified]

7.8. 8. Deed restriction. Prior to issuance of a Bbuilding Ppermit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the Ccounty Rrecorder’s Ooffice and a copy filed with the Aadministrator. The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the Ccity and must provide that: [Source: 18.20.095.E.8] a. a. The ADU or JADU may not be sold separately from the primary dwelling except as allowed under State law. [Source: 18.20.095.E.8.a, modified] b. b. The ADU or JADU is restricted to the approved size and to other attributes allowed by this Ssection. [Source: 18.20.095.E.8.b, modified] c. c. The deed restriction runs with the land and may be enforced against future property owners. [Source: 18.20.095.E.8.c]
Item 10.3
City Council Meeting Agenda - Page 633 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
28 d. d. The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of to the Zzoning Aadministrator, providing evidence that the ADU or JADU has in fact been eliminated. The Zzoning Aadministrator may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated.

Appeal may be taken from the Zzoning Aadministrator’s determination consistent with other provisions of this code. If the ADU or JADU is not entirely physically removed, butremoved but is only eliminated by virtue of having a necessary component of an ADU or JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this codeMunicipal Code. [Source: 18.20.095.E.8.d, modified] e. e. The deed restriction is enforceable by the Zzoning Aadministrator or his or her their designee for the benefit of the Ccity. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the Ccity is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit. [Source: 18.20.095.E.8.e, modified]

8.9. Income reporting. In order to facilitate the Ccity’s obligation to identify adequate sites for housing in accordance with Chapter 13 of Division 1 of Title 7 of California Government Code, each Bbuilding -Ppermit application must include an estimate of the projected annualized rent that will be charged for the ADU or JADU. [Source:

18.20.095.E.9, modified]

9.10. 10. Building and Ssafety. [Source: 18.20.095.E.10, modified] a. a. Must comply with Bbuilding Ccode. Subject to Ssubsection FE.10.b of this Ssection, all ADUs and JADUs must comply with all local building code requirements. [Source: 18.20.095.E.10.a, modified]
b. b. No Cchange of Ooccupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Ssection 310 of the California Building Code, unless the Bbuilding Oofficial or a Ccode Eenforcement Oofficer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this Ssubsection FE.10.b prevents the Ccity from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this Ssection. [Source: 18.20.095.E.10.b, modified]
F.H. F. Specific ADU Rrequirements. The following requirements apply only to ADUs that require an ADU Ppermit under subsection Paragraph ED.2 of this Ssection. No application of any requirements in this Subsection shall prevent the construction of an attached or detached ADU of at least 800 square feet with four-foot side and rear setbacks: [Source: 18.20.095.F, modified]
Item 10.3
City Council Meeting Agenda - Page 634 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
29 1. 1. Maximum Unit Ssize. [Source: 18.20.095.F.1, modified] a. a. The maximum size of a detached or attached ADU subject to this Ssubsection is 1,200 square feet. [Source: 18.20.095.F.1.a, modified] b. b. An attached ADU that is created on a lot with an existing primary dwelling is further limited to 50 percent% of the floor area of the existing primary dwelling. [Source: 18.20.095.F.1.b, modified]
c. c. Application of other development standards in this subsection, such as FAR or lot coverage, might further limit the size of the ADU, but no application of FAR, lot coverage, front setback, landscaping or open-space requirements may require the ADU to be less than 800 square feet. [Source:

18.20.095.F.1.c]

2. 2. Setbacks. ADUs subject to this Ssubsection shall comply with the following setbacks, subject to subsection GF.1.c of this Ssection. Setbacks are measured from property lines or vehicular easements, whichever is applicable. [Source:

18.20.095.F.2, modified]
a. a. Attached and Ddetached ADUs. [Source: 18.20.095.F.2.a, modified] i. i. Front yard Ssetbacks. Front setback requirements shall comply with the following: [Source: 18.20.095.F.2.a.i, modified]
(1) 1. Single-Ffamily Rresidential Zzoning Ddistrict R-20: – 25 feet.; [Source: 18.20.095.F.2.a.i, modified]
(2) 2. Single-Ffamily Rresidential Zzoning Ddistricts PUD/PPD, R-15, R-10, R-10A, R-7, R-6, and Single-Family PUDs/PPDs:
– 20 feet.; [Source: 18.20.095.F.2.a.i, modified]
(3) Mangini-Delu Residential Zoning District RMD: 15 feet. [Source: NEW]
(2)(4) 3. Multiple-Ffamily Rresidential Zzoning Ddistricts MFRM, MFRH, MFRVH: – 10 feet; [Source: 18.20.095.F.2.a.i,
modified]
(5) 4. Multiple-Ffamily Rresidential Zzoning Ddistricts PUD/PPD, MFRL, MFRVL: – 15 feet. [Source: 18.20.095.F.2.a.i]
(3)(6) Mixed-Use Zoning Districts MX-N and MX: 15 feet. [Source:

18.20.095.F.5]
(4)(7) Mixed-Use Zoning District MX-HD: 10 feet. [Source:

18.20.095.F.6]
(5)(8) Mixed Use Zoning District MX-VHD: 5 feet. [Source:

18.20.095.F.7]
Item 10.3
City Council Meeting Agenda - Page 635 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
30 ii. ii. Side and Rrear yard Ssetbacks. The side and rear setbacks for all ADUs shall be a minimum of four feet. [Source: 18.20.095.F.2.a.ii, modified]
iii. iii. No setback is required for an ADU that is subject to this subsection F iIf the ADU is constructed in the same location and to the same dimensions as an existing structure, no additional setbacks are required. [Source: 18.20.095.F.2.a.iii, modified]

3. Floor Aarea Rratio (FAR). No ADU subject to this Ssubsection Fmay shall cause the total FAR of the lot to exceed 40% in single-family zoning districts with no limitation in multifamily and mixed use that of the underlying zoning districts, subject to subsection F.1.c of this section. [Source: 18.20.095.F.3, modified]

4. Lot coverage. No ADU subject to this Subsection, may shall cause the total lot coverage to exceed the maximum lot coverage requirements of the underlying zoning district as follows: limitations as noted below, except as noted in subsection F.1.c of this section [Source: 18.20.095.F.4, modified]
a. Single-Family Residential Zoning Districts R-20 and, R-15: – 25 percent% maximum lot coverage.; [Source: 18.20.095.F.4.a, modified] b. Single-Family Residential Zoning Districts R-10 –: 30 percent% maximum lot coverage.; [Source: 18.20.095.F.4.b, modified]
c. Single-Family Residential Zoning Districts PUD/PPD, R-10A, R-7, R-6 – and Single-Family PUD/PPDs: 35 percent% maximum lot coverage.; [Source:

18.20.095.F.4.c, modified]
c.d. Mangini-Delu Residential Zoning District RMD: 70 percent maximum lot coverage. [Source: NEW]
e. Multiple-Ffamily Rresidential Zzoning Ddistricts PUD/PPD, MFRVL, and MFRL: 40 percent maximum lot coverage. [Source: 18.20.095.F.4.d, modified],
f. Multiple-Family Residential Zoning District MRMMFM: – 50 percent% maximum lot coverage. [Source: 18.20.095.F.4.e, modified] d.g. Multiple-Family Residential Zoning District MFRH: 60% percent maximum lot coverage. [Source: 18.20.095.F.4.f, modified]
h. Multiple-Family Residential Zoning District MFRVH: 70 percent maximum lot coverage [Source: 18.20.095.F.4.g, modified]
e.i. Mixed-Use Zoning Districts MX-N, MX, MX-HD, MX-VHD: There is no lot coverage or FAR maximum established for residential uses in mixed-use zoning districts. [Source: 18.20.095.F.4.h, modified]

5. Oopen Sspace. No ADU subject to this subsection F may cause the project site to be less than the following open space provisions for multi-family and mixed-use zoning districts:noted below, subject to subsection F.1.c of this section: [Source:

18.20.095.F.5, modified]
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City Council Meeting Agenda - Page 636 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
31 a. a. Total usable open space on a site having three or more dwelling units shall be at least 200 square feet per dwelling unit. This requirement shall be met by providing private open space, shared open space, or a combination of the two. [Source: 18.20.095.F.5.a]
b. i. Private Oopen Sspace. To satisfy the open space requirement, private open space must be on a patio or balcony, within which a horizontal rectangle has no dimension less than six feet. [Source: 18.20.095.F.5.a.i, modified] c. ii. Shared Oopen Sspace. To satisfy the open space requirement, shared open space must be provided by interior side yards, patios and terraces, each designed so that a horizontal rectangle inscribed within it has no dimension is less than 10 feet. The open space must be open to the sky, andsky and may not include driveways or parking areas or area required for front or corner side yards. [Source: 18.20.095.F.5.a.ii, modified]

6. 6. Landscaping. No ADU(s) in single-family or multifamily residential zoning districts subject to this subsection F mayshall cause the total landscaping of the lot to be less than as noted below, subject to subsection F.1.c of this section:that required in the underlying zoning district as follows: [Source: 18.20.095.F.6, modified] a. a.
b. Single-Ffamily Rresidential Zzoning Ddistricts (including PUD and PPD singlefamily residential): . [Source: 18.20.095.F.6.a] a. i. Minimum of 50 percent% of the front yard setback (yard) area is to be landscaped. [Source: 18.20.095.F.6.a.i, modified]
b. Mangini-Delu Residential Zoning District RMD: At least 35 percent of the site shall be landscaped. [Source: NEW]
c. b. Multiple-Ffamily Rresidential Zzoning Ddistricts. [Source: 18.20.095.F.6.b, modified]
i. i. Multiple-Ffamily Rresidential Zzoning Ddistricts MFRVL and MFRL:

At least 35 percent of the site shall be landscaped. – 35% landscaping; [Source: 18.20.095.F.6.b.i, modified]
ii. ii. Multiple-Ffamily Rresidential Zzoning Ddistrict MFRM – : At least 30 percent of the site shall be% landscapinglandscaped; [Source:

18.20.095.F.6.b.ii, modified]
iii. iii. Multiple-Ffamily Rresidential Zzoning Ddistricts PUD/PPD and, MFRH: – 25% landscaping At least 25 percent of the site shall be landscaped. [Source: 18.20.095.F.6.b.iii, modified]
iii.iv. Multiple-Ffamily residential zoning district MFRVH -– 15percent% landscaping. [Source: 18.20.095.F.6.b.iii, modified]
d. Mixed-Use Zoning Districts. [Source: 18.20.095.F.6.c] Item 10.3
City Council Meeting Agenda - Page 637 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
32 iv.i. Mixed-Use Zoning District MX-N: At least 25% percent of the site shall be landscaped. [Source: 18.20.095.F.6.c.i, modified]
v.ii. Mixed-Use Zoning Districts MX, MX-HD, and MX-VHD: At least 15 percent of the site shall be landscaped. [Source:Source:

18.20.095.F.6.c.i, modified]

7. 7. Passageway. No passageway, as defined by Ssubsection C.59 of this Ssection, is required for an ADU. [Source: 18.20.095.F.7, modified]

8. 8. Parking. [Source: 18.20.095.F.8]
a. a. General Requirementsly. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection C.12 of this section. The size of the off-street parking necessary for the ADU shall be eight and one-half feet wide by 19 feet deep (if enclosed the space shall be 10 feet wide by 22 feet deep, with a ninefoot-wide door opening) with a 10-foot-wide paved vehicular access from/to the public right-of-way and shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base. [Source: 18.20.095.F.8.a, modified]
b. b. Exceptions. No parking under subsection F.8.a of this sectionOff-street parking for ADUs is not required in the following situations: [Source:

18.20.095.F.8.b, modified]
i. i. The ADU is located within one-half mile walking distance of public transit, as defined in Paragraphsubsection C.610 of this Ssection. [Source: 18.20.095.F.8.b.i, modified]
ii. ii. The ADU is located within an architecturally and historically significant historic district. [Source: 18.20.095.F.8.b.ii] iii. iii. The ADU is located fully ing withinpart of the proposed or existing primary residence or an existing accessory structure under subsection D.1.a of this section. [Source: 18.20.095.F.8.b.iii, modified] iv. iv. When on-street parking permits are required but not offered to the occupant of the ADU. [Source: 18.20.095.F.8.b.iv]
v. v. When there is an established car share vehicle stop located within one block of the ADU. [Source: 18.20.095.F.8.b.v]
vi. vi. When the permit application to create an ADU is submitted with an application to create a new single-family or multi-family dwelling on the same lot; provided, that the ADU or the lot satisfies any other criteria listed in Ssubsections F.8.b.i through v of this Ssection. [Source:

18.20.095.F.8.b.vi, modified]
c. c. No Rreplacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an Item 10.3
City Council Meeting Agenda - Page 638 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
33 ADU, those off-street parking spaces are not required to be replaced. [Source:

18.20.095.F.8.c, modified]

9. 9. Architectural Rrequirements. [Source: 18.20.095.F.9] a. a. The materials and colors of the exterior walls, roof, and windows, and doors must match the appearance and architectural design of those of the primary dwelling. [Source: 18.20.095.F.9.a, modified]
b. b. The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code. [Source: 18.20.095.F.9.b] c. c. The ADU must have an independent exterior entrance, apart from that of the primary dwelling. The ADU entrance shall not be on the same side of the primary dwelling entrance, unless this entrance is screened from public views. [Source: 18.20.095.F.9.c]
d. d. The roof slope must match that of the dominant roof slope of the primary dwelling. The dominant roof slope is the slope shared by the largest portion of the roof. [Source: 18.20.095.F.9.d]

10. 10. Screening. A ground-level ADU shall incorporate and maintain one of the following screening methods to provide privacy [Source: 18.20.095.F.10]

11.10. a. Evergreen landscape or fence screening must be planted or installed and maintained between the ADU and adjacent parcels as follows: [Source:

18.20.095.F.10.a, modified]
a. Fence. A solid fence at least six feet in height;
b. Landscaping. A landscape screen at least six feet in height that complies with the following requirements:
i. Trees. i. For a single-story ground-level ADU, at At least one 15-gallon size evergreen tree that is six feet tall at the time of installation shall be provided for every 10 linear feet of exterior wall of the ADU or a solid fence of at least six feet in height may be installed;. [Source:

18.20.095.F.10.a.i, modified]
ii. ii. Landscaping must shall be drought-tolerant. [Source:

18.20.095.F.10.a.ii]

12.11. 11. Historical Pprotections. The following requirements apply to ADUs on or within 600 feet of real property that is listed in the California Register of Historic Resources: the architectural treatment of an ADU to be constructed on a lot that has an identified historical resource listed on the federal, state, or local register of historic places must be located so as to not be visible from any public right-of-way. [Source: 18.20.095.F.11] G.I. G. Fees. [Source: 18.20.095.G]

1. 1. Impact fees. [Source: 18.20.095.G.1]
Item 10.3
City Council Meeting Agenda - Page 639 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
34 a. a. No impact fee is required for an ADU that is less than 750 square feet in size. [Source: 18.20.095.G.1.a]
b. b. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of the primary dwelling, divided by the floor area of the ADU, times the typical fee amount charged for a new dwelling). Impact fee here does not include any connection fee or capacity charge for water or sewer service. [Source: 18.20.095.G.1.b]

2. 2. Waiving of Ffees. The Ccity shall waive fees for ADUs in the following manner:
[Source: 18.20.095.G.2]
a. a. Building and planning permit fees shall be waived if the ADU is deedrestricted for 55 years at the low-income affordable level. [Source:

18.20.095.G.2.a]
b. b. Building, planning, and traffic mitigation fees shall be waived if the ADU is deed-restricted for 55 years at the very low-income affordable level. [Source:

18.20.095.G.2.b, modified]
H.J. H. Nonconforming Zzoning code Cconditions, Bbuilding Ccode Vviolations, and Uunpermitted Sstructures. [Source: 18.20.095.H, modified]

1. 1. General Requirementsly. The Ccity will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU. [Source: 18.20.095.H.1, modified]

2. 2. Unpermitted ADUs and JADUs Cconstructed Bbefore 2018. [Source: 18.20.095.H.2, modified]
a. a. Permit to Llegalize. As required by Sstate law, the Ccity may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2018, if denial is based on either of the following grounds: [Source: 18.20.095.H.2.a, modified]
i. i. The ADU or JADU violates applicable building standards; or [Source:

18.20.095.H.2.a.i]
ii. ii. The ADU or JADU does not comply with Sstate ADU or JADU law (Chapter 13 of Division 1 of Title 7 of the California Government Code) or this the standards of this SectionADU ordinance. [Source:

18.20.095.H.2.a.ii, modified]
b. b. Exceptions. [Source: 18.20.095.H.2.b]
i. i. Notwithstanding subsection Subparagraph IH.2.a of this Ssection, the Ccity may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2018, if the Ccity makes a finding that correcting a violation is necessary to comply with Item 10.3
City Council Meeting Agenda - Page 640 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
35 the standards specified in California Health and Safety Code section 17920.3. [Source: 18.20.095.H.2.b.i, modified]
ii. ii. SubsectionSubparagraph H.2.a of this Ssection does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Ssection 17920.3. [Source:

18.20.095.H.2.b.ii, modified]
I.K. I. Nonconforming ADUs and Ddiscretionary Aapproval. Any proposed ADU or JADU that does not conform to the objective standards set forth in subsections A through G of this section established in this Section may be allowed by the Ccity with a conditional Uuse Ppermit, in accordance with the other provisions of this Ttitle. [Source: 18.20.095.I, modified]

18.15.060 Accessory Structures and Uses: Residential Districts The following regulations apply to accessory structures in R residential zoning districts. Accessory dwelling units are excluded from these provisions and are subject to the regulations in Section

18.15.050: [Source: 18.20.050, modified]
A. On parcels zoned R-6, R-7, R-10, R-10A and comparable PUDs: [Source: 18.20.050.A] A. Total Floor Area. The total floor area of accessory structures shall comply with the following standards: [Source: NEW]

1. R-6, R-7, R-10, R-10A, or RMD Zoning District and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the property lot shall not exceed 600 square feet. [Source: 18.20.050.A.1, modified]

2. R-15 and R-20 Zoning Districts and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 800 square feet. [Source: 18.20.050.B.1, modified]

3. MFVL, MFL, MFM, MFH, or MFVH Zoning Districts and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 600 square feet. [Source: 18.20.050.C.1, modified]

4. All Other Residential Zoning Districts. For all other residential zoning districts not listed in Paragraphs A.1 through A.4, the total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 600 square feet. [Source:

18.20.050.C.1, modified]

1. B. Height. The height of an accessory structure shall not exceed 12 feet for a flat roof and 14 feet for a pitched roof: [Source: 18.20.050.A.2, modified]

1. The height measurement is taken to the highest point of the structure. [Source:

18.20.050.A.2.a]
Item 10.3
City Council Meeting Agenda - Page 641 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
36 2. Roof decks and railings, windscreens, or similar rooftop structures are prohibited on accessory structures. [Source: 18.20.050.A.2.b, modified]

3. Shed roof structures shall be sited with the high point of the structure located away from the nearest property line. [Source: 18.20.050.A.2.c] C. Setbacks. The following applicable side and rear yard setbacks from property line shall beapply to all accessory structures: Setbacks for accessory structures are to be measured from the outer-most structure projection. [Source: 18.20.050.A.3, modified]

1. Structure less than or equal to 18 inches in height: none required. [Source:

18.20.050.A.3.a]

2. Structure between 18 inches and eight feet in height: minimum of three feet. [Source:

18.20.050.A.3.b]

3. Structure greater than eight feet in height: minimum of three feet plus an additional setback equal to the height that the accessory structure is above eight feet, but not to exceed the applicable minimum required side yard setback for that the underlying zoning district. For example, if an accessory structure is nine feet in height, the minimum side and rear setback would be four feet. [Source: 18.20.050.A.3.c, modified] D. Accessory structures shall be reviewed for substantial conformance with the adopted Ccitywide Ddesign Gguidelines and Objective Design Standards. [Source: 18.20.050.A.4, modified] E. On parcels zoned R-15, R-20 and comparable PUDs: [Source: 18.20.050.B]

1. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the property shall not exceed 800 square feet. [Source: 18.20.050.B.1]

2. The accessory structure shall comply with subsections A.2 through A.4 of this section. [Source: 18.20.050.B.2]
F. On multifamily residential zoned parcels and comparable PUDs: [Source: 18.20.050.C]

1. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the property shall not exceed 600 square feet. [Source: 18.20.050.C.1]

2. The accessory structure shall comply with subsections A.2 through A.4 of this section. [Source: 18.20.050.C.2]
G. In all other zoning districts: [Source: 18.20.050.D]

1. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the property shall not exceed 800 square feet. [Source: 18.20.050.D.1]

2. The accessory structure shall comply with subsections A.2 through A.4 of this section. [Source: 18.20.050.D.2]
H.E. Arbors and trellises shall not be counted in determining accessory structure compliance with the floor area limitations specified in Ssubsections A through D of this Ssection, provided they Item 10.3
City Council Meeting Agenda - Page 642 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
37 have no solid, covered walls and do not have a solid, covered roof. For the purposes of this Section, solid is considered any material that has a visibility percentage of 50 percent or less. [Source: 18.20.050.E, modified]
I.F. Any accessory structure in a creek setback area shall comply with PHMC §

18.50.150.DChapter 18.70 (Creek Setbacks). [Source: 18.20.050.F, modified] J.G. An accessory structure in a required front or corner side yard setback shall not exceed three feet in height except that arbors are allowed within the required front or corner side yardsetback, subject to the following standards: [Source: 18.20.050.G]

1. Substantial compliance with Ccity-wide Ddesign Gguidelines and Objective Design Standards; [Source: 18.20.050.G.1, modified]

2. Not located in the public right-of-way; [Source: 18.20.050.G.2]

3. Not more than eight feet in height from existing finished grade; [Source: 18.20.050.G.3]

4. Not more than 15 square feet of covered area; and [Source: 18.20.050.G.4]

5. Subject to compliance with PHMC § 18.50.100, Sight obstructions at intersections and drivewaysSection 18.55.070 (Traffic Safety Visibility Area). (Ord. 949 § 7, 2021; Ord. 938 § 4, 2020; Ord. 928 § 4, 2019; Ord. 915 § 5, 2017; Ord. 890 § 12, 2015; Ord. 856 § 2 (Exh. A), 2011; Ord. 844 § 4, 2010; Ord. 710 § 35-5.6, 1996; 1991 code § 35-

5.6(a)) [Source: 18.20.050.G.5, modified]

18.15.070 Permanent Basketball Hoops
A basketball hoop with a permanent foundation is allowed within any setback in residential zoning districts, provided it is set back a minimum of five feet from any property line, is not located within any Traffic Safety Visibility Area (see Section 18.55.070), and it is no higher than 15 feet above finished grade. A Zoning Permit is required prior to installation of any permanent basketball hoop. [Source:

18.20.145, modified]

18.15.080 Swimming Pools and Hot Tubs
A. Swimming pools and hot tubs shall be fenced as required by the California Building Code. [Source: 18.20.110.A]
B. In-ground swimming pools and hot tubs shall be set back a minimum of three feet from the exterior edge of the pool or hot tub to property lines and structures. [Source: 18.20.110.B] K.C. Above-ground swimming pools and hot tubs are subject to the setback requirements specified in Section 18.15.060 (Accessory Structure and Use: Residential Zoning Districts). [Source:

18.20.110.C, modified]

18.15.07018.15.090Animals
A. Large Ddomestic or Nnondomestic Aanimals. The keeping of large domestic or nondomestic animals, other than roosters, as defined in Section 18.215.010 (“A” Definitions) in Part 6, on a site of at least one acre is permittedallowed, so long as there are no more than two mature large domestic or nondomestic animals per acre. Any barn, stable, or other structure used to house large domestic or nondomestic animals shall be located at least 100 feet from the Item 10.3
City Council Meeting Agenda - Page 643 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
38 boundary line of a street or public road and at least 50 feet from a side, front or rear property line. [Source: 18.20.130.A, modified]
B. Small Ddomestic Aanimals. Small domestic animals, as defined in Section 18.215.010 (“A” Definitions) in Part 6, kept as pets are permittedallowed, except no more than three mature dogs and no more than five mature cats, hens, rabbits, or similar-sized animals may be kept, harbored, possessed, or maintained on any residential parcellot. Roosters are not permitted allowed to be kept for any purpose. (Ord. 949 § 8, 2021; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(i)) [Source: 18.20.130.B, modified]

18.15.08018.15.100Container or Storage Units
A container or storage unit, as defined in Section 18.215.030 (“C” Definitions) in Part 6, is allowed for up to 10 calendar days, or for a longer period if there is a Ggrading Permit or Bbuilding Ppermit for construction on the site and a Zzoning Ppermit has been issued for the container or storage unit. (Ord. 757 § 1, 2001; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(j)) [Source: 18.20.140, modified]

18.15.09018.15.110Density Bonus
A. Purpose and Intent

1. Purpose. This Chapter provides for additional density, waivers, concessions, and other incentives for affordable housing for qualifying persons, projects, and facilities. [Source: NEW]

2. Intent. The provisions established in this Chapter are intended to encourage affordable housing development and facilitate the granting of various incentives, waivers, and concessions for qualifying persons, projects, and facilities in compliance with the City’s Housing Element and Government Code Section 65915 et. seq. [Source: NEW] B. Authority and Conflicts

1. Authority. This chapter and the provisions contained herein are adopted under the authority of Government Code Section 65915 et. seq. [Source: 18.20.150]

2. Conflicts. Where regulations are not specifically addressed in this Chapter, or in the event of a conflict between the provisions of this Chapter and the Government Code, the provisions of the Government Code, as amended over time, shall apply. [Source:

NEW]
C. Eligibility and Types of Bonuses and Incentives

1. Compliance with State and Local Regulations. To be eligible for a density bonus, incentive, or concession under this Chapter, a proposed housing development project must satisfy the eligibility requirements established in Government Code Section 65915(b)(1) and comply with all other applicable provisions of this Zoning Ordinance, unless otherwise allowed by this Chapter. [Source: NEW]

2. Eligible Projects. Excluding any units allowed by the density bonus, the City shall grant a density bonus or incentive for eligible projects, if requested by the applicant, in compliance with Government Code Sections 65302, 65913, and 65915 et. seq. Eligible facilities include:

Item 10.3
City Council Meeting Agenda - Page 644 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
39 a. Very-low income housing with at least five percent of the total units restricted for sale or occupancy to very low income households in compliance with Government Code Section 65915(b)(1)(B);
b. Low-income housing with at least 10 percent of the total units restricted for sale or occupancy to low income households in compliance with the requirements of Government Code Section 65915(b)(1)(A); c. Moderate-income housing with at least 10 percent of the total units restricted for sale to moderate income households in compliance with the requirements of Government Code Section 65915(b)(1)(D);
d. Land Donations in compliance with the requirements of Government Code Section 65915(g);
e. Senior citizen housing developments in compliance with the requirements Government Code Section 65915(b)(1)(C);
f. Student housing developments with at least 20 percent of the total units restricted for lower income students in compliance with the requirements Government Code Section 65915(b)(1)(F)
g. Housing developments with at least 10 percent of the total units restricted for transitional foster youth, disabled veteran, or homeless persons in compliance with the requirements of Government Code Section 65915(b)(1)(E) [Source:

NEW]
h. Housing development projects with 100 percent of the units, exclusive of a manager's unit or units, restricted for lower income households, except that up to 20 percent of the total units and density bonus units may be for moderate income households, in compliance with the requirements of Government Code Section 65915(b)(1)(G).

3. Density Bonus.
a. Eligible development projects shall be granted a density bonus in compliance with Government Code Sections 65915-65918.
b. The density bonus shall be an increase in the number of units allowed beyond what is typically permitted by the General Plan, or any applicable provision of the Zoning Ordinance, specific plan, master plan or Land Use Element, depending on the percentage of affordable units provided. The amount of the bonus varies based on the type of affordable housing offered and shall be determined in compliance with Government Code Section 65915. The density bonus shall be set forth in a written agreement that is recorded against the property and subject to review and approval as established in Subparagraph (F) of this Section. [Source: NEW]

4. Concessions and Incentives.

Item 10.3
City Council Meeting Agenda - Page 645 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
40 a. Applicants can request a number of concessions or incentives that is allowed based upon the percentage of affordable units as established in Government Code Section 65915.
b. The types of incentives and concessions available to eligible applicants are established in Government Code Section 65915, and include, but are not limited to: [Source: NEW]
i. Reduction in development standards or a modification of zoning code requirements or architectural requirements, provided the reduction or modification exceeds the minimum building standards approved by the California Building Standards Commission in accordance with Part

2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code;
ii. Parking requirement reductions;
iii. Increased building height or floor area ratio (FAR); iv. Approval of mixed-use zoning in conjunction with the housing development project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing development project and the existing planned development in the area where the proposed project is located; v. Other regulatory incentives or concessions proposed by the developer or the City that result in identifiable and actual cost reductions to provide affordable housing costs, as defined in Health and Safety Code Section 50052.5, or affordable rent, as defined in Health and Safety Code Section 50053.
c. The requested concessions or incentives are subject to review and approval as established in Subparagraph (F) of this Section.
d. Notwithstanding anything to the contrary in this Section, the City shall not be required to approve any incentive or concession that is not required by Government Code Section 65915.

D. Waivers.

1. Requests. An applicant may request a waiver of any development standard that will have the effect of physically precluding the construction of a housing development project at the densities or with the concessions or incentives permitted for the project.

The waiver may provide complete relief or partial reduction from a development standard.

2. Number of Waivers. A housing development that receives a waiver of any maximum controls on density in compliance with Government Code Section 65915 shall only receive a waiver to allow a height increase of up to three additional stories, or 33 feet, in compliance with Government Code Section 65915(e)(3).

Item 10.3
City Council Meeting Agenda - Page 646 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
41 3. The waivers are subject to review and approval as set forth in Subparagraph (F) of this Section.

4. Notwithstanding anything to the contrary in this Section, the City shall not be required to approve any waiver that is not required by Government Code Section 65915.

E. Parking. Upon the written request of the developer of a housing development that qualifies for a density bonus, the City shall permit vehicle parking ratios, inclusive of handicapped and guest parking, which do not exceed the parking ratios established pursuant to Government Code Section 65915.

F. Application Submittal and Processing.

1. Requests. Requests for a density bonus, incentive, waiver, or concession shall comply with the following:
a. An applicant for a density bonus which satisfies the eligibility requirements established in Section 18.190.030 (Eligibility and Requirements), shall submit a request for the specific density bonus, incentive, or concession established in California Government Code Sections 65915-65918. [Source: NEW] b. Requests shall be made by filing a complete application along with all required information to the Planning Division in the form approved by the Zoning Administrator. [Source: NEW]
c. The applicant may file a request either before filing a development or entitlement approval of a proposed project or concurrently with an application for project approval. [Source: NEW]

2. Determination of Complete Request. Within 30 calendar days of filing the application, the Zoning Administrator shall notify the applicant in writing whether the application is complete and provide the applicant a determination as to: [Source: NEW] a. The amount of the density bonus for which the project is eligible; b. The parking ratio for which the project is eligible, if requested by the applicant; and
a.c. If a concession, incentive or waiver is requested, whether the applicant has provided enough information for the City to decide if the application is eligible for a concession, incentive, or waiver. [Source: NEW]

3. Review of Complete Application for Density Bonus.
a. An application for a density bonus, incentive, concession, waiver, modification, or revised parking standard shall be considered by and acted upon by the approval body with authority to approve the housing development. Any decision regarding a density bonus, incentive, concession, waiver, modification, or revised parking standard may be appealed to the Planning Commission and from the Planning Commission to the City Council. b. The applicant and City staff shall prepare a proposed written density bonus agreement with terms, conditions, covenants and restrictions for any density Item 10.3
City Council Meeting Agenda - Page 647 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
42 bonus, incentive, concession, waiver, modification or revised parking standard. The proposed density bonus agreement shall be presented to the approval body for review and approval or disapproval based upon the requirements of Government Code Section 65915 and this Section of the Municipal Code.

4. Consideration of Request for Concessions and Incentive. The City shall grant an incentive or concession requested by the applicant, unless the City makes a written finding, based on substantial evidence, of any the following: [Source: NEW] a. The concession or incentive does not result in identifiable and actual cost reductions, consistent with Government Code Section 65915(k) to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c). [Source: NEW]
b. The concession or incentive would have a specific, adverse impact, as defined in Government Code Section 65589.5(d)(2), upon the public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. [Source: NEW] c. The concession or incentive would be contrary to State or Federal law. [Source: NEW]

5. Consideration of Request for Waivers. The City shall grant a waiver requested by the applicant, unless the City makes a written finding, based on substantial evidence, of either of the following:
a. The waiver would have a specific, adverse impact on health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
b. The requested waiver would have an adverse impact on any real property that is listed in the California Register of Historical Resources. c. The waiver would be contrary to state or federal law.

6. Requirements for Density Bonus Agreement.
a. The density bonus agreement shall include the following items:
i. The total number of units including restricted units approved for the housing development, the number of density bonus units granted, and the number, type, location, unit size (square footage), number of bedrooms, tenure of restrictions and affordability, and level of affordability of restricted units.
ii. Standards for determining affordable rent or affordable ownership cost for the restricted units.

Item 10.3
City Council Meeting Agenda - Page 648 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
43 iii. A schedule for completion and occupancy of restricted units in relation to construction of nonrestricted units.
iv. A description of any incentive, concession, waiver, modification, or revised parking standard being provided by the City.
v. Provisions to ensure affordability of the restricted units, including but not limited to, and where applicable, tenure and conditions governing the initial sale of for-sale restricted units.
vi. Where applicable, tenure and conditions establishing rules and procedures for qualifying tenants and prospective purchasers, setting rental rates, filling vacancies, and operating and maintaining units for rental restricted units.
vii. A description of remedies for breach of the agreement by either party.

The City may identify tenants or qualified purchasers as third-party beneficiaries under the agreement.
viii. The required term setting forth the duration of the density bonus agreement, which shall be at least fifty five (55) years for affordable units designated as rental housing, and forty five (45) years for affordable units designated as for-sale units.
ix. Other provisions to ensure implementation and compliance with this article and Government Code Section 65915-65918.
b. Execution and Recording.
i. The density bonus agreement approved by the City shall be executed by the applicant, property owner, or other person authorized to impose covenants, conditions, and restrictions on the property and the proposed housing development.
ii. Prior to issuance of a building permit, the density bonus agreement shall be recorded against the property in the Official Records of the County to ensure the housing development will comply with the affordability covenants for the duration of the density bonus agreement term.
c. Development and Operation.
i. The affordable units within a housing development that approved under this Section shall be constructed concurrently with the unrestricted units, except as specifically set forth in the density bonus agreement.
ii. Residents of the affordable units shall be entitled to use all of the same amenities within the housing development.

Item 10.3
City Council Meeting Agenda - Page 649 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
44 iii. The number of bedrooms of the affordable units shall be proportional to the number of bedrooms in the unrestricted units of the housing development.
iv. The exterior appearance of the affordable units shall be of the same design and appearance as the overall housing development by having the same building form, exterior construction materials, roof form, siding and trim, and window placement and type.
v. Housing developments shall comply with all applicable development standards, except those that may be modified as provided by this Section. In addition, all units in housing developments subject to this article must comply with all applicable California Building Standards Codes, including but not limited to residential and fire code requirements.
vi. No building permit shall be issued, nor any development approval granted, for any improvements within a housing development subject to this Section which do not meet the requirements of this Section. vii. No affordable unit shall be rented or sold except in accordance with this Section and the recorded density bonus agreement.
viii. The entry into and execution of a density bonus agreement shall be a condition of any application for a discretionary land use permit, including but not limited to subdivision maps, site plans, and conditional use permits, for a housing development proposed under this Section.

G. Severability. If any provision of this Section or the application thereof to any person or circumstance is held invalid, the remainder of the Section and application of the provisions to other persons not similarly situated or to other circumstances shall not be effected thereby.

18.15.10018.15.120Emergency Shelters
A. General. An emergency shelter facility, as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions), shall comply with all the required development and operational standards of the zoning district in which it is located. [Source: NEW]

1. Specific Standards. In addition to the development standards in the underlying zoning district, emergency shelters shall comply with the standards established in this Section.

In the event of conflict between these standards and the underlying zoning regulations, the provisions of this Section shall apply. [Source: NEW] B.

1.2. No overconcentrationProximity to Similar Facilities. An emergency shelter (or any part of it) shall be no closer than 300 feet to a similar facility. [Source: 18.20.075.E, modified, modified]
Item 10.3
City Council Meeting Agenda - Page 650 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
45 2. Emergency homeless shelter management standards. Each emergency homeless shelter shall comply with the following management standards: [Source: 18.20.085.B]

3. 1. Management Pplan. The operator of an emergency homeless shelter shall be qualified to operate the facility and shall prepare and submit a management plan in consultation with the Zzoning Aadministrator prior to commencement of facility operations that includes the following: [Source: 18.20.085.B.1, modified] a. Aadequate security measures to protect shelter residents and surrounding uses; [Source: 18.20.085.B.1]
b. Aa description of services provided to assist residents with obtaining permanent shelter and income; [Source: 18.20.085.B.1]
c. Aa description of the screening process for prospective residents to ensure compatibility with services provided at or through the shelter; [Source:

18.20.085.B.1]
d. Hhours of operation for the facility; [Source: 18.20.085.B.1] e. Pprovisions to ensure that the area surrounding the facility is maintained free of litter or debris; [Source: 18.20.085.B.1]
f. Aa program for providing staff training to meet the needs of shelter residents; [Source: 18.20.085.B.1]
g. Aa program for providing community outreach regarding the construction and operation of the facility; and [Source: 18.20.085.B.1]
a.h. Aa description of any support services provided on site (support services shall be for the on-site residents only and shall be limited to services provided within the building only). [Source: 18.20.085.B.1]

3.4. 2. Length of Sstay. No individual or family shall reside in an emergency homeless shelter for more than 180 consecutive days. A with minimum of 60 days shall be required between stays. The operator of the emergency homeless shelter shall maintain adequate documentation to demonstrate compliance with this provision. [Source: 18.20.085.B.2, modified]

4.5. 3. Hours of Ooperation. An operational emergency homeless shelter shall remain open 24 hours a day, seven days a week. [Source: 18.20.085.B.3, modified]

5.6. 4. Proximity to Ppublic Ttransit and Sservices. An emergency homeless shelter shall be located near public transportation, supportive services, and commercial services to meet the daily needs of shelter residents. If necessary, an emergency homeless shelter shall ensure a means of transportation for shelter residents to travel to and from case management appointments if scheduled off- site. [Source: 18.20.085.B.4, modified]

6.7. 5. Noise/Nnuisances. All activities associated with an emergency homeless shelter shall be conducted entirely within the building. Noise shall be limited so as not to create an adverse impact on surrounding uses. No loudspeakers or amplified sound shall be Item 10.3
City Council Meeting Agenda - Page 651 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
46 placed within, or project outside of, the emergency homeless shelter. [Source:

18.20.085.B.5, modified]

7.8. 6. Off-Sstreet Pparking. An emergency homeless shelter shall comply with all applicable provisions of PHMC Chapter 18.55 80 (Off-Street Parking and Loading Regulations). On-site parking for eIn zoning districts where emergency homeless shelters are allowed by righta permitted use, within the LI zone district shall be a minimum of one space per 750 square feet of gross floor area plus at least one onsite parking space shall be provided for every two employees working in the emergency shelter. In addition, if a facility vehicle is maintained on site, one additional on-site parking space for this vehicle shall be provided. In zoning districts where emergency shelters are allowed through a Use Permit, the number of parking spaces required Parking for emergency homeless shelters in other zone districts shall be as specified by in the Uuse Ppermit based on review of the operational characteristics of the proposed use. [Source: 18.20.085.B.6, modified]

9. 7. On-Ssite Mmanagement.
a. An on-site staff person shall be designated as a neighborhood liaison to respond to, and address, any questions or concerns from surrounding residents regarding facility operations. “Good behavior” and “good neighbor” policies shall be described in the management plan and shall be implemented and enforced at all times by on-site management. Such policies shall include, but not be limited to, prohibition of use or possession of controlled substances by residents; rules concerning the use or possession of alcohol; curfew; prohibition of loitering; and any other provisions necessary to ensure compatibility with surrounding uses. Clients Residents shall be screened for compatibility with shelter resources and for compliance with applicable Sstate and Ffederal laws. Individuals Residents who do not meet the screening criteria shall not be accepted into the facility. [Source: 18.20.085.B.7, modified] b. On-site management, including employees, partners, directors, officers, or managers, shall be screened prior to issuance of certificate of occupancy to confirm that they have no history of a previously failed emergency shelter (or similar facility) due to the fault of the operator, and have not been convicted of any of the following offenses within the prior five years: [Source:

18.20.085.B.7]
i. A crime requiring registration under Penal Code Ssection 290; [Source: 18.20.085.B.7.a, modified]
ii. A violation of Penal Code Ssections 311.2 and 311.4 through 311.7; [Source: 18.20.085.B.7.b, modified]
iii. Violation of Penal Code Ssections 313.1 through 313.5; [Source:

18.20.085.B.7.c, modified]
iv. Violation of Penal Code Ssection 647(a), (b), or (d); [Source:

18.20.085.B.7.d, modified]
Item 10.3
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47 v. Violation of Penal Code Ssection 315, 316, or 318; [Source:

18.20.085.B.7.e, modified]
vi. A felony crime involving the use of force or violence on another; or [Source: 18.20.085.B.7.f]
vii. The maintenance of a nuisance in connection with the same or similar business operation. [Source: 18.20.085.B.7.g]
c. The Ppolice Ddepartment shall also conduct a background investigation on all applicants. [Source: 18.20.085.B.7, modified]

10. On-Ssite Ssecurity.
d.a. Security measures shall be sufficient to protect clients shelter residents and neighbors. On-site security shall be provided during the hours when the emergency homeless shelter is in operation and at all times when clients shelter residents are present on site. [Source: 18.20.085.B.8, modified] e.b. In the event that at least five external, verified complaints concerning unlawful activities at the facility have been received over a 30-day period by the Ppolice Ddepartment, the facility shall be required to provide additional on-site security staff to the satisfaction of the Cchief of Ppolice and the Zzoning Aadministrator. [Source: 18.20.085.B.8, modified]

8.11. External Llighting. The emergency homeless shelter shall provide external lighting in accordance with the requirements contained in PHMC § 18.55.140.B 18.70.120.B (Lighting) to maintain a safe and secure environment. Exterior lighting shall be shielded and directed towards the ground and away from surrounding properties. [Source:

18.20.085.B.9, modified]

9.12. City, Ccounty and Sstate requirements. An emergency homeless shelter shall obtain and maintain in good standing required licenses, permits, and approvals from Ccity, Ccounty, and Sstate agencies or departments and demonstrate compliance with applicable building and fire codes. An emergency homeless shelter shall comply with all Ccounty and Sstate health and safety requirements for food, medical, and other supportive services provided on site. [Source: 18.20.085.B.10, modified]

10.13. Number of Bbeds. An individual emergency homeless shelter shall have no more than 50 beds. [Source: 18.20.085.B.11, modified]

11.14. Entrance Llobby/Iintake Aarea. The intake area of an emergency homeless shelter shall be a minimum of 100 square feet, located entirely within the building. The entrance to the intake area shall not be located directly facing a public street. Hours of client intake shall be posted. Clients shall not be allowed to form a queue outside the facility. [Source: 18.20.085.B.12, modified]

12.15. Location. There shall be no less than 300 feet between emergency homeless shelters in any zone district. [Source: 18.20.085.B.13]
Item 10.3
City Council Meeting Agenda - Page 653 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
48 13.16. Smoking Oordinance. Emergency homeless shelters shall comply with the provisions of PHMC Chapter 9.45 (Ssmoking Oordinance). [Source: 18.20.085.B.14, modified]

14. Design Review. New construction and/or exterior alterations to an existing site or building are subject to administrative design review by the Zoning Administrator to ensure substantial conformance with the Citywide Design Guidelines. [Source:

18.20.085.B.15, modified]

15.17. Additional Rrequirements. Each emergency homeless shelter shall provide: [Source:

18.20.085.B.16, modified]
a. Lockers or closets for personal property adequate for the number of clientsshelter residents. [Source: 18.20.085.B.16.a, modified] b. Clothes washing station(s) or machine(s) adequate for the number of clientsshelter residents. [Source: 18.20.085.B.16.b, modified] C.B. Emergency homeless Sshelter Ffees. Prior to issuance of a Bbuilding Ppermit for any emergency homeless shelter, any fees or exactions authorized by law, that are applicable to residential development, and that are determined by the Ccity to be essential to provide necessary public services and facilities for the emergency homeless shelter, shall be paid by the operator of the emergency shelter to the city and/or to other applicable public agencies. In the event that the operation of the facility results in a need for additional police and public safety services or resources to ensure the public health, safety, and welfare of the community, the operator may be required to reimburse the city for any documented costs incurred for providing such additional services and/or resources. (Ord. 890 § 14, 2015; Ord. 874 § 5, 2013; Ord. 867 § 10, 2012)[Source: 18.20.085.C, modified]

18.15.11018.15.130Home Occupations
A. General. The following supplemental regulations shall apply to home occupations as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions).

Restrictions upon home occupations are an accommodation between the values fostered by the preservation of areas for residential living, and the liberty to conduct private, nonintrusive economic activity in one’s home. The standards set forthestablished in this Ssection are intended to guide the review of home occupation applications and to encourage the accommodation of those values when deciding to grant or deny Hhome Ooccupation Ppermits. [Source: 18.20.070, modified]
B. Permit Rrequired. In order to engage in a home occupation an person individual must first obtain a Hhome Ooccupation Ppermit from the Zzoning Aadministrator. A Home Occupation Permit shall be required if any of the following exist: The existence of any of the following shall create a presumption that there is a home occupation for which a permit is required: [Source:

18.20.070.A, modified]

1. Activities related to retail and/or pPersonal service businesses conducted for pay on the premises; [Source: 18.20.070.A.1]

2. The maintenance on the premises of an inventory of materials used in producing a commercial product; [Source: 18.20.070.A.2]
Item 10.3
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49 3. The regular advertising of the residential address; [Source: 18.20.070.A.3]

4.3. A residential address is designated as the business location on the business license application. (sSee Section 5.05.040 (Bbusiness Llicenses, PHMC § 5.05.040); or [Source: 18.20.070.A.4, modified]

5.4. Rooms are rented to more than one boarders or or lodgers. [Source: 18.20.070.A.5, modified]
C. Duties of the Zzoning Aadministrator.

1. Upon receipt of a complete application for a Hhome Ooccupation Ppermit, the Zzoning Aadministrator may issue a Hhome Ooccupation Ppermit. The permit may be issued without a public hearing only if all of the following apply:
a. The applicant will not store significant product inventory or materials related to the occupation at the on-site;
b. Tthe occupation will generate little or no pedestrian or vehicular traffic; and c. Tthe occupation will involve the provision of a service at a location other than the applicant’s home (e.g., gardening, housekeeping, etc.), or will be limited to the drafting and mailing of written documents (e.g., bookkeeping, typing services, etc.).
d. Compliance with Home Occupation Standards as noted in Subsection D.

2. In all other cases, the Zzoning Aadministrator shall hold a public hearing under Subparagraph F.2subsection F of this section and determine, based upon substantial evidence, whether the proposed occupation would be in compliance with the standards specified in Ssubsection DC of this section and/or whether any exceptions to those standards should be approved under Ssubsection FF of this Ssection. The Zzoning Aadministrator shall issue a Hhome Ooccupation Ppermit if he or she they finds thatall the following to be true: [Source: 18.20.070.B, modified] a. (1) Tthe home occupation will conform to the standards specified in Ssubsection DC of this section, or [Source: 18.20.070.B, modified] a.b. (2) aAn exception to the standards as provided for in Ssubsection FF of this section can be approved. [Source: 18.20.070.B, modified] C.D. Standards. A home occupation shall comply with the following standards and conditions, unless granted an exception as noted inunder Ssubsection FF of this section: [Source: 18.20.070.C, modified]

1. The home occupation is conducted entirely within the dwelling unit unless otherwise allowed under Ssubsection GF of this section; [Source: 18.20.070.C.1, modified]

2. There are no retail sales or personal service uses provided to customers at the premises; [Source: 18.20.070.C.2]

3. There is no more than one vehicle used primarily in connection with the home occupation; [Source: 18.20.070.C.3]
Item 10.3
City Council Meeting Agenda - Page 655 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
50 4. There is no on-site sign associated with the home occupation or its products or services, nor signage signs on or within any vehicle owned or leased by the operator of the home occupation listing the street address of the home occupation or indicating the existence of the home occupation on site; [Source: 18.20.070.C.4, modified]

5. There is no storage on the premises within public view of materials, products, equipment, fuel, or other substances not commonly associated in kind or amount with residential use; [Source: 18.20.070.C.5, modified]

6. The street address of the home occupation is not listed in the telephone book, newspaper, Internet site, or other published advertising media or flyers; [Source:

18.20.070.C.6]

7. The home occupation does not generate traffic in excess of that which is normally associated with residential use and requires no additional parking spaces; [Source:

18.20.070.C.7, modified]

8. The home occupation does not require reconstruction or alteration of the exterior of the dwelling unit; [Source: 18.20.070.C.8]

9. The home occupation does not cause smoke, dust, light, odor, noise, or other emissions which would otherwise interfere with the residential use of the zonezoning district; [Source: 18.20.070.C.9, modified]

10. The home occupation does not generate quantities or types of refuse or trash which would be abnormal for residential pick-up and collection services; [Source:

18.20.070.C.10]

11. The home occupation does not involve more than one nonresident employee or volunteer on site at any time; [Source: 18.20.070.C.11]

12. The applicant timely obtains a Ccity business license; and [Source: 18.20.070.C.12, modified]

13. The home occupation does not involve any of the following:
a. Iillegal conduct including, but not limited to, operation of a business without a business license,or r [Source: 18.20.070.C.13, modified] b. Result in any other encroachment upon the values served by residential use restrictions including, but not limited to, the deterioration of the physical appearance of the property,or h [Source: 18.20.070.C.13, modified] a.c. Have any other substantial detrimental impact upon adjacent residents. [Source: 18.20.070.C.13, modified]
D.E. Prohibited Aactivities. Home occupations may not include: [Source: 18.20.070.D, modified]

1. Activities that involve use of loud power equipment, or otherwise create excessive noise, which interferes with the surrounding residential use; [Source: 18.20.070.D.1]

2. Activities that generate exhaust or other air pollutants or emissions; [Source:

18.20.070.D.2]
Item 10.3
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51 3. Activities which involve the raising or slaughtering of animals; [Source: 18.20.070.D.3]

4. On-premises vehicle repair;or [Source: 18.20.070.D.4, modified]

5. Activities that involve engaging in the business of firearm sales. Any entity or person engaged in the business of firearm sales pursuant to an existing, approved Hhome Ooccupation Ppermit before January 4, 2016, in effect as of the effective date of the ordinance codified in this section shall be exempt from this Ssubsection and the locational restrictions for firearm sales in established in PHMC Chapter 18.25 Section

18.25.080 (Firearm Sales) (except as to ammunition sales) if the home occupation use is limited solely to those activities that were both permitted allowed by terms of the permit issued before the effective date of the ordinance codified in this section and legally engaged in by the entity or person at the home-based location before the effective date of the ordinance codified in this section before January 4, 2016. Any such entity or person may continue firearm sales at its existing home-based location pursuant to any valid permits and licenses so long as the operator obtains and maintains all applicable remains fully licensed by permits and licenses required by all agencies (including, without limitation, obtaining and maintaining the permit required by PHMC under Chapter 9.35 (Firearms)), and has not sold, transferred, or assigned operation of the business afterthe effective date of the ordinance codified in this section to any other entity January 4, 2016DATE. [Source: 18.20.070.D.5, modified]

6. Any commercial cannabis uses or activities, including, but not limited to, the operation of a cannabis retailer, cannabis delivery service, and/or the storage of cannabis in excess of those amounts permitted allowed for personal use pursuant in compliance with to Health and Safety Code Ssection 11362.1 et seq. [Source: 18.20.070.D.6, modified]
E.F. Exceptions. [Source: 18.20.070.E]

1. Cottage Ffood Ooperation. Under Government Code Ssection 51035, and notwithstanding the home occupation standards in Ssubsection DC of this section, the Zzoning Aadministrator shall approve a Hhome Ooccupation Ppermit for a proposed cottage food operation which meets the following standards: [Source: 18.20.070.E.1, modified]
a. Meets the definitions of “cottage food operation” and “cottage food products” in California Health and Safety Code Ssection 113758; [Source:

18.20.070.E.1.a, modified]
b. Has a valid registration, permit, or license from the Contra Costa County Hhealth Ddepartment, issued pursuant toin compliance with California Health and Safety Code Ssection 114365, that specifies the same person, location, type of food sales, and distribution activity specified in the application for the Hhome Ooccupation Ppermit; [Source: 18.20.070.E.1.b, modified] c. Complies with the all requirements of established in the California Health and Saf. Safety Code applicable to cottage food operations (including, without Item 10.3
City Council Meeting Agenda - Page 657 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
52 limitation, Chapter 11.5 (commencing with section 114365) of Part 7 of Division 104 of the Health and Safety Code). [Source: 18.20.070.E.1.c, modified]

2. Exceptions to standards for all Oother Hhome Ooccupations. If an application for a home occupation, other than a cottage food operation, deviates does not comply with the standards from the standards listed in subsection C of this established in Subsection D and E of this Ssection or requires an opportunity for public input (in the opinionat the discretion of the Zzoning Aadministrator), the Zzoning Aadministrator shall provide notice of the application under PHMC Chapter 18.8018.205 (Noticing Requirements) and shall conduct a public hearing before taking action on the application. [Source: 18.20.070.F, modified]
a. Referral. The Zzoning Aadministrator, at his or her their discretion, may refer a Hhome Ooccupation Ppermit application directly to the Pplanning Ccommission. [Source: 18.20.070.F, modified]
d.b. Conditions of Approval, The Zzoning Aadministrator or Pplanning Ccommission may impose reasonable conditions on the Hhome Ooccupation Ppermit to ensure compliance with the standards of this Ssection and/or to ensure the home occupation will not have an adverse effect on the neighborhood. [Source: 18.20.070.F, modified]
e.c. Exceptions. An exception to the standards established in this Section may be approved if the decision-makerreview-authority finds that conditions of approval and/or applicant-proposed operational restrictions placed on the home occupation will ensure that the home occupation will not have an adverse effect on the neighborhood. [Source: 18.20.070.F, modified] F.G. Lapse of Aapproval. A Hhome Ooccupation Ppermit lapses one year 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless the home occupation is established. Once established, a Home Ooccupation Ppermit automatically lapses if there is a discontinuance of the exercise of the home occupation for six or more consecutive months or more. [Source: 18.20.070.G, modified] G.H. Transferability. The validity of a Hhome Ooccupation Ppermit shall not be affected by a change in home ownership or residency, provided the new owner or resident applies to the Zzoning Aadministrator for a transfer within six months from the time the previous owner/resident ends his or her business. No notice or public hearing is required for a transfer. [Source: 18.20.070.H, modified]
H.I. Changes to Ppermit. A request for a change in the Hhome Ooccupation Ppermit or a change to a condition of approval requires a new application. Any amendment or change in a condition of approval to an existing Hhome Ooccupation Ppermit shall be reviewed and approved by the final decision-makerreview authority that originally approved the home occupation permit. [Source: 18.20.070.I, modified]
I.J. Revocation. A home occupation exercised in violation of this Ssection or a condition of approval may be revoked, as provided in PHMC § 18.135.040Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.20.070.J, modified] Item 10.3
City Council Meeting Agenda - Page 658 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
53 J.K. Resubmittal of Aapplication. Following denial of a Hhome Ooccupation Ppermit, no new application for the same, or substantially the same, home occupation shall be accepted within one year 12 months of the date of denial, unless the denial was made without prejudice. (Ord. 931 § 5, 2019; Ord. 895 § 2, 2016; Ord. 890 § 13, 2015; Ord. 881 § 3, 2014; Ord. 856 § 2 (Exh.

A), 2011; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(c)) [Source: 18.20.070.K, modified]

18.15.12018.15.140Inclusionary Housing
The following supplemental requirements are intended to implement assist in the implementation of the Hhousing Eelement of the Ggeneral Pplan by providing affordable housing, as defined in Section

18.215.010 (“A” Definitions), for households with low- and very low- incomes in R residential zoning districts: [Source: 18.20.060, modified]
A. Requirement. Each housing development of five or more dwelling units shall include one of the following: [Source: 18.20.060.A]

1. At least 10 percent% of the dwelling units as inclusionary units for occupancy by lowincome households; or [Source: 18.20.060.A.1, modified]

2. At least 5 percent% of the dwelling units as inclusionary units for occupancy by very low-income households; or [Source: 18.20.060.A.2, modified]

3. At least 25 percent% of the dwelling units for qualifying senior residents as defined in California Civil Code sections 51.2 and 51.3; or [Source: 18.20.060.A.3]

4. At least 20 percent% of the dwelling units as inclusionary accessory dwelling units for occupancy by low-income households. [Source: 18.20.060.A.4] B. Design Sstandards and Cconstruction Ttiming. [Source: 18.20.060.B, modified]

1. Location and Ddesign. Inclusionary units shall be dispersed throughout the project.

The developer shall construct the inclusionary units in a manner which is representative of the project as a whole, with comparable types of units, bedroom mix, and exterior appearance. From the street, the inclusionary units must not be distinguishable from other units in the project. The average number of bedrooms for all inclusionary units in a project must equal the average number of bedrooms for all other units in the project, up to a limit of 3.0three bedrooms per unit. The number of bathrooms per bedroom must equal the proportion of bathrooms in the market-rate units. Inclusionary units may be smaller in aggregate size and have different interior finishes and features than market-rate units so long as the interior features are durable, of good quality, and consistent with contemporary standards for new housing. [Source:

18.20.060.B.1, modified]

2. Timing of Cconstruction. The developer shall construct the inclusionary units concurrently with other units, unless the conditions of approval provide otherwise, or unless the Ccity and developer agree in writing to an alternative schedule for development. [Source: 18.20.060.B.2, modified]
C. Duration of Rrestrictions. The developer shall assure the affordability of the inclusionary units by a deed restriction, with of 55 or more years for for-sale housing and rental housing. [Source:

18.20.060.C, modified]
Item 10.3
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54 D. Resale and Rrental Rrestriction Aagreement. Before approval of a final map (for a subdivision) or issuance of a Bbuilding Ppermit (for a project not involving a subdivision), the developer shall enter into a resale and rental restriction agreement in a form approved by the Ccity Aattorney in consultation with the Zoning AdministratorCcity’s Hhousing Ccoordinator. The agreement shall be recorded concurrently with the final map and shall include all of the following: [Source: 18.20.060.D, modified]

1. The number of inclusionary dwelling units by type, location, and number of bedrooms and bathrooms. [Source: 18.20.060.D.1, modified]

2. Standards for maximum qualifying incomes and maximum sales prices or rents. [Source: 18.20.060.D.2]

3. Applicable certification procedures, including the party responsible for certifying rents and sales prices, and the process that will be used to annually certify incomes of tenants and purchasers. [Source: 18.20.060.D.3]

4. Resale controls and deed restrictions that are binding on the property upon sale or transfer. [Source: 18.20.060.D.4]

5. A liquidated damages provision making a developer or successor who violates these affordable housing restrictions subject to a $750.00 fine per month per unit from the date of original noncompliance. [Source: 18.20.060.D.5, modified] E. Security. When a developer intends to construct the inclusionary units, he or shethey must provide security to satisfy this requirement before approval of any final map (for a subdivision) or before a Bbuilding Ppermit is issued (if there is not a subdivision). The security shall be appropriate to the intended method of compliance, including one or more of the following:
[Source: 18.20.060.E, modified]

1. A deed restriction on specific lots totaling the correct percent of the reserved residential lots on the map, and a bond to cover the cost of constructing homes on those lots which are affordable to low- or very low-income households; [Source: 18.20.060.E.1]

2. A bond to cover the housing in-lieu fee (see Ssubsection G of this section); [Source:

18.20.060.E.2, modified]

3. A written agreement, with financial security, to provide accessory dwelling units or offsite construction; or [Source: 18.20.060.E.3]

4. Other appropriate security approved in writing by the Ccity Aattorney. [Source:

18.20.060.E.4, modified]
F. Off-Ssite Aalternatives. As a complete or partial alternative to the provision of on-site inclusionary units pursuant to this Ssection, the developer may propose a plan for providing affordable units that would otherwise be required to be provided on the project site at either:
[Source: 18.20.060.F, modified]

1. An off-site location within the city by acquiring existing unrestricted single-family or multi-family units located within the city that are not currently income restricted and rehabilitating those dwelling units. At least four rehabilitated dwelling units shall be provided for each inclusionary unit required. These units shall comply with all Item 10.3
City Council Meeting Agenda - Page 660 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
55 provisions of Ssubsections C and D of this section; or [Source: 18.20.060.F.1, modified]

2. An off-site location within the city, in conjunction with a third partythird-party nonprofit affordable housing provider, by constructing, or funding the construction of, the equivalent number of required affordable units off- site subject to Ccity Ccouncil approval of an off-site affordable housing agreement. The Ccity may allow off-site construction if the proposal meets all of the following conditions: [Source:

18.20.060.F.2, modified]
a. Financing or a viable financing plan, which may include public funding, shall be in place for the off-site affordable units; [Source: 18.20.060.F.2.a] b. Construction of the off-site affordable units must be completed, or provision of funding by the developer for construction of the affordable units must be provided, as specified in a phasing/financing plan subject to Ccity Ccouncil approval; [Source: 18.20.060.F.2.b, modified]
c. The third- party nonprofit affordable housing developer shall enter into an affordable housing covenant with the Ccity to ensure that the affordable housing units shall meet all applicable requirements of the city’s inclusionary housing ordinancethis Section; and [Source: 18.20.060.F.2.c, modified] d. The units shall be in compliancecomply with the provisions of Ssubsections C and D of this section. [Source: 18.20.060.F.2.d, modified] The Ccity may require that completion of off-site affordable units be secured as provided in Ssubsection E of this section. [Source: 18.20.060.F.2, modified] G. In-Llieu Ffees.

1. Approval Ccriteria. In extraordinary circumstances, the approving body may authorize the payment of a fee in lieu of providing the inclusionary units required under Ssubsection A of this section as follows if any of the following circumstances apply: (a) a. Ffor projects of nine units or less; (b) f[Source: 18.20.060.G.1] b. For any fractional unit in projects of 10 or more units; or (c) iI [Source:

18.20.060.G.1]
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. [Source:

18.20.060.G.1]
a.d. Whenever the approving body authorizes the payment of an in-lieu fee, the inlieu fee determination shall be automatically referred to the Ccity Ccouncil or redevelopment agency, as appropriate, for review and approval. [Source:

18.20.060.G.1]

2. Calculation of Ffee.

Item 10.3
City Council Meeting Agenda - Page 661 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
56 b.a. The in-lieu fee shall be established annually by resolution of the Ccity Ccouncil in an amount sufficient to represent a reasonable portion of the gap between the affordable sales price (at the low- income level of affordability) and the market-rate sales price for single-family housing. [Source: 18.20.060.G.2, modified]
b. In order to determine the in-lieu fee, theThe in lieu fee shall be based on the average (mean) of the following amounts shall be calculated: (a) a developer’s cost to construct a dwelling less the affordable sales price (the “developer’s difference”) and (b) the market-rate purchase price less the affordable sales price (the “market-rate difference”). The in-lieu fee can be expressed as follows: [Source: 18.20.060.G.2, modified]
𝐷𝑒𝑣𝑒𝑙𝑜𝑝𝑒𝑟
′
𝑠 𝐷𝑖𝑓𝑓𝑒𝑟𝑒𝑛𝑐𝑒 + 𝑀𝑎𝑟𝑘𝑒𝑡 𝑅𝑎𝑡𝑒 𝐷𝑖𝑓𝑓𝑒𝑟𝑒𝑛𝑐𝑒
2 = 𝐼𝑛 𝐿𝑖𝑒𝑢 𝐹𝑒𝑒
c. The in-lieu fee shall be based upon the average of the developer difference and the market-rate differencecalculated for each of the following home sizes:
[Source: 18.20.060.G.2, modified]
i. a A 1,200 square foot, two-bedroom home; [Source: 18.20.060.G.2, modified]
ii. Aan 1,800 square foot, three-bedroom home; and [Source:

18.20.060.G.2, modified]
i.iii. Aa 2,200 square foot, four-bedroom home. The in-lieu fee can be expressed as follows: [Source: 18.20.060.G.2, modified] Developer Difference + Market-Rate Difference ÷ 2 = In-lieu fee c.d. The following guidelines shall apply to the calculation of the in-lieu fee:
i. The developer cost to construct the dwelling is shall be equivalent to the dwelling square footage times multiplied by thea per foot average amount that it costscost to construct a dwelling in the city. The per foot cost to construct the dwelling shall be determined annually as set forthestablished in Exhibit D of the Inclusionary Housing Ordinance InLieu Fee Study dated September 15, 2004. [Source: 18.20.060.G.2.a, modified]
ii. The affordable sales price is shall be based on income limits published established by the State of California Department of Housing and Community Development Department, adjusted for number of bedrooms in the dwelling (see California Health and Safety Code Ssection 50052.5). [Source: 18.20.060.G.2.b, modified]
iii. The market-rate purchase price is shall be based on a survey of current sale prices of similar sized units in the Pleasant Hill area in the real estate section of the Contra Costa Times newspaper at the time the fees are established. [Source: 18.20.060.G.2.c, modified] Item 10.3
City Council Meeting Agenda - Page 662 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
57 iv. For any annual period for which the Ccity Ccouncil does not review the fee, up to a maximum of three years in a row, the fee amount may be adjusted by the Ccity Mmanager based upon the percentage change in the Building Valuation Data published by the International Code Council from the previous year. [Source: 18.20.060.G.2.d, modified]

2.3. Time of Ppayment. The in-lieu fee shall be paid prior to the issuance of a Certificate of Occupancybuilding permit or as otherwise provided in the conditions of approval. [Source: 18.20.060.G.3, modified]

4. Use of Ffees. The Ccity will deposit all housing in-lieu fees in an affordable housing fee fund. The Ccity will shall use the fees, and all interest earned on the account, only for the following usesfor use in the development or maintenance of affordable housing in the city:
a. Mmortgage subsidies and down payment assistance;
b. Ssite acquisition;
c. Bbanking of land for use in the development of affordable housing; d. Rrental subsidies for very-low or low-income households; e. Cconstruction financing;
f. Iissuance of bonds;
g. Pproviding predevelopment funds;
h. Pproviding rehabilitation funds to preserve existing affordable housing stock; i. Pproviding loan security; and
a.j. Aany other assistance that will serve to increase or maintain the supply of affordable housing in the city. [Source: 18.20.060.G.4, modified]

5. Refunds. The Ccity may refund an in-lieu fee, authorized by City Council resolution, if all of the following apply: [Source: 18.20.060.G.5, modified] a. Aa Bbuilding Ppermit or Zzoning use Ppermit expires and no extension is granted; [Source: 18.20.060.G.5, modified]
b. Nno construction or use occurs; and [Source: 18.20.060.G.5, modified] b.c. Tthe applicant applies for a refund within one year 12 months after the expiration of the Bbuilding or Zzoning use Ppermit. The refund must be authorized by city council resolution. [Source: 18.20.060.G.5, modified]

3.6. Fees Nnot Ssubject to Mitigation Fee Act. The Ccity Ccouncil finds that this in-lieu fee is not a fee subject to the Mitigation Fee Act (Government Code Ssection 66000 and following) because these fees are an alternative to requiring that inclusionary units be included within the development rather than a fee required of all developers. Payment Item 10.3
City Council Meeting Agenda - Page 663 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
58 of the fee is at the request of the developer, with the Ccity’s consent. [Source:

18.20.060.G.6, modified]
H. Redevelopment projects. The city council or redevelopment agency may approve a reduction or waiver of the requirements of this section for projects located within a redevelopment project area which: (1) are the subject of a disposition and development agreement, owner participation agreement, acquisition agreement, or other contractual arrangement with the redevelopment agency, and (2) are receiving assistance from the redevelopment agency, such as relocation of occupants, acquisition and disposition of land for site assemblage, use of eminent domain, write-down of land costs, fee waivers, or other forms of direct agency assistance. Any developer requesting such a reduction or waiver must submit a pro forma and such other financial analysis sufficient to support a determination that the reduction or waiver is necessary to ensure the economic feasibility of the redevelopment project. (Ord. 928 § 6, 2019; Ord. 915 § 6, 2017; Ord. 906 §§ 2 – 4, 2016; Ord. 800 § 1, 2005; Ord. 791 § 1, 2004; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(b)) [Source: 18.20.060.H]

18.15.13018.15.150Manufactured Homes
The following supplemental regulations are to provide opportunities for the placement of manufactured homes in residential zoningR districts and to ensure that such manufactured homes are designed and located so as to be harmonious within the context of the surrounding houses and neighborhood. [Source: 18.20.090, modified]
A. General Rrequirements. A manufactured home may be used for residential purposes if it has been approved by the Aarchitectural Rreview Ccommission, and has been granted a Ccertificate of Ccompatibility by the Zzoning Aadministrator, and is located in an R districtan allowed use in the underlying zoning district. A manufactured home may also be used for temporary uses, subject to the requirements of a temporary use permit issued under PHMC Chapter 18.100. [Source: 18.20.090.A, modified]
B. Requirements for Ccertificate of Ccompatibility. The Zzoning Aadministrator shall issue a Ccertificate of Ccompatibility if the manufactured home meets the design and locational criteria of this Ssubsection. The certificate is valid for two years and may be renewed for subsequent periods of two- year periodss if the location and design criteria of this Ssection are met. More specifically, the location and design of a manufactured home shall comply with the following criteria in order to protect neighborhood integrity, provide for harmonious relationship between a manufactured home and surrounding uses, and minimize problems that could occur as a result of locating a manufactured home on a residential lot. [Source: 18.20.090.B, modified]

1. Location Ccriteria. Manufactured homes are not allowed: [Source: 18.20.090.B.1, modified]
a. On substandard lots that do not meet the dimensional standards ofPHMC §

18.20.030 Section 18.15.030 (Development Standards for Residential Districts); or [Source: 18.20.090.B.1.a, modified]
b. On a lot with an average slope of more than 10 percent%, or on any portion of a lot where the slope exceeds 15 percent%. [Source: 18.20.090.B.1.b, modified]
Item 10.3
City Council Meeting Agenda - Page 664 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
59 Except as modified herein, all other provisions contained in this section shall remain in full force and effect. [Source: 18.20.090.B.1]

2. Design Ccriteria. A manufactured home shall be compatible in design and appearance with residential structures in the vicinity and shall meet the following standards:
[Source: 18.20.090.B.2, modified]
a. It must be built on a permanent foundation approved by the Cchief Bbuilding Oofficial; [Source: 18.20.090.B.2.a, modified]
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; [Source: 18.20.090.B.2.b]
c. The unit’s skirting must extend to the finished grade; [Source: 18.20.090.B.2.c] d. Exterior siding must be compatible with adjacent residential structures., and sShiny or metallic finishes are prohibited; [Source: 18.20.090.B.2.d, modified] 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; [Source: 18.20.090.B.2.e, modified]
f. The roof must have eaves or overhangs of not less than one foot; [Source:

18.20.090.B.2.f]
g. The floor must be no higher than 20 inches above the exterior finished grade; and [Source: 18.20.090.B.2.g]
h. Required covered parking shall be compatible with the manufactured home design and with other buildings in the area. [Source: 18.20.090.B.2.h] C. Cancellation of Sstate Rregistration. Whenever a manufactured home is installed on a permanent foundation, any registration of the manufactured home with the State of California shall be canceled, pursuant to Sstate laws and regulations. Before any occupancy certificate may be issued for use of such a manufactured home, the owner shall provide to the Cchief Bbuilding Oofficial satisfactory evidence showing that the Sstate registration of the manufactured home has been, or will be, with certainty, canceled; or, if the manufactured home is new and has never been registered with the Sstate, the owner shall provide the Cchief Bbuilding Oofficial with a statement to that effect from the dealer selling the home. (Ord. 928 § 5, 2019; amended during 2005 recodification; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(e)) [Source: 18.20.090.C, modified]

18.15.140 Permanent Basketball Hoops
A basketball hoop with a permanent foundation is allowed within any yard, within residential zoning districts, provided it is set back a minimum of five feet from any property line, is not located within any intersection sight obstruction, and it is no higher than 15 feet above existing grade. A zoning permit is required prior to installation of any basketball hoop. (Ord. 903 § 2, 2016) [Source: 18.20.145] Item 10.3
City Council Meeting Agenda - Page 665 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
60 18.15.15018.15.160Residential Care Facilitiesy
When a Uuse Ppermit is required for a residential care facility, group residential, or single-occupancy unit in a single-family or multi-family residential zoning district (see Schedule 18.20.020)as established in Section 18.15.020 (Land Use Regulations for Residential Zoning Districts) for a care facility, group residential, or single-occupancy unit, the following general standards specified below shall apply:
[Source: 18.20.075, modified]
A. Pre-Aapplication Rreview. A person applying for a Uuse Ppermit in a residential zoning district, when the permitproposed project involves converting an existing building, the applicant shall submit, together with the Uuse Ppermit application, a letter or other written comments indicating that the facility is capable of meeting applicable code requirements, from the Ccity Bbuilding Ddivision, the Ffire Mmarshal, and any other agencies as determined by Ccity staff. [Source:

18.20.075.A, modified]
B. Licensing and Ccompliance. Facilities shall operate in accordance with Sstate and Ffederal law and established industry standards. [Source: 18.20.075.B, modified]

1. Licensed Ffacilities. A facility required to have a Sstate license shall maintain that license and operate in compliance with it. [Source: 18.20.075.B.1, modified]

2. Unlicensed Ffacilities. To ensure that unlicensed residential care facilities are operating in a manner that is consistent with Sstate and Ffederal law and established industry standards, the following standards shall apply: [Source: 18.20.075.B.2, modified]
a. No Vviolation of state licensing requirements. If the facility is not required to be licensed by the Sstate, the owners, managers, operators, and residents shall not provide any services on site which would require licensure under California State law. [Source: 18.20.075.B.2.a, modified]
b. Certification. If certification by a sState or Ffederal agency specific to the type of facility is required, the facility shall receive and maintain that certification. [Source: 18.20.075.B.b, modified]
c. Owner and Ooperator Iinformation. The applicant shall provide a list of the addresses of all similar facilities in the Sstate operated by the owner, operator, or any affiliated organization within the past five years, and shall certify under penalty of perjury that none of the facilities have been found to be operating in violation of Sstate or local law. [Source: 18.20.075.B.c, modified] C. Location, Pparking, and Lloading. In a single-family zoning district (or PUD zoning district planned for single-family residential use) the following standards shall apply: [Source:

18.20.075.C, modified]

1. The facility shall be located where there is reasonable access to services, including public transportation; [Source: 18.20.075.C.1]

2. There may be oAny off-site or shared parking facilities shall only be located on property which is immediately adjacent to the proposed use, and subject to PHMC § Item 10.3
City Council Meeting Agenda - Page 666 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
61 18.55.040Section 18.80.040 (Shared Parking Facilities); and [Source: 18.20.075.C.2, modified]

3. Loading areas, if required, shall be screened from the view of other residences. [Source: 18.20.075.C.3]
D. Operations. The owner, operator, or manager shall operate the facility in a manner that does not disrupt the neighborhood or interfere with the residential characteristics of the neighborhood regarding noise, loitering, traffic and deliveries, parking, or littering. The operator shall provide to the Ccity (on an ongoing basis) a name and 24-hour contact telephone number applicable for the person responsible for the facility. Each facility shall comply with the following operations requirements: [Source: 18.20.075.D, modified] Each facility shall comply with the following operations requirements: [Source: 18.20.075.D]

1. Residents Pper Rroom. There shall be no more than two residents per bedroom in a single-family residence that has been converted to another residential use care facility as specified in this Ssection. The hearing body has the discretion to set a lower occupancy limit based on evidence as to what is appropriate to the site, including characteristics of the structure, whether there will be an impact on traffic and parking, and whether the public health, safety, peace, comfort or welfare of persons residing in the facility or adjacent to it will be impacted. [Source: 18.20.075.D.1, modified]

2. Staff on Dduty. If the proposed use has seven residents or more, the operator shall have qualified staff on duty at the facility at all times. [Source: 18.20.075.D.2, modified]

3. Substance Ttesting. If the facility is designed for alcohol or drug rehabilitation, the operator shall arrange for ongoing, random alcohol and illegal substance testing of the residents by a qualified, independent third party. [Source: 18.20.075.D.3, modified]

4. Good Nneighbor Ppolicy. The operator shall develop, post prominently, and enforce a good neighbor policy. The policy shall include: [Source: 18.20.075.D.4, modified] a. Designation of an on-site staff member who will be available to respond to any community concerns regarding the facility or residents. If the Ccity receives a complaint involving the facility or residents, the designated staff member shall attempt to resolve the issue within a reasonable time frame. [Source:

18.20.075.D.4.a, modified]
b. Prohibition of lewd or abusive speech or behavior, or profanity, by staff or clients residents if audible to neighboring residents. [Source: 18.20.075.D.4.b, modified]
c. Compliance with Ccity noise regulations, and prohibition of amplified sound outdoors. [Source: 18.20.075.D.4.c, modified]
d. Maintaining a log of each violation of the good neighbor policy and making this log available for review by Ccity staff at any time. The log shall include the date and time of the violation, description, name of violator, and resolution. [Source:

18.20.075.D.4.d, modified]
Item 10.3
City Council Meeting Agenda - Page 667 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
62 5. Management Pplan. The operator shall submit a management plan with the Uuse Ppermit application subject to review and approval by the Ccity. The management plan must address management and operation of the facility, safety and security of residents, and building maintenance and staffing, including whether an on-site manager will be present. [Source: 18.20.075.D.5, modified] E. No overconcentration. If a care facility (or any part of it) is classified as one of the following, it shall be no closer to a similar facility than the distance shown: [Source: 18.20.075.E]

1. Care facility, large licensed (See Care facility, large, licensed; Health facility, at PHMC § 18.15.020): [Source: 18.20.075.E]
a. Intermediate care facility for the developmentally disabled – nursing. (Health and Saf. Code §§ 1267.8, 1267.9): 300 feet [Source: 18.20.075.E] b. Congregate living health facility. (Health and Saf. Code §§ 1267.8, 1267.9):
1,000 feet [Source: 18.20.075.E]

2. Residential care facility, but not applicable to a foster family home, residential care facility for the elderly, or transitional care facility: 300 feet [Source: 18.20.075.E]

18.15.16018.15.170Single Room Occupancy (SRO)
A. Single-room occupancy.General. Single-room occupancy (“SRO”) units are subject to the standards listed below. The purpose of this subsection Section is to provide opportunities for the development of single-room occupancy (SRO) units, as defined in Section 18.210.060 (Residential Land Use Classifications) or Part 6, of that encourage the development of permanent, affordable housing for small households and for people with special needs in proximity to transit and services, and to establish standards for these small units. [Source:

18.20.085.A, modified]
A.B. Standards. SRO units are subject to the following standards:

1. Location. An SRO facility may be proposed and approved in the multifamily, retail business and professional and administrative office zoning districtsSRO units are allowed with a Use Permit in multi-family residential zoning districts and the MX-VDH zoning district. [Source: 18.20.085.A.1, modified]

2. Project Rreview and Aapproval. A proposed SRO requires design review approval in compliance with PHMC Chapter 18.11518.120 (Architectural Review Permits) and a Uuse Ppermit pursuant to in compliance with PHMC Chapter 18.9518.155 (Use Permit). [Source: 18.20.085.A.2, modified]

3. Development Sstandards. [Source: 18.20.085.A.3, modified] a. Single-Rroom Ooccupancy Ffacilities. The following standards apply to buildings in which multiple SRO units are provided [Source: 18.20.085.A.3.a, modified]
i. Density. The maximum potential number of single-room occupancy units allowable allowed within an SRO facility building shall be determined based on compliance with applicable zoning ordinance Item 10.3
City Council Meeting Agenda - Page 668 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
63 development standards of the underlying zoning district (e.g., height, floor area ratio, setbacks, lot coverage, parking, open space, etc.). [Source: 18.20.085.A.3.a.i, modified]
ii. Common Aarea. Four square feet of common area per living unit shall be provided, with at least 200 square feet in area of interior common space, excluding janitorial storage, laundry facilities, and common hallways. [Source: 18.20.085.A.3.a.ii, modified]
iii. Laundry Ffacilities. Laundry facilities must be provided in a separate room at the ratio of one washer and one dryer for every 20 units or fractional number thereof, with at least one washer and dryer per floor. [Source: 18.20.085.A.3.a.iii, modified]
iv. Cleaning Ssupply Rroom. A cleaning supply room or utility closet with that includes a wash tub with hot and cold running water shall be provided on each floor of the SRO facility. [Source: 18.20.085.A.3.a.iv, modified]
b. Single-Rroom Ooccupancy Uunits. The following standards apply to individual SRO units. [Source: 18.20.085.A.3.b, modified]
i. Unit Ssize. An SRO unit shall have a minimum size of 150 square feet and a maximum size of 400 square feet. The average SRO unit size within an SRO facility shall not exceed 275 square feet. [Source:

18.20.085.A.3.b.i]
ii. Occupancy. An SRO unit shall accommodate a maximum of two persons. [Source: 18.20.085.A.3.b.ii]
iii. Bathroom Facilities. An SRO unit may, but is not required to, but may, contain partial or full bathroom facilities. A partial bathroom facility shall have include at least a toilet and sink.; Aa full facility shall have include a toilet, sink, and bathtub, shower, or bathtub/shower combination. If a full bathroom facility is not provided in-unit, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bathroom per floor. [Source: 18.20.085.A.3.b.iii, modified] iv. Kitchen. An SRO unit may, but is not required to, but may, contain partial or full kitchen facilities. A full kitchen includes a sink, a refrigerator, and a stove, range top, or oven. A partial kitchen is missing at least one of these appliances. If a full kitchen is not provided in-unit, common kitchen facilities shall be provided with at least one full kitchen per floor. [Source: 18.20.085.A.3.b.iv, modified] v. Closet. Each SRO unit shall have a separate closet. [Source:

18.20.085.A.3.b.v]
Item 10.3
City Council Meeting Agenda - Page 669 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
64 vi. Interior Aaccess. Individual SRO units shall not have separate external entryways. [Source: 18.20.085.A.3.b.vi, modified] vii. Code Ccompliance. SRO units shall comply with all requirements of the California Building Code and all other applicable codes. [Source:

18.20.085.A.3.b.vii, modified]

4. Accessibility. All SRO units shall comply with all applicable accessibility and adaptability (ADA) requirements. All common areas shall be fully accessible. [Source:

18.20.085.A.4, modified]

5. Management. [Source: 18.20.085.A.5]
a. Facility Mmanagement. An SRO facility with seven or more residents shall provide on-site management and an on-site management office. [Source:

18.20.085.A.5.a, modified]
b. Management Pplan. A management plan shall be submitted with the development application for an SRO facility and shall be subject to review and approval by the Ccity. The management plan must address management and operation of the facility, rental procedures, safety and security of residents, and building maintenance and staffing, including whether an on-site manager will be present. [Source: 18.20.085.A.5.b, modified]

6. Parking. Off-street parking and secure bicycle parking shall be provided as required by PHMC Chapter 18.55, Parking18.80 (Off-Street Parking and Loading). [Source:

18.20.085.A.6, modified]

7. Tenancy. Tenancy of SRO units shall be for at leasta minimum of 30 consecutive or more days. [Source: 18.20.085.A.7, modified]

8. Existing Sstructures. An existing structure may be converted to an SRO facility, consistent with the provisions of this subsectionSection. [Source: 18.20.085.A.8, modified]

18.15.170 Swimming Pool and Hot Tub
A. Swimming pools and hot tubs shall be fenced as required by the California Building Code. [Source: 18.20.110.A]
B. In-ground swimming pools and hot tubs shall be set back a minimum of three feet from the exterior edge of the pool or hot tub to property lines and structures. [Source: 18.20.110.B] C. Above-ground swimming pools and hot tubs are subject to the setback requirements specified in PHMC § 18.20.050, Accessory structures. (Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(g)) [Source: 18.20.110.C]

18.15.180 Two-Unit ProjectProjects
A. Purpose. The purpose of this Ssection is to allow and appropriately regulateestablish standards for the development of two-unit residential projects within single-family residential zoning districts in accordance with Government Code Ssection 65852.21. [Source: 18.20.105.A, modified]
Item 10.3
City Council Meeting Agenda - Page 670 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
65 A.B. Applicability. The requirements of this Section shall apply to the development and use of twounit residential dwelling developments in single-family residential zoning districts. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), singlefamily residential zoning districts include R-20, R-15, R-10, R-10A, R-7, R-6, and single-family residential PUDs. Two-unit projects in accordance with this Section are prohibited in all other zoning districts. [Source: NEW]
C. Definitions.

1. Two-Unit Project. A “two-unit project” means the a proposed housing development of two primary dwelling units containing no more than two primary residential units on a legally subdivided lot in a single-family residential zoning district or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this Ssection. [Source: 18.20.105.B, modified]

1.2. Individual Property Owner. A natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, limited partnership, limited liability company, C corporation, S corporation, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source:

18.20.105.C.1, modified]

2.3. Urban Lot Split. An “urban lot split” means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of Section 18.15.190 (Urban Lot Splits)this section and as defined by Government Code Section 66411.7. [Source: 18.20.097.B, modified]

3. B.D. Application and Processing Procedures. [Source: 18.20.105.A.C, modified]

1. Eligibility. Only individual property owners may apply for a two-unit project. “Individual property owner” means a natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source: 18.20.105.C.1, modified]

2. Application. An The applicant shall submit an application for a two-unit project must be submitted on the city’s approved formusing the approved form provided by the City.

Only a complete application will be considered. The City shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source:

18.20.105.C.2, modified]

3. Certificate of Compliance. The applicant must obtain a certificate of compliance with the Subdivision Map Act for the lot and provide the certificate with the application. [Source: 18.20.105.C.3, modified]
Item 10.3
City Council Meeting Agenda - Page 671 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
66 4. Only a complete application will be considered. The city will inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source:

18.20.105.C.4]

5.4. Fees. The Ccity may establish a fee to recover its costs for adopting, implementing, and enforcing this Ssection of the code, in accordance with applicable law. The Ccity Ccouncil may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.105.C.5, modified]
C.E. ApprovalDecision. [Source: 18.20.105.D, modified]

1. An application for a two-unit project is shall be approved or denied ministerially, by the Bbuilding Oofficial, without discretionary review if all the requirements established in Subsection F are met. [Source: 18.20.105.D.1, modified]

2. The ministerial approval of a two-unit project does not take effect until the Ccity has confirmed that the required documents have been recorded, such as the deed restriction and easements. [Source: 18.20.105.D.2, modified]

3. The approval must require the owner and applicant to hold the Ccity harmless from all claims and damages related to the approval and its subject matter. [Source:

18.20.105.D.3, modified]

4. The approval must require the owner and applicant to reimburse the Ccity for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this codeTitle. [Source: 18.20.105.D.4, modified] D.F. Qualifying Requirements. A proposed two-unit project under this Section must satisfy each of the following requirements to qualify for ministerial review, in compliance with this Section and California Government Code Sections 65852.21: [Source: 18.20.105.E, modified]

1. Map Act Ccompliance. The lot must have been legally subdivided. [Source:

18.20.105.E.1, modified]

2. The lot is located in a single-family residential zone as established in Subsection B.

For purposes of this section, a single-family residential zone is a zone where the only residential use that is allowed as a primary use is a single residential dwelling on a lot (R-20, R-15, R-10, R-10A, R-7, R-6, and appropriate PUDs). [Source: 18.20.105.E.2, modified]

3. Lot location.The proposed lot does not include any of the following: [Source:

18.20.105.E.3, modified]
a. a. The lot is not located on a site that is any of the following: [Source:

18.20.105.E.3.a]
b.a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:

18.20.105.E.3.a.i]
c.b. A wetland. [Source: 18.20.105.E.3.a.ii]
Item 10.3
City Council Meeting Agenda - Page 672 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
67 d.c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
e.d. A hazardous waste site that has not been cleared for residential use. [Source:

18.20.105.E.3.a.iv]
f.e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:

18.20.105.E.3.a.v]
g.f. Within a 100-year flood hazard area, unless the site has either: [Source:

18.20.105.E.3.a.vi]
i. Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or [Source: 18.20.105.E.3.a.vi.(A)]
ii. Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. [Source: 18.20.105.E.3.a.vi.(B)] h.g. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.105.E.3.a.vii]
i.h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.105.E.3.a.viii]
j.i. Habitat for protected species. [Source: 18.20.105.E.3.a.ix] k.j. Land under conservation easement. [Source: 18.20.105.E.3.a.x] l.k. The purposeAny other site location of subsection E.3.a of this section is merely to summarize the requirements of identified in Paragraph (a)(6) of Government Code Ssections 65913.4(a)(6)(B) through (K). (See Gov’t. Code § 66411.7(a)(3)(C).) [Source: 18.20.105.E.3.b, modified]

4. 4. Not historic. The lot is not located within a historic district or on property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or a must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a by the Ccity or County county landmark or as a historic property or district. [Source: 18.20.105.E.4, modified]

5. No impact on protected housing. The two-unit projectproposed development does must not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified]
a. Housing that is income-restricted for households of moderate-, low-, or very low- income. [Source: 18.20.105.E.5.a, modified]
Item 10.3
City Council Meeting Agenda - Page 673 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
68 b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Gov’t.Government Code §§ Sections 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified] d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The Ccity may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the Ccity may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]

6. The following additional requirements shall apply to urban lot split applications. d.a. Compliance with the city’s subdivision regulations. The urban lot split must conform to comply with all applicable objective requirements of the Ccity’s subdivision regulations (PHMC Title 17, Subdivisions) except that no dedication of rights-of-way or construction of off-site improvements are required for an urban lot split. [Source: 18.20.097.E.2, modified] e.b. No prior urban lot split. [Source: 18.20.097.E.6]
i. The lot to be splitproposed to be subdivided shall not have been was not established through a prior urban lot split. [Source:

18.20.097.E.6.a, modified]
ii. The lot to be splitlot proposed to be subdivided is not adjacent to any lot that was established through a prior urban lot split by the same owner of the proposed lot of the lot to be split or by any person acting in concert with the owner. For the purposes of this Section anyAny person acting “in concert” with the owner here includes any third party that coordinates or assists the owners of two adjacent lots with their respective urban lot splits. [Source: 18.20.097.E.6.b, modified] E.G. Regulation of Uses. [Source: 18.20.105.E.9, modified]

1. Residential Only. Nonresidential uses are prohibited on any lot created through an urban lot split or containing a two-unit residential development. [Source:

18.20.105.E.9.a, modified]

2. No Short-Term Rentals. No dwelling unit on a lot created through an urban lot split or containing a two-unit development may be rented for a period of less than 30 days. [Source: 18.20.105.E.9.b, modified]
Item 10.3
City Council Meeting Agenda - Page 674 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
69 3. Owner Occupancy. The individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile. [Source: 18.20.105.E.9.c, modified]
F.H. Dwelling Unit Standards. All two-unit residential developments shall comply with the following objective design and development standards, in addition to those imposed by the underlying zoning district. [Source: 18.20.105.E.6, modified]

1. General Requirements.
a. Unless otherwise stated in this Subsection, all two-unit residential dwellings shall comply with the objective design and development standards of the underlying zoning district. [Source: NEW]
a.b. The objective development standards in this Subsection may only be enforced to the extent that they do not prevent the construction of two primary dwelling units measuring 800 square-feet each. [Source: 18.20.105.E.6.b.iii, modified] b.c. The dDwelling units developed on a lot resulting from an urban lot split must conform to the objective development standards that are imposed through the corresponding zone based on the resulting gross lot area (Schedule

18.20.030, Minimum Lot Area) and as outlined in subsections E.11.c through f of this section. [Source: 18.20.097.E.11.b.i]
c.d. If a resulting urban lot split size is in between the minimum lot size of two corresponding zones, the default zoning will be the smaller of the two singlefamily residential zoning districts. [Source: 18.20.097.E.11.b.ii]

2. Number of Dwelling Units Allowed. The number of dwelling units allowed on a qualifying lot shall comply with the following: [Source: 18.20.105.E.5.6.a, modified] a. Urban Lot Split. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this subsection, “dwelling unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this Section of this code, an accessory dwelling unit (ADU), or a junior accessory dwelling unit (JADU). [Source: 18.20.105.E.6.a.i, modified]
b. Two-Unit Residential Development. On lots not created through an urban lot split, two dwelling units are allowed in compliance with the requirements in this Section, plus any ADU or JADU in compliance with Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU). See Figure 18.15-22. [Source:

18.20.105.E.6.a.ii, modified]
Item 10.3
City Council Meeting Agenda - Page 675 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
70 Figure 18.15-2: Number of Units Allowed on Qualifying Lots2 Item 10.3
City Council Meeting Agenda - Page 676 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
71 2.3. Dwelling Uunit Ssize. [Source: 18.20.105.E.6.b, modified] i. The dwelling units must conform to the objective development standards that are imposed through the existing zone and as outlined in subsections E.6.c through E.6.g of this section. [Source:

18.20.105.E.6.b.i]
b.a. Any lot with an gross floor area less than 6,313000 square feet shall be subject to the standards of the R-6 zoning district. [Source: 18.20.105.E.6.b.ii, modified]
c.b. The minimum size of each primary dwelling unit is shall be 500 square feet.

The objective development standards may only be enforced to the extent that they do not prevent two 800-square-foot primary dwelling units on a lot. [Source: 18.20.105.E.6.b.iii, modified]
c. Any required enclosed parking space is shall not be calculated as part of the dwelling unit size. [Source: 18.20.105.E.6.b.iv]
d.
i.

3.4. Height Rrestrictions. [Source: 18.20.105.E.6.c]
a. Except as otherwise provided in this Subsection subsection E.6.c.ii of this section, no primary dwelling unit that is developed on the lot may exceed one story or 16 feet in height. [Source: 18.20.105.E.6.c.i, modified] b. If a primary dwelling unit on the lot complies with the setback standards set forth established in PHMC § Section 18.15.030 (Development Standards for Residential Districts)18.20.030, then the height of a primary dwelling may exceed 16 feet, up to the objective height limit that is imposed through the corresponding zone zoning district(Schedule 18.20.030, Maximum Building Height (feet)). Notwithstanding the foregoing, no primary dwelling unit may exceed two stories. [Source: 18.20.105.E.6.c.ii, modified] c. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure. [Source: 18.20.105.E.6.c.iii] d. Any portion of a new primary dwelling unit that exceeds one story under subsection E.6.c.ii of this sectionthis Subsection must be stepped back by an additional five feet from the ground floor. [Source: 18.20.105.E.6.c.iv, modified] e. No balcony, deck, or other portion of the second story may project into the stepped back area of the dwelling. [Source: 18.20.105.E.6.c.v] f. No rooftop deck is permitted on any new or remodeled dwelling unit or structure for a two-unit project or resulting from an urban lot split. [Source:

18.20.105.E.6.c.vi, modified]
Item 10.3
City Council Meeting Agenda - Page 677 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
72 4.5. Demolition Ccap. The A two-unit project may not involve the demolition of more than 25 percent% of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years. [Source: 18.20.105.E.6.d, modified]

5.6. Lot Ccoverage. Lot coverage must conform tocomply with the objective lot coverage requirements that are imposed throughof the underlying zonezoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts) (Schedule

18.20.030, Maximum Lot Coverage). This lot coverage standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source: 18.20.105.E.6.e, modified]

6.7. Floor Aarea Rratio. Floor area ratio (FAR) must conform tocomply with the objective FAR requirements that are imposed throughof the underlying zone zoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts).(Schedule 18.20.030, Maximum Floor Area Ratio). This floor area ratio standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source: 18.20.105.E.6.f, modified]

7. Setbacks.

8. Generally. All setbacks must conform to thosecomply with the objective setbacks that are imposed through of the underlying zone zoning district (see Section 18.15.030, Development Standards for Residential Zoning Districts), except as provided below:(Schedule 18.20.030, Minimum Yards). [Source: 18.20.105.E.6.g.i, modified] a. Exceptions. Notwithstanding subsection E.6.g.i of this section: [Source:

18.20.105.E.6.g.ii]
b.a. Existing Sstructures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure. [Source:

18.20.105.E.6.g.ii.(A), modified]
c.b. Structures Measuring Eight hundred square feet800 Square Feet. ; four-foot side and rear. The setbacks imposed by the underlying zone zoning district must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line. [Source: 18.20.105.E.6.g.ii.(B), modified]

9. Parking. Each new primary dwelling unit must have at least one off-street, covered and enclosed parking space per primary dwelling unit unless one of the following applies:
[Source: 18.20.105.E.6.h, modified]
a. The lot is located within one-half mile walking distance of either: [Source:

18.20.105.E.6.h.i]
Item 10.3
City Council Meeting Agenda - Page 678 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
73 i. A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or [Source:

18.20.105.E.6.h.i.(A)]
ii. A site that contains: [Source: 18.20.105.E.6.h.i.(B)] (1) An existing rail or bus rapid transit station; [Source:

18.20.105.E.6.h.i.(B)(1)]
(2) A ferry terminal served by either a bus or rail transit service; or [Source: 18.20.105.E.6.h.i.(B)(2)]
(3) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. [Source:

18.20.105.E.6.h.i.(B)(3)]
b. The site is located within one block of a car-share vehicle location. [Source:

18.20.105.E.6.h.ii]
c. If construction of both a primary dwelling unit measuring 800 square feet or less in floor area and the required enclosed parking space would cause development on the lot to exceed the objective lot coverage requirement of the underlying zonezoning district, then the unit’s off-street parking space must be unenclosed. [Source: 18.20.105.E.6.h.iii, modified]

10. Design standards for two-unit projects, attached or detached dwelling unitsDesign Standards. Each All new primary dwelling units that is developed on a lot must conform to comply with the objective design standards outlined in the city of Pleasant Hill’s “City Wide Design Guidelines and Objective Design Standards” (PHMC § 18.20.040.K). The objective design standards are only enforced to the extent they do not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source:

18.20.105.E.6.i, modified]

11. Nonconforming conditions. A two-unit project may only be approved if all nonconforming zoning conditions are corrected. [Source: 18.20.105.E.6.j]

12.11. Utilities. [Source: 18.20.105.E.6.k]
a. Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider. [Source: 18.20.105.E.6.k.i] b. Each primary dwelling unit on the lot that is or that is proposed to be connected to an on-site wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.105.E.6.k.ii]

13.12. Building and Ssafety. All structures built on the lot must comply with all current local building standards. A project under this Ssection is a change of use and subjects the whole of the lot, and all structures, to the Ccity’s current code. [Source: 18.20.105.E.6.l, modified]
Item 10.3
City Council Meeting Agenda - Page 679 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
74 14.13. Fire Ssafety. All structures built on the lot must comply with all current fire safety measures required by the Contra Costa County Fire Protection District. [Source:

18.20.105.E.6.m, modified]

15.14. Stormwater and Sstormwater Rrunoff. The development must comply with the following standards: [Source: 18.20.105.E.8, modified]
a. Compliance with California’s Stormwater C.3 requirements. [Source:

18.20.105.E.8.a]
b. The development shall not contribute any net addition to stormwater runoff. A stormwater plan is required to demonstrate compliance and shall include the following: [Source: 18.20.105.E.8.b]
i. Stormwater Ccalculations. [Source: 18.20.105.E.8.b.i, modified] (1) Establish Calculate the total disturbed area (TDA) as follows:
[Source: 18.20.105.E.8.b.i.(A)]
𝑇𝐷𝐴 = 𝑁𝑒𝑤 𝐼𝑚𝑝𝑒𝑟𝑣𝑖𝑜𝑢𝑠 𝐴𝑟𝑒𝑎 (𝑠𝑓) + 𝑅𝑒𝑝𝑙𝑎𝑐𝑒𝑑 𝐼𝑚𝑝𝑒𝑟𝑣𝑖𝑜𝑢𝑠 𝐴𝑟𝑒𝑎 (𝑠𝑓) TDA = New Impervious area [sf] + Replaced Impervious area [sf] [Source: 18.20.105.E.8.b.i.(A)]
(2) Calculate storage requirement as follows: [Source:

18.20.105.E.8.b.i.(B)]
𝑆𝑡𝑜𝑟𝑎𝑔𝑒 𝑅𝑒𝑞𝑢𝑖𝑟𝑒𝑚𝑒𝑛𝑡 = 0.28 (𝑔𝑎𝑙 / 𝑠𝑓) * TDA
Storage Requirement = 0.28 [gal/sf] * TDA [Source:

18.20.105.E.8.b.i.(B)]
ii. SelectIdentify means of storage from the following (a combination of different types is acceptable). Storage retention devices must meet total increased storage requirement: [Source: 18.20.105.E.8.b.ii, modified]
(1) Rain barrels. [Source: 18.20.105.E.8.b.ii.(A)]
(2) Detention ditches. [Source: 18.20.105.E.8.b.ii.(B)] (3) Underground storage tanks. [Source: 18.20.105.E.8.b.ii.(C)]

16. Regulation of uses. [Source: 18.20.105.E.9]
a. Residential only. No nonresidential use is permitted on the lot. [Source:

18.20.105.E.9.a]
b. No short term rentals (STRs). No dwelling unit on the lot may be rented for a period of less than 30 days. [Source: 18.20.105.E.9.b]
c. Owner occupancy. Unless the lot was formed by an urban lot split, the individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile. [Source: 18.20.105.E.9.c]
Item 10.3
City Council Meeting Agenda - Page 680 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
75 17.15. Specific Aadverse Iimpacts. [Source: 18.20.105.F] a. Notwithstanding anything else in this Ssection, the Ccity may deny an application for a two-unit project or an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific, adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. [Source:

18.20.105.F.1, modified]
b. “Specific adverse impact” has the same meaning as in Government Code Ssection 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code section 214(g). [Source:

18.20.105.F.2, modified]
c. The Bbuilding Oofficial may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact. [Source:

18.20.105.F.3, modified]
G.I. Separate Cconveyance. [Source: 18.20.105.E.7]

1. Primary dwelling units on the lot may not be owned or conveyed separately from each other. [Source: 18.20.105.E.7.a]

2. Condominium airspace divisions and common interest developments are not permitted within the lot. [Source: 18.20.105.E.7.b]

3. All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners. [Source: 18.20.105.E.7.c]

3.4. Between Lots Resulting from an Urban Lot Split. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. [Source: 18.20.097.E.12.b, modified] H.J. 10. Deed Rrestriction. The owner must record a deed restriction for a two-unit project on a form approved by the city, that does each of the following: [Source: 18.20.105.E.10]

1. Expressly prohibits any rental of any dwelling unit on the property for a period of less than 30 days. [Source: 18.20.105.E.10.a]

2. Expressly prohibits any nonresidential use of the lot. [Source: 18.20.105.E.10.b] Item 10.3
City Council Meeting Agenda - Page 681 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
76 3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.105.E.10.c]

4. Development on the lot is limited to development of residential units under this Section, except as required by State law. [Source: 18.20.105.E.10.e.ii, modified]

3. 5. If the lot is not created by an urban lot split,, must expressly state:
a. That requires the individual property owner(s) are required to live in one of the dwelling units on the lot as the owners’ primary residence and legal domicile. [Source: 18.20.105.E.10.d]

4. States that: [Source: 18.20.105.E.10.e]
a.b. The site is a two-unit project and is therefore subject to the Ccity’s two-unit regulations, including all applicable limits on dwelling size and development. [Source: 18.20.105.E.10.e.i]
b. Development on the lot is limited to development of residential units under this section of this code, except as required by state law. [Source:

18.20.105.E.10.e.ii]
I.K. Remedies. If a two-unit project violates any part of this code or any other legal requirement:
[Source: 18.20.105.G]

1. The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract. [Source: 18.20.105.G.1]

2. The Ccity may: [Source: 18.20.105.G.2, modiifed]
a. Bring an action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.105.G.2.a]
b. Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.105.G.2.b] c. Pursue criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.105.G.2.c]
d. Record a notice of violation. [Source: 18.20.105.G.2.d] e. Withhold any or all future permits and approvals. [Source: 18.20.105.G.2.e] f. Pursue all other administrative, legal, or equitable remedies that are allowed by law or the city’s codeMunicipal Code.(Ord. 957 § 3, 2022; Ord. 951 § 3, 2021) [Source: 18.20.105.G.2.f, modified]

18.15.190 Urban Lot Splits
A. Purpose. The purpose of this Section is to allow and appropriately establish standards for the development of two-unit residential projects within single-family residential zoning districts in Item 10.3
City Council Meeting Agenda - Page 682 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
77 accordance with The purpose of this section is to allow and appropriately regulate urban lot splits in accordance with Government Code Ssection 66411.7. [Source: 18.20.097.A] B. Applicability. The requirements of this Section shall apply to urban lot splits in single-family residential zoning districts and the development and use of residential dwelling developments on the resulting lots. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), single-family residential zoning districts include R-20, R-15, R-10, R-10A, R7, R-6, and single-family residential PUDs. Urban lot splits, in accordance with this Section, are prohibited in all other zoning districts. [Source: NEW, modified] C. Definitions.

1. Urban Lot Split. An “urban lot split” means is the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of this Ssection and as defined by Government Code Section 66411.7. [Source: 18.20.097.B, modified]

2. Individual Property Owner. A natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, limited partnership, limited liability company, C corporation, S corporation, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source:

18.20.105.C.1, modified]
B.D. Application and Processing Procedures. [Source: 18.20.097.C, modified]

1. Application Requirements.
a. Eligibility. Only individual property owners may apply for an urban lot split. “Individual property owner” means a natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source: 18.20.097.C.1, modified]
b. Application Form. An application for an urban lot split must be submitted on the Ccity’s approved form. Only a complete application will be considered. The Ccity will shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source: 18.20.097.C.2, modified] c. Fee. The Ccity may establish a fee to recover its costs for adopting, implementing, and enforcing this Ssection of the code, in accordance with applicable State law. The Ccity Ccouncil may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.097.C.3]

2. ApprovalDecision and Approval. [Source: 18.20.097.D, modified] Item 10.3
City Council Meeting Agenda - Page 683 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
78 a. Parcel Map. An application for a parcel map for an urban lot split is approved or denied ministerially, by the Bbuilding Oofficial, without discretionary review. [Source: 18.20.097.D.1, modified]
b. Tentative Parcel Map. A tentative parcel map for an urban lot split is shall be approved ministerially if it complies with all the requirements of this Ssection.

The tentative parcel map may not be recorded. A final parcel map is may be approved in accordance with Subparagraph 2.b ministerially as well, but not until only once the owner demonstrates that the required documents have been recorded, such as the deed restriction and easements. The A tentative parcel map expires six months after approvalin accordance with the Subdivision Map Act. [Source: 18.20.097.D.2, modified]
c. The approval must require the owner and applicant to hold the Ccity harmless from all claims and damages related to the approval and its subject matter. [Source: 18.20.097.D.3, modified]
d. The approval must require the owner and applicant to reimburse the Ccity for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this codeSection. [Source: 18.20.097.D.4, modified]
E. Qualifying Requirements. To qualify for ministerial review, a proposed urban lot split under this Section must satisfy all qualifying requirements listed below well as the following additional Map Act compliance requirements: An urban lot split must satisfy each of the following requirements: [Source: 18.20.097.E, modified]

1. Map Act Compliance. The lot must have been legally subdivided. [Source:

18.20.105.E.1]

2. The lot is located in a single-family residential zone. [Source: 18.20.105.E.2

3. The proposed lot does not include any of the following: [Source: 18.20.105.E.3, modified]
a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:

18.20.105.E.3.a.i]
b. A wetland. [Source: 18.20.105.E.3.a.ii]
c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
d. A hazardous waste site that has not been cleared for residential use. [Source:

18.20.105.E.3.a.iv]
e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:

18.20.105.E.3.a.v]
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79 f. Within a 100-year flood hazard area, unless the site has either: [Source:

18.20.105.E.3.a.vi]
i. Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or [Source: 18.20.105.E.3.a.vi.(A)]
ii. Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. [Source: 18.20.105.E.3.a.vi.(B)] g. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.105.E.3.a.vii]
h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.105.E.3.a.viii]
i. Habitat for protected species. [Source: 18.20.105.E.3.a.ix] j. Land under conservation easement. [Source: 18.20.105.E.3.a.x] k. Any other site location identified in Paragraph (a)(6) of Government Code Section 65913.4. [Source: 18.20.105.E.3.b, modified]

4. The lot is not located within a historic district or on property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or a site that is designated by the City or County landmark or as a historic property or district. [Source: 18.20.105.E.4, modified]

5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified] Item 10.3
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80 3.6. The urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Gov’tGovernment. Code Section§ 66410 et seq., “SMA”), including implementing requirements in this code, except as otherwise expressly provided in this Ssection. [Source: 18.20.097.E.1.a, modified]

4.7. If an urban lot split violates any part of the SMA, the Ccity’s subdivision regulations, including this section, or any other legal requirement: [Source: 18.20.097.E.1.b, modified]
a. The buyer or grantee of a lot that is created by the urban lot split has all the remedies available under the SMA, including but not limited to an action for damages or to void the deed, sale, or contract. [Source: 18.20.097.E.1.b.i] b. The Ccity has all the remedies available to it under the SMA, including but not limited to the following: [Source: 18.20.097.E.1.b.ii, modified] i. An action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.097.E.1.b.ii.(A)]
ii. An action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.097.E.1.b.ii.(B)] iii. Criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.097.E.1.b.ii.(C)]
iv. Record a notice of violation. [Source: 18.20.097.E.1.b.ii.(D)] v. Withhold any or all future permits and approvals. [Source:

18.20.097.E.1.b.ii.(E)]
c. Notwithstanding Government Code section 66411.1 (SMA), no dedication of rights-of-way or construction of off-site improvements is required for an urban lot split. [Source: 18.20.097.E.1.c]

5.8. Compliance with the Ccity’s subdivision regulations. The urban lot split must conform to all applicable objective requirements of the Ccity’s subdivision regulations (PHMC Title 17, Subdivisions) except that no dedication of rights-of-way or construction of offsite improvements are required for an urban lot split. [Source: 18.20.097.E.2]

6.9. Zone. The lot to be split is designated as a standard single-family residential zone district. For purposes of this section, a single-family residential zone is a zone where the only residential use that is allowed as a primary use is a single residential dwelling on a lota single-family residence is allowed by-right. (R-20, R-15, R-10, R-10A, R-7, R6, and appropriate PUDs). [Source: 18.20.097.E.3]

7.10. Lot location. [Source: 18.20.097.E.4]
a. The lot to be split is not located on a site that is any of the following: [Source:

18.20.097.E.4.a]
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81 i. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source: 18.20.097.E.4.a.i]
ii. A wetland. [Source: 18.20.097.E.4.a.ii]
iii. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing fire and building standards. [Source: 18.20.097.E.4.a.iii]
iv. A hazardous waste site that has not been cleared for residential use. [Source: 18.20.097.E.4.a.iv]
v. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source: 18.20.097.E.4.a.v]
vi. Within a 100-year flood hazard area, unless the site has either:
[Source: 18.20.097.E.4.a.vi]
(1) Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the
local jurisdiction; or [Source: 18.20.097.E.4.a.vi.(A)] (2) Meets Federal Emergency Management Agency
requirements necessary to meet minimum floodplain
management criteria of the National Flood Insurance
Program. [Source: 18.20.097.E.4.a.vi.(B)]
vii. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.097.E.4.a.vii] viii. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.097.E.4.a.viii] ix. Habitat for protected species. [Source: 18.20.097.E.4.a.ix] x. Land under conservation easement. [Source: 18.20.097.E.4.a.x] b. The purpose of subsection E.4.a of this section is merely to summarize the requirements of Government Code sections 65913.4(a)(6)(B) through (K). (See Gov’t. Code § 66411.7(a)(3)(C).) [Source: 18.20.097.E.4.b]

8. Not historic. The lot to be split must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a city or county landmark or as a historic property or district. [Source: 18.20.097.E.5]

9. No prior urban lot split. [Source: 18.20.097.E.6]
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82 a. The lot to be split was not established through a prior urban lot split. [Source:

18.20.097.E.6.a]
b. The lot to be split is not adjacent to any lot that was established through a prior urban lot split by the owner of the lot to be split or by any person acting in concert with the owner. Any person acting “in concert” with the owner here includes any third party that coordinates or assists the owners of two adjacent lots with their respective urban lot splits. [Source: 18.20.097.E.6.b]

10. No impact on protected housing. The urban lot split must not require or include the demolition or alteration of any of the following types of housing: [Source:

18.20.097.E.7]
a. Housing that is income-restricted for households of moderate, low, or very low income. [Source: 18.20.097.E.7.a]
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its policy power. [Source: 18.20.097.E.7.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Gov’t. Code §§ 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.097.E.7.c]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which an urban lot split is sought must provide a sworn statement as to this fact with the application for the parcel map. The city may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the city may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.097.E.7.d]
C.F. Regulation of Uuses. [Source: 18.20.097.E.14, modified]

1. Residential Oonly. No nonresidential use is permitted on any lot created by urban lot split. [Source: 18.20.097.E.14.a, modified]

2. No Sshort- Tterm Rrentals (STRs). No dwelling unit on a lot that is created by an urban lot split may be rented for a period of less than 30 days. [Source: 18.20.097.E.14.b, modified]

3. Owner Occupancy. The applicant for an urban lot split must sign an affidavit stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant’s principal residence for a minimum of three years after the urban lot split is approved. [Source: 18.20.097.E.14.c, modified] D.G. Lot Ssize. [Source: 18.20.097.E.8, modified]

1. The lot to be split must be at least 2,400 square feet. [Source: 18.20.097.E.8.a]

2. The resulting newly created lots resulting from the urban lot split must each be at least 1,200 square feet. [Source: 18.20.097.E.8.b, modified]
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83 3. Each of the resulting lots must be between 60 percent% and 40 percent% of the total square footage of the original lot area. [Source: 18.20.097.E.8.c, modified] E.H. Easements. [Source: 18.20.097.E.9]

1. The owner, if required, must enter into an easement agreement with each publicservice provider to establish easements that are sufficient for the provision of public services and facilities to each of the resulting lots. [Source: 18.20.097.E.9.a]

2. Each easement must be shown on the tentative parcel map. [Source: 18.20.097.E.9.b]

3. Copies of the unrecorded easement agreements must be submitted with the application. The easement agreements must be recorded against the property before the final map may be approved, in accordance with subsection D.2 of this section. [Source: 18.20.097.E.9.c]

4. If an easement is recorded and the project is not completed, making the easement moot, the property owner may request, and the Ccity will provide, a notice of termination of the easement, which the owner may record. [Source: 18.20.097.E.9.d, modified]
F.I. Lot Aaccess. Each resulting newly created lot resulting from the urban lot split must have access, or be adjacent to the public right-of-way, that satisfies the objective provisions of the Subdivision Map Act and emergency access provisions of the Contra Costa County Fire Department Standards. [Source: 18.20.097.E.10, modified] G.J. Dwelling Uunit Sstandards. A dwelling unit developed on a lot resulting from an urban lot split shall comply with the design and development standards established in Subsection H of Section 18.15.180 (Two-Unit Projects) based on the resulting gross lot area for each lot. [Source: 18.20.097.E.11, modified]
a. Quantity. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this subsection, “dwelling unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a dwelling unit created under PHMC § 18.20.105, an accessory dwelling unit (ADU), or a junior accessory dwelling unit (JADU). See below: [Source:

18.20.097.E.11.a]
b. Dwelling unit size. [Source: 18.20.097.E.11.b]
i. The dwelling units developed on a lot resulting from an urban lot split must conform to the objective development standards that are imposed through the corresponding zone based on the resulting gross lot area (Schedule 18.20.030, Minimum Lot Area) and as outlined in subsections E.11.c through f of this section. [Source:

18.20.097.E.11.b.i]
ii. If a resulting urban lot split size is in between the minimum lot size of two corresponding zones, the default zoning will be the smaller of the two single-family residential zoning districts. [Source:

18.20.097.E.11.b.ii]
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84 iii. Any lot resulting from an urban lot split with a resulting site area less than 6,000 square feet shall be subject to the standards of the R-6 zoning district. [Source: 18.20.097.E.11.b.iii]
iv. The minimum size of each primary dwelling unit is 500 square feet and the objective development standards may only be enforced to the extent that they do not prevent two 800-square-foot primary dwelling units on a lot. [Source: 18.20.097.E.11.b.iv]
v. Any required enclosed parking space is not calculated as part of the dwelling unit size. [Source: 18.20.097.E.11.b.v]
c. Height restrictions. [Source: 18.20.097.E.11.c]
i. Except as otherwise provided in subsection E.11.c.ii of this section, no primary dwelling unit that is developed on a resulting lot may exceed one story or 16 feet in height. [Source: 18.20.097.E.11.c.i] ii. If a primary dwelling unit on the lot complies with the setback standards set forth in PHMC § 18.20.030, then the height of a primary dwelling unit may exceed 16 feet, up to the objective height limit that is imposed through the underlying zone (Schedule 18.20.030, Maximum Building Height (feet)). Notwithstanding the foregoing, no primary dwelling unit may exceed two stories. [Source:

18.20.097.E.11.c.ii]
iii. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure. [Source:

18.20.097.E.11.c.iii]
iv. Any portion of a new primary dwelling unit that exceeds one story under subsection E.11.c.ii of this section must be stepped back by an additional five feet from the ground floor. [Source: 18.20.097.E.11.c.iv] v. No balcony, deck, or other portion of the second story may project into the stepped back portion of the primary dwelling unit. [Source:

18.20.097.E.11.c.v]
vi. No rooftop deck is permitted on any new or remodeled dwelling unit or structure on a lot resulting from an urban lot split. [Source:

18.20.097.E.11.c,vi]
d. Lot coverage. Lot coverage must conform to the objective lot coverage requirements that are imposed through the corresponding zone (Schedule

18.20.030, Maximum Lot Coverage). This lot coverage standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source: 18.20.097.E.11.d] e. Floor area ratio. Floor area ratio (FAR) must conform to the objective FAR requirements that are imposed through the corresponding zone. This FAR standard is only enforced to the extent that it does not prevent two primary Item 10.3
City Council Meeting Agenda - Page 690 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
85 dwelling units on the lot measuring 800 square feet each. [Source:

18.20.097.E.11.e]
f. Setbacks. [Source: 18.20.097.E.11.f]
i. Generally. All setbacks must conform to those objective setbacks that are imposed through the corresponding zone (Schedule 18.20.030, Minimum Yards). [Source: 18.20.097.E.11.f.i]
ii. Exceptions. Notwithstanding subsection E.11.f of this section:
[Source: 18.20.097.E.11.f.ii]
(1) Existing structures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure. [Source:

18.20.097.E.11.f.ii.(A)]
(2) Eight hundred square feet; four-foot side and rear. The setbacks imposed by the underlying zone must yield to the degree necessary to avoid physically precluding the
construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line. [Source: 18.20.097.E.11.f.ii.(B)] g. Parking. Each new primary dwelling unit that is built on a lot after an urban lot split must have at least one off-street, covered and enclosed parking space per primary dwelling unit unless one of the following applies: [Source:

18.20.097.E.11.g]
i. The lot is located within one-half mile walking distance of either:
[Source: 18.20.097.E.11.g.i]
(1) A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or [Source: 18.20.097.E.11.g.i.(A)]
(2) A site that contains: [Source: 18.20.097.E.11.g.i.(B)] (a) An existing rail or bus rapid transit station, [Source:

18.20.097.E.11.g.i.(B).(1)]
(b) A ferry terminal served by either a bus or rail transit service, or [Source: 18.20.097.E.11.g.i.(B).(2)]
(c) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less
during the morning and afternoon peak commute
periods. [Source: 18.20.097.E.11.g.i.(B).(3)]
Item 10.3
City Council Meeting Agenda - Page 691 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
86 ii. The site is located within one block of a car-share vehicle location. [Source: 18.20.097.E.11.g.ii]
iii. If the construction of both a primary dwelling unit measuring 800 square feet or less in floor area and the required enclosed parking space would cause development on the lot to exceed the objective lot coverage requirement of the underlying zone, then the unit’s off-street parking space must be unenclosed. [Source: 18.20.097.E.11.g.iii] h. Design standards. All new primary dwelling units that are developed on a lot resulting from an urban lot split must conform to the objective design standards outlined in the city of Pleasant Hill’s “City-Wide Design Guidelines and Objective Design Standards” (PHMC § 18.20.040.K). The objective design standards are only enforced to the extent that they do not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source:

18.20.097.E.11.h]
i. Nonconforming conditions. An urban lot split may be approved without requiring a legal nonconforming zoning condition to be corrected. [Source:

18.20.097.E.11.i]
j. Utilities. [Source: 18.20.097.E.11.j]
i. Each primary dwelling unit on the resulting lots must have its own direct utility connection to the utility service provider. [Source:

18.20.097.E.11.j.i]
ii. Each primary dwelling unit on the resulting lots that is or that is proposed to be connected to an on-site wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.097.E.11.j.ii]
k. Building and safety. All structures built on the lot must comply with all current local building standards. An urban lot split is a change of use. [Source:

18.20.097.E.11.k]
l. Fire safety. All structures built on the lot must comply with all current fire safety measures required by the Contra Costa County Fire Protection District. [Source: 18.20.097.E.11.l]
H.K. Separate Cconveyance. [Source: 18.20.097.E.12]

1. Within a resulting lot. [Source: 18.20.097.E.12.a]
a. Primary dwelling units on a lot that is created by an urban lot split may not be owned or conveyed separately from each other. [Source: 18.20.097.E.12.a.i] b. Condominium airspace divisions and common interest developments are not permitted on a lot that is created by an urban lot split. [Source:

18.20.097.E.12.a.ii]
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87 c. All fee interest in a lot and all dwellings on the lot must be held equally and undivided by all individual property owners. [Source: 18.20.097.E.12.a.iii]

2. Between Rresulting Llots. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. [Source: 18.20.097.E.12.b, modified]

3. Stormwater and stormwater runoff. The development must comply with the following standards: [Source: 18.20.097.E.13]
a. Compliance with California’s Stormwater C.3 requirements. [Source:

18.20.097.E.13.a]
b. The development shall not contribute any net addition to stormwater runoff. A stormwater plan is required to demonstrate compliance and shall include the following: [Source: 18.20.097.E.13.b]
i. Stormwater calculations. [Source: 18.20.097.E.13.b.i] (1) Establish the total disturbed area (TDA): TDA = New Impervious area [sf] + Replaced Impervious area [sf] [Source:

18.20.097.E.13.b.i.(A)]
(2) Calculate storage requirement: Storage Requirement = 0.28 [gal/sf] * TDA [Source: 18.20.097.E.13.b.i.(B)]
ii. Identify means of storage from the following (a combination of different types is acceptable). Storage retention devices must meet total increased storage requirement: [Source: 18.20.097.E.13.b.ii] (1) Rain barrels. [Source: 18.20.097.E.13.b.ii.(A)]
(2) Detention ditches. [Source: 18.20.097.E.13.b.ii.(B)] (3) Underground storage tanks. [Source: 18.20.097.E.13.b.ii.(C)] I.L. Deed Rrestriction. The owner must record a deed restriction, on each lot that results from the urban lot split, on a form approved by the Ccity, that does each of the following: [Source:

18.20.097.E.15, modified]

1. Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days. [Source: 18.20.097.E.15.a]

2. Expressly prohibits any nonresidential use of the lots created by the urban lot split. [Source: 18.20.097.E.15.b]
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88 3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.097.E.15.c]

4. Limits development of the lot to residential standards that comply with the requirements of this section, except as required by state law. [Source: 18.20.097.E.15.d] J. Specific adverse impacts. [Source: 18.20.097.F]

1. Notwithstanding anything else in this section, the city may deny an application for an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. [Source:

18.20.097.F.1]

2. “Specific adverse impact” has the same meaning as in Government Code section 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” and does not include (a) inconsistency with the zoning ordinance or general plan land use designation or (b) the eligibility to claim a welfare exemption under Revenue and Taxation Code section 214(g). [Source: 18.20.097.F.2]

3. The building official may consult with and be assisted by planning staff and others as necessary in making a finding of specific adverse impact. (Ord. 957 § 2, 2022; Ord. 951 § 2, 2021) [Source: 18.20.097.F.3]
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89 Chapter 18.20
Mixed-Use Districts
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90 Chapter 18.20 Mixed-Use Districts
Sections

18.20.010 Purpose and Intent of Mixed-Use Districts

18.20.020 Land Use Regulations for Mixed-Use Districts

18.20.030 Development Standards for Mixed-Use Districts

18.20.040 Additional Development Standards

18.20.050 Outdoor Retail Sales Facilities

18.20.060 Outdoor Donation Collection Facilities

18.20.010 Purpose and Intent of Mixed-Use Districts
A. Specific Ppurposes. In addition to the general purposes listed in PHMC § Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of mixed-use zoning districts are to:
[Source: 18.22.010.A, modified]

1. Ensure mixed-use development is consistent with the overall community character and serves the existing and future needs of residents and visitors. [Source: 18.22.010.A.1]

2. Allow a variety of compatible land uses that provide flexibility to property and/or business owners. [Source: 18.22.010.A.2]

3. Achieve compatibility between new mixed-use development and surrounding less intensive residential and commercial uses by establishing physical development standards and performance standards. [Source: 18.22.010.3]

4. Ensure adequate development standards and regulations are in place to foster successful and innovative mixed-use developments. [Source: 18.22.010.A.4] B. Summary of Mmixed-Uuse Ddistricts. The specific purposes and intent for each of the fFour mixed-use zoning districts are established to carry out these purposesas follows: [Source:

18.22.010.B, modified]

1. MX-NB - Mmixed-Uuse Nneighborhood Business districtsZoning District. The MX-NB zoning district allows a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments). It is the intent of this zone zoning district to provide a mix of compact single-family residential, multiplemulti-family residential, and small-scale commercial uses located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use) at low intensities to maintain the compatibility with adjacent lower density single-family neighborhoods. A variety of residential typologies are encouraged in the form of compact single-family in horizontal format, townhouses, condominiums, or apartments at a density between one 1.3 and 20 units per acre and a floor area ratio (FAR) of up to 0.75 for nonresidential uses. The MX-NB zoning district implements the Mixed-Use Neighborhood (MUD) General Plan land use designation. [Source: 18.22.010.B.1]

1. Item 10.3
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91 2. MX - Mmixed-Uuse Zoning Ddistricts. The MX zoning district allows for higher the most intensive intensity uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixeduse) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multiplemulti-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 12 and 40 units per acre and an FAR of up to 0.75 for nonresidential uses. The MX zoning district implements the Mixed-Use (MU) General Plan land use designation. [Source: 18.22.010.B.2, modified]

3. MX-HD - Mmixed-Uuse Hhigh-Ddensity Zoning Ddistricts. The MX-HD zoning district allows for diverse uses, including residential, commercial, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). This zoning district encourages high intensity multiMultiplefamily residential uses include live-work units, townhouses, apartments, studio flats, and condominiums at a density between 40 and 70 units per acre and an FAR of up to

0.75 for nonresidential uses. The MX-HD zoning district implements the Mixed-Use High-Density (MUHD) General Plan land use designation. [Source: 18.22.010.B.3, modified]

4. MX-VHD - Mmixed-Uuse Vvery Hhigh-Ddensity Zoning Ddistrict. The MX-VHD zoning district allows for the most intensive uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multiplemulti-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 70 and 100 units per acre and an FAR of up to

0.85 for nonresidential uses. The MX-VHD zoning district implements the Mixed-Use Very High-Density (MFVHD) General Plan land use designation. (Ord. 967 § 7, 2024) [Source: 18.22.010.B.4, modified]
C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i), 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 allow owner-occupied and rental multifamily uses permitted 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 include a minimum density of 20 units per acre. “By-right” means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.22.010.C]

18.20.020 Land Use Regulations for Mixed-Use Districts
A. Residential Land Use Classifications. Table 18.20-A (Mixed-Use Land Use Regulations) establishes the land uses allowed within each mixed-use zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications).

Item 10.3
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92 In Schedule 18.22.020, the uses allowed for each mixed-use zoning district are established by letter designations as follows:[Source: 18.22.020, modified] B. “P” designates use classifications permitted in mixed-use districts. [Source: 18.22.020] C. “U” designates use classifications permitted on approval of a use permit. [Source: 18.22.020] D. “T” designates use classifications permitted on approval of a temporary use permit. [Source:

18.22.020]
E. “L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule. [Source: 18.22.020]
F. “P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use. [Source: 18.22.020] B. Zoning Permit Required. Each land use listed in Table 18.20-A (Mixed-Use Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] G.C. Other Permits and Entitlements. In addition to the permits listed in Table 18.20-A (Mixed-Use Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.20-A (Mixed-Use Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source:

18.22.020, modified]
H.E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.22.020, modified] The uses listed are based on the use classifications set forth in PHMC Chapter 18.15.

Use classifications not listed are prohibited unless authorized by zoning administrator resolution under PHMC § 18.15.010. The “Additional Use Regulations” column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this title. [Source: 18.22.020]
Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Residential Uses
Accessory dwelling unit See Section 18.15.050PHMC § 18.20.095.

Item 10.3
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93 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Accessory , junior, dwelling unit,
junior
See Section 18.15.050 PHMC § 18.20.095.

Bed and breakfast – – – –
Emergency homeless shelter U U U P
Employee housing U U U U
Family day care home, up to 14
children

P P P P
Group residential – – – P
Home occupation P P P P Section

18.15.130PHMC
§ 18.20.070.

Low barrier navigation center P P P P
Mobile home park P P P P
Multifamily residential
Two-unit P P P P
Three-unit P P P P
Four-unit P P P P
Five or more units P P P P
Residential care facility, small,
licensed

P P P P
Residential care facility, small,
unlicensed

P P P P
Senior housing P P P P
Single-family residential P P P P
Single-room occupancy – – – U See Section 18.15.170
Supportive housing P P P P
Transitional housing P P P P
Public and Semipublic Uses
Clubs and lodges U U U U
Community center U U U U
Cultural institutions U U U U
Day care, general U U U U L-1
Park and recreational facilities U U U U
Religious Place of assembly U U U U
Public safety facilities U U U U
Offender rehabilitation services – – – –
Item 10.3
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94 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Residential Ccare facility, large,
licensed or unlicensed

P P P PU
School, public or private college and
university

U U U U
School, private U U U U
School, technical/trade and
vocational

U U U U
Utilities, major U U U U
Utilities, minor P P P P
Wireless telecommunications facility L-4 L-4 L-4 L-4 Chapter 18.110 PHMC Chapter 18.67.

Commercial Uses
Adult businesses – – – –
Animal boarding – – – –
Animal clinic U U U U
Animal day care U U U U
Animal grooming P P P P
Animal hospitals – – – –
Artists’ studios P P P P
Banks and savings and loans P P P P
With drive-through service – – – –
Cannabis retailer, medical – U U U Chapter 18.65
Cannabis retailer, adult-use – – – – Chapter 18.65
Catering services P P P P
Commercial parking facility – – – –
Eating and drinking establishments P P P P
With live entertainment/dancing inside of a building
Type A – P P P Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and
PHMC Chapter 18.70.

Type B – U U U Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and
PHMC Chapter 18.70
Type C – – – – Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and
PHMC Chapter 18.70.

Item 10.3
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95 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
With up to 12 outdoor seats P P P P
With more than 12 outdoor seats U U U U
Fitness studio, less than 5,000
square feet

P P P P
Fitness studio, greater than 5,000
square feet

U U U U
Food and beverage sales P P P P
Hotels U U P P
Live entertainment
Type A – P P P Section 18.25.110
Type B – U U U Section 18.25.110
Type C – – – – Section 18.25.110
Medical marijuana dispensaries – – – –
Offices, general and medical, less
than 35 percent of the gross floor
area

P P P P
Personal improvement services U U U U
Personal services P P P P
Pharmacy P P P P
Retail sales, less than 20,000 square
feet

P P P P
Research and development U U U U
Retail sales, more than 20,000
square feet
L-3 U U U
Theaters – P P P
Travel services P P P P
Accessory Uses
Accessory Uses P/U P/U P/U P/U
Temporary Uses
Agricultural sales T T T – L-5.

Arts and crafts show outdoors – T T – L-1 and L-3.

Christmas tree sales – T T – L-1 and L-5.

Civic and community events – T T – L-1 and L-4.

Commercial filming, limited – T T – L-1 and L-4.

Religious or gGroup assembly events – T T – L-1 and L-4.

Live entertainment events – T T – L-1, L-2 and L-4.

Item 10.3
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96 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Outdoor exhibits – T T – L-1 and L-4.

Personal property sales P P P – L-69.

Pumpkin sales – T T – L-1 and L-5.

Recreational events – T T – L-1 and L-4.

Street fairs T T T T L-5.

Swap meet – T T – L-1 and L-3.

Trade fairs – T T – L-1 and L-3.

Limitations on Specific Use Classifications
L-1 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.

L-2 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.

L-3 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.

L-4 Permitted, subject to a setback of 200 feet from any residential use.

L-5 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.

L-69 Not more than four events during any calendar year for not more than two consecutive days per event.

L-710 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

18.20.030 Development Standards for Mixed-Use Districts A. Schedule Table 18.20-B (Development Standards – Mixed-Use Zoning Districts)18.22.030 sets forthestablishes the development regulations for the MX-N, MX, MX-HD, and MX-VHD zoning districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following the schedule Table 18.20-B or to regulations located elsewhere in this Cchapter. [Source: 18.22.030.A]
B. Supplemental Development regulations Standards. Sections applicable to all development in the MX-N, MX, MX-HD, and MX-VHD zoning districts are in PHMC §§ 18.25.050 through

18.25.140Sections 18.25.040 through 18.25.160; they set forthestablish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing. [Source: 18.22.030.B, modified]
Item 10.3
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97 B.C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. Regulations applicable to all zoning districts, included in Part 4, include requirements for: [Source: 18.22.030.B, modified]

1. General Site and Development Standards (Chapter 18.55);Additional site development regulations (PHMC Chapter 18.50); [Source: 18.22.030.B.1]

2. Off-Street Parking and Loading (Chapter 18.80);Off-street parking and loading (PHMC Chapter 18.55); [Source: 18.22.030.B.2]

3. Signs (Chapter 18.95); Signs (PHMC Chapter 18.60); [Source: 18.22.030.B.3]

4. Nonconforming uses and structures (Chapter 18.200); Nonconforming uses and structures (PHMC Chapter 18.65); and [Source: 18.22.030.B.4]

5. Adult businesses (Chapter 18.60). [Source: 18.22.030.B.5, modified] Table 18.20-B: Development Standards – Mixed-Use Zoning Districts Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.1520.040)

MX-NB MX MX-HD MX-VHD
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 7,500 7,500
Lot Width (ft) 75 75 75 75
Setbacks
Front (ft) 15 15 10 5 (B.3), (H)
Side Setback (ft) 5 – – – (B.2), (B.3)
Corner Side Setback (ft) 15 10 10 5 (B.3)
Rear Setback (ft) – – 5 5 (B.2), (B.3)
Aggregate Side Setback
(ft)
– – – – (B.3)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.

Scenic Route Setback (ft) 2550 2550 2550 2550 Chapter 18.90 Height and Lot Coverage (maximum)
Building Height (ft) 35 4050 5060 6085
Gross Floor Area Ratio
(commercial)

0.75 0.75 0.75 0.85
Other Standards
Minimum Site Landscaping 25% 15% 15% 15% (C)
City-Wide Objective
Design Standards
Section 18.15.040.L (F)
Employee Eating Area (E)
Commercial Uses (A)
Storm Drain Outlets (G)
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98 18.20.040 Additional Development Standards
A. Mixed -Use Projects on Housing Opportunity Sites. All mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, shall dedicate at least 75 percent of the gross floor area to residential uses. [Source: NEW] B. Mixed-Use Commercial useRequirements.

1. General. Mixed-use sites not identified as a housing opportunity site towards part of the Regional Housing Needs Assessment in the Pleasant Hill Sixth Cycle Housing Element (2023-2031) shall include a minimum percentage of commercial based on the total proposed square footage of the project. Table 18.22.040-118.20-C (Mixed-Use Zoning District Commercial Percentage) outlines the minimum percentage of commercial based on specific corridors within the Ccity. [Source: 18.22.040.A, modified]

2. ExceptionsMixed-use commercial exception. Any existing single-family use in a mixeduse zone (MX-N, MX, MX-HD, MX-VHD), or the replacement of an existing singlefamily use with another single-family use, is exempt from compliance with the mixeduse requirements for percentage of commercial uses outline in Table 18.22.040-1 the mixed-use commercial requirement established in Subparagraph A.1 and is considered a conforming use, for as long as the existing single-family use continues on the site. This exemption does not apply to: [Source: 18.22.040.B, modified] a. Sites designated as housing opportunity sites in the most recent certified Housing ElementPleasant Hill Sixth Cycle Housing Element (2023-2031). [Source: 18.22.040.B.1]
b. Sites that undergo a lot merger consolidation with adjacent sites. Any parcels that undergo a lot consolidation shall adhere to all mixed-use use and Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.1520.040)

MX-NB MX MX-HD MX-VHD
Supplemental Regulations Section 18.20.050 040 through 18.20.140 060 and Part 4.

Nonconforming Structures Chapter 18.200.040.

Table 18.20-C
Mixed-Use Zoneing District Commercial Percentage
25% Commercial Requirement (Of
Total Gross Floor Area)
15% Commercial Requirement (Of
Total Gross Floor Area)
10% Commercial Requirement (Of
Total Gross Floor Area)
Contra Costa Boulevard Gregory Lane All remaining areas Golf Club Drive Oak Park Boulevard
Monument Boulevard Pleasant Hill Road
Downtown Specific Plan Area Ellinwood Way
Item 10.3
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99 development standard requirements established in this Chapter. [Source:

18.22.040.B.2, modified]

3. Reductions from the commercial requirement. A Uuse Ppermit is required for mixeduse developments seeking to reduce a reduction to the minimum mixed-use commercial requirements in Table 18.22.040-1 of this Subsection and that are not already exempt per subsection Subparagraph 2.B of this section. Additionally, aA market/retail feasibility study will shall be required submitted with the application for the Use Permit justifying the proposed reduction in the commercial requirement and why the required commercial is not feasible or that the net realized benefit to the city will be comparable to the minimum commercial percentage requirement. [Source:

18.22.040.C, modified]
B.C. MX-N, MX, MX-HD, and MX-VHD Mixed-Use Zoning Ddistricts Aadjoining Ssingle-Ffamily Rresidential Zoning Ddistricts. Developments in mixed-use zoning districts that adjoin a singlefamily residential zoning district shall comply with the following standards. [Source:

18.22.040.D, modified]

1. Planting Aarea. A continuous planting area having at least a minimum width of five feet at least five feet in width and at containing at least five trees per 100 linear feet shall be provided along interior property lines adjoining a single-family residential zoning district. [Source: 18.22.040.D.1, modified]

2. Fences and Wwalls. A required yard setback abutting a residential zoning district shall be enclosed by a solid wood, concrete, or masonry wall at least six feet, but not more than eight feet, in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height. (See also PHMC § Section 18.25.14018.75.020 (Height Limitations).) [Source: 18.22.040.D.2, modified]
Figure 18.20-1: Required Walls: Residential Use Abutting Nonresidential Use (The diagram is illustrative)

3. Building height, required yardsSetbacks, and Sstepbacks. In addition to all applicable standards established in this Cchapter, mixed-use developments with buildings taller more than 35 feet in height located on a parcel lot adjacent to a single-family residential Item 10.3
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100
zone zoning district shall use a minimum of one of the following techniquesincorporate at least one of the following: [Source: 18.22.040.E, modified] a. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet.tThe building shall be designed to “stepback” upper floors at least one foot for every one foot of increased building height above 35 feet. For example, consider a building with a proposed height of 40 feet.

The height of the main wall of the building base would start at 35 feet at the required side and/or rear yard line, then increase by one foot for every foot beyond the side/rear yard line until it attains the height of 40 feet at a minimum distance of five feet behind the side/rear yard line [Source: 18.22.040.E.1, modified]
b. Additional Sside and Rrear yard Setback Aarea. The required side and rear yards setbacks shall be increased by one foot for every one foot of structure building height in excess of 35 feet, not to exceed 10 additional feet. For example, a building with a proposed height of 40 feet would have to be set back an additional five feet from the required side/year yard setback lines. [Source: 18.22.040.E.2, modified]
Item 10.3
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101
Figure 18.20-2: Building Height, And Required Yards, And StepbacksAdditional Setbacks for Buildings Over 35 Feet
D. Minimum Ssite Llandscaping Requirements.

4.1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.20-B (Development Standards – Mixed Use Zoning Districts) except as provided in Subparagraph D.2 belowas a matter of right. [Source: 18.22.040.F, modified]

5.2. Exception. Up to 50 percent% of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas, subject to with Aarchitectural Rreview Commission or Pplanning Ccommission approval as part of a proposed project (see PHMC § 18.52.030.F). [Source: 18.22.040.F, modified] Buildings with Office Space.

C. Buildings that incorporate over 10,000 square feet of office space shall provide eating facilities for employees. [Source: 18.22.040.H,]
D.E. Buildings that incorporate over 50,000 square feet of office space shall include, in addition to the requirements of Paragraph E.1, include employee showers, clothes changing rooms, and lockers. [Source: 18.22.040.G, modified]
F. City-Wwide Oobjective Ddesign Sstandards.

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1. In addition to the development standards established in this Chapter, aAll mixed-use developments that include where two-thirds of the total gross floor area is dedicated to residential units shall comply with the multifamily residential objective design standardsMulti-Family Residential Objective Design Standards, as adopted by Ccity Ccouncil resolution. [Source: 18.22.040.I, modified]

2. Streamlined mixed-use projects that include two-thirds of the total gross floor area dedicated to residential units. If a proposed mixed-use project that includeswith twothirds of the total gross floor area dedicated to residential units qualifies for streamlined permit review, as determined by Sstate law, the Zzoning Aadministrator shall review the proposed project to verify compliance with the development standards established for mixed-use districts and the objective design standards applicable to such projects.

If the Proposed mixed-use projects that include two-thirds of the total gross floor area dedicated to residential units that proposed project comply complies with all development and objective design standards, the application shall be processed ministeriallythrough a ministerial Architectural Review Permit. If the proposed Qualifying projects that do does not comply with the objective design standards, the application shall be subject to discretionary review through the Aarchitectural Rreview Ppermit process, as specified in PHMC Chapter 18.11518.120 (Architectural Review Permits). [Source: 18.22.040.I.1, modified]
E.G. Storm Ddrains. All storm drain inlets in the MX-N, MX, MX-HD, and MX-VHDmixed use zoning districts shall comply with the Ccity’s national pollutant discharge elimination system (NPDES) regulations. (See PHMC as established in Chapter 15.05.) [Source: 18.22.040.J, modified] F.H. Hotels. Full-service hotels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms. [Source: 18.22.040.K] G.I. Vehicular Eeasements. A minimum required yard setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.22.040.L, modified]
H.J. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 18.22.040-2 18.20-D (Mixed-Use Zone Setback Encroachments for Mixed-Use Zoning Districts). [Source: 18.22.040.M, modified] Item 10.3
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Table 18.20-D: Setback Encroachments for Mixed-Use Zone Zoning Districts Setback Encroachments
I.K. Windows. Not more than 30 percent% of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Aarchitectural Rreview Ccommission. Obstructions more than three feet away from windows are exempt. Product display spaces are allowed subject to review and approval by the Zzoning Aadministrator. [Source: 18.22.040.N, modified] J.L. Balconies. [Source: 18.22.040.O]

1. Balconies are only allowed on floors above the second floor on mixed-use structures. [Source: 18.22.040.O.1, modified]

2. Stepback Eencroachment. Balconies are only allowed to encroach up to 50 percent% into the required stepback area (see subsection B of this section). [Source:

18.22.040.O.2, modified]
K.M. Parking Sstructures. [Source: 18.22.040.P, modified]

1. Parking structures are allowed in the MX-VHD zoning district only as accessory to the primary uses of the site, not as a standalone use. [Source: 18.22.040.P.1, modified]

2. In addition to the off-street parking and loading regulations in PHMC Chapter 18.5580 (Off-Street Parking and Loading), parking garages in mixed-use zoning districts shall not be located on the ground floor of a structure unless the structure space designed for residential, commercial, or other nonresidential uses is located between the parking garage and the street. This requirement shall not prevent a parking garage entrance at the ground floor of a structure. [Source: 18.22.040.P.2, modified] L.N. Ground Ffloor Ccommercial Ffrontage. Ground floor commercial frontages shall comply with the following: [Source: 18.22.040.Q, modified]

1. Create transparent facades with windows or clear glazing for at least 70 percent% of the active frontage length along primary streets or public open spaces and 50 percent% Improvement Maximum Allowed Encroachment
Sills, eaves, cornices, canopies, and other similar
architectural features eight feet or more above surface finished grade.

Allowed in setback area
Movable tables, chairs, umbrellas, outdoor heaters. Allowed in setback area Movable partitions or planters to define an outdoor seating area not exceeding three feet in height.

Allowed in setback area
Front stoop or porch. Allowed in setback area
Bicycle racks. Allowed in setback area
Trees and tree wells. Allowed in setback area
Planters and planting beds extending not more than 18
inches into the setback area and not more than 18 inches in height above finished grade.

Allowed in setback area
Bay windows, on a foundation or cantilevered, chimneys, or wells for basement windows or stairs, occupying in the
aggregate not more than 20 percent% of the length of the side of the structure on which they are located.

Two feet into setback area
Utility structures less than six square feet in size. Allowed in setback area Item 10.3
City Council Meeting Agenda - Page 709 of 2323 - Monday, October 20, 2025 Chapter 18.20 Mixed-Use Districts
104
of the active frontage length along secondary streets. [Source: 18.22.040.Q.1, modified]

2. Windows and clear glazing on the ground floor facade must shall have no opaque or semi opaque building elements wider than two inches or spaced more closely than five feet between three to 10 vertical feet from the sidewalk. [Source: 18.22.040.Q.2, modified]

3. All ground floor commercial tenant spaces must be at least 45 feet deep for a minimum of 50 percent% of primary street building facades, and at least 25 feet deep for a minimum of 50 percent% of secondary street facades. [Source: 18.22.040.Q.3, modified]

4. Fences or plantings between an active frontage and the edge of sidewalk along a primary street shall be a maximum of three feet in height. [Source: 18.22.040.Q.4]

5. Ground floor commercial tenant spaces shall have a minimum floor plate/ceiling height of 10 feet. [Source: 18.22.040.Q.5]

6. Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses. [Source: 18.22.040.Q.6] M.O. Mixed-use Ffrontages. All mMixed-use buildings shall locate the primary building entrance for commercial uses at the building edge that faces a primary street or a public open space. (Ord. 967 § 7, 2024) [Source: 18.22.040.R, modified]

18.20.050 Outdoor Retail Sales Facilities
Outdoor retail sales facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.120 (Outdoor Sales Facility). [Source: NEW]

18.20.060 Outdoor Donation Collection Facilities
Outdoor donation collection facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.130 (Outdoor Donation Collection Facility). [Source: NEW]
Item 10.3
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105
Chapter 18.25
Commercial, Office, and
Industrial Zoning Districts
Item 10.3
City Council Meeting Agenda - Page 711 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 106
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts
Sections

18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts

18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts

18.25.030 Development Standards for Commercial, Office, and Industrial Districts

18.25.040 Additional Development Standards

18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts

18.25.060 Container or Storage Units

18.25.070 Eating and Drinking Establishments

18.25.080 Firearm Sales

18.25.090 Hazardous Materials Storage

18.25.100 Hours of Operation in the PAO, C, and LI Zoning Districts

18.25.110 Live Entertainment

18.25.120 Outdoor Sales Facilities

18.25.130 Outdoor Donation Collection Facilities

18.25.140 Recycling Facilities

18.25.150 Service Station and Automobile Washing

18.25.160 Vehicle Storage

18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts A. Specific Purposes. In addition to the general purposes listed in PHMC § 18.05.020Section

18.05.020 (Purpose, Intent, and Authority), the specific purposes of commercial, retail business, neighborhood business, office, and light industrial districts regulations are to:
[Source: 18.25.010, modified]

1. Provide appropriately located areas consistent with the Ggeneral Pplan for a full range of office, retail commercial, industrial, and service commercial uses needed by Pleasant Hill’s the city’s residents, businesses, and workers. [Source: 18.25.010.A, modified]

2. Strengthen the city’s economic base, and provide employment opportunities close to home for residents of the city and surrounding communities. [Source: 18.25.010.B, modified]

3. Create suitable environments for various types of commercial, office, and industrial uses, and protect them from the adverse effects of inharmonious uses. [Source:

18.25.010.C, modified]
Item 10.3
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4. Minimize the impact of commercial, office, and industrial development ofon adjacent residential zoning districts. [Source: 18.25.010.D, modified]

5. Ensure that the appearance and effects of commercial, office, and industrial buildings and uses are consistent with Ccity-Wwide Ddesign Gguidelines and are harmonious with the character of the area in which they are located. [Source: 18.25.010.E, modified]

6. Ensure the provision of adequate off-street parking and loading facilities. [Source:

18.25.010.F]
B. Summary of Commercial, Office, and Industrial Zoning Districts. The additional purposes of each zoning district are as follows: [Source: 18.25.010.G, modified]

1. NB - Nneighborhood Bbusiness Zoning Ddistrict. The purpose of the NB zoning district is to provide for areas of the city that accommodate for immediate small format, dayto-day convenience shopping and services to meet the needs of local residents and, and design at a scale that is compatible and in scale designed in a way that is compatible and in scale with the surrounding neighborhood. Examples of neighborhood-serving uses include, but are not limited to, a local retail businesses, florists, apparel shop, liquor store, grocery stores, fruit store, meat market, restaurants, soda fountain, drug or variety stores,; professional or business office; and service establishments, including banks, barbershops, beauty shops, launderettedry cleaners, shoe, and other and small repair facilitiesy. The NB zoning district implements the Neighborhood Business (NB) land use designation of the General Plan. [Source:

18.25.010.G.1, modified]

2. RB - Rretail Bbusiness Zoning Ddistrict. The purpose of the RB zoning district is to provide areas of the city that accommodate for commercial and retail businesses intended to serve the city and the region as a whole, including, but not limited to, shopping centers containing a wide variety of commercial establishments, such as retail stores and businesses selling home furnishings, apparel, durable goods and specialty items, restaurants, commercial recreation, service stations and business, and personal and financial services. The RB zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.2, modified]

3. PAO - Pprofessional and Aadministrative Ooffice Zoning Ddistrict. The purpose of the PAO zoning district is to provide areas for office buildings containing professional and administrative officebusiness, medical, and professional type uses on a scale compatible with the adjacent zoning districts. The PAO zoning district implements the Office (O) land use designation of the General Plan. [Source: 18.25.010.G.3, modified]

4. C - Ggeneral Ccommercial Zoning Ddistrict. The purpose of the C zoning district is to provide areas for higher intensity service commercial uses, including automobile sales and services, animal sales and services, building materials, retail sales, storage, and similar uses An office not accessory to a permitted use is excluded. The C zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.4, modified]
Item 10.3
City Council Meeting Agenda - Page 713 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 108

5. LI - Llight Iindustrial Zoning Ddistrict. The purpose of the LI zoning district is to provide for and protect areas of the city for research and development facilities, construction yards, warehousing, and light industrial activities in a landscaped setting, including the manufacture, assembly, distribution and storage of goods, but excluding no raw materials processing or bulk handling. The LI zoning district implements the Light Industrial (I) land use designation of the General Plan. [Source: 18.25.010.G.5, modified]

18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts A. Commercial, Office, and Industrial Land Use Classifications. Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) establishes the land uses allowed within each commercial, office, and industrial zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.25.020, modified] B. Zoning Permit Required. Each land use listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] C. Other Permits and Entitlements. In addition to the permits listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations)A, additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source: 18.25.020, modified]
E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.25.020, modified]
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Residential Uses
Bed and breakfast – P P – –
Emergency homeless shelter – L-17 – – L-15 Section 18.15.120 PHMC § 18.20.085.B and C.

Employee housing – L-17 – – –
Home occupation – P P – – Section 18.15.130 PHMC
§ 18.20.070.

Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Low barrier navigation center – P P – –
Mobile/manufactured housing – P –
Multifamily residential
Two-unit – L-17 U – –
Three-unit – L-17 U – –
Four-unit – L-17 U – –
Five or more units – L-17 U – –
Residential care facility, small,
licensed
– P P – –
Residential care facility, small,
unlicensed
– P P – –
Single-family residential – L-17 – – –
Single-room occupancy – L-17 –U – – Section 18.15.170 PHMC § 18.20.085.

Supportive Housing – P P – –
Transitional Housing – P P – –
Public and Semipublic Uses
Club and lodge U U U U –
Community center P P P P –
Cultural institutions U U U – –
Day care, general – U U – –
Emergency medical care
facility
– U P – –
Government offices U U P – –
Park and recreational facilities – U U – –
Religious Place of assembly U U U U –
Public safety facilities U U U U U
Offender rehabilitation
services
– – – – U
Residential Ccare facility,
large, licensed or unlicensed
U U U U –
School, college and
universitypublic or private
– U U – –
School, private – U U – –
School, technical/trade and
vocational
– U U – –
Item 10.3
City Council Meeting Agenda - Page 715 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 110
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Utilities, major U U U U U Section 18.25.140
Utilities, minor P P P P P Section 18.25.140
Wireless telecommunications
facility
L-6 L-6 L-6 L-6 L-6 Chapter 18.110
Commercial Uses
Adult businesses – U U U U Chapter 18.115 PHMC
Chapter 18.70.

Ambulance services – – U U –
Animal boarding U U U U U
Animal clinic U U U P –
Animal day care U U U U U
Animal grooming U P U P –
Animal hospitals U U U P –
Animals: retail sales P P – – –
Artists’ studio P P P P –
Automobile maintenance,
limited
– P – P P
Automobile service station U P – P P Section 18.25.150
Automobile,
vehicle/equipment broker
P L-3 P – L-3
Automobile,
vehicle/equipment repair
– – – P P
With body and fender work – – – U P
Automobile,
vehicle/equipment sales and
rentals
– U – P P
Automobile,
vehicle/equipment wholesaler
– – – P P Section 18.25.160 PHMC
§ 18.25.150.

Automobile washing and
exterior protection
– U – P P
Banks and savings and loans P P U – –
With drive-through up service U U U – –
Building materials and
services
– U – U U
Cannabis retailer, medical – L-18 U U U Chapter 18.65
Cannabis retailer, adult-use – – – – – Chapter 18.65
Cardrooms – U – – –
Catering services P P – P –
Item 10.3
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111
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Commercial filming – U U U U
Commercial parking facility – U U U P
Commercial recreation and
entertainment
U U L-1 – L-12
Communications facilitiesy U U P – P
Eating and drinking
establishments
L-7 P L-2 – L-2 Section 18.25.070.
with drive-through service – U – – –
with live entertainment/dancing
inside of a building
Type A – P P – – Section 18.25.070 and
Chapter 18.60 25.110Section

18.25.070 and Chapter 18.50
PHMC § 18.25.090 and
PHMC Chapter 18.70.

Type B – U U – – Section 18.25.070 and
Chapter 18.25.11060 Section

18.25.070 and Chapter 18.50
PHMC § 18.25.090 and
PHMC Chapter 18.70.

Type C – U – – – Section 18.25.070 and
Chapter 18.25.11060 Section

18.25.070 and Chapter 18.50
PHMC § 18.25.090 and
PHMC Chapter 18.70.

With up to 12 outdoor
seats
P P P – – Section 18.25.070.

With more than 12
outdoor seats
U U U – – Section 18.25.070.

Equipment and appliance
maintenance and repair
services
U P P – P
Fitness studio U U PU – L-12
Food and beverage sales P P U – –
Funeral and interment
services
– U – – U
Horticultural, limited – – – – –
Hotels – P P – –
Laboratories – – – U P
Live entertainment
Type A – P P – – Section 18.25.110 and
Item 10.3
City Council Meeting Agenda - Page 717 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 112
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Chapter 18.60 PHMC
§ 18.25.090 and PHMC
Chapter 18.70.

Type B – U U – – Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and PHMC
Chapter 18.70.

Type C – U – – – Section 18.25.110 and
Chapter 18.60
PHMC§ 18.25.090 and
PHMC Chapter 18.70.

All types, outside of a
building
– U – – – Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and PHMC
Chapter 18.70.

Maintenance and service
facility
– U U – P
Maintenance services
establishment
– – – P P Section 18.25.150 PHMC
§ 18.25.150.

Medical marijuana
dispensaries
– – – – –
Motels – P – – –
Nurseries – P P – –
Offices, general and medical P L-3 P – L-3
With bail bonds – – U – –
Pawn shops – U – – –
Personal improvement
services
U U U – –
Personal services P P U – –
Pharmacy P P L-2 P L-4
Wholesale (no retail
services)
P P U P L-4
Research and development
services
– – U – P
Retail sales, less than 20,000
square feet
P P L-2 P L-4
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).

Item 10.3
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113
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Retail sales, more than 20,000
square feet
L-5 P L-2 P L-4
Automobile parts and
accessory sales with
incidental installation
located entirely within an
enclosed building
– P – P P
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).

With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Theaters – P – – –
Travel services P P – P –
Industrial Uses
Fuel storage and distribution – – – – U
Industry, custom – – – U P
Artisan/custom products – – – P P
Industry, custom, small-scale – – – P P
Industry, limited – – – U P
Industry, limited, smallscale
– – – P P
Item 10.3
City Council Meeting Agenda - Page 719 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 114
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Research and development
industry
– – U P P
Vehicle storage facilities – – – P P Section 18.25.160
Warehousing and storage,
limited
– – – P P
Wholesaling, distribution and
storage
– – – P P Up to one dwelling unit
allowed per site as caretaker
housing
Temporary Uses
Agricultural sales T T – – – L-10.

Animal shows or sales T T – – – L-8.

Arts and crafts shows,
outdoors
– T – – – L-10.

Civic and community events T T T – – L-10.

Commercial filming, limited T T T T T L-8.

Eating and drinking use T T T T T
Farmer’s market – T – – – L-11.

Religious or gGroup assembly
events
– T – – – L-8.

Live entertainment events – T – – – L-8 and L-13.

Real estate sales T T T T T
Recreational events T T T – – L-10.

Retail sales, outdoor T T – T – L-10 and L-14.

Street fairs – T – – – L-10.

Swap meet – T – T – L-9.

Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Trade fairs – U – – –
Limitations on Specific Use Classifications
L-1 Only tennis/racquetball courts are allowed subject to approval of a use permit.

L-2 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.

L-3 Permitted on the second floor and above as the primary use, or on the ground floor when conducted as accessory to a permitted primary use, and occupying no more than 25% of the floor area of the primary use. Additional office floor area may be allowed upon approval of a use permit, or as part of a planned unit district (PUD).

L-4 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.

L-5 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district.

L-6 Permitted, subject to a setback of 200 feet from any residential use.

L-7 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.

L-8 Not more than four events during any calendar year for not more than seven consecutive or nonconsecutive days per event.

L-9 Not more than four events during any calendar year for not more than two consecutive days per event.

L-10 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

L-11 Permitted as a regularly scheduled weekly event not to exceed 45 times a calendar year.

L-12 Only allowed through approval of a use permit, in the light industrial overlay zoning district. On-site childcare/day care is not permitted.

L-13 See Section 18.25.110 for live entertainment standards.

L-14 See Section 18.25.120 for outdoor sales standards. (Note that for temporary uses, the temporary use permit procedures apply and not the minor use permit mentioned in that section.) Item 10.3
City Council Meeting Agenda - Page 721 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 116
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
L-15 Emergency homeless shelters are permitted “by right” in the limited industrial district (LI) subject to the development standards and regulations noted in Section 18.15.120. However, once the city’s local need for providing emergency homeless shelters is satisfied (based on the most current homeless Point-in-Time Count census data), a conditional use permit is required for any additional beds or emergency homeless shelters. In addition, no emergency homeless shelter is permitted on the Iron Horse Corridor (the area of the former Southern Pacific right-of-way owned by Contra Costa County as identified in Record of Survey RS 2330, filed for record on June 3, 1998, in Book 113 of Land Survey Maps at Page 46, Contra Costa County records) or on any parcel abutting the Iron Horse Corridor.

L-16 Permitted, subject to the requirements in Section 18.25.080 for firearm sales uses.

L-17 Only allowed through approval of a use permit when the underlying general plan land use designation is mixed use, otherwise not permitted.

L-18 Allowed on the second floor and above, through approval of a use permit.

18.25.030 Development Standards for Commercial, Office, and Industrial Districts A. Table 18.25-B (Development Standards – Commercial, Office, and Industrial Zoning Districts) Schedule 18.25.030 sets forthestablishes the development regulations for the NB, RB, PAO, C and LI districts. The first three columns set forth basic requirements for permitted and conditional uses in each district. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following the schedule Table 18.25-B or to regulations located elsewhere in this Cchapter. [Source: 18.25.030.A, modified] B. Supplemental regulations Development Standards. Sections 18.25.050 through 18.25.160 include supplemental development standards applicable to all development in the NB, RB, PAO, C and LI zoning districts are in PHMC §§ 18.25.050 through 18.25.140; they set forth establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing.

B.C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title.Regulations applicable to all zoning districts, included in Part 4, include requirements for: [Source: 18.25.030.B]

1. General Site and Development Standards (Chapter 18.55); [Source: 18.25.030.B.5, modified]

2. Off-Street Parking and Loading (Chapter 18.80); [Source: 18.25.030.B.5, modified] Item 10.3
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3. Signs (Chapter 18.95); [Source: 18.25.030.B.5, modified]

4. Nonconforming uses and structures (Chapter 18.200); and [Source: 18.25.030.B.5, modified]

5. Adult businesses (Chapter 18.60). [Source: 18.25.030.B.5, modified]

1. 1. Additional site development regulations (PHMC Chapter 18.50); [Source:

18.25.030.B.1]

2. 2. Off-street parking and loading (PHMC Chapter 18.55); [Source: 18.25.030..B.2]

3. 3. Signs (PHMC Chapter 18.60); [Source: 18.25.030.B.3]

4. 4. Nonconforming uses and structures (PHMC Chapter 18.65); and [Source:

18.25.030.B.4]
Table 18.25.040-B (Development Standards Table- Commercial, Office, and Industrial Zoning Districts)5. Adult uses (PHMC Chapter 18.70). [Source:

18.25.030.B.5]
Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.1525.040)

NB RB PAO C LI
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 10,000 7,500 20,000
Lot Width (ft) 75 75 100 50 100
Setbacks
Front (ft) 25 25 20 10 20 (F)
Side (ft) – – 5 – – (A), (F)
Corner Side (ft) 25 25 20 10 20 (F)
Rear (ft) – – 20 – – (A), (F)
Aggregate Side (ft) – – 15 – – (F)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.

Scenic Route Setback (ft) 5025 2550 2550 2550 2550 Chapter 18.90 Height and Lot Coverage (maximum)
Building Height (ft) 35 35 35 35 35
Item 10.3
City Council Meeting Agenda - Page 723 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 118

18.25.040 Additional Development Standards
A. Developments Adjoining Residential Districts. Any proposed nonresidential use in a NB, RB, PAO, C, and LI zoning districts that adjoining adjoins a residential zoning districts, or mixeduse zoning district that only includes residential uses, shall comply with all of the following standards. [Source: 18.25.040.A, modified]

1. Additional Ssetbacks. In the NB, RB, PAO, C and LI districts, tThe side or rear yard setback along the property line(s) adjoining a residential zoning district or residential use shall be 25 feet in the RB, PAO, C, and LI zoning districts, and 15 feet in the NB zoning district if it adjoins an R district. [Source: 18.25.040.A.1, modified]

2. Planting Aarea. A continuous planting area having at least a minimum width of five feet and at least five trees per 100 linear feet shall be provided along interior property line(s) adjoining an R districta residential zoning district or mixed-use zoning district that includes a residential use. [Source: 18.25.040.A.2, modified]

3. Daylight Pplane Rrequirement. Structures shall not intercept a 30-degree daylight plane inclined inward from a height of six feet above existing grade at the R district boundaryproperty line of the residential zoning district or mixed-use district that include a residential use. See Figure 18.25-1 [Source: 18.25.040.A.3, modified]

4. Fences and Wwalls. A property line of a NB, RB, PAO, C, or LI zoning district A required yard abutting a residential zoning district, or mixed-use district that includes a residential use, shall be enclosed by a solid wood, concrete, or masonry wall at least six feet but not more than eight feet in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height (see Figure 18.25-2). This standard is not required for sides of the property that are abutting a nonresidential use.

Number of Stories 2.5 2.5 2.5 2.5 2.5
Gross Floor Area Ratio
(commercial)

0.35 0.4 0.35 0.35 0.4
Other Standards
Minimum Site Landscaping 25% 25% 30% 20% 20% Section 18.25.040 B Amenities for Bicyclists Section 18.80.090
Building Design (D)
Employee Eating Area (C)
Storm Drain Outlets (E)
Supplemental Regulations Section 18.2025.050 040 through 18.2025.140 160 and Part 4.

Nonconforming Structures Chapter 18.65Section 18.200.040.

Item 10.3
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(See also PHMC §Section 18.2575.140030 (Fence and Wall Standards)..) [Source:

18.25.040.A.4, modified]
Figure 18.25-1: Required Daylight Plane at Adjoining Residential Districts Figure 18.25-2: Required Walls: Residential Use Abutting Nonresidential Use B. Minimum Ssite Llandscaping. [Source: 18.25.040.B, modified]

1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.25-B (Development Standards – Commercial Zoning Districts) except as provided Decorative hardscape, mulch or pervious pavement may not be used to meet minimum landscape requirements as a matter of right, except as follows:.
a. Up to 50 percent of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas, subject to with Architectural Review Commission or Planning Commission approval as part of a proposed project. However, up to 50% of the required landscaping may be provided through the use of decorative hardscape, mulch and/or pervious pavement areas and are to be treated as landscape areas (credited for up to 50% of required project landscaped area subject to architectural Item 10.3
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review or planning commission approval) as part of a proposed project (see PHMC § 18.52.030.F). [Source: 18.25.040.B.1, modified]
a.b. The planning and architectural review commissions Architectural Review Commission and/or Planning Commission shall establish guidelines related to the use of decorative hardscape, mulch and pervious pavement. [Source:

18.25.040.B.1, modified]

2. PAO Zoning Ddistrict. On lots zoned PAO, aAt least 50 percent% of each required interior side and rear yard setback shall be planting area. [Source: 18.25.040.B.2, modified]
C. Office Building Amenities.

1. Office buildings over 5,000 square feet shall include eating facilities for employees. [Source: 18.25.040.D, modified]

3.2. Office buildings over 50,000 square feet shall include, in addition to the requirements in Paragraph C.1,. sShowers, clothes changing rooms, and lockers shall be provided for all office buildings and office complexes over 50,000 square feet. [Source:

18.25.040.C, modified]
C. Office buildings over 5,000 square feet. Eating facilities for employees shall be provided for all office buildings containing more than 5,000 square feet. [Source: 18.25.040.D] D. Design Ccompatibility. The exterior elevation design of all buildings shall be coordinated with regard to color, materials, architectural form and detailing to achieve design harmony, continuity and horizontal and vertical relief and interest The design of all buildings shall be compatible with the character of the neighboring areaconsistent with the City-Wide Design Guidelines. [Source: 18.25.040.E, modified]
E. Storm Ddrains. All storm drain inlets in the NB, RB, PAO, C, and LI districts shall comply with the Ccity’s national pollutant discharge elimination system (NPDES) regulations. (See established in PHMC Chapter 15.05.) [Source: 18.25.040.F, modified] F. Vehicular Eeasements. A minimum required yard setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.25.040.G, modified]
G. Windows and Visibility. Not more than 30 percent% of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Aarchitectural Rreview Ccommission or otherwise required by another Section of this Title. Any existing use that is not in compliance with this requirement at the time of adoption of the Oordinance codified in this Ssection shall bring the use into compliance within 12 months of the date of Oordinance adoption. The following exceptions apply:. [Source:

18.25.040.H]

1. Obstructions more than three feet away from windows are exempt from the requirement established in Paragraph G.1. [Source: 18.25.040.H] Item 10.3
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2. Product display spaces are allowed and subject to review and approval by the Zzoning Aadministrator or Aarchitectural Rreview Ccommission. [Source: 18.25.040.H]

18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts
A. Development Standards. Accessory structures shall comply with the development regulations standards established in PHMC § Section 18.25.030 (Development Standards for Commercial, Office, and Industrial Districts). [Source: 18.25.060.A, modified] B. On-Site Accessory Uses. In the NB, RB, PAO, C, and LI districts, tThe following accessory uses are permitted allowed on site; no accessory uses are permitted off site. [Source:

18.25.060.B, modified]

1. Uses intended to serve only occupants of the building within which such uses are located. These uses may include, but are not limited to, restaurants, cafeterias, galleries, specialty shops. or gift shops, employee fitness facilities, first aid stations, community facilities, and business services necessary for the functioning of office uses or other commercial uses. The combined square footage of the accessory use(s) does not exceed 25 percent of the gross floor area of the ground floor level. [Source:

18.25.060.B.1, modified]
y are locaton the ground level, and

1.2. Parking facilities in conjunction with a principal use. [Source: 18.25.060.B.2]

3. Uses noted in subsection Paragraph B.1 of this Ssection that primarily serve the general public and/or that exceed 25 percent %of the ground level square footage may be allowed subject to approval of a conditional Uuse Ppermit from the Pplanning Ccommission and compliance with parking provisions contained established in PHMC Chapter 18.5580 (Off-Street Parking and Loading). [Source: 18.25.060.B.3, modified] C. Off-Site Accessory Uses. No accessory uses are allowed off-site. [Source: 18.25.060.B, modified]

18.25.060 Container or Storage Units
The following supplemental regulations apply to containers and storage units, as defined in Section

18.215.030 (“C” Definitions), in the NB, RB, PAO, C and LI zoning districts: [Source: 18.25.050, modified]
A. Permit Required. A container or storage unit is not allowed unless there is a Ggrading Permit or Bbuilding Ppermit for construction on the site and a zoning permit has been issued for the container or storage unit. The permitted container or storage unit will be allowed only during the construction period. [Source: 18.25.050.A, modified] B. General Standards. The container or storage unit shall comply with the following standards:
[Source: 18.25.050.B, modified]

1. Shall be Be located at least five feet from the property line of any adjacent residential use; [Source: 18.25.050.B.1, modified]
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2. May not exceed Have a maximum heigh of 16 feet in height; [Source: 18.25.050.B.2, modified]

3. Must not obstruct sight distance visibility of pedestrians or motoristsComply with the Traffic Safety Visibility Area requirements established in Section 18.55.070 in Part 3 of this Title, and and must not impede emergency access; and. [Source: 18.25.050.B.3, modified]

4. Shall nNot displace necessary parking spaces. [Source: 18.25.050.B.4, modified] C. Exception. A transport trailer located inside a loading dock is not subject to the requirements of this Ssection. [Source: 18.25.050.C, modified]

18.25.070 Eating and Drinking Establishments with Take-Out Service or With Outdoor Seating
The following supplemental development regulations shall apply to eating and drinking establishments with regularly scheduled live entertainment, outdoor seating, or (i) take-out service, other thanexcept for limited take-out service, as defined in PHMC § 18.15.040 or (ii) outdoor seatingSection 18.210.030 (Commercial Land Use Classifications): [Source: 18.25.070, modified] A. Live Entertainment. Establishments that offer live entertainment or dancing inside of the building shall comply with all applicable standards established in Section 18.25.110 (Live Entertainment). [Source: NEW]
A.B. Take-Oout Sservice litter control. The area within at least a 300-foot radius of an establishment with take-out service shall be maintained free of debris originating from the establishment. If a Uuse Ppermit is required, the Uuse Ppermit may contain a condition requiring the operator to retain a contracted litter cleanup service or use identifiable containers and napkins for all carryout food if the Zzoning Aadministrator determines that a litter problem exists. [Source:

18.25.070.A, modified]
C. Outdoor Sseating.

1. Up to 12 Outdoor Seats. An establishment is allowed to provide upUp to 12 outdoor seats are allowed if all of the following are met: [Source: 18.25.070.B, modified] a. (1) nNo required parking spaces are eliminated or restricted in order to provide the outdoor seating; [Source: 18.25.070.B]
b. (2) aAll legal requirements for alcoholic beverage sales or services are being met; and [Source: 18.25.070.B]
c. (3) tThe use does not violate Sstate, Ffederal, or local laws for handicapped accessibility. [Source: 18.25.070.B, modified]

1.2. More than 12 Outdoor Seats. An establishment may be allowed to provide more than 12 outdoor seats with the approval of a Use Permit. [Source: NEW]

18.25.080 Firearm Sales
A. Purpose and Applicability.

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1. The following regulations standards apply to businesses that provide firearm sales as defined in Section 18.210.030 (Commercial Land Use Classifications)businesses. The findings set forthestablished in PHMC § Section 9.35.010.A (Findings) of Chapter 9.35 (Firearms) are hereby incorporated by reference.

1.2. The purpose of this Ssection is to advance the public health, safety, and welfare by imposing reasonable locational restrictions on any entity that establishes a firearm sales business in the city. For purposes of this section, “firearm sales” shall have the same meaning as set forth in PHMC § 18.15.040. [Source: 18.25.160, modified] B. Locational Rrestrictions. [Source: 18.25.160.A, modified]

1. Allowed Zoning Districts. Subject to the other limitations of this Cchapter and the Pleasant Hill Municipal Code, firearm sales may be located in any the RB, PAO, C, and LI general commercial district, retail business district, professional and administrative office district, light industrial district, and planned unit districtzoning districts provided all standards and requirements of this Section are met. [Source:

18.25.160.A.1, modified]

2. General Requirements. In those districts where a business engaged in firearm sales may otherwise be located, itIt shall be unlawful to establish any such firearm sales business in any zoning district where firearm sales are permitted unless the applicant provides proof that the property where the proposed firearm sales will be conducted is not: [Source: 18.25.160.A.2, modified]
a. Within 150 feet from any residence, when measured from the nearest property line of any residence to the door of the firearm sales business that is nearest to that same property line of the residence; [Source: 18.25.160.A.2.a, modified]
b. Within 1,000 feet of the exterior limits of any building site premises occupied by a day care that is designated as a large family day care, PHMC § 18.15.020, or general day care, PHMC § 18.15.030as defined in Section 18.210.050 (Public and Semi-Public Land Use Classifications), when measured from the closest points on of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied; [Source:

18.25.160.A.2.b, modified]
c. Within 1,000 feet of the property line of any elementary school, junior high school, high school, college or universityschool, whether public or private (public or private), as defined in Section 18.210.050 (Public and Semi-Public Land Use Classifications), or any college or university when measured from the closest points on of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied; [Source:

18.25.160.A.2.c, modified]
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d. Within 500 feet of the property line of a public park, when measured from the closest points on the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied. [Source: 18.25.160.A.2.d]

3. C, RB, and Commercial PUD Zoning Districts. Notwithstanding any other provision of this Ssection, a firearm sales business may be located on any part of a parcel lot in a general commercial district, retail business district or planned unit districtC, RB, or Commercial PUD zoning district if an applicant provides proof that any portion of said parcel lot is not within the locational restrictions in subsections Subparagraphs BA.2.a through B.2d of this Ssection. [Source: 18.25.160.A.3, modified]

4. PAO Zoning District. Consistent with the use regulations in this Cchapter for any retail sales in a professional and administrative officePAO zoning district (see L-2 in PHMC § 18.25.020Table 18.25-A), a firearm sales business may only be located in a professional and administrative officePAO zoning district as an accessory use if limited to the ground floor, as specified in PHMC § 18.25.060Section 18.25.050 (Accessory Structures and Uses: Commercial, Office, and Industrial Districts). [Source:

18.25.160.A.4, modified]

5. LI Zoning District. Consistent with the use regulations in this Cchapter for any retail sales in a the light industrialLI zoning district (see L-4 in in Table 18.25-APHMC §

18.25.020), a firearm sales business may only be located in a light industrialthe LI zoning district as an accessory use to the primary use, occupying no more than 25 percent% of the floor area of the primary use. Retail sales by separate tenants are not allowed. [Source: 18.25.160.A.4, modified]
C. Timing and Nnonconforming Uuse. [Source: 18.25.160.B, modified]

1. The locational restrictions in subsections Subparagraphs BA.2.a through B.2.d of this Ssection shall apply as of the date the applicant submits an application for a Zzoning Ppermit under PHMCin accordance with Chapter 18.85 170 (Zoning Permit) to establish a firearm sales business. [Source: 18.25.160.B.1, modified]

2. Subject to Ssubsection DC of this Ssection, the establishment of any firearm sales business shall include the opening of such a business as a new business, the relocation of the business, the conversion of an existing business to any firearm sales use, or the transfer or sale of a firearm sales business to a new owner. Expansion or relocation of a firearm sales business at an existing location, including within the same shopping center or site, is not deemed a change in business location or relocation of such a business. [Source: 18.25.160.B.2, modified]

3. Any firearm sales business operating as a conforming use under this Cchapter with all applicable licenses and permits, including the businesses that are grandfathered in pursuant to subsection Paragraph DC.1 of this Ssection, shall not be rendered a legal nonconforming use as specified in PHMC § 18.65.020Section 18.200.050 (Nonconforming Uses) by the location of a residence, day care, school, or public park. [Source: 18.25.160.B.3, modified]
Item 10.3
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D. Grandfathering Continued Operation for Eexisting Ffirearm Ssales Bbusinesses. [Source:

18.25.160.C, modified]

1. The locational restrictions in subsections Subparagraphs BA.2.a through B.2.d of this Ssection shall be inapplicable to any entity engaged in the business of firearm sales in the city and who or which has all valid permits and licenses required by the Ccity, and by Sstate and Ffederal law as of the effective date of the Oordinance codified in this Ssection. Any such entity may continue firearm sales at its existing location pursuant to any valid permits and licenses so long as the operator remains fully licensed by all agencies (including, without limitation, obtaining and maintaining the permit required by PHMC Chapter 9.35), and has not sold, transferred, or assigned operation of the business after the effective date of this Cchapter to any other entity. If any such licenses or permits are revoked, the provisions of this Ssubsection C are inapplicable and the locational restrictions in subsections Subparagraphs BA.2.a through B.2d of this Ssection shall apply. [Source: 18.25.160.C.1, modified]

2. The locational restrictions in Subparagraphs subsections BA.2.a through B.2.d of this Ssection shall be inapplicable to the sale or transfer to a new owner of any existing firearm sales business that meets the requirements of Paragraphsubsection DC.1 of this Ssection if the operation of the firearm sales business by the new owner is at the same location or within the same shopping center or site as the prior owner’s permitted business. [Source: 18.25.160.C.2, modified]
E. Zoning Ppermit Rrequired. No firearm sales business may be established in the city by right.

All persons wishing to establish a firearm sales business within the city must apply for and receive submit an application for a Zzoning Ppermit under PHMC in accordance with Chapter

18.85170 (Zoning Permit). It is the burden of the applicant to supply evidence to justify the grant approval of a Zzoning Ppermit. [Source: 18.25.160.D, modified] F. Applicability of Oother Rregulations. The provisions in this Cchapter are not intended to provide exclusive regulation of firearm sales businesses. Any entity engaged in the business of firearms sales must comply with any and all applicable regulations imposed in other parts of the Zzoning Oordinance, other Ccity ordinances (including, without limitationbut not limited to, PHMC Chapter 9.35), and Sstate and Ffederal law. [Source: 18.25.160.E, modified]

18.25.090 Hazardous Materials Storage
A. Purpose. The following supplemental regulations established in this Sectiiton are intended to ensure that the use, handling, storage, and transport of hazardous substances comply with all applicable requirements of the California Health and Safety Code and that the Ccity is notified of emergency response plans, unauthorized releases of hazardous substances, and any substantial changes in facilities or operations that could affect the public health, safety, or welfare. It is not the intent of these regulationsthis Section to impose additional restrictions on the management of hazardous wastes. [Source: 18.25.080, modified] B. Permit Rrequired. A Uuse Ppermit is required for any new commercial, industrial, or institutional use or accessory use, or including a major addition or alteration to an existing use, that involves the manufacture, storage, handling, or processing of hazardous substances in sufficient Item 10.3
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quantities to require a permit for hazardous chemicals under the CaliforniaUniform Fire Code.

Consumer propane tank collection facilities are allowed subject to review and approval of a Zzoning Ppermit by the Zzoning Aadministrator. [Source: 18.25.080.A, modified] C. Hazardous Mmaterials Rrelease Rresponse Pplans. Each business located in the city and required by the California Health and Safety Code to prepare a hazardous materials release response plan shall submit copies of all such approved plans, including any corrected plans or revised plans, to the Zzoning Aadministrator once reviewed and approved by the public agency administering these provisions of the California Health and Safety Code. These submittal requirements shall be a condition of approval of a Zzoning Ppermit for (1)all new development where space may be occupied by such a business, and(2) any alteration or addition to an existing building or structure occupied by a business subject to these provisions of the California Health and Safety Code. [Source: 18.25.080.B, modified]

1. Notify the Ffire Ddistrict of any unauthorized release of hazardous substances within 24 hours after the release has been detected and the steps taken to control the release; and [Source: 18.25.080.B.1, modified]

2. Notify the Ffire Ddistrict and the Public Works Director director of public works and community development of any proposed abandoning, closing, or ceasing operation of an underground storage tank and the actions to be taken to dispose of any hazardous substances. [Source: 18.25.080.B.2, modified]

18.25.100 Hours of Operation in the PAO, C, and LI Zone Zoning Districts Any use in the PAO, C, or LI zoning districts having that have open parking or wall openings within 100 feet of a an R residential zoning district, including mixed-use zoning districts that are 100 percent residential, shall not operate between 10:00 p.m. and 7:00 a.m. without a Uuse Ppermit. [Source:

18.25.130, modified]

18.25.110 Live Entertainment
The following regulations apply to any use offering scheduled live entertainment, as defined in Section

18.210.030 (Commercial Land Use Classifications).: [Source: 18.25.090, modified] A. General Requirements.

1. Exits, not limited to emergency use only, shall generally be directed away from any residential zoning district adjoining the site.; [Source: 18.25.090.A, modified]

2. The live entertainment use shall be conducted in a manner that does not result in significant negative effects related to litter, noise, loitering, parking, or traffic circulation.; [Source: 18.25.090.B, modified]
B. Types of Live Entertainment. Approval of a live entertainment use applies only to the type of entertainment specified on the permit, and aa different change in the type of live entertainment use requires a separate permit approval from the Ccity in accordance with Subsection D.; [Source: 18.25.090.C, modified]
C. Permit Required. The following permits are required for the different live entertainment types.

The zoning districts in which live entertainment is allowed are identified in the land use regulations table for the underlying zoning district. [Source: NEW] Item 10.3
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1. Type A live entertainment requires the review and approval of a Zzoning Ppermit.;

2. Type B live entertainment requires the review and approval of a Use Permitand

3. Type C live entertainment requiress the review and approval of a Uuse Ppermit.;

4. Ppermanent outdoor live entertainment of any type requires the review and approval of a Uuse Ppermit.; and

1.5. Ttemporary live entertainment events, as defined in Section 18.210.070 (Temporary Land Use Classifications) require the review and approval of a Ttemporary Uuse Ppermit; [Source: 18.25.090.D, modified]
C.D. Additional Requirements for For Type B and Type C Llive Eentertainment Uuses., Tthe applicant, and any including employees, partners, directors, officers, or managers, may not have been convicted of any of the following offenses within the prior five years. The Ppolice Ddepartment shall conduct a background investigation, which may be waived at the discretion of the Police Department. [Source: 18.25.090.E, modified]

1. A crime requiring registration under Penal Code Ssection 290; [Source: 18.25.090.E.1]

2. A violation of Penal Code Ssections 311.2 and 311.4 through 311.7; [Source:

18.25.090.E.2]

3. Violation of Penal Code Ssections 313.1 through 313.5; [Source: 18.25.090.E.3]

4. Violation of Penal Code Ssection 647, paragraph a, b, or d; [Source: 18.25.090.E.4]

5. Violation of Penal Code Ssection 315, 316, or 318; [Source: 18.25.090.E.5]

6. A crime involving the use of force or violence on another; or [Source: 18.25.090.E.6]

7. The maintenance of a nuisance in connection with the same or similar business operation. [Source: 18.25.090.E.7]
D.E. Adult Entertainment Uses. Any live adult entertainment must comply with PHMC Chapter

18.70Chapter 18.60 (Adult Businesses). [Source: 18.25.090.F, modified] E.F. Permit Modification. The Zzoning Aadministrator, at his/her their discretion, may review and modify the permit for live entertainment if more than three separate and verified complaints are received during any 30-day period, or refer the matter to the Pplanning Ccommission. [Source:

18.25.090.G, modified]

18.25.120 Outdoor Sales Facilities
The following supplemental regulations standards apply to outdoor sales facilities in the NB, RB, PAO, C, and LI zoning districts and any applicable mixed-use zoning districts. [Source: 18.25.100, modified] A. Where Ppermitted.

1. A Mminor Uuse Ppermit is required, in accordance with Chapter 18.155 (Use Permit), for outdoor display of sales of merchandise, materials, or equipment in an RB, C or LI zoning district, including display of merchandise, materials, and equipment for customer pick-up.

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1.2. A sidewalk cafe and outdoor food service accessory to an eating and drinking establishment are permitted by-right in the NB, RB, and PAO zoning districts, subject to limitations imposed in PHMC § 18.25.020Section 18.25.020 (Land Use Regulations for Commercial, Office, and Industrial Zoning Districts), provided no outdoor preparation of food or beverages is allowed. [Source: 18.25.100.A, modified] B. Permit Cconditions – Grounds for Ddenial. A Mminor Uuse Ppermit for outdoor sales, display, or food serviceuses established in Paragraph A.1 may include a condition to require yardssetbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the Ggeneral Pplan. If such impacts cannot be prevented, the Zzoning Aadministrator shall deny the Minor Uuse Permitpermit application. [Source: 18.25.100.B, modified] C. Screening.

1. Screening shall be provided as prescribed by the Mminor Uuse Ppermit. [Source:

18.25.100.C, modified]

1.2. Each vending machine located in an R district or within 300 feet of an R a residential usedistrict, except for a machine located on the site of a service station, shall be buffered from view from the public right-of-way. [Source: 18.25.100.C, modified]

18.25.130 Outdoor Donation Collection Facilities
The following supplemental regulationsstandards apply to outdoor donation collection facilities in the NB, RB, PAO, C and LI zoning districts and any applicable mixed-use zoning districts: [Source:

18.25.105, modified]
A. Where Ppermitted. A Mminor Uuse Ppermit, in accordance with Chapter 18.155 (Use Permit) is required for outdoor donation collection of clothes, books, equipment, merchandise, etcor similar items. [Source: 18.25.105.A, modified]
B. Permit Cconditions – Grounds for Ddenial. A Mminor Uuse Ppermit for outdoor donation collection facilities may include a condition to require yardssetbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the Ggeneral Pplan. If such impacts cannot be prevented, the Zzoning Aadministrator shall deny the Uuse Ppermit application. [Source: 18.25.105.B, modified]
C. Screening.

1. Screening shall be provided as prescribed by the Mminor Uuse Ppermit. [Source:

18.25.105.C, modified]

1.2. Any outdoor donation collection facility located within 300 feet of an Ra residential usedistrict shall be buffered from view from the public right-of-way. [Source:

18.25.105.C, modified]

18.25.140 Recycling Facilities
The following supplemental regulationsstandards govern recycling facilities including collection and processing facilities. [Source: 18.25.140, modified]
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A. Permits Rrequired. No person shall permit tThe placement, construction, or operation of any recycling facility requires without first obtaininga Minor minor Uuse Ppermit (MUP) and, if required, an Aarchitectural Rreview Permit commission (ARCARP) approval as follows:
[Source: 18.25.140.A, modified]
Table 18.25-C
Recycling Facility Permit Requirements
B. Permits for Mmultiple Ssites. The Zzoning Aadministrator may grant a Mminor Uuse Ppermit to allow more than one reverse vending machine or small collection facility located on different sites, provided the operator of each of the proposed facilities is the same and the proposed facilities are determined by the Zzoning Aadministrator to be similar in nature, size, and intensity of activity. All other facility types require separate permit applications for each site. [Source: 18.25.140.B, modified]
C. Design Ccriteria and Sstandards. [Source: 18.25.140.C]

1. Setbacks.
a. All collection facilitiesy shall be set back at least 20 feet from a street property line and 10 feet from an interior property line. In addition, a collection facility with more than 500 square feet of floor area shall be located at least 150 feet from an Ra residential zoning district. [Source: 18.25.140.C.1, modified] b. A container for the 24-hour donation of materials shall be at least five feet from the boundary of an Ra residential zoning district. [Source: 18.25.140.C.4, modified]

1.2. Machine Signs. Each machine in a collection facility shall be clearly marked with a sign that identifies the type of material to be deposited, operating instructions, and the identity and phone number of the operator or responsible person to call if the machine is inoperative. [Source: 18.25.140.C.2, modified]

2.3. A reverse vending machine installation shall use exterior materials and colors that are compatible with adjacent residential uses and other businesses on the site. [Source:

18.25.140.C.3]

3. A container for the 24-hour donation of materials shall be at least five feet from the boundary of an R district. [Source: 18.25.140.C.4]
Type of Facility Zoning Districts Permitted Permit Required Single-Feed Reverse Vending
Machine(s) RB, NB, C and LI None
Bulk Reverse Vending Machine and
Small Collection Facilities (500 sq. ft.
or less) RB, NB and LI MUPUse Permit, ARC ARP Approval
Large Collection Facility (Over 500 sq.
ft.) RB, NB, and LI MUse PermitUP, ARC ARP Approval
Light Processing Facility (Less than
45,000 sq. ft.) C and LI MUse PermitUP, ARC ARP Approval Heavy Processing Facility (Over
45,000 sq. ft.) LI MUse PermitUP, ARC ARP Approval
Item 10.3
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4. No collection facility shall be used at any time for collection of refuse or hazardous waste, except used motor oil accepted for recycling in accord with California Health and Safety Code Ssection 25250.11. [Source: 18.25.140.C.5, modified]

5. Processing Facilities.
a. In a processing facility, mechanical operations such as flattening, sorting, compacting, bailing, shredding and grinding shall take place within a fully enclosed building or within an area enclosed by a solid wood or masonry fence at least eight feet in height and at least 150 feet froman R a residential zoning district. [Source: 18.25.140.C.6, modified]
b. A processing facility shall be buffered by a landscape strip at least 10 feet wide along each property line. [Source: 18.25.140.C.7]
c. No processing facility shall operate between 8:00 p.m. and 8:00 a.m. if the facility is located within 500 feet of an Rresidential zoning district. [Source:

18.25.140.C.8, modified]
D. Site Cclean-Uup Rrequired. The operator and host business of any recycling, collection or processing facility shall, on a daily basis, remove any and all recyclable materials or refuse which has accumulated or is deposited outside the containers, bins or enclosures intended as receptacles for such materials. Failure to remove such materials or refuse after notice by the Ccity shall constitute grounds for permit revocation, in accordance with PHMC §

18.135.040Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source:

18.25.140.D, modified]

18.25.150 Service Station and Automobile Washing
The following supplemental development regulationsdevelopment standards shall apply to the “automobile service station”s and “automobile washing and exterior protection” use classifications. [Source: 18.25.120, modified]
A. Planting areasLandscaping.

1. Perimeter planting areas are the same as those requiredshall comply with the standards for parking lots by PHMC § as established in Section 18.80.120 (Screening, Lighting, and Landscaping)18.55.140, except where a building adjoins an interior property line. [Source: 18.25.120.A, modified

1.2. A minimum of 15 percent% of the site area shall be landscaped. [Source: 18.25.120.A, modified]
B. Storage of Mmaterials and Eequipment. A display rack for automobile products no more than four feet wide may be maintained at each pump island of a service station. If a display rack is not located on a pump island, it shall be placed within three feet of the principal building, and there may be no more than one per street frontage. [Source: 18.25.120.B, modified] C. Storage of Vvehicle Pparts and Ddismantled Vvehicles. All discarded parts, dismantled vehicles, wrecked vehicles, or vehicles under repair shall be stored or located in an enclosed storage area. [Source: 18.25.120.C, modified]
Item 10.3
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131

18.25.160 Vehicle Storage
The following regulations standards apply to any areas designated for vehicle storage use: [Source:

18.25.150, modified]
A. The vehicle storage lot area shall be entirely screened with an eight-foot-tall,a solid, aesthetically pleasing barrier at least eight feet in height. [Source: 18.25.150.A, modified] B. The storage facilities shall incorporate sound attenuation solutions to comply with PHMC §

18.50.060Chapter 18.85 (Performance Standards). [Source: 18.25.150.B, modified] C. When within 100 feet of a residential zoning district, the use shall not operate between the hours of 10:00 p.m. and 7:00 a.m. without the approval of a Uuse Ppermit. [Source:

18.25.150.C, modified]
D. The use shall comply with the Ccity’s national pollutant discharge elimination system (NPDES) regulations. (See as established in PHMC Chapter 15.05.) [Source: 18.25.150.D, modified] Item 10.3
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132
Chapter 18.30
Planned Unit Development
(PUD) and Precise Plan
Districts (PPD)
Item 10.3
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133
Chapter 18.30 Planned Unit Developments (PUD) and
Precise Plan Districts (PPD)
Sections

18.30.010 Purpose

18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD)

18.30.030 Land Use Regulations for PUDs and PPDs

18.30.040 Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD)

18.30.050 Concept Plan

18.30.060 Establishment of a PUD Zoning District

18.30.070 Development Plan and Architectural Review

18.30.080 Zoning Map Designation

18.30.010 Purpose
In addition to the general purposes listed in PHMC § 18.05.020Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the planned unit development and precise plan zoning districts are to: [Source: 18.30.010, modified]
A. Establish a procedure for the development of large parcels lots of land in order toto reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small parcelslots. [Source: 18.30.010.A, modified]
B. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.30.010.B]
C. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenities. [Source: 18.30.010.C] D. Encourage allocation and improvement of common open space in residential areas, andareas and provide for maintenance of the open space at the expense of those directly benefiting from it. [Source: 18.30.010.D, modified]
E. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods. [Source: 18.30.010.E]

18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD)
Land use and development regulations for a PUD or PPD existing as of October 21, 1995 (the date of adoption of Ordinance No. 710), shall be determined in accordance with Table 18.05-A_(Zoning District ClassificationsZoning Districts and General Plan Land Use Designations Consistency) in Part 1 of this Item 10.3
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Title, unless the existing PUD or PPD has an adopted land use and development schedule. In the event of a conflict between applicable zoning district regulations, the more restrictive provisions shall apply unless otherwise determined by the Zoning Administrator based on physical site characteristics. [Source: 18.30.020, modified]

18.30.02018.30.030Land Use Regulations for PUDs and PPDs The following land uses are allowed in a PUD and PPD:

A. No use other than an existing use is permitted allowed in on a lot in a PUD or PPD zoning district except in accord accordance with an valid approved PUD or Sspecific Pplan.

A.B. Any permitted or conditional use authorized by this Ttitle may be included in an approved PUD plan or an adopted Sspecific Pplan provided it is consistent with the underlying Ggeneral Pplan land use designation(s) for the propertylot(s) in which the PUD is located. [Source: 18.30.020, modified]

18.30.03018.30.040Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD)
A. Minimum Aarea. The minimum area of a PUD district shall be four contiguous acres. The Ccity Ccouncil may approve a PUD district that contains is less than four acres, if one of the following applies: [Source: 18.30.040.A, modified]

1. but Is at least two acres, upon a finding that special site characteristics exist; or, [Source: 18.30.040.A, modified]

1.2. and Is at least one acre when if the project site is located in a nonresidential Ggeneral Pplan land use classification, upon a finding that special site characteristics exist. [Source: 18.30.040.A, modified]
B. Residential Uunit Ddensity. The total number of dwelling units in a PUD plan shall not exceed be below the minimum number density permitted allowed by the applicable Ggeneral Pplan land use designation for the total area allocated to residential use unless findings under General Plan Land Use
Designation
Applicable Zoning District(s) Land Use aand Development Standard Tables
Single-Family Low Density R-20 and R-15 Table 18.15-1; Table 18.15-2 Single-Family Medium Density R-10 and R-10A 18.20.020Table 18.15-1;

18.20.030Table 18.15-2
Single-Family High Density R-7 and R-6 18.20.020Table 18.15-1;

18.20.030Table 18.15-2
Multiple-Family Very Low Density MRVL 18.20.020Table 18.15-1;

18.20.030Table 18.15-2
Multiple-Family Low Density MRL 18.20.020Table 18.15-1;

18.20.030Table 18.15-2
Multiple-Family Medium Density MRM 18.20.020Table 18.15-1;

18.20.030Table 18.15-2
Multiple-Family High Density MRH 18.20.020Table 18.15-1;

18.20.030Table 18.15-2
Commercial/Retail RB Table 18.25-1; Table 18.25-2
Office PAO Table 18.25-1; Table 18.25-2
Limited Industrial LI Table 18.25-1; Table 18.25-2
Park R-20 Table 18.25-1; Table 18.25-2
Open Space R-20 18.20.020Table 18.15-1;

18.20.030Table 18.15-2
Item 10.3
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Government Code Ssection 65589.5 are met. and in In no instance shall the maximum number of dwelling units exceed the maximum permitted allowed by the applicable Ggeneral Pplan land use designation unless a density bonus is approved under PHMC § 18.20.150Section

18.15.110 (Density Bonus). [Source: 18.30.040.B, modified] C. Performance Sstandards. The performance standards prescribed by PHMC §

18.50.060established in Chapter 18.85 (Performance Standards) shall apply to all PUDs and PPDs. [Source: 18.30.040.C, modified]
D. Other Ddevelopment Standardsregulations. All development in a PUD or PPD shall comply with all oOther development regulations standards shall be as prescribedestablished in the by approved the PUD or Sspecific Pplan. [Source: 18.30.040.D, modified] E. Accessory Ddwelling Uunits. Any accessory dwelling unit(s) or units approved within a PUD shall comply with all applicable regulations standards contained established in PHMC §

18.20.095Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)). [Source:

18.30.040.D, modified]

18.30.04018.30.050Concept Plan
Each For a site to be rezoned rezoning to PUD, shall have a written concept plan shall be adopted as part of the ordinance. The concept plan shall include a text and diagram(s) or diagrams that specify:
[Source: 18.30.050, modified]
A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the planPUD. [Source: 18.30.050.A, modified] B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities proposed to be located in the area covered by the plan PUD and needed to support the land uses described in the planPUD. [Source: 18.30.050.B, modified] C. Standards and criteria by which development will proceed, and standards for conservation, development, and utilization of natural resources including geological features, where applicable. [Source: 18.30.050.C, modified]
D. A land use regulation schedule table defining the permitted, conditional, temporary, and accessory uses allowed in the PUD. [Source: 18.30.050.D, modified] E. A development regulation schedule table establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source: 18.30.050.E, modified]
F. Design criteria for all landscaped areas, buildings, and structures. [Source: 18.30.050.F, modified]
G. A statement of on the relationship of the proposed rezoning to the Ggeneral Pplan. [Source:

18.30.050.G modified]
Item 10.3
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18.30.05018.30.060Review Authority and ActionEstablishment of a PUD Zoning District
A. Application Process and Procedure.

1. Application. For a site to be rezoned to a PUD, the applicant shall submit an application to initiate an amendment to the Zoning Map and Zoning Ordinance in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed PUD Concept Plan that complies with Section 18.30.050 (Concept Plan) or a Specific Plan, if prepared. [Source: NEW]

1.2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Pplanning Ccommission consideration of the PUD request for rezoning, the Aarchitectural Rreview Ccommission shall review and make recommendations to the Pplanning Ccommission. The planning commission shall consider an application for rezoning to a PUD district as prescribed in PHMC Chapter 18.125, and shall, at the same time, consider the proposed PUD concept plan or specific plan accompanying the application. A commission recommendation to rezone to a PUD district shall be accompanied by a resolution approving a PUD concept plan or recommending a specific plan. [Source: 18.30.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a PUD or PPD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the PUD or Specific Plan in accordance with this Section.

B.C. Architectural Rreview Ccommission Recommendationaction. The Aarchitectural Rreview Ccommission may recommend approval or conditional approval of a PUD applicationconcept plan to the Planning Commission upon finding that: [Source: 18.30.060.A, modified]

1. The design of the structures conforms to the topographic features of the particular site; [Source: 18.30.060.A.1, modified]

2. The design of the structures enhances the natural attributes of the particular site; [Source: 18.30.060.A.2, modified]

3. The scale and bulk of the structures are appropriate to the particular site; and [Source:

18.30.060.A.3, modified]

4. The landscape plan is appropriate to the particular site. [Source: 18.30.060.A.4, modified]
C.D. Planning Ccommission Recommendationaction. The Planning Commission shall consider an application for rezoning to a PUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed PUD plan or Specific Plan accompanying the application. A Planning Commission recommendation to rezone to a PUD zoning district shall be accompanied by a Item 10.3
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recommendation to approve a PUD Concept Plan or Specific Plan. The Pplanning Ccommission may recommend approval or conditional approval of a PUD Concept Pplan and a request to rezoning rezone to a PUD or PPD zoning district or recommend approval or conditional approval of a Sspecific Pplan upon finding that: [Source: 18.30.060.B, modified]

1. The PUD plan or Sspecific Pplan is consistent with the Ggeneral Pplan and other applicable policies and is compatible with surrounding development; [Source:

18.30.060.B.1, modified]

2. The PUD plan or Sspecific Pplan will enhance the potential for superior urban design in comparison with the development under the base underlying zoning district regulations that would apply if the plan were not approved; [Source: 18.30.060.B.2, modified]

3. Deviations from the base underlying zoning district regulations are justified by through compensating benefits of the PUD plan or Sspecific Pplan; [Source: 18.30.060.B.3, modified]

4. The PUD plan or Sspecific Pplan includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.30.060.B.4, modified]

5. The PUD plan or Sspecific Pplan has been considered by the Aarchitectural Rreview Ccommission in accordance with Subsection C of this Section. [Source: 18.30.060.B.5, modified]
D.E. City Ccouncil actionAction. After a public hearing, the council shall approve, modify, or reject the Pplanning Ccommission’s recommendation; provided, that a modification not previously considered by the Pplanning Ccommission shall be referred to the Pplanning Ccommission for a report before adoption of an ordinance amending the zoning regulations or map. Failure of the Pplanning Ccommission to report within 40 60 days after referral, or such longer period as may be designated by the council other period designated by City Council, shall be deemed an approval by the Planning Commission of the proposed modification. Prior to adoption of an ordinance establishing a PUD zoning district or a resolution adopting a Sspecific Pplan, the City Ccouncil shall make findings that the proposed regulation ordinance or map amendment and the PUD plan or Sspecific Pplan is consistent with the policies of the Ggeneral Pplan and the notice and hearing provisions of this Ttitle. [Source: 18.30.060.C, modified] E.F. Concurrent Ssubmittal. A Ddevelopment Pplan, Aarchitectural Rreview Ppermit, Uuse Ppermit, and/or any associated permits may be submitted for review concurrently with a PUD planapplication. In a concurrent submittal, the Ccity Ccouncil shall be the final decision-maker on all applications after considering recommendations from the Pplanning Ccommission and/or Aarchitectural Rreview Ccommission as applicable. [Source: 18.30.060.D, modified]

18.30.06018.30.070Development Plan and Architectural Review A. Plans for a project within a PUD or PPD district shall be accepted for Ddevelopment Pplan review as prescribed by PHMC Chapter 18.90 in accordance with Chapter 18.125 (Development Plan) and Aarchitectural Rreview as prescribed by PHMC Chapter 18.115 in accordance with Chapter 18.120 (Architectural Review Permits) only if they are consistent with Item 10.3
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an approved PUD or PPD plan or Sspecific Pplan for that PUD or PPD zoning district. No project may be approved and no Bbuilding Ppermit issued unless the project, alteration, or use is consistent with an approved PUD or PPD Cconcept Pplan or an approved Sspecific Pplan. [Source: 18.30.080, modified]
B. Changes to a PUD or PPD.

1. Minor changes to an existing PUD or PPD plan, as determined by the Zzoning Aadministrator, are not subject to PHMC Chapter 18.115, Architectural Review PermitsChapter 18.120 (Architectural Review Permits). [Source: 18.30.080, modified]

2. The Zzoning Aadministrator shall determine what is major or minor change and has the discretion to make minor changes to an existing PUD or PPD .administrativelyministerially. Any interested person may appeal the Zzoning Aadministrator’s determination under PHMC Chapter 18.130Chapter 18.185 (Appeals and Calls for Review). [Source: 18.30.080, modified]

18.30.07018.30.080Zoning Map Designation
A PUD or PPD zoning district shall be noted on the Zzoning Mmap by the designations “PUD” or “PPD,” followed by the approved ordinance number of the rezoning. An approved Sspecific Pplan shall also be noted on the Zzoning Mmap. [Source: 18.30.070, modified] Item 10.3
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Chapter 18.35
Hillside Planned Unit
Development (HPUD)
Item 10.3
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140
Chapter 18.35 Hillside Planned Unit Development
(HPUD)
Sections

18.35.010 Purpose

18.35.020 Applicability and Exemptions

18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD)

18.35.040 Development Standards for Hillside Development

18.35.050 Design Standards for Hillside Development

18.35.060 Concept Plan

18.35.070 Establishment of an HPUD Zoning District

18.35.080 Development Plan and Architectural Review

18.35.090 Zoning Map Designation

18.35.010 Purpose
In addition to the general purposes listed in PHMC § 18.05.020Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the Hillside Planned Unit Development (HPUD) zoning district are to: [Source: 18.35.010, modified]
A. Preserve the physical and visual identity of the hills and ridgelines of Pleasant Hill and the natural geologic conditions consistent with the Ccity-Wwide Ddesign Gguidelines while allowing controlled development. [Source: 18.35.010.A, modified] B. Utilize performance standards and specific regulations to ensure that utilization of land for urban purposes is kept in balance with the need to conserve natural resources and protect life and property from natural hazards. [Source: 18.35.010.B] C. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.35.010.C]

18.35.020 Applicability and Exemptions
A. Applicability. The HPUD zoning district shall be imposed upon any parcel lot or site that has a residential Ggeneral Pplan residential land use designation and with an average slope of 15 percent% or greater. Residential parcelslots, with an average slope of 15 percent% or greater, which are subdivided to their maximum density and in a zoning district other than HPUD shall be subject only to the standards established in Subsections B, D, and E of Section 18.35.040 (Development Standards for Hillside Development) PHMC § 18.35.040.B, D and E and PHMC § 18.35.050Section 18.35.050 (Design Standards for Hillside Development). [Source:

18.35.020, modified]
B. Exemptions. The following Housing Opportunity sites, as identified in the 6 th Cycle Housing
Element, are exempt from the regulations established in this Chapter. [Source: NEW] Item 10.3
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1. APN - 154-140-015 (Morello Terraces)

1.2. APN 152-010-004 (Paso Nogal)

18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD)
Schedule 18.35.030 Table 18.35-A (Hillside Planned Unit Development Land Use Regulations) sets forth the land use regulations for the HPUD district as established by letter designations as follows:
[Source: 18.35.030]
Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Residential Uses
Accessory dwelling unit P Section 18.15.050 PHMC § 18.20.095.

Accessory dwelling unit, junior P Section 18.15.050
Congregate care, limited U
Day care, limited P
Employee housing P
Family day care home P
Home occupation UP Section 18.15.130PHMC § 18.20.070.

Residential care, limited P
Residential care facility, small, licensed P
Residential care facility, small,
unlicensed
P
Single-family residential P
with boarder or lodger P No more than 3 boarders or lodgers in rooms with no kitchen facilities.

Supportive Housing P
Transitional Housing P
Public and Semipublic Uses
Day care, large family U See PHMC § 18.20.080.

Day care, general U
Park and recreational facilities U
Item 10.3
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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Religious Place of assembly U
Public safety facilities U
Offender rehabilitation services –
Residential Care facility, large, licensed
or unlicensed
U
Residential care, general U
School, public or private college and
university
U
School, private U
School, technical/trade and vocational U
Utilities, major U
Utilities, minor P
Commercial Uses
Animal sales and service L-1 Only animal boarding and riding academies.

Animal boarding L-1
Horticulture, limited P
Riding academy L-1
Accessory Uses
Accessory Uses P/U L-2
Temporary Uses
Agricultural sales T
Commercial filming, limited T
Personal property sales P Section 18.210.070 and Chapter 18.160.

Item 10.3
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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Street fairs T
Limitations on Specific Use Classifications
L-1 The keeping of large animals on a site of at least one acre is permitted with no more than two large animals per acre. Any barn, stable or other structure used to house large animals shall be located at least 100 feet from the boundary line of a street or public road and at least 50 feet from a side, front or rear property line.

L-2 Domestic and small animals are permitted, except no more than three mature dogs and no more than five mature cats or rabbits and five hens may be kept, harbored, possessed or maintained on any parcel. Farm animals including roosters, geese, turkeys, pigs, goats and sheep are not permitted. “P” designates use classifications permitted in residential districts. [Source: 18.35.030] “U” designates use classifications permitted on approval of a use permit. [Source: 18.35.030] “T” designates use classifications permitted on approval of a temporary use permit. [Source: 18.35.030] “L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule. [Source: 18.35.030]
“P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use. [Source: 18.35.030]
The uses listed are based on the use classifications set forth in PHMC Chapter 18.15. Use classifications not listed are prohibited unless authorized by zoning administrator resolution under PHMC § 18.15.010. The “Additional Use Regulations” column includes specific limitations applicable to the use classifications or refers to regulations located elsewhere in this chapter. [Source: 18.35.030]

18.35.040 Development Standards for Hillside Planned Unit Development Zoning DistrictDevelopment
A. Residential Uunit Ddensity. The number of residential units allowed on a site in the HPUD zoning district shall be computed based on the average percent of slope of the natural terrain of the site and the allowable density per net acre associated with that average percentage, as shown in Schedule 18.35.040Table 18.35-B (Slope Density Regulations). Any existing legal parcel lot within the HPUD zoning district, with a slope equal to or greater than 15 percent% and containing less than 15,000 square feet of gross lot area, may be developed with one single-family dwelling unit (and, if approved, and an accessory dwelling unit) subject to Item 10.3
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compliance with all other applicable development standards and design guidelines. Fractional average percent of slope shall be rounded upward to the next whole number, but the maximum number of units allowed on a site in the HPUD zoning district shall not be rounded upward to the nearest whole number. Table 18.35-B (Slope Density Regulations)Schedule 18.35.040 also shows in column (2) the average lot area that must be achieved for each slope percentage based upon the maximum allowable density. [Source: 18.35.040.A, modified] B. Performance Sstandards. [Source: 18.35.040.B, modified]

1. Grading. On parcels lots with 15 percent% to 29.9 percent% slopes, the grading is limited to no more than 30 percent% of the gross site area. On slopes in excess of 29.9 percent%, the grading is limited to no more than 15 percent% of the gross site area. [Source: 18.35.040.B.1, modified]

2. Impervious Ssurface Ccoverage. Impervious surfaces are those which do not absorb water; including all buildings, parking areas, driveways, roads, sidewalks, and any areas of concrete or asphalt. On parcels lots with 15 percent% to 29.9 percent% slopes, the impervious surface coverage is limited to 15 percent% of the gross site area. On slopes in excess of 30 percent%, the impervious surface coverage is limited to 8%eight percent of the gross site area. [Source: 18.35.040.B.2, modified]

3. Noncompliance. If the grading or impervious surface coverage standards are not met, allowable density shall be reduced until both standards are met. [Source:

18.35.040.B.3]
C. Reduced Ddensity for Eenvironmental Iimpact Mmitigation. The Pplanning Ccommission shall reduce the allowable number of residential dwelling units allowed on a site, but not to a number below the minimum density, upon finding that such reduced density is required to preserve the physical and visual identity of the hills and ridgelines, protect natural vegetation including trees, retain scenic corridors, or provide for adequate drainage or appropriate internal circulation, and upon making the required findings under Government Code Ssection 65589.5. [Source:

18.35.040.C, modified]
D. Maximum number of stories and maximum building Hheight. No dwelling or structure shall exceed a height of 35 feet. [Source: 18.35.040.D, modified] E. Other Ddevelopment Rregulations. The requirements and standards for yards or setbacks applicable to a developmenthillside planned unit development in an HPUD zoning district are those standards established for residential zoning districtsset forth for the R district(s) similar in nature and function to that have the same General Plan Land Use Classification as the proposed planned unit development unless modified by the design standards in PHMC §

18.35.050Section 18.35.050 (Design Standards for Hillside Planned Unit Development Zoning District). The requirements and standards for public improvements are those which apply in other R district(s)residential zoning districts in the city, unless modified by the Pplanning Ccommission because of special topographical and design considerations. [Source:

18.35.040.E, modified]
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Table 18.35-B: Slope Density Regulations
15 2.904 15,000
16 2.848 15,294
17 2.734 15,932
18 2.624 16,664
19 2.489 17,501
20 2.360 18,457
21 2.227 19,559
22 2.000 21,780
23 1.954 22,292
24 1.815 24,000
25 1.678 25,959
26 1.541 28,267
27 1.406 30,981
28 1.275 34,164
29 1.147 37,977
30 1.025 42,497
31 0.908 47,973
32 0.798 55,209
33 0.696 62,586
34 0.601 72,479
35 0.515 84,582
36 0.438 99,225
37 0.372 117,096
38 0.315 138,285
39 0.270 161,081
40 0.236 184,576
41 0.213 204,507
42 0.201 216,716
43 or more 0.200 217,800

18.35.050 Design Standards for Hillside Planned Unit Development District (HPUD)Development
A. Grading. Streets, buildings, and other manmade structures shall be designed to complement the natural terrain and landscape. [Source: 18.35.050.A] B. Ridge Vviews. The location of structures shall not disrupt the natural silhouette of prominent ridges as viewed from a public street. [Source: 18.35.050.B, modified] C. Landscaping. Landscaping of areas around structures shall provide a smooth transition and blend into the natural landscape. Native and other drought-tolerant plants shall be used except immediately adjacent to residential structures. Graded areas shall be replanted to protect them from soil erosion and to eliminate visual scarring. [Source: 18.35.050.C] D. Building Ddesign. To reduce visual impacts and the amount of grading, both upslope and downslope units are encouraged. [Source: 18.35.050.D, modified] E. Street Ddesign. The pattern of roadways in the hillsides shall be based upon good engineering practice and upon the general policy of maintaining the natural environmental setting of the hillside. In response to this policy, public rights-of-way shall be aligned in a manner to avoid existing trees and riparian environments. In cases where it is necessary to place rights-of-way Average Percent Slope Allowable Density
(Dwelling Units per Net Acre)
Average Lot Area Required
(Sq. Ft.)
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on or near the ridge tops, grading for roadways shall be minimized to reduce visual scarring.

The specific road alignments shall be based upon the following constraints: [Source:

18.35.050.E, modified]

1. Volume of traffic; [Source: 18.35.050.E.1]

2. Topography; [Source: 18.35.050.E.2]

3. Public safety; [Source: 18.35.050.E.3]

4. Lot size and on-street parking needs; and [Source: 18.35.050.E.4]

5. Drainage requirements. [Source: 18.35.050.E.5]
F. Visitor Pparking. Parking bays for visitor parking are encouraged. [Source: 18.35.050.F, modified]
G. Emergency Aaccess. Emergency access shall be provided to open space areas, especially to the rear of dwellings or dwelling groups. [Source: 18.35.050.G, modified] H. Nonvehicular Ccirculation. Separate pedestrian circulation and trail plans, according to the Ggeneral Pplan, shall be provided. [Source: 18.35.050.H, modified] I. Clustering. Encourage clustering of homes and requireto assist in the protection of natural features such as large trees, knolls, rock, outcroppings, riparian areas, and scenic corridors. [Source: 18.35.050.I, modified]

18.35.060 Concept Plan
The Ccity Ccouncil shall approve a Cconcept Pplan at the same time that it adopts an ordinance establishing an HPUD zoning district. The Cconcept Pplan shall include a text and diagram or diagrams which specify: [Source: 18.35.060, modified]
A. A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. [Source: 18.35.060.A, modified] B. B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities. [Source: 18.35.060.B, modified]
C. C. Standards and criteria by which development will proceed, and standards for conservation, development and utilization of natural resources, where applicable. [Source: 18.35.060.C, modified]
D. D. A development regulation schedule establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source: 18.35.060.D, modified]
E. E. Design criteria and placement for all buildings and structures. [Source: 18.35.060.E, modified]
F. F. A statement of on the relationship of the proposed rezoning to the Ggeneral Pplan. [Source:

18.35.060.F, modified]
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18.35.070 Establishment of an HPUD Zoning District
A. Application Process and Procedure.

1. Application. For a site to be rezoned to a HPUD zoning district, the applicant shall submit an application to initiate an amendment to the Zoning Map in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed HPUD Concept Plan that complies with Section 18.30.050 (Concept Plan). [Source: NEW]

2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Planning Commission’s consideration of the HPUD request for rezoning, the Architectural Review Commission shall review and make recommendations to the Planning Commission. [Source: 18.35.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a HPUD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the HPUD or Specific Plan in accordance with this Section. [Source: NEW]
A. Before planning commission consideration of a proposed HPUD district, the architectural review commission shall review the proposal and make recommendations to the planning commission. The planning commission shall consider an application for rezoning to an HPUD district as prescribed in PHMC Chapter 18.125, and shall at the same time consider the proposed HPUD concept plan accompanying the application. A planning commission recommendation to rezone to the HPUD district shall be accompanied by a resolution approving an HPUD concept plan. [Source: 18.35.070]
B.C. Architectural Rreview Ccommission Recommendationaction. The Aarchitectural Rreview Ccommission may shall recommend approval or conditional approval of a proposed HPUD concept plan upon finding that: [Source: 18.35.070.A, modified]

1. The design of the structures conforms to the topographic features of the particular site; [Source: 18.35.070.A.1]

2. The design of the structures enhances the natural attributes of the particular site; [Source: 18.35.070.A.2]

3. The scale and bulk of the structures are appropriate to the particular site; and [Source:

18.35.070.A.3]

4. The HPUD is in substantial compliance with Ccity-Wwide Ddesign Gguidelines. [Source: 18.35.070.A.4, modified]
C.D. Planning Ccommission Recommendationaction. The Planning Commission shall consider an application for rezoning to a HPUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed HPUD Concept Plan submitted with the application. A Planning Commission Item 10.3
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recommendation to rezone to a HPUD zoning district shall be accompanied by a recommendation on the HPUD Concept Plan. The Pplanning Ccommission may approve or conditionally approve an HPUD Cconcept Pplan upon finding that: [Source: 18.35.070.B, modified]

1. The HPUD Cconcept Pplan is consistent with the adopted Ggeneral Pplan and other applicable policies and is compatible with surrounding development; [Source:

18.35.070.B.1, modified]

2. Deviations from the base district regulations are justified by compensating benefits of the HPUD plan; [Source: 18.35.070.B.2]

3. The HPUD Cconcept Pplan includes adequate provisions for utilities services and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.35.070.B.3, modified]

4. The HPUD Cconcept Pplan has been reviewed by the Aarchitectural Rreview Ccommission. [Source: 18.35.070.B.4, modified]
D.E. City Ccouncil Aaction. After a public hearing, the City Ccouncil shall approve, modify, or reject the Pplanning Ccommission’s recommendation; provided, that a any modification not previously considered by the Pplanning Ccommission shall be referred to the Pplanning Ccommission for a report prior to adoption of an ordinance amending the zoning regulations or mapZoning Ordinance or Zoning Map. Failure of the Pplanning Ccommission to report within 40 60 days after referral, other period designated by City Council, or such longer period as may be designated by the council shall be deemed approval by the Planning Commission of the proposed modification. Prior toBefore adoption of an ordinance, the City Ccouncil shall make findings that the proposed regulation Zoning Ordinance or Zoning Map or map Aamendment is consistent with the policies of the Ggeneral Pplan and the notice and hearing provisions of this Ttitle. [Source: 18.35.070.C, modified]
E.F. Concurrent Ssubmittal. A Ddevelopment Pplan, Aarchitectural Rreview Ppermit, Uuse Ppermit, and/or any associated permits may be submitted for review concurrently with an HPUD Cconcept Pplan. In a concurrent submittal, the Ccity Ccouncil shall be the final decision-maker on all applications after considering recommendations from the Pplanning Ccommission and/or Aarchitectural Rreview Ccommission as applicable. [Source: 18.35.070.D, modified]

18.35.080 Development Plan and Architectural Review
A. Plans for a project in an HPUD zoning district shall be accepted for final development site plan review in accordance with Chapter 18.125 (Development Plan) and architectural review in accordance with Chapter 18.120 (Architectural Review Permits)as prescribed by PHMC Chapter 18.90 and architectural review as prescribed by PHMC Chapter 18.115, only if they are consistent with a valid HPUD plan. [Source: 18.35.090, modified] B. Changes to a HPUD Plan.

1. Minor changes to an existing HPUD plan, as determined by the Zzoning Aadministrator, shall not be subject to Chapter 18.120 (Architectural Review Permits)PHMC Chapter 18.115, Architectural Review Permits. [Source: 18.35.090, modified]
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2. The Zzoning Aadministrator shall determine what is major or minor change and has the discretion to make minor changes to an existing HPUD plan ministerially. Any interested person may appeal the Zzoning Aadministrator’s determination under Chapter 18.185 (Appeals and Calls for Review)PHMC Chapter 18.130. [Source:

18.35.090, modified]

18.35.090 Zoning Map Designation
An HPUD zoning district shall be noted on the Zoning Map by the designation “HPUD,” followed by the ordinance number of the rezoning approving the HPUD plan. [Source: 18.35.080, modified] Item 10.3
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Chapter 18.40
Overlay Districts
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Chapter 18.40 Overlay Districts
Sections

18.40.010 General Provisions

18.40.020 Historic Districts and Cultural Resources Districts (H, CR)

18.40.010 General Provisions
A. Purpose and Applicability. Overlay districts are zoning districts established to carry out specific land use or design purposes in addition to the land use and development standards of the underlying zoning district. They are governed by a set of regulations that address specific subjects, such as historic districts and cultural resources. Overlay districts may be initially established by adding a specific Ssection to this Part 3, Overlay DistrictsChapter, without being actually delineated on the Zzoning Mmap. At a later time, when an opportunity arises to carry out the intended purpose(s) for one or more sites that meet the criteria for designationthe overlay district, the Ccity Ccouncil may adopt an ordinance amending the Zzoning Mmap to delineate the boundaries of the overlay district. The provisions of the overlay district then will be combined with the provisions of the base underlying zoning district for that site or sites to which the overlay district applies. When there is a conflict between the standards of the underlying zoning district and the overlay district, and the provisions of the overlay district shall applymore restrictive provisions will govern. [Source: 18.40.010, modified] B. Initiation – Review and Approval. The Pplanning Ccommission or the Ccity Ccouncil may initiate an amendment to the Zzoning Oordinance to establish an overlay district under the procedures established in PHMC Chapter 18.125, Zoning Ordinance AmendmentsChapter

18.180 (Amendments – Zoning Ordinance and Zoning Map). The Pplanning Ccommission may recommend and the Ccity Ccouncil may adopt an ordinance enacting overlay district provisions under the requirements and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) PHMC Chapter 18.125 after duly noticed public hearings. [Source: 18.40.020, modified]

18.40.020 Historic Districts and Cultural Resources Districts (H, CR) A. Specific Ppurposes. The specific purposes of the historic districts and cultural resources overlay districts are to prevent neglect of historic or architecturally significant buildings, encourage public appreciation of the city’s past, foster civic and neighborhood pride, enhance property values and increase economic and financial benefits to the city, and encourage public participation in identifying and preserving historical and architectural resources. The historic districts and cultural resources overlay districts are intended to: [Source: 18.45.020, modified]

1. Promote the conservation, preservation, protection, and enhancement of cultural resources, landmarks and historic districts, sites, buildings, structures, and objects significant in history, architecture, archaeology, and culture which impart a distinct Item 10.3
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aspect to the city and serve as visible reminders of the city’s culture and heritage; [Source: 18.45.020.A, modified]

2. Deter demolition, destruction, alteration, misuse, or neglect of historically, culturally, archaeologically or architecturally significant districts, sites, buildings, and objects that form an important link to the city’s past; [Source: 18.45.020.B, modified]

3. Encourage development tailored to the character and significance of each historic district or landmark through an historic district conservation plan that includes goals, objectives, and design standards; [Source: 18.45.020.C]

4. Provide a review process for the appropriate preservation and development of important cultural, architectural, and historical resources; and [Source: 18.45.020.D, modified]

5. Promote maintenance of a harmonious outward appearance of both historic and modern structures through complementary scale, form, color, proportion, texture, and material. [Source: 18.45.020.E, modified]
B. Responsibilities and applicability.Identifying and Establishing Historic and Cultural Resources

1. ResponsibilitiesIdentification. It is the responsibility of the Architectural Review Commission to: The city’s architectural review commission shall: [Source: 18.45.020.A, modified]
a. Establish criteria and conduct a comprehensive survey in conformance with Sstate survey standards and guidelines of cultural heritage resources within the boundaries of the city, notify property owners of cultural heritage resources identified by the survey, publicize the results of the survey with the consent of each cultural heritage resource owner, and periodically update the survey results. [Source: 18.45.020.A.A.1, modified]
b. Recommend to the Pplanning Ccommission and Ccity Ccouncil the designation of cultural resources and historic districts determined to be appropriate for historic preservation. [Source: 18.45.020.A.2, modified] c. Maintain a local register of cultural resources within the city including all information required for such designation. The register shall remain in the possession of the Ccity and be accessible to the public. [Source: