Pleasant Hill City Council
October 20, 2025

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
City Council Meeting Agenda - Page 1503 of 2323 - Monday, October 20, 2025 Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
37 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
City Council Meeting Agenda - Page 1504 of 2323 - Monday, October 20, 2025 Chapter 18.215 Definitions
38 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.

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

Item 10.3
City Council Meeting Agenda - Page 1505 of 2323 - Monday, October 20, 2025 Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
39 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 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 Item 10.3
City Council Meeting Agenda - Page 1506 of 2323 - Monday, October 20, 2025 Chapter 18.215 Definitions
40 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 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.

Item 10.3
City Council Meeting Agenda - Page 1507 of 2323 - Monday, October 20, 2025 Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
41 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 1508 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Title 18 PLANNING AND LAND USE

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Title 18

PLANNING AND LAND USE
Chapters:

Part 1. General Provisions [Part 1]

18.05 Purpose and Organization [18.05]

18.10 Applicability and Interpretation [18.10]

18.15 Use Classifications [18.2100]
Item 10.3
City Council Meeting Agenda - Page 1509 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.05 PURPOSE AND ORGANIZATION

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Chapter 18.05 [18.05]

PURPOSE AND ORGANIZATION
Sections:

18.05.010 Title. [18.05.010]

18.05.020 Purposes. [18.05.020]

18.05.030 Organization of zoning regulations. [18.05.030]

18.05.010 Title. [18.05.010]
This title of the municipal code shall be known and cited as the zoning ordinance. A copy of the zoning regulations and the zoning 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)

18.05.020 Purposes. [18.05.020]
The broad purposes of the zoning ordinance are 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 ordinance is intended to:

A. Provide a precise guide for the physical development of the city in order to:

1. Preserve the character and quality of residential neighborhoods;

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

3. Achieve the arrangement of land uses described in the general plan.

B. Promote the economic stability of existing land uses.

C. Prevent excessive population densities and overcrowding of land or buildings.

D. Ensure the provision of adequate open space for light, air, and fire safety.

E. 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)

18.05.030 Organization of zoning regulations. [18.05.030] Part 1: General Provisions establishes the overall organization and applicability of the regulations and includes use classifications.

Part 2:

Base District Regulations specify the land uses permitted or conditionally permitted in each residential, commercial and industrial zoning district, and include special requirements, if any, that are applicable to specific uses. Base district regulations also include development standards to control the height, bulk, location and appearance of structures on development sites, and requirements for landscaping.

Part 3:

Overlay District Regulations modify base district regulations for specific purposes. The overlay district enables the city to designate historic districts and cultural resources.

Part 4:

Regulations Applying in All Districts include supplemental site development regulations, parking and loading requirements, sign controls, and provisions for nonconforming uses, structures, and signs.

Part 5:

Administration contains detailed procedures for the administration of the zoning 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.

Part 6:

General Terms includes a list of terms used in the 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. (Ord. 890 § 2, 2015; Ord. 710 § 35-1.6, 1996; 1991 code § 35-1.6) Item 10.3
City Council Meeting Agenda - Page 1510 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.10 APPLICABILITY AND

INTERPRETATION

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Chapter 18.10 [18.10]

APPLICABILITY AND INTERPRETATION
Sections:

18.10.010 Purpose and applicability. [18.10.010]

18.10.020 General rules for applicability of zoning regulations. [18.10.020]

18.10.030 Rules for construction of language. [18.10.030]

18.10.040 Rules for interpretation of text and zoning map – Record keeping. [18.10.040]

18.10.050 Applicability of land use and development regulations. [18.05.050]

18.10.010 Purpose and applicability. [18.10.010]
The purpose of this chapter is to provide precision in interpretation of the zoning regulations. The meaning and construction of words and phrases defined in this chapter apply throughout the zoning regulations, except where the context requires a different meaning. (Ord. 710 § 35-2.1, 1996; 1991 code § 35-2.1)

18.10.020 General rules for applicability of zoning regulations. [18.10.020] A. Applicability to property. Zoning regulations 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 public agency-owned property. Application of regulations to specific lots shall be governed by the zoning map.

B. Applicability to streets and rights-of-way. Public streets, utility 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 district boundary, unless otherwise depicted on the zoning map.

C. Compliance with regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished or moved in any zoning district except in accord with this title.

D. Public nuisance. Neither the provisions of this title nor the approval of any permit authorized by this title shall authorize the maintenance of a public nuisance. A violation of any provision of this title is a public nuisance. (Reference: PHMC § 18.135.010.)
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.

F. Requests for notice. 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.

G. Conflict with other regulations. Where conflict occurs between the provisions of this title and any other city code, chapter, resolution, guideline, or regulation, the more restrictive provision shall control unless otherwise specified in this chapter.

H. Relation to private agreements. This title shall not interfere with or annul any easement, covenant, or other agreement now in effect.

I. Relation to prior ordinance. The provisions of this title supersede all prior zoning ordinances of the city.

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 working day.

Item 10.3
City Council Meeting Agenda - Page 1511 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.10 APPLICABILITY AND

INTERPRETATION

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

K. Zoning of land proposed for annexation. The zoning administrator shall recommend prezoning consistent with the general plan designation for land 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.

L. Application during 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 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)

18.10.030 Rules for construction of language. [18.10.030] In addition to the general provisions of the Pleasant Hill Municipal Code, the following rules of construction shall apply:

A. The particular controls the general.

B. Unless the context clearly indicates the contrary, the following conjunctions shall be interpreted as follows:

1. And indicates that all connected words or provisions shall apply;

2. Or indicates that the connected words or provisions may apply singly or in any combination; and

3. Either ... or indicates that the connected words or provisions shall apply singly but not in combination.

C. In case of conflict between the text and a diagram, the text controls.

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.

E. All references to days are to calendar days unless otherwise indicated.

F. Section headings shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any section.

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)

18.10.040 Rules for interpretation of text and zoning map – Record keeping. [18.10.040] A. Zoning regulations. Where uncertainty exists regarding the interpretation of a provision of this title or its application to a specific site, the zoning administrator shall determine the intent of the provision.

B. Zoning map. Where uncertainty exists regarding the boundary of a zoning district, the following rules shall apply:

1. District boundaries shown as approximately following the property line of a lot shall be construed to follow the property line.

2. On unsubdivided land, or where a district boundary divides a lot, the location of the 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.

3. District boundaries shown as approximately following the right-of-way line of a freeway, street, railroad, or other identifiable boundary line shall be construed to follow the right-of-way or boundary line.

4. District boundaries shown as lying within the right-of-way lines of a freeway, street, railroad, or other identifiable boundary line shall be construed to follow the centerline of the right-of-way or boundary line.

5. If any uncertainty remains as to the location of a district boundary or other feature shown on the zoning map, the location shall be determined by the zoning administrator.

Item 10.3
City Council Meeting Agenda - Page 1512 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.10 APPLICABILITY AND

INTERPRETATION

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

C. Record of interpretation. The zoning administrator shall keep a record of interpretations made under this section which shall be available to the public. (Ord. 710 § 35-2.6, 1996; 1991 code § 35-2.6)

18.10.050 Applicability of land use and development regulations. [18.05.050] A. Establishment of base zoning districts. Base zoning districts into which the city is divided are established as follows:

Base District
Designator Base District Name
R-6 Single-Family Residential District: Minimum lot size: 6,000 sq. ft.

R-7 Single-Family Residential District: Minimum lot size: 7,000 sq. ft.

R-10 Single-Family Residential District: Minimum lot size: 10,000 sq. ft.

R-10A Single-Family Residential District: Minimum lot size: 10,000 sq. ft.1 R-15 Single-Family Residential District: Minimum lot size: 15,000 sq. ft.

R-20 Single-Family Residential District: Minimum lot size: 20,000 sq. ft.

MRVL Very Low Density Multiple-Family Residential District: 7 to 11.9 units per acre MRL Low Density Multiple-Family Residential District: 12 to 19.9 units per acre MRM Medium Density Multiple-Family Residential District: 20 to 29.9 units per acre MRH High Density Multiple-Family Residential District: 30 to 40 units per acre NB Neighborhood Business District
RB Retail Business District
C General Commercial District
PAO Professional and Administrative Office District
LI Limited Industrial District
PUD/PPD Planned Unit Development or Precise Plan District HPUD Hillside Planned Unit Development District
1 In R-10A, the average lot size must be at least 10,000 sq. ft. Smaller lots may be permitted, but not less than 7,000 sq. ft.

References to R districts refer to all single-family and multifamily residential districts.

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:

1. CR – Cultural Resource Overlay District;

2. H – Historic Overlay District. (Ord. 796 § 1, 2005; Ord. 710 § 35-2.8, 1996; 1991 code § 35-2.8) Item 10.3
City Council Meeting Agenda - Page 1513 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Chapter 18.15 [18.210]

USE CLASSIFICATIONS
Sections:

18.15.010 Purpose and applicability. [18.210.010]

18.15.020 Residential use classifications. [18.210.060]

18.15.030 Public and semipublic use classifications. [18.210.050]

18.15.040 Commercial use classifications. [18.210.030]

18.15.050 Industrial use classifications. [18.210.040]

18.15.060 Accessory use classifications. [18.210.020]

18.15.070 Temporary use classifications. [18.210.070]

18.15.010 Purpose and applicability. [18.210.010]
Use classifications describe land uses and activities having similar characteristics. The following use classifications are included: residential, public and semipublic, commercial, industrial, accessory and temporary. If a specific land use or activity is not listed, but is substantially similar in character to the other uses within a classification, the zoning administrator may determine that the use or activity is within a classification. (Ord. 710 § 35-3.1, 1996; 1991 code § 35-3.1)

18.15.020 Residential use classifications. [18.210.060] Accessory dwelling unit. 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 dwelling is situated. An accessory dwelling unit also includes:
(1) an efficiency unit, as defined in Health and Safety Code section 17958.1, and (2) a manufactured home, as defined in Health and Safety Code section 18007. (Reference: PHMC § 18.20.095.) Bed and breakfast. An establishment offering lodging (with or without incidental meal and/or beverage service) in a single-family residential building and in conjunction with a single-family residential use, for short-term stays of less than 30 consecutive days.

Boarding and lodging. The renting of a room or rooms within an existing single-family dwelling where: (1) a bedroom or bedrooms are rented, with a separate rental agreement for each room, not for the entire dwelling; (2) for a minimum of 30 consecutive days; (3) with the common use of kitchen facilities; and (4) those occupying the bedroom or bedrooms do not function as a family as defined in PHMC § 18.140.010.

Care facility, large, licensed. Any one of the following residential or nonresidential care facilities, which serves seven or more residents (or clients):
• A health facility, as defined at Health and Safety Code section 1250, including general acute care hospital; acute psychiatric hospital; skilled nursing facility; intermediate care facility; intermediate care facility/ developmentally disabled – rehabilitative; special hospital; intermediate care facility/developmentally disabled; intermediate care facility/developmentally disabled – nursing; congregate living health facility; correctional treatment center (including in-patient health services and not including facilities providing offender rehabilitation services); nursing facility; and intermediate care facility/developmentally disabled – continuous nursing. • A community care facility, as defined at Health and Safety Code section 1502, including: residential facility; adult day program; therapeutic day services facility; foster family agency; foster family home; small family home; social rehabilitation facility; community treatment facility; full-service adoption agency; noncustodial adoption agency.
• A residential care facility, as defined at Health and Safety Code section 1568.01 as a residential care facility for persons with chronic, life-threatening illnesses who are 18 years of age or older, or are emancipated minors, and for family units.

Item 10.3
City Council Meeting Agenda - Page 1514 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. • A residential care facility for the elderly, as defined at Health and Safety Code section 1569.2(k) as a housing arrangement chosen voluntarily by persons 60 years of age or over (or their authorized representative) where varying levels and intensities of care and supervision, protective supervision, or personal care are provided based on their varying needs.
• A pediatric day health and respite care facility, as defined at Health and Safety Code section 1760.2, as a facility which provides an organized program of therapeutic social and day health activities and services and limited 24-hour inpatient respite care to medically fragile children 21 years of age or younger, including terminally ill and technology dependent children.
• An alcoholism or drug abuse recovery or treatment facility, as defined at Health and Safety Code section 11834.02, licensed by the state.

Care facility, large, unlicensed. A residential facility, not licensed by the state, in which seven or more individuals with a disability reside who are not living together as a family (as defined) and in which every person residing in the facility is an individual with a disability (except the licensee, members of the licensee’s family, or persons employed as facility staff).

Care facility, small, licensed. A small care facility of a type listed under Care facility, large, licensed which is: (1) a residential facility which serves (2) six or fewer residents (not including the licensee or members of the licensee’s family or staff), (3) licensed by the state. Any combination of two or more care facilities that are under the control and management of the same owner, operator, management company, licensee, or any affiliate of them, and are integrated components of one operation, are considered one facility.

Care facility, small, unlicensed. A residential facility of six or fewer total residents managed under a single operator and designed for short-term stays by each resident as a transition from drug or alcohol rehabilitation or while on parole. Any combination of two or more care facilities that are under the control and management of the same owner, operator, management company, licensee, or any affiliate of them, and are integrated components of one operation, are considered one facility.

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 fulltime 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; chocolatecovered 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 Saf. Code § 113758).

Family day care home. A facility that regularly provides care, protection, and supervision for 14 or fewer children, in the provider’s own home, for periods of less than 24 hours per day, while the parents or guardians are away and is either a large family day care home or a small family day care home, as defined in Health and Safety Code section 1596.78, including:
• Day care home, small family means a facility that provides care, protection, and supervision for eight or fewer children, including children under 10 years of age who reside at the home, as set forth in Health and Safety Code section 1597.44 and as defined in regulations; and
• Day care home, large family means a facility that provides care, protection, and supervision for seven to 14 children, inclusive, including children under 10 years of age who reside at the home, as set forth in Health and Safety Code section 1597.465 and as defined in regulations.

A small family day care home or large family day care home includes a detached single-family dwelling, a townhouse, a dwelling unit within a dwelling, or a dwelling unit within a covered multifamily dwelling in which the underlying zoning allows for residential uses. A small family day care home or large family day care home is where the day care provider resides, and includes a dwelling or a dwelling unit that is rented, leased, or owned.

Item 10.3
City Council Meeting Agenda - Page 1515 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Group residential. Shared living quarters, in multifamily zone districts, with or without separate kitchen or bathroom facilities for each room or unit. This classification includes boardinghouses, dormitories, and private residential clubs, but excludes care facilities.

Home occupation. A home occupation is an ongoing activity in a dwelling which provides goods or services where such activity is incidental to the primary use of the dwelling for residential purposes. (Reference: PHMC §

18.20.070.)
Junior accessory dwelling unit. A unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.

Mobile home park. Any area of land or property that has at least two mobile homes, manufactured homes, recreational vehicles, and/or lots that are held out for rent or lease.

Multifamily residential. Two or more dwelling units on a site.

Senior housing. Housing that is available only to households in which the head of the household is 55 years of age or older, and which is not a care facility (small or large) as defined elsewhere in this section.

Single-room occupancy. A single-room occupancy facility is a residential building that includes multiple singleroom occupancy units. “Single-room occupancy unit” means housing consisting of single-room dwelling units that are the primary residence of their occupant or occupants. If the single-room occupancy housing consists of new construction, conversion of nonresidential space, or reconstruction, the unit must contain either food preparation or sanitary facilities, and may contain both. If the single-room occupancy housing consists of acquisition or rehabilitation of an existing residential structure or hotel, neither food preparation nor sanitary facilities are required to be in the unit, but if the units do not contain sanitary facilities, the building must contain sanitary facilities that are shared by tenants (see 24 CFR 92.2).

Single-family residential. One dwelling unit located on a single lot.

Supportive housing. Housing with no limit on length of stay, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. “Target population” means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people. Supportive housing is a residential use subject only to the same requirements as apply to other residential dwellings of the same type in the same zone.

Transitional housing. Buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. Transitional housing is a residential use subject only to the same requirements as apply to other residential dwellings of the same type in the same zone. (Ord. 967 § 8, 2024; Ord. 938 § 2, 2020; Ord. 915 §§ 1, 2, 2017; Ord. 890 § 4, 2015; Ord. 874 § 1, 2013; Ord. 867 § 2, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 727 §§ 3, 10, 1998; Ord. 710 § 35-3.2, 1996; 1991 code § 35-3.2)

18.15.030 Public and semipublic use classifications. [18.210.050] Antenna, amateur radio. Private, noncommercial citizen band, ham and short-wave radio facilities.

Item 10.3
City Council Meeting Agenda - Page 1516 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Care facility, large, licensed. Any one of the following residential or nonresidential care facilities, which serves seven or more residents (or clients):
• A health facility, as defined at Health and Safety Code section 1250, including general acute care hospital; acute psychiatric hospital; skilled nursing facility; intermediate care facility; intermediate care facility/ developmentally disabled – rehabilitative; special hospital; intermediate care facility/developmentally disabled; intermediate care facility/developmentally disabled – nursing; congregate living health facility; correctional treatment center (including in-patient health services and not including facilities providing offender rehabilitation services); nursing facility; and intermediate care facility/developmentally disabled – continuous nursing. • A community care facility, as defined at Health and Safety Code section 1502, including: residential facility; adult day program; therapeutic day services facility; foster family agency; foster family home; small family home; social rehabilitation facility; community treatment facility; full-service adoption agency; noncustodial adoption agency.
• A residential care facility, as defined at Health and Safety Code section 1568.01 as a residential care facility for persons with chronic, life-threatening illnesses who are 18 years of age or older, or are emancipated minors, and for family units.
• A residential care facility for the elderly, as defined at Health and Safety Code section 1569.2(k) as a housing arrangement chosen voluntarily by persons 60 years of age or over (or their authorized representative) where varying levels and intensities of care and supervision, protective supervision, or personal care are provided based on their varying needs.
• A pediatric day health and respite care facility, as defined at Health and Safety Code section 1760.2 as a facility which provides an organized program of therapeutic social and day health activities and services and limited 24- hour inpatient respite care to medically fragile children 21 years of age or younger, including terminally ill and technology dependent children.
• An alcoholism or drug abuse recovery or treatment facility, as defined at Health and Safety Code section 11834.02, licensed by the state.

Care facility, large, unlicensed. A residential facility, not licensed by the state, in which seven or more individuals with a disability reside who are not living together as a family (as defined) and in which every person residing in the facility is an individual with a disability (except the licensee, members of the licensee’s family, or persons employed as facility staff).

Cemetery. Land used for the burial of the dead and dedicated for cemetery purposes, including columbariums, crematories, mausoleums, and mortuaries when operated in conjunction with and within the boundaries of the cemetery.

Clubs and lodges. Meeting, recreational, or social facilities of a private or nonprofit organization primarily for use by members or guests. This classification includes union halls, social clubs and youth centers.

Community center. A publicly owned facility used for meeting, recreational or social events.

Cultural institution. Public or nonprofit institutions displaying or preserving objects of interest in one or more of the arts or sciences. This classification includes libraries, museums, and art galleries.

Day care, general. Provision of nonmedical care for more than 14 persons on a less than 24-hour basis. This classification includes nursery schools, preschools, and day care centers for children.

Emergency homeless shelter. Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay (Health and Saf. Code § 50801(e)).

Government office. Administrative, clerical, or public contact office of a government agency, including a postal facility, together with incidental storage and maintenance of vehicles.

Item 10.3
City Council Meeting Agenda - Page 1517 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Maintenance and service facility. Facility providing maintenance and repair services for vehicles and equipment and areas for storage of equipment and supplies. This classification includes corporation yards, equipment service centers, and similar facilities.

Park and recreation facility. Noncommercial park, playground, recreation facility, open space, commercial tennis/swimming club, golf course, driving range or swim club.

Public safety facility. A facility that provides public safety and emergency services, including, but not limited to, police and fire protection, whether provided by a public entity or by a private entity under contract to a public entity.

Public safety facility, offender rehabilitation services. Establishments primarily engaged in providing postconviction and/or post-incarceration follow-up services to individuals and/or groups, including, but not limited to:
social services, counseling, monitoring, compliance verification, testing, referrals, and/or other similar follow-up services.

Religious assembly. A facility for religious worship and incidental religious education, but not including a private school.

School, public or private. Facility for primary or secondary education, including elementary, junior high and high school and private institution having a curriculum comparable to that required in the public schools of the State of California.

Senior housing. Housing that is available only to households in which the head of the household is 55 years of age or older, and which is not a care facility (small or large) as defined elsewhere in this section.

Utilities, major. Generating plant; electrical substation; above-ground electrical transmission line; switching building; refuse collection and transfer station; processing, recycling or disposal facility; water reservoir; flood control or drainage facility; water or wastewater treatment plant; transportation or communications facility (other than a communication facility as defined in this section); and similar facility of a public agency or public utility.

Utilities, minor. Utility facilities that are necessary to support established uses and involve only minor structures such as electrical distribution lines and underground water and sewer lines, and small recycling collection facilities.

Wireless telecommunications facility. A facility that may include but is not limited to a support structure and attached antennas that sends and/or receives radio frequency signals. This includes antennas and all types of equipment for the transmission or receipt of such signals; telecommunications towers or similar structures built to support such equipment, wall-mounted facilities, microwave transmitting and receiving equipment, equipment cabinets and all other related accessory equipment.
(Ord. 910 § 1, 2017; Ord. 890 § 5, 2015; Ord. 874 § 2, 2013; Ord. 867 § 3, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 837 § 2, 2009; Ord. 768 § 4, 2003; Ord. 727 §§ 4, 11, 1998; Ord. 710 § 35-3.4, 1996; 1991 code § 35-3.4)

18.15.040 Commercial use classifications. [18.210.030]
Adult business. An establishment or concern which, as a regular and substantial course of conduct, offers, sells or distributes adult-oriented merchandise, or which offers to its patrons materials, products, merchandise, services, entertainment or performances that depict, describe, or relate to specified sexual activities: human genitals in a state of sexual stimulation or arousal; acts of human masturbation, sexual intercourse, oral copulation, or sodomy; fondling or other erotic touching of human genitals, pubic region, buttocks, or female breasts. (Reference: PHMC Chapter 18.70.)
Ambulance service. Provision of emergency medical care or transportation, including incidental storage and maintenance of vehicles.

Animal sales and services.

Item 10.3
City Council Meeting Agenda - Page 1518 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

1. Animal boarding. Provision of shelter and care for small animals on a commercial basis and large animals on a commercial or noncommercial basis. This classification includes activities such as feeding, exercising, grooming, and incidental medical care.

2. Animal clinic. Facility which provides grooming, training or other services to animals, including veterinary services on an outpatient basis with no overnight boarding.

3. Animal day care. An establishment that provides care for two or more small animals on a commercial basis, primarily within an enclosed building, with no overnight boarding.

4. Animal grooming. Provision of bathing and trimming services for small animals on a commercial basis. This classification includes boarding of domestic animals for a maximum period of 48 hours.

5. Animal hospital. An establishment where small animals receive medical and surgical treatment, including grooming and boarding of animals for no more than 30 days if incidental to the hospital use and limited to animals receiving medical care.

6. Animals: retail sales. Retail sales and boarding of small animals, provided such activities take place entirely within an enclosed building. This classification includes grooming if incidental to the retail use.

7. Riding academy. An establishment offering facilities for instruction in horseback riding, including rings, stables, and exercise areas.

Artists’ studios. Work space for artists and artisans, including individuals practicing one of the fine arts or performing arts, or skilled in an applied art or craft.

Automobile maintenance, limited. An establishment engaged in the limited maintenance of automobiles, including, but not limited to, the replacement and refurbishment of motor vehicle fluids (excluding fuel), chassis lubrication, minor tune-ups, smog inspection, and window tint installation, or other similar maintenance of automobiles and light vehicles, excluding washing of the vehicle, waxing, and other cleaning or surface treatment of the vehicle, and those services described under the “automobile, vehicle and equipment repair” use classification.

Automobile service station. An establishment engaged in the retail sale of gas or diesel fuel, lubricants, parts, and accessories. This classification includes incidental sales of retail products. This also includes maintenance and repair of automobiles when performed in conjunction with the sale of gas or diesel fuel and vehicle washing, but excludes body and fender work or repair of heavy trucks or vehicles.

Automobile, vehicle/equipment broker. An office use providing assistance to third parties seeking to buy or sell vehicles or equipment. This classification does not include on-site storage, display or maintenance of vehicles.

Automobile, vehicle and equipment repair. Repair of automobiles, trucks, motorcycles, motor homes or recreational vehicles, or boats, including the sale, installation, and servicing of related equipment and parts. This classification includes auto repair shop, body and fender shop, wheel and brake shop, and tire sales and installation, but excludes vehicle dismantling or salvage and tire retreading or recapping.

Automobile, vehicle/equipment sales and rentals. Sale or rental of automobiles, motorcycles, trucks, tractors, construction or agricultural equipment, mobile homes, boats and similar equipment, including storage, incidental repair and maintenance, and other activities accessory to the primary automobile vehicle/equipment sales and rentals, including but not limited to wholesale vehicle sales, unless such accessory uses are expressly limited or prohibited by the terms of the approval issued for the use.

Automobile, vehicle/equipment wholesaler. Wholesaler of automobiles, motorcycles, trucks, tractors, construction or agricultural equipment, mobile homes, boats and similar equipment, including on-site storage and incidental maintenance.

Automobile washing and exterior protection. Washing, waxing, or cleaning of automobiles or similar light vehicles and the installation of exterior body wraps, coating and protective film, excluding exterior paint.

Item 10.3
City Council Meeting Agenda - Page 1519 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Banks and savings and loans. A financial institution that provides retail banking services to individuals and businesses. This classification includes only those institutions engaged in the on-site circulation of money, including businesses offering check-cashing facilities.

1. With drive-up service. Institutions providing services accessible to persons who remain in their automobiles.

Building materials and services. Retailing, wholesaling, or rental of building supplies or equipment. This classification includes a lumber yard, tool and equipment sales or rental establishment, and building contractors’ yard, but excludes an establishment devoted exclusively to retail sales of paint and hardware and activities classified under vehicle/equipment sales and services, including vehicle towing services.

Cannabis retailer means a facility or premises located in the city where cannabis or cannabis products, in any amount or form, either individually or in combination, are offered or provided for retail sale or other sales or transfer to consumers. A cannabis retailer includes an establishment that delivers cannabis as part of a retail sale. The term “cannabis retailer” includes the following subtypes:

1. Cannabis retailer, medical. A cannabis retailer selling medicinal cannabis and medicinal cannabis products to qualified patients with valid physicians’ recommendations, persons with an identification card, and primary caregivers, as each is defined in Health and Safety Code section 11362.7, as amended. A medical cannabis retailer includes a medical marijuana dispensary.

2. Cannabis retailer, adult-use. A cannabis retailer selling adult-use cannabis and cannabis products for adults 21 years of age and over.

Cardroom. A gaming club as defined in Business and Professions Code section 19802.

Catering services. Preparation and delivery of food and beverages for off-site consumption without provision for on-site pickup or consumption. (See also Eating and drinking establishment.) Commercial filming. Commercial motion picture or video photography at the same location for more than six days per quarter of a calendar year.

Commercial parking facility. Lot offering parking to the public for a fee.

Commercial recreation and entertainment. Provision of participant or spectator recreation or entertainment. This classification includes a bingo parlor, bowling alley, billiard parlor, poolroom, ice/roller skating rink, scale-model course, tennis/racquetball court, croquet court, swim club, pinball arcade or electronic games center, and similar uses.

1. Regulated games. Cardrooms.

Communications facility. Broadcasting, recording, and other communication services accomplished through electronic or telephonic mechanisms, but excluding major utilities. This classification includes radio, television, or recording studios; telephone switching centers; and data centers.

Eating and drinking establishments. Business serving prepared food or beverages for consumption on or off the premises. Typical uses include, but are not limited to, restaurants, fast food establishments, bars, coffee houses, ice cream/yogurt establishments and juice bars. (See also Live entertainment.)

1. With drive-through service. Service from a building to persons in vehicles through an outdoor service window.

2. With outdoor seating. Seating for more than 12 persons outdoors.

Equipment and appliance maintenance and repair services. An establishment providing repair services for personal items and small equipment, such as electronics, appliances and office machines repair. This classification excludes maintenance and repair of vehicles. (See Automobile, vehicle and equipment repair.) Item 10.3
City Council Meeting Agenda - Page 1520 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Firearm sales. The sale, transfer, lease, or offer for sale or lease of a firearm. For purposes of this chapter, firearm sales shall include sale of ammunition, and the terms “firearm” and “ammunition” shall have the same meanings as set forth in PHMC § 9.35.020. See also PHMC § 9.35.020 (Definitions).

Fitness studio. An establishment providing exercise and physical conditioning services.

Food and beverage sales. Retail sales of food and beverages for off-site preparation and consumption. Typical uses include a supermarket, grocery, convenience store, liquor store, or delicatessen. Establishments at which 20% or more of the transactions are sales of prepared food for on-site or take-out consumption shall be classified as catering services or eating and drinking establishments.

Funeral and interment services. An establishment primarily engaged in the provision of services involving the care, preparation or disposition of human dead. Typical uses include a crematory, columbarium, mausoleum or mortuary.

Horticulture, limited. The raising of vegetables, flowers, ornamental trees and shrubs as a commercial enterprise. “Horticulture” does not include the planting, growing, harvesting, drying, curing, grading, or trimming of marijuana, as defined in California Health and Safety Code section 11018.

Hotel. An establishment offering transient lodging on a less than weekly basis where immediate access to rooms is from a fully enclosed area not directly accessible from parking areas on the lot and providing additional services, such as conference and meeting rooms, restaurant, bar, or recreation facilities.

Laboratory. An establishment providing medical or dental laboratory services (including specimen collection facilities) or an establishment with less than 2,000 square feet providing photographic, analytical, or testing services. (Other laboratories are classified as limited industry.) Live entertainment. Live performance for the purpose of amusing a guest or patron, on a scheduled basis, regardless of whether the performers are compensated.

1. Type A. Does not include sound amplification and does not occur between 10:00 p.m. and 9:00 a.m.

2. Type B. Includes sound amplification or occurs between the hours of 10:00 p.m. and 9:00 a.m.

3. Type C. Nightclub or any other commercial establishment with dancing or musical entertainment as the primary use, with food and drink service as the ancillary use.

Maintenance and repair services. An establishment providing repair services for personal items and small equipment, such as appliances and office machines repair, or building maintenance services. This classification excludes maintenance and repair of vehicles; see Automobile, vehicle and equipment repair.

Maintenance services establishment. An establishment providing maintenance and repair services for residential and commercial properties, including businesses such as tree maintenance, pool maintenance, pest extermination services and similar uses. This classification excludes maintenance and repair of vehicles. (See Automobile, vehicle and equipment repair.)
Medical marijuana dispensary. As used herein the term “medical marijuana dispensary” or “dispensary” means any facility or location where medical marijuana is made available to and/or distributed by or to two or more persons in the following categories: a primary caregiver, a qualified patient, or a person with an identification card, in strict accordance with California Health and Safety Code section 11362.5 et seq. A “medical marijuana dispensary” shall not include the following uses, as long as the location of such uses are otherwise regulated by this code or applicable law: a clinic licensed pursuant to Chapter 1 of Division 2 of the Health and Safety Code, a health care facility licensed pursuant to Chapter 2 of Division 2 of the Health and Safety Code, a residential care facility for persons with chronic life-threatening illness licensed pursuant to Chapter 3.01 of Division 2 of the Health and Safety Code, a residential care facility for the elderly licensed pursuant to Chapter 2 of Division 2 of the Health and Safety Code, a residential hospice, or a home health agency licensed pursuant to Chapter 8 of Division 2 of the Health and Safety Code, as long as any such use complies strictly with applicable law including, but not limited to, Health and Safety Item 10.3
City Council Meeting Agenda - Page 1521 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Code section 11362.5 et seq. and the Pleasant Hill Municipal Code, including but not limited to the city’s zoning ordinance.

Motel. An establishment offering transient lodging on a less than weekly basis primarily for automobile travelers where a majority of the sleeping units have access directly from parking areas. This classification includes a motor lodge and tourist court.

Nursery. An establishment primarily engaged in the retail sale of plants grown elsewhere. Merchandise other than plants is kept within an enclosed building or a fully screened enclosure, and compost, mulch, soil additives, and fertilizer of any type are stored and sold in package form only.

Offices, General. Offices of firms or organizations providing professional, executive, management, or administrative services, such as architectural, computer software consulting, data management, engineering, interior design, graphic design, real estate, insurance, investment, law office or bail bonds. This classification excludes banks and savings and loan associations.

Offices, Medical. Offices for a physician, dentist, medical practitioner, psychiatrist, psychologist, acupuncturist, optometrist, chiropractor, or other State of California Medical Board licensed physician or surgeon, including (1) medical/dental laboratories incidental to the medical office use and (2) nonmedical counseling uses.

Pawn shops. An establishment engaged in the buying or selling of new or secondhand merchandise and offering loans in exchange for personal property.

Personal improvement service. Provision of instructional services or facilities, including photography, fine arts, crafts, dance or music studio, driving school, business and trade school, diet center, reducing salon, and similar uses.

Personal services. Provision of recurring services of a personal nature. This classification includes a barber or beauty shop, massage, acupressure, tattoo, tanning, seamstress, tailor, shoe repair, dry cleaning agency (excluding dry cleaning plants), photocopying, Internet access facilities (without food or drink service), self-service laundry, and similar uses.

Pharmacy. An establishment where prescription drugs and medicines are sold and dispensed.

Research and development services. An establishment primarily engaged in industrial or scientific research, including limited product testing. This classification includes an electronics research firm or pharmaceutical research laboratory, but excludes manufacturing, except of prototypes, or medical testing and analysis.

Retail sales. An establishment engaged in retail sales of goods, including, but not limited to, the retail sale of merchandise not specifically listed under another use classification. This classification includes, but is not limited to, a department store, clothing store, secondhand store, furniture store, and business retailing the following goods as examples: toys, hobby materials, groceries, hand-crafted items, jewelry, cameras, photographic supplies, electronic equipment, records, sporting goods, kitchen utensils, hardware, appliances, art, antiques, art supplies and services, baseball cards, coins and other collectibles (e.g., cards or comics), comics, paint and wallpaper, carpeting and floor covering, medical supplies, office supplies, bicycles, and new automotive parts and accessories (including installation, but excluding service activities).

Theater. An establishment providing facilities for motion pictures or dramatic or musical performances and concerts.

Travel services. An establishment providing travel information and reservations to individuals and businesses. This classification excludes car rental agencies.
(Ord. 964 § 4, 2023; Ord. 949 § 3, 2021; Ord. 931 § 2, 2019; Ord. 902 § 2, 2016; Ord. 893 § 1, 2015; Ord. 890 § 6, 2015; Ord. 881 § 2, 2014; Ord. 865 § 1, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 833 § 2, 2008; Ord. 819 § 3, 2007; Ord. 710 § 35-3.6, 1996; 1991 code § 35-3.6) Item 10.3
City Council Meeting Agenda - Page 1522 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

18.15.050 Industrial use classifications. [18.210.040]
Fuel storage and distribution. Establishment engaged in storage and bulk distribution of petroleum-based fuels, including gasoline and diesel fuel and natural gas. This classification excludes automobile service stations.

Industry, custom. Establishment primarily engaged in on-site production of goods by hand manufacturing involving the use of hand tools and small-scale equipment.

1. Small-scale. Includes mechanical equipment not exceeding two horsepower or a single kiln not exceeding eight kilowatts and the incidental direct sale to consumers of only those goods produced on site. Typical uses include custom bookbinding, ceramic studios, candle-making shops, and custom jewelry manufacture.

2. Artisan/custom product. An establishment that manufactures and/or assembles small products primarily by hand, including jewelry, pottery, and other ceramics, as well as small glass and metal art and craft products, where any retail sales are incidental to the manufacturing activity.

Industry, limited. Manufacturing of finished parts or products, primarily from previously prepared materials; and provision of industrial services; both within an enclosed building. This classification includes bakeries, breweries, dry cleaning plants, printing, and businesses engaged in processing, fabrication, assembly, treatment, and packaging, but excludes basic industrial processing from raw materials, food processing, and vehicle/equipment services.

1. Small-scale. Limited to a maximum gross floor area of 5,000 square feet.

Research and development industry. Establishment primarily engaged in the research, development, and controlled production of high-technology electronic, industrial or scientific products or commodities for sale. This classification also includes uses such as a biotechnology firm, manufacturer of nontoxic computer components and uses involving personal fitness science and technology.

Vehicle storage facilities. Facilities for transportation vehicles (taxi, limousine, bus) including storage yards with related office, dispatch and maintenance facilities. This includes storage of parking tow-aways, impound yard, and storage lot for automobiles, trucks, buses and recreational vehicles.

Warehousing and storage, limited. Provision of storage space for household or commercial goods within an enclosed building without direct public access to individual storage spaces. This classification excludes wholesale distribution and storage, and vehicle storage.

Wholesale distribution and storage. Establishment engaged in bulk sales of goods primarily to other vendors, with distribution and storage facilities without direct public access. (Ord. 890 § 7, 2015; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-3.8, 1996; 1991 code § 35-

3.8)

18.15.060 Accessory use classifications. [18.210.020]
Accessory uses. Uses incidental to the principal permitted or a conditionally permitted use on a site and customarily found on the same site. This classification includes accessory dwelling units and home occupations. (Ord. 915 § 3, 2017; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-3.10, 1996; 1991 code § 35-3.10)

18.15.070 Temporary use classifications. [18.210.070]
Uses that are short-term or temporary in nature are classified separately for purposes of the land use regulations; provided, that the use does not exceed any time limits specified. (Reference: PHMC Chapter 18.100, Temporary Use Permit.) If the event takes place partly or wholly on public property, see PHMC Chapter 6.20, Special Event Permit.

Agricultural sales. Seasonal sales of agricultural or horticultural products, including Christmas trees, pumpkins and firewood.

Animal shows or sales. Exhibitions of domestic or large animals. This classification includes animal sales.

Arts and crafts shows, outdoor. Display and sale of painting, sculpture, hand crafts and similar objects.

Item 10.3
City Council Meeting Agenda - Page 1523 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.145 MEASUREMENTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Civic and community events. Special events open to the public.

Commercial filming, limited. Commercial motion picture or video photography at the same location.

Eating and drinking use. Serving of prepared food or beverages for consumption on or off the premises on a site that is not permanently occupied by, or related to, an existing legally established on-site, eating and drinking establishment.

Farmers’ market. Recurring sales of agricultural, horticultural and other food products that are seasonal in nature.

Live entertainment event. Concert, carnival, circus, fair, or other similar event.

Personal property sales. Sales of personal property by a resident. This classification includes garage sales.

Real estate sales. An on-site office for the marketing, sales or rental of residential, commercial or industrial development. This classification includes “model homes.” Recreational events. Events featuring sports, exercise, physical play or competitions.

Religious group assembly. Religious services conducted on a site that is not permanently occupied by a religious assembly use.

Retail sales, outdoor. Retail sales of merchandise in an open or covered outdoor area on the site of a legally established retail business.

Street fair. Provision of games, eating and drinking facilities, live entertainment, or similar activities not requiring the use of roofed structures.

Swap meet. Retail sale or exchange of new, hand-crafted, or secondhand merchandise.

Trade fairs. Display and sale of goods or equipment related to a specific trade or industry. (Ord. 964 § 5, 2023; Ord. 890 § 8, 2015; Ord. 865 § 1, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-3.12, 1996; 1991 code § 35-3.12)
Item 10.3
City Council Meeting Agenda - Page 1524 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Title 18 PLANNING AND LAND USE

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Title 18

PLANNING AND LAND USE
Chapters:

Part 2. Base District Regulations

18.20 R – Residential Districts [18.15]

18.22 MX – Mixed-Use Districts [18.20]

18.25 Commercial, Retail Business, Neighborhood Business, Office and Light Industrial Districts [18.25]

18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD) [18.30]

18.35 Hillside Planned Unit Development District (HPUD) [18.35] Item 10.3
City Council Meeting Agenda - Page 1525 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Chapter 18.20 [18.15]
R – RESIDENTIAL DISTRICTS
Sections:

18.20.010 Specific purposes – Summary of residential districts. [18.15.010]

18.20.020 Land use regulations for all residential districts. [18.15.020]

18.20.030 Development regulations for all residential districts. [18.15.030, 18.45.030]

18.20.040 Additional development regulations corresponding to Schedule 18.20.030. [18.15.040]

18.20.050 Accessory structures. [18.15.060]

18.20.060 Inclusionary housing. [18.15.140]

18.20.070 Home occupations. [18.15.130]

18.20.075 Standards for certain use permits in residential districts. [18.15.120, 18.15.160]

18.20.080 Repealed. [N/A]

18.20.085 Special housing. [18.15.120, 18.15.170]

18.20.090 Manufactured homes. [18.15.150]

18.20.095 Accessory dwelling units. [18.15.050]

18.20.097 Urban lot splits. [18.15.180, 18.15.190]

18.20.100 Repealed. [N/A]

18.20.105 Two-unit projects. [18.15.180, 18.15.190]

18.20.110 Swimming pools and hot tubs. [18.15.080]

18.20.120 Hillside properties. [18.35.020]

18.20.130 Animals. [18.15.090]

18.20.140 Container or storage unit. [18.15.100]

18.20.145 Permanent basketball hoops. [18.15.070]

18.20.150 Density bonus. [18.15.110]

18.20.160 Review of plans.[18.120.010]

18.20.010 Specific purposes – Summary of residential districts. [18.15.010] A. Specific purposes. In addition to the general purposes listed in PHMC § 18.05.020, the specific purposes of residential districts are to:

1. Preserve, protect and enhance appropriately located areas for residential land use, consistent with the citywide design guidelines, general plan, and the standards of public health and safety.

2. Minimize the impacts of uses. Protect residents from the harmful effects of excessive noise, overcrowding, excessive traffic, insufficient parking and other adverse environmental effects.

3. Achieve design compatibility between new multifamily development and surrounding less intensive residential neighborhoods by establishing physical development standards and performance standards.

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 residential development or that require a residential environment. At the same time, protect the relatively quiet, primarily noncommercial, family atmosphere of neighborhoods.

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.

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.

7. Provide for certain care facilities to benefit disabled persons while ensuring that such uses do not create an institutional environment that would defeat the purpose of community-based care (either by overconcentration or by impacts of the use).

Item 10.3
City Council Meeting Agenda - Page 1526 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

B. Summary of residential districts. Eleven residential districts are established to carry out these purposes:

1. R-20 and R-15 single-family residential districts. The R-20 and R-15 districts allow for low density singlefamily residential land use, 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.

2. R-10 and R-10A single-family residential districts. The R-10 and R-10A districts allow for medium density single-family residential land use at densities from 3.1 to 4.5 units per net acre, subject to appropriate standards.

In 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.

3. R-7 and R-6 single-family residential districts. The R-7 and R-6 districts allow for high density single-family residential land use at densities from 4.6 to 7.3 units per net acre subject to appropriate standards. In the R-7 district the minimum lot size is 7,000 square feet. In the R-6 district, the minimum lot size is 6,000 square feet.

4. MRVL very low density multiple-family residential district. The MRVL district allows multifamily residential uses, including duplexes, townhouses and attached or detached single-family homes on small lots; all with landscaped open space at a density between 7 and 11.9 units per acre.

5. MRL low density multiple-family residential district. The MRL district allows multifamily residential uses including duplexes, townhouses, and single-family attached homes with zero lot line, mobile homes or cluster housing; all with landscaped open space at a density between 12 and 19.9 units per acre.

6. MRM medium density multiple-family residential district. The MRM district allows multifamily residential uses including townhouses, mobile homes, condominiums or apartments at a density between 20 and 29.9 units per acre.

7. MRH high density multiple-family residential district. The MRH district allows for intensive multifamily residential uses including townhouses, condominiums and apartments with a density range between 30 and 40 units per acre.

8. MRVH high density multi-family residential district. The MRVH district allows for intensive multi-family residential uses including studio flats, condominiums, and apartments with a density range between 40 and 73 units per acre.

9. HPUD residential hillside planned unit development. The HPUD allows for limited residential development including townhouses, condominiums and single-family homes on parcels having an average slope of 15% or greater. The following parcels shall be exempt from the HPUD standards established in this title: (Reference:

PHMC Chapter 18.35.)
a. 152-010-004 (off of Paso Nogal Road)
b. 154-140-015 (off of Morello Avenue)

10. PUD residential planned unit development. The PUD allows for a total number of dwelling units that does not fall below the minimum number or exceed the maximum number permitted by the general plan for the total area allocated to residential use. (See also Gov’t Code § 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)

18.20.020 Land use regulations for all residential districts. [18.15.020] In Schedule 18.20.020, 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.

Item 10.3
City Council Meeting Agenda - Page 1527 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. “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.

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.

SCHEDULE 18.20.020
R AND MR DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted
R-20
R-15
R-10
R-10A
R-7
R-6 MRVL MRL MRM MRH MRVH
Additional
Use
Regulations
Residential Uses
Accessory dwelling unit See PHMC § 18.20.095.

Accessory, junior,
dwelling unit
See PHMC § 18.20.095.

Bed and breakfast – – – – – – – –
Care facility, small,
licensed

P P P P P P P P
Care facility, small,
unlicensed
U U U U U U U U See PHMC
§ 18.20.075.

Emergency homeless
shelter
U U U – – – – – Only on
church or
school sites.

See PHMC
§

18.20.085.B
and C.

Family day care home, up
to 14 children

P P P P P P P P
Group residential – – – P P P P P
Home occupation P P P P P P P P See PHMC
§ 18.20.070.

Multifamily residential – – – P P P P P
Senior housing P P P P P P P P
Single-room occupancy – – – U U U U U See PHMC
§ 18.20.085.

Single-family residential P P P P P P P P
with boarder or lodger 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
Transitional housing P P P P P P P P
Item 10.3
City Council Meeting Agenda - Page 1528 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.20.020
R AND MR DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted
R-20
R-15
R-10
R-10A
R-7
R-6 MRVL MRL MRM MRH MRVH
Additional
Use
Regulations
Public and Semipublic
Care facility, large,
licensed or unlicensed
– – – U U U U U See PHMC
§ 18.20.075.

Cemetery 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
Cultural institutions U U U U U U U U
Day care, general U U U U U U U U L-1
Park and recreational
facilities

U U U U U U U U
Public safety facilities U U U U U U U U
Offender rehabilitation
services
– – – – – – – –
Religious assembly U U U U U U U U
Schools, public or private U U U U U U U U
Utilities, major U U U U U U U U
Utilities, minor 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 See PHMC
Chapter

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

Horticulture, limited U U U U U U U U
Accessory Uses P/U P/U P/U P/U P/U P/U P/U P/U See PHMC § 18.20.050.

Temporary Uses
See PHMC
Chapter

18.100.

Agricultural sales T T – – – – – – See L-7.

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

Item 10.3
City Council Meeting Agenda - Page 1529 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.20.020
R AND MR DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted
R-20
R-15
R-10
R-10A
R-7
R-6 MRVL MRL MRM MRH MRVH
Additional
Use
Regulations
Arts and crafts show
outdoors
– T T – – – – – See L-2 and
L-5.

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

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

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

Live entertainment events – T T – – – – – See L-2, L4 and L-6.

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

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

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

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

Religious or group
assembly events
– T T – – – – – See L-2 and
L-6.

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

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

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

Nonconforming Uses
See PHMC
Chapter

18.65. R and MR Districts: 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 PHMC § 18.25.090 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.

Item 10.3
City Council Meeting Agenda - Page 1530 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. (Ord. 967 § 4, 2024; Ord. 964 § 6, 2023; Ord. 938 § 3, 2020; Ord. 934 § 3, 2019; Ord. 915 § 4, 2017; Ord. 910 § 2, 2017; Ord. 890 § 9, 2015; Ord. 874 § 3, 2013; Ord. 867 § 5, 2012; Ord. 865 § 2, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 837 § 3, 2009; Ord. 796 § 3, 2005; Ord. 768 § 5, 2003; Ord. 727 §§ 9, 12, 1998; Ord. 710 § 35-5.2, 1996; 1991 code § 35-5.2)

18.20.030 Development regulations for all residential districts. [18.15.030, 18.45.030] A. Schedule 18.20.030 prescribes development regulations for residential districts. The “Additional Development Regulations” column refers to PHMC § 18.20.040, additional development regulations, or to regulations located elsewhere in this chapter.

B. Supplemental regulations applicable to all development in 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.

C. Regulations applicable to all zoning districts, included in Part 4, set forth requirements for:

1. Additional site development regulations (PHMC Chapter 18.50);

2. Off-street parking and loading (PHMC Chapter 18.55);

3. Signs (PHMC Chapter 18.60); and

4. Nonconforming uses and structures (PHMC Chapter 18.65).

Item 10.3
City Council Meeting Agenda - Page 1531 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.20.030

DEVELOPMENT REGULATIONS FOR ALL RESIDENTIAL DISTRICTS
R-20 R-15 R-10 R-10A R-7 R-6 MRVL MRL MRM MRH MRVH
Additional
Development
Regulations
(See PHMC
§ 18.20.040)
Minimum 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 Minimum Lot
Area (sq. ft.) 20,000 15,000 10,000 7,000 7,000 6,000 10,000 10,000 8,500 8,000 8,000 A, B Minimum Lot
Width (feet) 100 100 80 70 70 60 70 70 80 80 80
Minimum Lot
Depth (feet) 120 100 90 90 90 90 90 90 90 90 90
Front Setback
(feet) 25 20 20 20 20 20 15 15 10 10 10 C
Rear Setback
(feet) 15 15 15 15 15 15 15 15 15 15 15 D, J
Corner Side
Setback (feet) 15 15 15 15 15 15 15 15 10 10 10 C, D, J Side Setback
(feet) 15 10 5 5 5 5 10 10 10 5 5 D, E, J
Aggregate Side
Setback (feet) 35 25 15 15 15 15 20 20 20 10 10 D, E, J Creek Setbacks – – – – – – – – – – –
See PHMC §

18.50.150
regarding
creek
setbacks.

Maximum
Building
Height (feet) 35 35 35 35 35 35 35 35 40 50 60
Maximum
Number of
Stories 2.5 2.5 2.5 2.5 2.5 2.5 – – – – –
Item 10.3
City Council Meeting Agenda - Page 1532 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.20.030

DEVELOPMENT REGULATIONS FOR ALL RESIDENTIAL DISTRICTS
R-20 R-15 R-10 R-10A R-7 R-6 MRVL MRL MRM MRH MRVH
Additional
Development
Regulations
(See PHMC
§ 18.20.040)
Maximum Lot
Coverage 25% 25% 30% 35% 35% 35% 40% 40% 50% 60% 70%
Maximum
Floor Area
Ratio 40% 40% 40% 40% 40% 40% – – – – –
Open Space – – – – – – – – – – – F, G
Scenic Route 50 50 50 50 50 50 50 50 50 50 50
Minimum Site
Landscaping – – – – – – 35% 35% 30% 25% 15% H
Fences and
Walls – – – – – – – – – – – I
Supplemental
Regulations – – – – – – – – – – –
See PHMC
§§ 18.20.050
through

18.20.140
and Part 4.

Nonconforming
Structures – – – – – – – – – – –
See PHMC
Chapter

18.65. City-Wide
Objective
Design
Standards – – – – – – – – – – –
See PHMC §

18.20.040.K.
(Ord. 967 § 5, 2024; Ord. 964 § 6, 2023; Ord. 955 § 3, 2022; Ord. 949 § 4, 2021; Ord. 890 § 10, 2015; Ord. 856 § 2 (Exh. A), 2011; Ord. 844 § 3 (Exh. A), 2010; Ord. 796 § 4, 2005; Ord. 710 § 35-5.4, 1996; 1991 code § 35-5.4)
Item 10.3
City Council Meeting Agenda - Page 1533 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

18.20.040 Additional development regulations corresponding to Schedule 18.20.030. [18.15.040] A. Minimum site area for certain uses. The minimum site area shall be 10,000 square feet for the following use classifications: general day care, general residential care, and public or private schools.

B. Minimum required lot area. Minimum required lot area shall be “net” as defined in PHMC § 18.140.010; except, for minor subdivisions located within the R-6 through R-10 zone districts, comprised of not more than two parcels, the following exception may be approved by the zoning administrator and/or the planning commission when considering approval of the minor subdivision:

1. The area of any private driveway access easement required to meet minimum fire district standards, up to a maximum of 30% 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

2. The gross lot area of each parcel in the proposed minor subdivision complies with the lot area required by the general plan.

C. Corner or double-frontage lots. Double-frontage lots shall have a front yard on each frontage. Corner lots 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 lot where the entry to the dwelling is on the corner side, this corner side may be used as the front yard; provided, that: (1) all other yard setbacks are in compliance with PHMC §

18.20.030; and (2) 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.)
D. Building height, required yards, and stepbacks. In addition to all applicable standards established in this chapter, buildings taller than 35 feet in height located on a parcel adjacent to a single-family residential zone shall use a minimum of one of the following techniques:

1. Stepbacks. The 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.

2. Additional side and rear yard area. The required side and rear yards shall be increased by one foot for every one foot of structure height in excess of 35 feet, but 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 lines.

Item 10.3
City Council Meeting Agenda - Page 1534 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

BUILDING HEIGHT, AND REQUIRED YARDS, AND STEPBACKS
(The diagram is illustrative)
E. Zero-side yard development. A structure constructed in conformance with the standards for zero-side yard development in effect immediately before this chapter was adopted shall not be considered a nonconforming structure subject to PHMC Chapter 18.65; provided, that an exterior addition or enlargement shall require a use permit issued by the zoning administrator, and no addition or enlargement shall increase the existing floor area by more than 10% nor increase the lot coverage to more than 50%.

F. Open space. 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.

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.

G. Park land dedication. Each residential unit is subject to the park land dedication requirements of the Pleasant Hill subdivision ordinance (PHMC Title 17).

H. Planting areas. In addition to the minimum percentage of the site to be landscaped, listed in the schedule, the following requirements apply:

1. Yards adjoining streets. All visible portions of a required yard adjoining a street that are not used for driveways or walks shall be landscaped. In R (single-family) districts, a minimum of 50% of the required front yard 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 zoning administrator.

Item 10.3
City Council Meeting Agenda - Page 1535 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

2. Interior yards. In the MRVL and MRL districts, at least 50% of each required interior side yard and rear yard shall be landscaped having a minimum width of 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 adjoining a driveway or patio, and a nonresidential accessory structure may occupy a portion of the landscaped area in a rear yard.

3. Notwithstanding subsection H.2 of this section and sections II.A.9 and II.B.13 in the adopted city-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 MRVL, MRL, MRM, MRH, MRVH zone district adjoins an R (single-family) district.

4. Exception. Up to 50% of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas subject to architectural review or planning commission approval as part of a proposed project (see PHMC § 18.52.030.F).

I. Fences and walls. 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 single-family 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.

1. Key lots. Where a corner lot abuts a key lot, a triangular area, 12 feet on each side, must remain unfenced.

Item 10.3
City Council Meeting Agenda - Page 1536 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

KEY LOTS
* The above exhibit is provided for illustrative purposes only.

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.

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.

4. Sight distance. All fences are subject to the visibility requirements of PHMC § 18.50.100.

5. Prohibited fences. High voltage electrical fences, razor wire, barbed wire, and other materials which pose a safety hazard are strictly prohibited.

Item 10.3
City Council Meeting Agenda - Page 1537 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

J. Setbacks from vehicular easements. 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.

K. City-wide objective design standards. All single-family residential and multifamily residential development shall comply with objective design standards, as adopted by city council resolution.

1. Streamlined residential projects. If a proposed residential development project qualifies for streamlined permit review, as determined by state law, the zoning administrator shall review the proposed project to verify compliance with the objective design standards applicable to such projects. Proposed residential development projects that comply with all objective design standards shall be processed ministerially. Qualifying projects that do not comply with the objective design standards shall be subject to the architectural review permit process, as specified in PHMC Chapter 18.115. (Ord. 964 § 6, 2023; Ord. 955 § 4, 2022; Ord. 949 §§ 4 – 6, 2021; Ord. 928 § 3, 2019; Ord. 890 § 11, 2015; Ord. 856 § 2 (Exh. A), 2011; Ord. 796 § 5, 2005; Ord. 745 § 1, 2000; Ord. 727 §§ 5, 13, 1998; Ord. 710 § 35-5.5, 1996; 1991 code § 35-5.5)

18.20.050 Accessory structures. [18.15.060]
The following regulations apply to accessory structures in R districts:

A. On parcels zoned R-6, R-7, R-10, R-10A and comparable PUDs:

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.

2. The height of an accessory structure shall not exceed 12 feet for a flat roof and 14 feet for a pitched roof:
a. The height measurement is taken to the highest point of the structure. b. Roof decks and railings, windscreens or similar rooftop structures are prohibited on accessory structures.
c. Shed roof structures shall be sited with the high point of the structure located away from the nearest property line.

3. The side and rear yard setbacks from property line shall be:
a. Structure less than or equal to 18 inches in height: none required. b. Structure between 18 inches and eight feet in height: three feet. c. Structure greater than eight feet in height: 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 district.

4. Accessory structures shall be reviewed for substantial conformance with city-wide design guidelines.

B. On parcels zoned R-15, R-20 and comparable PUDs:

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.

2. The accessory structure shall comply with subsections A.2 through A.4 of this section.

C. On multifamily residential zoned parcels and comparable PUDs:

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.

Item 10.3
City Council Meeting Agenda - Page 1538 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

2. The accessory structure shall comply with subsections A.2 through A.4 of this section.

D. In all other zoning districts:

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.

2. The accessory structure shall comply with subsections A.2 through A.4 of this section.

E. Arbors and trellises shall not be counted in determining accessory structure compliance with the floor area limitations specified in subsections A through D of this section, provided they have no solid, covered walls and do not have a solid, covered roof.

F. Any accessory structure in a creek setback area shall comply with PHMC § 18.50.150.D.

G. An accessory structure in a required front or corner side yard shall not exceed three feet in height except that arbors are allowed within the required front or corner side yard, subject to the following standards:

1. Substantial compliance with city-wide design guidelines;

2. Not located in the public right-of-way;

3. Not more than eight feet in height from existing grade;

4. Not more than 15 square feet of covered area; and

5. Subject to compliance with PHMC § 18.50.100, Sight obstructions at intersections and driveways. (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))

18.20.060 Inclusionary housing. [18.15.140]
The following supplemental requirements are intended to implement the housing element of the general plan by providing housing for households with low and very low incomes in R districts:

A. Requirement. Each housing development of five or more dwelling units shall include one of the following:

1. At least 10% of the dwelling units as inclusionary units for occupancy by low-income households; or

2. At least 5% of the dwelling units as inclusionary units for occupancy by very low-income households; or

3. At least 25% of the dwelling units for qualifying senior residents as defined in California Civil Code sections

51.2 and 51.3; or

4. At least 20% of the dwelling units as inclusionary accessory dwelling units for occupancy by low-income households.

B. Design standards and construction timing.

1. Location and design. 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 3.0 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.

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2. Timing of construction. The developer shall construct the inclusionary units concurrently with other units, unless the conditions of approval provide otherwise, or unless the city and developer agree in writing to an alternative schedule for development.

C. Duration of restrictions. The developer shall assure the affordability of the inclusionary units by a deed restriction, with 55 or more years for for-sale housing and rental housing.

D. Resale and rental restriction agreement. Before approval of a final map (for a subdivision) or issuance of a building permit (for a project not involving a subdivision), the developer shall enter into a resale and rental restriction agreement in a form approved by the city attorney in consultation with the city’s housing coordinator.

The agreement shall be recorded concurrently with the final map and shall include:

1. The number of inclusionary dwelling units by type, location and number of bedrooms and bathrooms.

2. Standards for maximum qualifying incomes and maximum sales prices or rents.

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.

4. Resale controls and deed restrictions that are binding on the property upon sale or transfer.

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.

E. Security. When a developer intends to construct the inclusionary units, he or she must provide security to satisfy this requirement before approval of any final map (for a subdivision) or before a building permit 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:

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;

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

3. A written agreement, with financial security, to provide accessory dwelling units or off-site construction; or

4. Other appropriate security approved in writing by the city attorney.

F. Off-site alternatives. As a complete or partial alternative to the provision of on-site inclusionary units pursuant to this section, the developer may propose a plan for providing affordable units that would otherwise be required to be provided on the project site at either:

1. An off-site location within the city by acquiring existing unrestricted single-family or multifamily units located within the city 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 provisions of subsections C and D of this section; or

2. An off-site location within the city, in conjunction with a third party nonprofit affordable housing provider, by constructing, or funding the construction of, the equivalent number of required affordable units off site subject to city council approval of an off-site affordable housing agreement. The city may allow off-site construction if the proposal meets all of the following conditions:
a. Financing or a viable financing plan, which may include public funding, shall be in place for the off-site affordable units;
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c. The third party nonprofit affordable housing developer shall enter into an affordable housing covenant with the city to ensure that the affordable housing units shall meet all applicable requirements of the city’s inclusionary housing ordinance; and
d. The units shall be in compliance with provisions of subsections C and D of this section.

The city may require that completion of off-site affordable units be secured as provided in subsection E of this section.

G. In-lieu fees.

1. Approval criteria. In extraordinary circumstances, the approving body may authorize the payment of a fee in lieu of providing the inclusionary units required under subsection A of this section as follows: (a) for projects of nine units or less; (b) for any fractional unit in projects of 10 or more units; or (c) if the developer demonstrates, in connection with the first approval for the development (tentative subdivision map, or development plan if no subdivision is involved), that specific characteristics of the development site make the site unsuitable for households at the required income levels. Whenever the approving body authorizes the payment of an in-lieu fee, the in-lieu fee determination shall be automatically referred to the city council or redevelopment agency, as appropriate, for review and approval.

2. Calculation of fee. The in-lieu fee shall be established annually by resolution of the city council 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.

In order to determine the in-lieu fee, 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 shall be based upon the average of the developer difference and the market-rate difference for each of the following home sizes: a 1,200 square foot, two-bedroom home; an 1,800 square foot, three-bedroom home; and a 2,200 square foot, four-bedroom home. The in-lieu fee can be expressed as follows:

Developer Difference + Market-Rate Difference ÷ 2 = In-lieu fee The following guidelines apply to the calculation of the in-lieu fee:
a. The developer cost to construct the dwelling is the dwelling square footage times a per foot average amount that it costs to construct a dwelling in the city. The per foot cost to construct the dwelling shall be determined annually as set forth in Exhibit D of the Inclusionary Housing Ordinance In-Lieu Fee Study dated September 15, 2004.
b. The affordable sales price is based on income limits published by the State of California Housing and Community Development Department, adjusted for number of bedrooms in the dwelling (see Health and Safety Code section 50052.5).
c. The market-rate purchase price is 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.
d. For any annual period for which the city council does not review the fee, up to a maximum of three years in a row, the fee amount may be adjusted by the city manager based upon the percentage change in the Building Valuation Data published by the International Code Council from the previous year.

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3. Time of payment. The in-lieu fee shall be paid prior to the issuance of a building permit or as otherwise provided in the conditions of approval.

4. Use of fees. The city will deposit all housing in-lieu fees in an affordable housing fee fund. The city will use the fees, and all interest earned on the account, only for the following uses: mortgage subsidies and down payment assistance; site acquisition; banking of land for use in the development of affordable housing; rental subsidies; construction financing; issuance of bonds; providing predevelopment funds; providing rehabilitation funds to preserve existing affordable housing stock; providing loan security; and any other assistance that will serve to increase or maintain the supply of affordable housing in the city.

5. Refunds. The city may refund an in-lieu fee if: a building permit or zoning use permit expires and no extension is granted; no construction or use occurs; and the applicant applies for a refund within one year after the expiration of the building or zoning use permit. The refund must be authorized by city council resolution.

6. Fees not subject to Mitigation Fee Act. The city council finds that this in-lieu fee is not a fee subject to the Mitigation Fee Act (Government Code section 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 of the fee is at the request of the developer, with the city’s consent.

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, writedown 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))

18.20.070 Home occupations. [18.15.130]
The following supplemental regulations shall apply to home occupations. 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 forth in this section are intended to guide the review of home occupation applications and to encourage the accommodation of those values when deciding to grant or deny home occupation permits.

A. Permit required. In order to engage in a home occupation a person must first obtain a home occupation permit from the zoning administrator. The existence of any of the following shall create a presumption that there is a home occupation for which a permit is required:

1. Personal services conducted for pay on the premises;

2. The maintenance on the premises of an inventory of materials used in producing a commercial product;

3. The regular advertising of the residential address;

4. A residential address is designated as the business location on the business license application (see business licenses, PHMC § 5.05.040); or

5. Rooms are rented to more than one boarder or lodger.

B. Duties of the zoning administrator. Upon receipt of a complete application for a home occupation permit, the zoning administrator may issue a home occupation permit. The permit may be issued without a hearing only if the applicant will not store significant product inventory or materials related to the occupation at the site; the occupation will generate little or no pedestrian or vehicular traffic; and the 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 Item 10.3
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C. Standards. A home occupation shall comply with the following standards and conditions, unless granted an exception as noted in subsection F of this section:

1. The home occupation is conducted entirely within the dwelling unit unless otherwise allowed under subsection F of this section;

2. There are no retail sales or personal service uses provided to customers at the premises;

3. There is no more than one vehicle used primarily in connection with the home occupation;

4. There is no on-site sign associated with the home occupation or its products or services, nor signage 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;

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;

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;

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

8. The home occupation does not require reconstruction or alteration of the exterior of the dwelling unit;

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 zone;

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;

11. The home occupation does not involve more than one nonresident employee or volunteer on site at any time;

12. The applicant timely obtains a city business license; and

13. The home occupation does not involve any illegal conduct including, but not limited to, operation of a business without a business license, or 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 have any other substantial detrimental impact upon adjacent residents.

D. Prohibited activities. Home occupations may not include:

1. Activities that involve use of loud power equipment, or otherwise create excessive noise, which interferes with the surrounding residential use;

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

3. Activities which involve the raising or slaughtering of animals; Item 10.3
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4. On-premises vehicle repair; or

5. Activities that involve engaging in the business of firearm sales. Any entity or person engaged in the business of firearm sales pursuant to a home occupation permit in effect as of the effective date of the ordinance codified in this section shall be exempt from this subsection and the locational restrictions for firearm sales in PHMC Chapter 18.25 (except as to ammunition sales) if the home occupation use is limited solely to those activities that were both permitted 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. 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 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 the ordinance codified in this section to any other entity.

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 for personal use pursuant to Health and Safety Code section 11362.1 et seq.

E. Exceptions.

1. Cottage food operation. Under Government Code section 51035, and notwithstanding the home occupation standards in subsection C of this section, the zoning administrator shall approve a home occupation permit for a proposed cottage food operation which meets the following standards:
a. Meets the definitions of “cottage food operation” and “cottage food products” in Health and Safety Code section 113758;
b. Has a valid registration, permit or license from the Contra Costa County health department, issued pursuant to Health and Safety Code section 114365, that specifies the same person, location, type of food sales and distribution activity specified in the application for the home occupation permit; c. Complies with the requirements of the Health and Saf. Code applicable to cottage food operations (including, without limitation, Chapter 11.5 (commencing with section 114365) of Part 7 of Division 104 of the Health and Safety Code).

F. Exceptions to standards for all other home occupations. If an application, other than a cottage food operation, deviates from the standards listed in subsection C of this section or requires an opportunity for public input (in the opinion of the zoning administrator), the zoning administrator shall provide notice of the application under PHMC Chapter 18.80 and shall conduct a public hearing before taking action on the application. The zoning administrator, at his or her discretion, may refer a home occupation permit application directly to the planning commission. The zoning administrator or planning commission may impose reasonable conditions on the home occupation permit to ensure compliance with the standards of this section and/or to ensure the home occupation will not have an adverse effect on the neighborhood.

An exception to the standards may be approved if the decision-maker 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.

G. Lapse of approval. A home occupation permit lapses one year 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 occupation permit automatically lapses if there is a discontinuance of the exercise of the home occupation for six consecutive months or more.

H. Transferability. The validity of a home occupation permit shall not be affected by a change in home ownership or residency, provided the new owner or resident applies to the zoning administrator for a transfer within six months Item 10.3
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I. Changes to permit. A request for a change in the home occupation permit or a change to a condition of approval requires a new application. Any amendment or change in a condition of approval to an existing home occupation permit shall be reviewed and approved by the final decision-maker that originally approved the home occupation permit.

J. Revocation. A home occupation exercised in violation of this section or a condition of approval may be revoked, as provided in PHMC § 18.135.040.

K. Resubmittal of application. Following denial of a home occupation permit, no new application for the same, or substantially the same, home occupation shall be accepted within one year 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))

18.20.075 Standards for certain use permits in residential districts. [18.15.120, 18.15.160] When a use permit is required in a single-family or multifamily residential zoning district (see Schedule 18.20.020) for a care facility, group residential, or single-occupancy unit, the general standards specified below shall apply:

A. Pre-application review. A person applying for a use permit in a residential district, when the permit involves converting an existing building, shall submit, together with the use permit application, a letter or other written comments indicating that the facility is capable of meeting applicable code requirements, from the city building division, the fire marshal, and any other agencies as determined by city staff.

B. Licensing and compliance. Facilities shall operate in accordance with state and federal law and established industry standards.

1. Licensed facilities. A facility required to have a state license shall maintain that license and operate in compliance with it.

2. Unlicensed facilities. To ensure that unlicensed residential care facilities are operating in a manner that is consistent with state and federal law and established industry standards, the following standards apply:
a. No violation of state licensing requirements. If the facility is not required to be licensed by the state, the owners, managers, operators and residents shall not provide any services on site which would require licensure under California law.
b. Certification. If certification by a state or federal agency specific to the type of facility is required, the facility shall receive and maintain that certification. c. Owner and operator information. The applicant shall provide a list of the addresses of all similar facilities in the state 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 state or local law.

C. Location, parking and loading. In a single-family zoning district (or PUD district planned for single-family residential use):

1. The facility shall be located where there is reasonable access to services, including public transportation;

2. There may be off-site or shared parking only on property which is immediately adjacent to the proposed use, and subject to PHMC § 18.55.040; and

3. Loading areas, if required, shall be screened from the view of other residences.

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 Item 10.3
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Each facility shall comply with the following operations requirements:

1. Residents per room. There shall be no more than two residents per bedroom in a single-family residence that has been converted to another residential use as specified in this section. 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.

2. Staff on duty. If the proposed use has seven residents or more, the operator shall have qualified staff on duty at the facility at all times.

3. Substance testing. 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.

4. Good neighbor policy. The operator shall develop, post prominently and enforce a good neighbor policy. The policy shall include:
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 city receives a complaint involving the facility or residents, the designated staff member shall attempt to resolve the issue within a reasonable time frame. b. Prohibition of lewd or abusive speech or behavior, or profanity, by staff or clients if audible to neighboring residents.
c. Compliance with city noise regulations, and prohibition of amplified sound outdoors. d. Maintaining a log of each violation of the good neighbor policy and making this log available for review by city staff at any time. The log shall include the date and time of the violation, description, name of violator and resolution.

5. Management plan. The operator shall submit a management plan with the use permit application subject to review and approval by the city. 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.

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:

Type of care facility Minimum distance from another
such facility
Care facility, large licensed (See Care facility, large, licensed; Health facility, at PHMC §

18.15.020):
• Intermediate care facility for the developmentally disabled – nursing. (Health and Saf. Code §§ 1267.8, 1267.9) 300 feet
• Congregate living health facility. (Health and Saf. Code §§ 1267.8, 1267.9) 1,000 feet Residential care facility, but not applicable to a foster family home, residential care facility for the elderly, or transitional care facility.
(Health and Saf. Code § 1568.0831(a)(5)) 300 feet
Emergency shelter.
(Health and Saf. Code § 50801(e)) 300 feet
(Ord. 890 § 14, 2015; Ord. 867 § 8, 2012)
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18.20.080 Large family day care homes. [N/A]
Repealed by Ord. 938. (Ord. 867 § 9, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 727 § 14, 1998; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(d))

18.20.085 Special housing. [18.15.120, 18.15.170]
A. Single-room occupancy. Single-room occupancy (“SRO”) units are subject to the standards listed below. The purpose of this subsection is to provide opportunities for 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.

1. Location. An SRO facility may be proposed and approved in the multifamily, retail business and professional and administrative office zoning districts.

2. Project review and approval. A proposed SRO requires design review approval in compliance with PHMC Chapter 18.115 and a use permit pursuant to PHMC Chapter 18.95.

3. Development standards.
a. Single-room occupancy facilities.
i. Density. The maximum potential number of single-room occupancy units allowable within a building shall be determined based on compliance with applicable zoning ordinance development standards (e.g., height, floor area ratio, setbacks, lot coverage, parking, open space, etc.). ii. Common area. 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.
iii. Laundry facilities. 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.
iv. Cleaning supply room. A cleaning supply room or utility closet with a wash tub with hot and cold running water shall be provided on each floor of the SRO facility. b. Single-room occupancy units.
i. Unit size. 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. ii. Occupancy. An SRO unit shall accommodate a maximum of two persons. iii. Bathroom. An SRO unit is not required to, but may, contain partial or full bathroom facilities. A partial bathroom facility shall have at least a toilet and sink; a full facility shall have a toilet, sink and bathtub, shower or bathtub/shower combination. If a full bathroom facility is not provided, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bathroom per floor.
iv. Kitchen. An SRO unit 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, common kitchen facilities shall be provided with at least one full kitchen per floor.
v. Closet. Each SRO unit shall have a separate closet.
vi. Interior access. Individual SRO units shall not have separate external entryways.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. vii. Code compliance. SRO units shall comply with all requirements of the California Building Code and all other applicable codes.

4. Accessibility. All SRO units shall comply with all applicable accessibility and adaptability requirements. All common areas shall be fully accessible.

5. Management.
a. Facility management. An SRO facility with seven or more residents shall provide on-site management and an on-site management office.
b. Management plan. A management plan shall be submitted with the development application for an SRO facility and shall be subject to review and approval by the city. 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.

6. Parking. Off-street parking and secure bicycle parking shall be provided as required by PHMC Chapter

18.55, Parking.

7. Tenancy. Tenancy of SRO units shall be for at least 30 or more days.

8. Existing structures. An existing structure may be converted to an SRO facility, consistent with the provisions of this subsection.

B. Emergency homeless shelter management standards. Each emergency homeless shelter shall comply with the following management standards:

1. Management plan. 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 zoning administrator prior to commencement of facility operations that includes the following: adequate security measures to protect shelter residents and surrounding uses; a description of services provided to assist residents with obtaining permanent shelter and income; a description of the screening process for prospective residents to ensure compatibility with services provided at or through the shelter; hours of operation for the facility; provisions to ensure that the area surrounding the facility is maintained free of litter or debris; a program for providing staff training to meet the needs of shelter residents; a program for providing community outreach regarding the construction and operation of the facility; and a 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).

2. Length of stay. No individual or family shall reside in an emergency homeless shelter for more than 180 consecutive days. A 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.

3. Hours of operation. An operational emergency homeless shelter shall remain open 24 hours a day, seven days a week.

4. Proximity to public transit and services. 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.

5. Noise/nuisances. 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 placed within, or project outside of, the emergency homeless shelter.

6. Off-street parking. An emergency homeless shelter shall comply with all applicable provisions of PHMC Chapter 18.55 (Off-Street Parking and Loading Regulations). On-site parking for emergency homeless shelters allowed by right within the LI zone district shall be a minimum of one space per 750 square feet of gross floor area plus one space for every two employees. In addition, if a facility vehicle is maintained on site, one Item 10.3
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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. additional on-site parking space for this vehicle shall be provided. Parking for emergency homeless shelters in other zone districts shall be as specified by the use permit based on review of the operational characteristics of the proposed use.

7. On-site management. 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 shall be screened for compatibility with shelter resources and for compliance with applicable state and federal laws. Individuals who do not meet the screening criteria shall not be accepted into the facility.

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:
a. A crime requiring registration under Penal Code section 290; b. A violation of Penal Code sections 311.2 and 311.4 through 311.7; c. Violation of Penal Code sections 313.1 through 313.5; d. Violation of Penal Code section 647(a), (b), or (d); e. Violation of Penal Code section 315, 316, or 318;
f. A felony crime involving the use of force or violence on another; or g. The maintenance of a nuisance in connection with the same or similar business operation.

The police department shall also conduct a background investigation on all applicants.

8. On-site security. Security measures shall be sufficient to protect clients 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 are present on site.

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 police department, the facility shall be required to provide additional on-site security staff to the satisfaction of the chief of police and the zoning administrator.

9. External lighting. The emergency homeless shelter shall provide external lighting in accordance with the requirements contained in PHMC § 18.55.140.B to maintain a safe and secure environment. Exterior lighting shall be shielded and directed towards the ground and away from surrounding properties.

10. City, county and state requirements. An emergency homeless shelter shall obtain and maintain in good standing required licenses, permits, and approvals from city, county and state agencies or departments and demonstrate compliance with applicable building and fire codes. An emergency homeless shelter shall comply with all county and state health and safety requirements for food, medical and other supportive services provided on site.

11. Number of beds. An individual emergency homeless shelter shall have no more than 50 beds.

12. Entrance lobby/intake area. 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.

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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

13. Location. There shall be no less than 300 feet between emergency homeless shelters in any zone district.

14. Smoking ordinance. Emergency homeless shelters shall comply with the provisions of PHMC Chapter 9.45 (smoking ordinance).

15. 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 city’s design guidelines.

16. Additional requirements. Each emergency homeless shelter shall provide:
a. Lockers or closets for personal property adequate for the number of clients. b. Clothes washing station(s) or machine(s) adequate for the number of clients.

C. Emergency homeless shelter fees. Prior to issuance of a building permit for any emergency homeless shelter, any fees or exactions authorized by law, that are applicable to residential development, and that are determined by the city 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)

18.20.090 Manufactured homes. [18.15.150]
The following supplemental regulations are to provide opportunities for the placement of manufactured homes in R 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.

A. General requirements. A manufactured home may be used for residential purposes if it has been approved by the architectural review commission, and has been granted a certificate of compatibility by the zoning administrator, and is located in an R 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.

B. Requirements for certificate of compatibility. The zoning administrator shall issue a certificate of compatibility if the manufactured home meets the design and locational criteria of this subsection. The certificate is valid for two years and may be renewed for subsequent periods of two years if the location and design criteria of this section 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.

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

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

2. Design criteria. A manufactured home shall be compatible in design and appearance with residential structures in the vicinity and shall meet the following standards:
a. It must be built on a permanent foundation approved by the chief building official; Item 10.3
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. b. It must have been constructed after June 15, 1976, and must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974; c. The unit’s skirting must extend to the finished grade; d. Exterior siding must be compatible with adjacent residential structures, and shiny or metallic finishes are prohibited;
e. The roof must be of concrete or asphalt tile, shakes or shingles complying with the most recent edition of the adopted building codes under PHMC Title 14;
f. The roof must have eaves or overhangs of not less than one foot; g. The floor must be no higher than 20 inches above the exterior finished grade; and h. Required covered parking shall be compatible with the manufactured home design and with other buildings in the area.

C. Cancellation of state registration. 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 state laws and regulations. Before any occupancy certificate may be issued for use of such a manufactured home, the owner shall provide to the chief building official satisfactory evidence showing that the state 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 state, the owner shall provide the chief building official 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))

18.20.095 Accessory dwelling units. [18.15.050]
A. Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with California Government Code sections 65852.2 and 65852.22.

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

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

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

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

4. Required to correct a nonconforming zoning condition, as defined in subsection C.8 of this section. This does not prevent the city from enforcing compliance with applicable building standards in accordance with California Health and Safety Code section 17980.12.

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

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

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

Item 10.3
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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

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

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

5. Efficiency kitchen means a kitchen that includes each of the following:
a. A cooking facility with appliances.
b. A food preparation counter or counters that total at least 15 square feet in area. c. Food storage cabinets that total at least 30 square feet of shelf space.

6. Junior accessory dwelling unit or JADU means a residential unit that satisfies all of the following:
a. Is no more than 500 square feet in size;
b. Is contained entirely within an existing or proposed single-family structure (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure);
c. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure;
d. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling; and e. Includes an efficiency kitchen, as defined in subsection C.5 of this section.

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

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

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

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

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

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

D. Approvals. The following approvals apply to ADUs and JADUs under this section:

1. Building permit only. If an ADU or JADU complies with each of the general requirements in subsection E of this section, it is allowed with only a building permit in the following scenarios:

Item 10.3
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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. a. Converted on single-family lot. One ADU and one JADU on a lot with a proposed or existing singlefamily dwelling on it, where the ADU or JADU:
i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and
ii. Has exterior access that is independent of that for the single-family dwelling; and iii. Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.
iv. The JADU complies with the requirements of Government Code section 65852.22. b. Limited detached on single-family lot. One detached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection D.1.a of this section), if the detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet or smaller. iii. The peak height above grade does not exceed the applicable height limit in subsection E.2 of this section.
c. Converted on multifamily lot. One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. Under this subsection D.1.c, at least one converted ADU is allowed within an existing multifamily dwelling, up to a quantity equal to 25% of the existing multifamily dwelling units. d. Limited detached on multifamily lot. No more than two detached ADUs on a lot that has an existing or proposed multifamily dwelling if each detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rearor side-yard setback of less than four feet, the city will not require any modification to the multifamily dwelling as a condition of approving the ADU.
ii. The peak height above grade does not exceed the applicable height limit in subsection E.2 of this section.

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

3. Process and timing.
a. An ADU permit is considered and approved ministerially, without discretionary review or a hearing.

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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. b. The city must approve or deny an application to create an ADU or JADU within 60 days from the date that the city receives a completed application. If the city has not approved or denied the completed application within 60 days, the application is deemed approved unless either:
i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or
ii. When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily dwelling on the lot, the city may delay acting on the permit application for the ADU or JADU until the city acts on the permit application to create the new singlefamily or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. c. If the city denies an application to create an ADU or JADU, the city must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection D.3.b of this section.
d. A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.

E. General ADU and JADU requirements. The following requirements apply to all ADUs and JADUs that are approved under subsection D.1 or D.2 of this section:

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

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

Notwithstanding the foregoing, ADUs subject to this subsection E.2.d may not exceed two stories. e. For purposes of this subsection E.2, height is measured above existing grade to the peak of the structure.

3. Fire sprinklers.
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence.

Item 10.3
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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.

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

5. No separate conveyance. An ADU or JADU may be rented, but no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).

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

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

8. Deed restriction. Prior to issuance of a building permit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the county recorder’s office and a copy filed with the administrator.

The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the city and must provide that:
a. The ADU or JADU may not be sold separately from the primary dwelling. b. The ADU or JADU is restricted to the approved size and to other attributes allowed by this section. c. The deed restriction runs with the land and may be enforced against future property owners. d. The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of the zoning administrator, providing evidence that the ADU or JADU has in fact been eliminated. The zoning administrator may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated. Appeal may be taken from the zoning administrator’s determination consistent with other provisions of this code. If the ADU or JADU is not entirely physically removed, but is only eliminated by virtue of having a necessary component of an ADU or JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this code. e. The deed restriction is enforceable by the zoning administrator or his or her designee for the benefit of the city. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the city is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit.

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

Item 10.3
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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

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

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

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

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

1. Single-family residential zoning district R-20 – 25 feet;

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

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

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

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

4. Lot coverage. No ADU subject to this subsection F may cause the total lot coverage to exceed the limitations as noted below, except as noted in subsection F.1.c of this section:
a. Single-family residential zoning districts R-20, R-15 – 25% maximum lot coverage; Item 10.3
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. b. Single-family residential zoning districts R-10 – 30% maximum lot coverage; c. Single-family residential zoning districts PUD/PPD, R-10A, R-7, R-6 – 35% maximum lot coverage; d. Multiple-family residential zoning districts PUD/PPD, MRVL, MRL, MRM, MRH – 40% maximum lot coverage.

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

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

7. Passageway. No passageway, as defined by subsection C.9 of this section, is required for an ADU.

8. Parking.
a. Generally. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection C.12 of this section. The size of the offstreet parking necessary for the ADU shall be eight and one-half feet wide by 19 feet deep (if enclosed the space shall be 10 feet wide by 22 feet deep, with a nine-foot-wide door opening) with a 10-foot-wide paved vehicular access from/to the public right-of-way and shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base.
b. Exceptions. No parking under subsection F.8.a of this section is required in the following situations:
i. The ADU is located within one-half mile walking distance of public transit, as defined in subsection C.10 of this section.
ii. The ADU is located within an architecturally and historically significant historic district.

Item 10.3
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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. iii. The ADU is part of the proposed or existing primary residence or an existing accessory structure under subsection D.1.a of this section.
iv. When on-street parking permits are required but not offered to the occupant of the ADU. v. When there is an established car share vehicle stop located within one block of the ADU. vi. When the permit application to create an ADU is submitted with an application to create a new single-family or multifamily dwelling on the same lot; provided, that the ADU or the lot satisfies any other criteria listed in subsections F.8.b.i through v of this section. c. No replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.

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

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

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

G. Fees.

1. Impact fees.
a. No impact fee is required for an ADU that is less than 750 square feet in size. b. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of the primary dwelling, divided by the floor area of the ADU, times the typical fee amount charged for a new dwelling). Impact fee here does not include any connection fee or capacity charge for water or sewer service.

Item 10.3
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Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

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

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

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

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

I. Nonconforming ADUs and discretionary approval. Any proposed ADU or JADU that does not conform to the objective standards set forth in subsections A through G of this section may be allowed by the city with a conditional use permit, in accordance with the other provisions of this title. (Ord. 965 § 1, 2023; Ord. 960 § 3 (Exh.

A), 2022; Ord. 948 § 3, 2021; Ord. 938 § 5, 2020)

18.20.097 Urban lot splits. [18.15.180, 18.15.190]
A. Purpose. The purpose of this section is to allow and appropriately regulate urban lot splits in accordance with Government Code section 66411.7.

B. Definition. An “urban lot split” means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of this section.

C. Application.

1. 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).

2. An application for an urban lot split must be submitted on the city’s approved form. 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.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

3. The city may establish a fee to recover its costs for adopting, implementing, and enforcing this section of the code, in accordance with applicable law. The city council may establish and change the fee by resolution. The fee must be paid with the application.

D. Approval.

1. An application for a parcel map for an urban lot split is approved or denied ministerially, by the building official, without discretionary review.

2. A tentative parcel map for an urban lot split is approved ministerially if it complies with all the requirements of this section. The tentative parcel map may not be recorded. A final parcel map is approved ministerially as well, but not until the owner demonstrates that the required documents have been recorded, such as the deed restriction and easements. The tentative parcel map expires six months after approval.

3. The approval must require the owner and applicant to hold the city harmless from all claims and damages related to the approval and its subject matter.

4. The approval must require the owner and applicant to reimburse the city for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this code.

E. Requirements. An urban lot split must satisfy each of the following requirements:

1. Map Act compliance.
a. The urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Gov’t. Code § 66410 et seq., “SMA”), including implementing requirements in this code, except as otherwise expressly provided in this section.
b. If an urban lot split violates any part of the SMA, the city’s subdivision regulations, including this section, or any other legal requirement:
i. 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. ii. The city has all the remedies available to it under the SMA, including but not limited to the following:
(A) An action to enjoin any attempt to sell, lease, or finance the property. (B) An action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.
(C) 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. (D) Record a notice of violation.
(E) Withhold any or all future permits and approvals.
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.

2. Compliance with the city’s subdivision regulations. The urban lot split must conform to all applicable objective requirements of the city’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.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

3. Zone. The lot to be split is designated as a standard single-family residential zone. 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).

4. Lot location.
a. The lot to be split is not located on a site that is any of the following:
i. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters.
ii. A wetland.
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. iv. A hazardous waste site that has not been cleared for residential use. v. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards.
vi. Within a 100-year flood hazard area, unless the site has either:
(A) Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or
(B) Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. vii. Within a regulatory floodway, unless all development on the site has received a no-rise certification.
viii. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. ix. Habitat for protected species.
x. Land under conservation easement.
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).)

5. 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.

6. No prior urban lot split.
a. The lot to be split was not established through a prior urban lot split. 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.

7. 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:

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. a. Housing that is income-restricted for households of moderate, low, or very low income. b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its policy power.
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.
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.

8. Lot size.
a. The lot to be split must be at least 2,400 square feet. b. The resulting lots must each be at least 1,200 square feet. c. Each of the resulting lots must be between 60% and 40% of the original lot area.

9. Easements.
a. The owner, if required, must enter into an easement agreement with each public-service provider to establish easements that are sufficient for the provision of public services and facilities to each of the resulting lots.
b. Each easement must be shown on the tentative parcel map. c. 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.
d. If an easement is recorded and the project is not completed, making the easement moot, the property owner may request, and the city will provide, a notice of termination of the easement, which the owner may record.

10. Lot access. Each resulting lot 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.

11. Dwelling unit standards.
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:

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City Council Meeting Agenda - Page 1562 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. b. Dwelling unit size.
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.
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. 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. 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.
v. Any required enclosed parking space is not calculated as part of the dwelling unit size. c. Height restrictions.
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. 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. iii. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure.
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. v. No balcony, deck, or other portion of the second story may project into the stepped back portion of the primary dwelling unit.
vi. No rooftop deck is permitted on any new or remodeled dwelling unit or structure on a lot resulting from an urban lot split.

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City Council Meeting Agenda - Page 1563 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. 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.
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 dwelling units on the lot measuring 800 square feet each. f. Setbacks.
i. Generally. All setbacks must conform to those objective setbacks that are imposed through the corresponding zone (Schedule 18.20.030, Minimum Yards). ii. Exceptions. Notwithstanding subsection E.11.f of this section:
(A) 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.
(B) 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. 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:
i. The lot is located within one-half mile walking distance of either:
(A) A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or
(B) A site that contains:
(1) An existing rail or bus rapid transit station,
(2) A ferry terminal served by either a bus or rail transit service, or (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. ii. The site is located within one block of a car-share vehicle location. 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.
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.
i. Nonconforming conditions. An urban lot split may be approved without requiring a legal nonconforming zoning condition to be corrected.

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City Council Meeting Agenda - Page 1564 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. j. Utilities.
i. Each primary dwelling unit on the resulting lots must have its own direct utility connection to the utility service provider.
ii. Each primary dwelling unit on the resulting lots that is or that is proposed to be connected to an onsite 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. 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.
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.

12. Separate conveyance.
a. Within a resulting lot.
i. Primary dwelling units on a lot that is created by an urban lot split may not be owned or conveyed separately from each other.
ii. Condominium airspace divisions and common interest developments are not permitted on a lot that is created by an urban lot split.
iii. All fee interest in a lot and all dwellings on the lot must be held equally and undivided by all individual property owners.
b. Between resulting lots. 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.

13. Stormwater and stormwater runoff. The development must comply with the following standards:
a. Compliance with California’s Stormwater C.3 requirements. 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:
i. Stormwater calculations.
(A) Establish the total disturbed area (TDA): TDA = New Impervious area [sf] + Replaced Impervious area [sf]
(B) Calculate storage requirement: Storage Requirement = 0.28 [gal/sf] * TDA ii. Identify means of storage from the following (a combination of different types is acceptable).

Storage retention devices must meet total increased storage requirement:
(A) Rain barrels.
(B) Detention ditches.
(C) Underground storage tanks.

14. Regulation of uses.

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City Council Meeting Agenda - Page 1565 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. a. Residential only. No nonresidential use is permitted on any lot created by urban lot split. b. No short term rentals (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.
c. 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.

15. Deed restriction. The owner must record a deed restriction, on each lot that results from the urban lot split, on a form approved by the city, that does each of the following:
a. Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days. b. Expressly prohibits any nonresidential use of the lots created by the urban lot split. c. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. d. Limits development of the lot to residential standards that comply with the requirements of this section, except as required by state law.

F. Specific adverse impacts.

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.

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).

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)

18.20.100 Accessory dwelling units. [N/A]
Repealed by Ord. 937. (Ord. 928 § 7, 2019; Ord. 915 § 8, 2017)

18.20.105 Two-unit projects. [18.15.180, 18.15.190]
A. Purpose. The purpose of this section is to allow and appropriately regulate two-unit projects in accordance with Government Code section 65852.21.

B. Definition. A “two-unit project” means the development of two primary dwelling units 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 section.

C. Application.

1. 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).

2. An application for a two-unit project must be submitted on the city’s approved form.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

3. The applicant must obtain a certificate of compliance with the Subdivision Map Act for the lot and provide the certificate with the application.

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.

5. The city may establish a fee to recover its costs for adopting, implementing, and enforcing this section of the code, in accordance with applicable law. The city council may establish and change the fee by resolution. The fee must be paid with the application.

D. Approval.

1. An application for a two-unit project is approved or denied ministerially, by the building official, without discretionary review.

2. The ministerial approval of a two-unit project does not take effect until the city has confirmed that the required documents have been recorded, such as the deed restriction and easements.

3. The approval must require the owner and applicant to hold the city harmless from all claims and damages related to the approval and its subject matter.

4. The approval must require the owner and applicant to reimburse the city for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this code.

E. Requirements. A two-unit project must satisfy each of the following requirements:

1. Map Act compliance. The lot must have been legally subdivided.

2. Zone. The lot is in a single-family residential zone. 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).

3. Lot location.
a. The lot is not located on a site that is any of the following:
i. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters.
ii. A wetland.
iii. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards.
iv. A hazardous waste site that has not been cleared for residential use. v. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards.
vi. Within a 100-year flood hazard area, unless the site has either:
(A) Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or
(B) Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. vii. Within a regulatory floodway, unless all development on the site has received a no-rise certification.

Item 10.3
City Council Meeting Agenda - Page 1567 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. viii. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. ix. Habitat for protected species.
x. Land under conservation easement.
b. The purpose of subsection E.3.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).)

4. Not historic. The lot 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.

5. No impact on protected housing. The two-unit project must not require or include the demolition or alteration of any of the following types of housing:
a. Housing that is income-restricted for households of moderate, low, or very low income. b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
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.
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.

6. Dwelling unit standards.
a. Quantity.
i. 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).
ii. A lot that is not created by an urban lot split may have a two-unit project under this section, plus any ADU or JADU that must be allowed under state law and the city’s ADU ordinance.

See examples below:

Item 10.3
City Council Meeting Agenda - Page 1568 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. b. Dwelling unit size.
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. ii. Any lot with a gross floor area less than 6,000 square feet shall be subject to the standards of the R-6 zoning district.
iii. The minimum size of each primary dwelling unit is 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.
iv. Any required enclosed parking space is not calculated as part of the dwelling unit size. c. Height restrictions.
i. Except as otherwise provided in 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.

Item 10.3
City Council Meeting Agenda - Page 1569 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. 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 may exceed 16 feet, up to the objective height limit that is imposed through the corresponding zone (Schedule 18.20.030, Maximum Building Height (feet)). Notwithstanding the foregoing, no primary dwelling unit may exceed two stories. iii. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure.
iv. Any portion of a new primary dwelling unit that exceeds one story under subsection E.6.c.ii of this section must be stepped back by an additional five feet from the ground floor. v. No balcony, deck, or other portion of the second story may project into the stepped back area of the dwelling.
vi. No rooftop deck is permitted on any new or remodeled dwelling unit or structure for a two-unit project.
d. Demolition cap. The two-unit project may not involve the demolition of more than 25% of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years.
e. Lot coverage. Lot coverage must conform to the objective lot coverage requirements that are imposed through the underlying 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.
f. Floor area ratio. Floor area ratio (FAR) must conform to the objective FAR requirements that are imposed through the underlying zone (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.
g. Setbacks.
i. Generally. All setbacks must conform to those objective setbacks that are imposed through the underlying zone (Schedule 18.20.030, Minimum Yards).
ii. Exceptions. Notwithstanding subsection E.6.g.i of this section:
(A) 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.
(B) 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. h. 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:
i. The lot is located within one-half mile walking distance of either:
(A) A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or
(B) A site that contains:
(1) An existing rail or bus rapid transit station;
Item 10.3
City Council Meeting Agenda - Page 1570 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. (2) A ferry terminal served by either a bus or rail transit service; or (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. ii. The site is located within one block of a car-share vehicle location. iii. 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 zone, then the unit’s off-street parking space must be unenclosed.
i. Design standards for two-unit projects, attached or detached dwelling units. Each new primary dwelling unit that is developed on a lot 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 they do not prevent two primary dwelling units on the lot measuring 800 square feet each.
j. Nonconforming conditions. A two-unit project may only be approved if all nonconforming zoning conditions are corrected.
k. Utilities.
i. Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider.
ii. 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. l. Building and safety. All structures built on the lot must comply with all current local building standards.

A project under this section is a change of use and subjects the whole of the lot, and all structures, to the city’s current code.
m. 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.

7. Separate conveyance.
a. Primary dwelling units on the lot may not be owned or conveyed separately from each other. b. Condominium airspace divisions and common interest developments are not permitted within the lot. c. All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners.

8. Stormwater and stormwater runoff. The development must comply with the following standards:
a. Compliance with California’s Stormwater C.3 requirements. 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:
i. Stormwater calculations.
(A) Establish the total disturbed area (TDA): TDA = New Impervious area [sf] + Replaced Impervious area [sf]
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. (B) Calculate storage requirement: Storage Requirement = 0.28 [gal/sf] * TDA ii. Select means of storage from the following (a combination of different types is acceptable). Storage retention devices must meet total increased storage requirement:
(A) Rain barrels.
(B) Detention ditches.
(C) Underground storage tanks.

9. Regulation of uses.
a. Residential only. No nonresidential use is permitted on the lot. b. No short term rentals (STRs). No dwelling unit on the lot may be rented for a period of less than 30 days.
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.

10. Deed restriction. 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:
a. Expressly prohibits any rental of any dwelling unit on the property for a period of less than 30 days. b. Expressly prohibits any nonresidential use of the lot. c. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. d. If the lot is not created by an urban lot split, expressly requires the individual property owners to live in one of the dwelling units on the lot as the owners’ primary residence and legal domicile. e. States that:
i. The site is a two-unit project and is therefore subject to the city’s two-unit regulations, including all applicable limits on dwelling size and development.
ii. Development on the lot is limited to development of residential units under this section of this code, except as required by state law.

F. Specific adverse impacts.

1. Notwithstanding anything else in this section, the city may deny an application for a two-unit project 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.

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 (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).

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.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

G. Remedies. If a two-unit project violates any part of this code or any other legal requirement:

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.

2. The city may:
a. Bring an action to enjoin any attempt to sell, lease, or finance the property. b. Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. 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. d. Record a notice of violation.
e. Withhold any or all future permits and approvals.
f. Pursue all other administrative, legal, or equitable remedies that are allowed by law or the city’s code. (Ord. 957 § 3, 2022; Ord. 951 § 3, 2021)

18.20.110 Swimming pools and hot tubs. [18.15.080]
A. Swimming pools and hot tubs shall be fenced as required by the California Building Code.1 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.

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))

18.20.120 Hillside properties. [18.35.020]
An applicant for development of a parcel with an average slope of 15% or greater shall apply for rezoning to HPUD in accordance with PHMC Chapter 18.35, unless already subdivided to its maximum density, and any development on the parcel must comply with PHMC §§ 18.35.040.B, D and E and 18.35.050. (Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(h))

18.20.130 Animals. [18.15.090]
A. Large domestic or nondomestic animals. The keeping of large domestic or nondomestic animals, other than roosters, on a site of at least one acre is permitted, 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 boundary line of a street or public road and at least 50 feet from a side, front or rear property line.

B. Small domestic animals. Small animals kept as pets are permitted, 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 parcel. Roosters are not permitted 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))

18.20.140 Container or storage unit. [18.15.100]
A container or storage unit is allowed for up to 10 calendar days, or for a longer period if there is a grading or building permit for construction on the site and a zoning permit 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))

18.20.145 Permanent basketball hoops. [18.15.070]
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)
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

18.20.150 Density bonus. [18.15.110]
A. Authority. The ordinance codified in this chapter is adopted under the authority of California Government Code sections 65915 and 65915.5.

B. Density bonus.

1. When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing within, the jurisdiction of the city, the city shall provide the applicant with incentives or concessions for the production of housing units and child care facilities as prescribed in this section.

2. a. The city shall grant one density bonus, the amount of which shall be as specified in subsection B.6 of this section, and incentives or concessions, as described in subsection B.4 of this section, when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section, that will contain at least any one of the following:
i. Ten percent of the total units of a housing development for lower-income households, as defined in California Health and Safety Code section 50079.5.
ii. Five percent of the total units of a housing development for very low-income households, as defined in California Health and Safety Code section 50105.
iii. A senior citizen housing development, as defined in California Civil Code sections 51.3 and 51.12, or a mobile home park that limits residency based on age requirements for housing for older persons pursuant to California Civil Code section 798.76 or 799.5. iv. Ten percent of the total dwelling units in a common interest development as defined in California Civil Code section 4100 for persons and families of moderate income, as defined in California Health and Safety Code section 50093; provided, that all units in the development are offered to the public for purchase.
b. For purposes of calculating the amount of the density bonus pursuant to subsection B.6 of this section, an applicant who requests a density bonus pursuant to this subsection shall elect whether the bonus shall be awarded on the basis of subsection B.2.a.i, ii, iii, or iv of this section. c. For the purposes of this section, “total units” or “total dwelling units” does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus.

3. a. An applicant shall agree to, and the city shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program. Rents for the lower-income density bonus units shall be set at an affordable rent as defined in California Health and Safety Code section 50053. b. An applicant shall agree to, and the city shall ensure that, the initial occupant of all for-sale units that qualified the applicant for the award of the density bonus are persons and families of very low, low, or moderate income, as required, and that the units are offered at an affordable housing cost, as that cost is defined in California Health and Safety Code section 50052.5. The city shall enforce an equity sharing agreement, unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement:
i. Upon resale, the seller of the unit shall retain the value of any improvements, the down payment, and the seller’s proportionate share of appreciation. The city shall recapture any initial subsidy, as defined in subsection B.3.b.ii of this section, and its proportionate share of appreciation, as defined in subsection B.3.b.iii of this section, which amount shall be used within five years for any of the purposes described in California Health and Safety Code section 33334.2(e) that promote home ownership.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. ii. For purposes of this subsection, the city’s initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any down payment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value, then the value at the time of the resale shall be used as the initial market value.
iii. For purposes of this subsection, the city’s proportionate share of appreciation shall be equal to the ratio of the city’s initial subsidy to the fair market value of the home at the time of initial sale. c. i. An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or, if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through the city’s valid exercise of its police power; or occupied by lower- or very low-income households, unless the proposed housing development replaces those units, and either of the following applies:

A. The proposed housing development, inclusive of the units replaced pursuant to this subsection, contains affordable units at the percentages set forth in subsection B.2 of this section.

B. Each unit in the development, exclusive of a manager’s unit or units, is affordable to, and occupied by, either a lower- or very low-income household. ii. For the purposes of this subsection, “replace” shall mean either of the following:

A. If any dwelling units described in subsection B.3.c.i of this section are occupied on the date of application, the proposed housing development shall provide at least the same number of units of equivalent size or type, or both, to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower-income category as those households in occupancy. For unoccupied dwelling units described in subsection B.3.c.i of this section in a development with occupied units, the proposed housing development shall provide units of equivalent size or type, or both, to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower-income category in the same proportion of affordability as the occupied units. All replacement calculations resulting in fractional units shall be rounded up to the next whole number. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to subsection B.3.b of this section.

B. If all dwelling units described in subsection B.3.c.i of this section have been vacated or demolished within the five-year period preceding the application, the proposed housing development shall provide at least the same number of units of equivalent size or type, or both, as existed at the high point of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower-income category as those persons and families in occupancy at that time, if known. If the incomes of the persons and families in occupancy at the high point is not known, then one-half of the required units shall be made available at affordable rent or affordable housing cost to, and occupied by, very low-income persons and families and one-half of the required units shall be made available for rent at affordable housing costs to, and occupied by, low-income persons and families. All replacement calculations resulting in fractional units shall be rounded up to the next whole number. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to subsection B.3.b of this section.

Item 10.3
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. iii. Subsection B.3.c of this section does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was submitted to, or processed by, the city before January 1, 2015.

4. a. An applicant for a density bonus pursuant to subsection B.2 of this section may submit to the city a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city. The city shall grant the concession or incentive requested by the applicant unless the city makes a written finding, based upon substantial evidence, of any of the following:
i. The concession or incentive is not required in order to provide for affordable housing costs, as defined in California Health and Safety Code section 50052.5, or for rents for the targeted units to be set as specified in subsection B.3 of this section.
ii. The concession or incentive would have a specific adverse impact, as defined in California Government Code section 65589.5(d)(2), upon public health and safety or the physical environment 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- and moderate-income households. iii. The concession or incentive would be contrary to state or federal law. b. The applicant shall receive the following number of incentives or concessions:
i. One incentive or concession for projects that include at least 10% of the total units for lower-income households, at least 5% for very low-income households, or at least 10% for persons and families of moderate income in a common interest development.
ii. Two incentives or concessions for projects that include at least 20% of the total units for lowerincome households, at least 10% for very low-income households, or at least 20% for persons and families of moderate income in a common interest development. iii. Three incentives or concessions for projects that include at least 30% of the total units for lowerincome households, at least 15% for very low-income households, or at least 30% for persons and families of moderate income in a common interest development. c. The applicant may initiate judicial proceedings if the city refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus, incentive, or concession is in violation of this section, the court shall award the plaintiff reasonable attorney’s fees and costs of suit. Nothing in this subsection shall be interpreted to require the city to grant an incentive or concession that has a specific, adverse impact, as defined in California Government Code section 65589.5(d)(2), upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subsection shall be interpreted to require the city to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city shall establish procedures for carrying out this section that shall include legislative body approval of the means of compliance with this section.

5. a. In no case may the city apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subsection B.2 of this section at the densities or with the concessions or incentives permitted by this section. An applicant may submit to the city a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subsection B.2 of this section at the densities or with the concessions or incentives permitted under this section, and may request a meeting with the city. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney’s fees and costs of suit. Nothing in this subsection shall be interpreted to require the city to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in Government Code section 65589.5(d)(2), upon health, safety, or the Item 10.3
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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subsection shall be interpreted to require the city to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law.
b. A proposal for the waiver or reduction of development standards pursuant to this subsection shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subsection B.4 of this section.

6. Density bonus defined. For the purposes of this section, “density bonus” means a density increase over the otherwise maximum allowable residential density as of the date of application by the applicant to the city. The applicant may elect to accept a lesser percentage of density bonus. The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subsection B.2 of this section. a. For housing developments meeting the criteria of subsection B.2.a.i of this section, the density bonus shall be calculated as follows:

Percentage Low-Income Units 10 11 12 13 14 15 16 17 18 19 20 Percentage Density Bonus 20 21.5 23 24.5 26 27.5 29 30.5 32 33.5 35 b. For housing developments meeting the criteria of subsection B.2.a.ii of this section, the density bonus shall be calculated as follows:

Percentage Very Low-Income Units 5 6 7 8 9 10 11
Percentage Density Bonus 20 22.5 25 27.5 30 32.5 35
c. For housing developments meeting the criteria of subsection B.2.a.iii of this section, the density bonus shall be 20% of the number of senior housing units.
d. For housing developments meeting the criteria of subsection B.2.a.iv of this section, the density bonus shall be calculated as follows:

Percentage Moderate-Income Units (10 – 20) 10 11 12 13 14 15 16 17 18 19 20 Percentage Density Bonus 5 6 7 8 9 10 11 12 13 14 15
Percentage Moderate-Income Units (21 – 31) 21 22 23 24 25 26 27 28 29 30 31 Percentage Density Bonus 16 17 18 19 20 21 22 23 24 25 26 Percentage Moderate-Income Units (32 – 40) 32 33 34 35 36 37 38 39 40 Percentage Density Bonus 27 28 29 30 31 32 33 34 35
e. All density calculations resulting in fractional units shall be rounded up to the next whole number. The granting of a density bonus shall not be interpreted, in and of itself, to require a general plan amendment, zoning change, or other discretionary approval.

7. Land donations.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. a. When an applicant for a tentative subdivision map, parcel map, or other residential development approval donates land to the city in accordance with this subsection, the applicant shall be entitled to a 15% increase above the otherwise maximum allowable residential density for the entire development, as follows:

Percentage Very Low-Income Units (10 – 20) 10 11 12 13 14 15 16 17 18 19 20 Percentage Density Bonus 15 16 17 18 19 20 21 22 23 24 25 Percentage Very Low-Income Units (21 – 30) 21 22 23 24 25 26 27 28 29 30 Percentage Density Bonus 26 27 28 29 30 31 32 33 34 35
b. This increase shall be in addition to any increase in density mandated by subsection B.2 of this section, up to a maximum combined mandated density increase of 35% if an applicant seeks an increase pursuant to both this subsection and subsection B.2 of this section. All density calculations resulting in fractional units shall be rounded up to the next whole number. Nothing in this subsection shall be construed to enlarge or diminish the authority of the city to require a developer to donate land as a condition of development. An applicant shall be eligible for the increased density bonus described in this subsection if all of the following conditions are met:
i. The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. ii. The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low-income households in an amount not less than 10% of the number of residential units of the proposed development. iii. The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units, has the appropriate general plan designation, is appropriately zoned with appropriate development standards for development at the density described in California Government Code section 65583.2(c)(3), and is or will be served by adequate public facilities and infrastructure. iv. The transferred land shall have all of the permits and approvals, other than building permits, necessary for the development of the very low-income housing units on the transferred land, not later than the date of approval of the final subdivision map, parcel map, or residential development application, except that the city may subject the proposed development to subsequent design review to the extent authorized by California Government Code section 65583.2(i) if the design is not reviewed by the city prior to the time of transfer.
v. The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with subsections B.3.a and b of this section, which shall be recorded on the property at the time of the transfer.
vi. The land is transferred to the city or to a housing developer approved by the city. The city may require the applicant to identify and transfer the land to the developer. vii. The transferred land shall be within the boundary of the proposed development or, if the city agrees, within one-quarter mile of the boundary of the proposed development. viii. A proposed source of funding for the very low-income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application.

8. Housing developments that include child care facilities.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. a. When an applicant proposes to construct a housing development that conforms to the requirements of subsection B of this section and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the city shall grant either of the following:
i. An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility. ii. An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility.
b. The city shall require, as a condition of approving the housing development, that the following occur:
i. The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subsection B.3 of this section.
ii. Of the children who attend the child care facility, the children of very low-income households, lower-income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low-income households, lowerincome households, or families of moderate income pursuant to subsection B.2 of this section. c. Notwithstanding any requirement of this subsection, the city shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities.
d. “Child care facility,” as used in this section, means a child day care facility other than a family day care home, including, but not limited to, infant centers, preschools, extended day care facilities, and school age child care centers.

9. Housing development defined. “Housing development,” as used in this section, means a development project for five or more residential units. For the purposes of this section, “housing development” also includes a subdivision or common interest development, as defined in California Civil Code section 4100, approved by the city and consists of residential units or unimproved residential lots and either a project to substantially rehabilitate and convert an existing commercial building to residential use or the substantial rehabilitation of an existing multifamily dwelling, as defined in California Government Code section 65863.4(d), where the result of the rehabilitation would be a net increase in available residential units. For the purpose of calculating a density bonus, the residential units shall be on contiguous sites that are the subject of one development application, but do not have to be based upon individual subdivision maps or parcels. The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lowerincome households are located.

10. a. The granting of a concession or incentive shall not be interpreted, in and of itself, to require a general plan amendment, zoning change, or other discretionary approval. b. Except as provided in subsections B.4 and 5 of this section, the granting of a density bonus shall not be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards.

11. Concessions and incentives defined. For the purposes of this section, “concession or incentive” means any of the following:
a. A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 (commencing with section 18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable, financially sufficient, and actual cost reductions.

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The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. b. Approval of mixed-use zoning in conjunction with the housing 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 project and the existing or planned development in the area where the proposed housing project will be located. c. Other regulatory incentives or concessions proposed by the developer or the city that result in identifiable, financially sufficient, and actual cost reductions.

12. Effect on direct financial incentives. Subsection B.11 of this section does not limit or require the provision of direct financial incentives for the housing development, including the provision of publicly owned land, by the city, or the waiver of fees or dedication requirements.

13. California Coastal Act. This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with section 30000) of the Public Resources Code).

14. City discretion in granting density bonus. If permitted by local ordinance, nothing in this section shall be construed to prohibit the city from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section.

15. Definitions. For purposes of this section, the following definitions shall apply:
a. “Development standard” includes a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an on-site open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, or other local condition, law, policy, resolution, or regulation. b. “Maximum allowable residential density” means the density allowed under the zoning ordinance and land use element of the general plan, or if a range of density is permitted, means the maximum allowable density for the specific zoning range and land use element of the general plan applicable to the project.

Where the density allowed under the zoning ordinance is inconsistent with the density allowed under the land use element of the general plan, the general plan density shall prevail.

16. Vehicular parking ratio.
a. Except as provided in subsections B.16.b and c of this section, upon the request of the developer, the city shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subsections B.2 and B.3 of this section, that exceeds the following ratios:
i. Zero to one bedroom: one on-site parking space.
ii. Two to three bedrooms: two on-site parking spaces.
iii. Four and more bedrooms: two and one-half parking spaces. b. Notwithstanding subsection B.16.a of this section, if a development includes the maximum percentage of low- or very low-income units provided for in subsections B.6.a and b of this section and is located within one-half mile of a major transit stop, as defined in California Public Resources Code section 21155(b), and there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds one-half space per bedroom. For purposes of this subsection, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. c. Notwithstanding subsection B.16.a of this section, if a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower-income families, as Item 10.3
City Council Meeting Agenda - Page 1580 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. provided in California Health and Safety Code section 50052.5, then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios:
i. If the development is located within one-half mile of a major transit stop, as defined in California Public Resources Code section 21155(b), and there is unobstructed access to the major transit stop from the development, the ratio shall not exceed one-half spaces per unit. ii. If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with California Civil Code sections 51.2 and 51.3, the ratio shall not exceed onehalf space per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. iii. If the development is a special needs housing development, as defined in California Health and Safety Code section 51312, the ratio shall not exceed three-tenths space per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day.
d. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subsection, a development may provide on-site parking through tandem parking or uncovered parking, but not through on-street parking.
e. This subsection B.16 shall apply to a development that meets the requirements of subsections B.2 and 3 of this section, but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subsection pursuant to subsection B.4 of this section. f. This subsection does not preclude the city from reducing or eliminating a parking requirement for development projects of any type in any location.
g. Notwithstanding subsections B.16.b and c of this section, if a city, county, city and county, or an independent consultant has conducted an area-wide or jurisdiction-wide parking study in the last seven years, then the city may impose a higher vehicular parking ratio not to exceed the ratio described in subsection B.16.a of this section, based upon substantial evidence found in the parking study, that includes, but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developments, and the lower rates of car ownership for low- and very low-income individuals, including seniors and special needs individuals. The city, county, or city and county shall pay the costs of any new study. The city shall make findings, based on a parking study completed in conformity with this subsection, supporting the need for the higher parking ratio.

C. Density bonuses for condominium conversions.

1. When an applicant for approval to convert apartments to a condominium project agrees to provide at least 33% of the total units of the proposed condominium project to persons and families of low or moderate income as defined in California Health and Safety Code section 50093, or 15% of the total units of the proposed condominium project to lower-income households as defined in California Health and Safety Code section 50079.5, and agrees to pay for the reasonably necessary administrative costs incurred by the city pursuant to this section, the city shall either (a) grant a density bonus or (b) provide other incentives of equivalent financial value. The city may place such reasonable conditions on the granting of a density bonus or other incentives of equivalent financial value as it finds appropriate, including, but not limited to, conditions which assure continued affordability of units to subsequent purchasers who are persons and families of low and moderate income or lower-income households.

2. For purposes of this subsection C, “density bonus” means an increase in units of 25% over the number of apartments, to be provided within the existing structure or structures proposed for conversion.

Item 10.3
City Council Meeting Agenda - Page 1581 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.20 R – RESIDENTIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

3. For purposes of this subsection C, “other incentives of equivalent financial value” shall not be construed to require the city to provide cash transfer payments or other monetary compensation but may include the reduction or waiver of requirements which the city might otherwise apply as conditions of conversion approval.

4. An applicant for approval to convert apartments to a condominium project may submit to the city a preliminary proposal pursuant to this section prior to the submittal of any formal requests for subdivision map approvals. The city shall, within 90 days of receipt of a written proposal, notify the applicant in writing of the manner in which it will comply with this section. The city shall establish procedures for carrying out this section, which shall include city council approval of the means of compliance with this section.

5. Nothing in this section shall be construed to require the city to approve a proposal to convert apartments to condominiums.

6. An applicant shall be ineligible for a density bonus or other incentives under this section if the apartments proposed for conversion constitute a housing development for which a density bonus or other incentives were provided under subsection B of this section.

7. An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the condominium project is proposed on any property that includes a parcel or parcels on which rental dwelling units are or, if the dwelling units have been vacated or demolished in the five-year period preceding the application, have been subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through the city’s valid exercise of its police power; or occupied by lower or very low-income households, unless the proposed condominium project replaces those units, as defined in subsection B.3.c.ii of this section, and either of the following applies:
a. The proposed condominium project, inclusive of the units replaced pursuant to subsection B.3.c.ii of this section, contains affordable units at the percentages set forth in subsection C.1 of this section. b. Each unit in the development, exclusive of a manager’s unit or units, is affordable to, and occupied by, either a lower or very low-income household.

8. Subsection C.7 of this section does not apply to an applicant seeking a density bonus for a proposed housing development if their application was submitted to, or processed by, the city before January 1, 2015. (Ord. 899 § 1, 2016)

18.20.160 Review of plans. [18.120.010]
All new residential construction, or modifications to multiple-family structures, require an architectural review permit (see Part 5). (Ord. 710 § 35-5.8, 1996; 1991 code § 35-5.8) 1 Code reviser’s note: This subsection was amended at the city’s request to remove an obsolete cross-reference to PHMC §

14.05.040.B.

Item 10.3
City Council Meeting Agenda - Page 1582 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Chapter 18.22 [18.20]
MX – MIXED-USE DISTRICTS
Sections:

18.22.010 Specific purposes – Summary of mixed-use districts. [18.20.010]

18.22.020 Land use regulations for all mixed-use districts. [18.20.020]

18.22.030 Property development regulations in the mixed-use districts. [18.20.030]

18.22.040 Additional development regulations corresponding to Schedule 18.25.030. [18.20.040]

18.22.010 Specific purposes – Summary of mixed-use districts. [18.20.010] A. Specific purposes. In addition to the general purposes listed in PHMC § 18.05.020, the specific purposes of mixed-use districts are to:

1. Ensure mixed-use development is consistent with the overall community character and serves the existing and future needs of residents and visitors.

2. Allow a variety of compatible land uses that provide flexibility to property and/or business owners.

3. Achieve compatibility between new mixed-use development and surrounding less intensive residential and commercial uses by establishing physical development standards and performance standards.

4. Ensure adequate development standards and regulations are in place to foster successful and innovative mixed-use developments.

B. Summary of mixed-use districts. Four mixed-use districts are established to carry out these purposes:

1. MX-NB mixed-use neighborhood districts. The MX-NB district allows a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments). It is the intent of this zone to provide a mix of compact single-family, multiple-family residential, and commercial uses 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 compact single-family in horizontal format, townhouses, condominiums, or apartments at a density between one and 20 units per acre.

2. MX mixed-use districts. The MX 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 multiple-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 12 and 40 units per acre.

3. MX-HD mixed-use high-density districts. The MX-HD 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). Multiple-family residential uses include live-work units, townhouses, apartments, studio flats, and condominiums at a density between 40 and 70 units per acre.

4. MX-VHD mixed-use very high-density district. The MX-VHD 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 multiple-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 70 and 100 units per acre. (Ord. 967 § 7, 2024)

18.22.020 Land use regulations for all mixed-use districts. [18.20.020] In Schedule 18.22.020, the uses allowed for each mixed-use zoning district are established by letter designations as follows:

Item 10.3
City Council Meeting Agenda - Page 1583 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024. “P” designates use classifications permitted in mixed-use 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.

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.

SCHEDULE 18.22.020
MIXED-USE DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted

MX-N MX MX-HD MX-VDH
Additional Use
Regulations
Residential Uses
Accessory dwelling unit See PHMC § 18.20.095.

Accessory, junior, dwelling unit See PHMC § 18.20.095.

Bed and breakfast
– – – –
Care facility, small, licensed P P P P
Care facility, small, unlicensed

U U U U
See PHMC §

18.20.075.

Emergency homeless shelter 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
See PHMC §

18.20.070.

Low barrier navigation center P P P P
Mobile home park P P P P
Multifamily residential P P P P
Senior housing P P P P
Single-room occupancy
– – – U
See PHMC §

18.20.085.

Supportive housing P P P P
Transitional housing P P P P
Public and Semipublic
Care facility, large, licensed or
unlicensed – – – U
See PHMC §

18.20.075.

Clubs and lodges U U U U
Item 10.3
City Council Meeting Agenda - Page 1584 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.22.020
MIXED-USE DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted

MX-N MX MX-HD MX-VDH
Additional Use
Regulations
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
Public safety facilities U U U U
Offender rehabilitation services
– – – –
Religious assembly U U U U
Schools, public or private 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
See 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
Cannabis retailer, adult-use
– – – –
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
See PHMC §

18.25.090 and
PHMC Chapter

18.70. Item 10.3
City Council Meeting Agenda - Page 1585 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.22.020
MIXED-USE DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted

MX-N MX MX-HD MX-VDH
Additional Use
Regulations
Type B
– U U U
See PHMC §

18.25.090 and
PHMC Chapter

18.70. Type C
– – – –
See PHMC §

18.25.090 and
PHMC Chapter

18.70. 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
Type B – U U U
Type C – – – –
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 P/U P/U P/U P/U
See PHMC §

18.20.050.

Temporary Uses
See PHMC
Chapter 18.100.

Agricultural sales T T T – See L-5.

Item 10.3
City Council Meeting Agenda - Page 1586 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.22.020
MIXED-USE DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted

MX-N MX MX-HD MX-VDH
Additional Use
Regulations
Arts and crafts show outdoors
– T T – See L-1 and L-3.

Christmas tree sales
– T T – See L-1 and L-5.

Civic and community events
– T T – See L-1 and L-4.

Commercial filming, limited
– T T – See L-1 and L-4.

Live entertainment events
– T T –
See L-1, L-2 and
L-4.

Outdoor exhibits
– T T – See L-1 and L-4.

Personal property sales P P P – See L-9.

Pumpkin sales
– T T – See L-1 and L-5.

Recreational events
– T T – See L-1 and L-4.

Religious or group assembly events
– T T – See L-1 and L-4.

Street fairs T T T T See L-5.

Swap meet
– T T – See L-1 and L-3.

Trade fairs
– T T – See L-1 and L-3.

Nonconforming Uses
See PHMC
Chapter 18.65.

MX-N, MX, MX-HD, and MX-VHD Districts: Limitations on Specific Use Classifications L-1
Permitted as an accessory use if limited to the ground floor, as specified in PHMC § 18.25.060.

L-2
Permitted as accessory to the primary use, occupying no more than 25% 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-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.
(Ord. 967 § 7, 2024)
Item 10.3
City Council Meeting Agenda - Page 1587 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

18.22.030 Property development regulations in the mixed-use districts. [18.20.030] A. Schedule 18.22.030 sets forth the development regulations for the MX-N, MX, MX-HD, and MX-VHD districts.

Letters in parentheses in the “Additional Development Regulations” column refer to regulations following the schedule or to regulations located elsewhere in this chapter.

B. Supplemental regulations applicable to all development in the MX-N, MX, MX-HD, and MX-VHD districts are in PHMC §§ 18.25.050 through 18.25.140; they set forth 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. Regulations applicable to all zoning districts, included in Part 4, include requirements for:

1. Additional site development regulations (PHMC Chapter 18.50);

2. Off-street parking and loading (PHMC Chapter 18.55);

3. Signs (PHMC Chapter 18.60);

4. Nonconforming uses and structures (PHMC Chapter 18.65); and

5. Adult uses (PHMC Chapter 18.70).

SCHEDULE 18.22.030 – DEVELOPMENT REGULATIONS IN MIXED-USE DISTRICTS

MX-N MX MX-HD MX-VHD
Additional
Development
Regulations
Minimum Lot Area
(square feet) 7,500 7,500 7,500 7,500
Minimum Lot Width
(feet) 75 75 75 75
Front Setback (feet) 15 15 10 5 (C), (K)
Side Setback (feet) 5 – – – (B), (C)
Corner Side Setback
(feet) 15 10 10 5 (C)
Rear Setback (feet) – – 5 5 (B), (C)
Aggregate Side
Setback (feet) – – – – (C)
Creek Setbacks See PHMC § 18.50.150 regarding creek setbacks.

Scenic Route (feet) 50 50 50 50
Maximum Building
Height (feet) 35 40 50 60
Maximum Gross FAR
(commercial) 0.75 0.75 0.75 0.85
Minimum Site
Landscaping 25% 15% 15% 15% (D)
See PHMC § 18.20.040.K.

City-Wide Objective
Design Standards (G)
Employee Eating Area (F)
Commercial Uses (A)
Item 10.3
City Council Meeting Agenda - Page 1588 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

SCHEDULE 18.22.030 – DEVELOPMENT REGULATIONS IN MIXED-USE DISTRICTS

MX-N MX MX-HD MX-VHD
Additional
Development
Regulations
Storm Drain Outlets (H)
Supplemental
Regulations See PHMC §§ 18.25.050 through 18.25.140 and Part 4.

Nonconforming
Structures See PHMC Chapter 18.65.
(Ord. 967 § 7, 2024)

18.22.040 Additional development regulations corresponding to Schedule 18.25.030. [18.20.040] A. Commercial uses. Mixed-use sites not identified as a housing opportunity site towards part of the RHNA 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 18.22.040-1 outlines the minimum percentage of commercial based on specific corridors within the city.

Table 18.22.040-1
Mixed-Use Zone Setback Encroachments
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 Ellinwood Way
B. Mixed-use commercial exception. Any existing single-family use in a mixed-use zone (MX-N, MX, MX-HD, MX-VHD), or the replacement of an existing single-family use, is exempt from compliance with the mixed-use requirements for percentage of commercial uses outline in Table 18.22.040-1 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:

1. Sites designated as housing opportunity sites in the Pleasant Hill Sixth Cycle Housing Element (2023-2031).

2. Sites that undergo a lot merger with adjacent sites. Any parcels that undergo a lot consolidation shall adhere to all mixed-use use and development standard requirements.

C. Reductions from the commercial requirement. A use permit is required for mixed-use developments seeking to reduce the minimum commercial requirements in Table 18.22.040-1 and that are not exempt per subsection B of this section. Additionally, a market/retail feasibility study will be required justifying the proposed reduction in commercial 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.

D. MX-N, MX, MX-HD, and MX-VHD districts adjoining single-family residential districts.

1. Planting area. 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 lines adjoining a single-family residential district.

Item 10.3
City Council Meeting Agenda - Page 1589 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

2. Fences and walls. A required yard abutting a residential 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 § 18.25.140.) REQUIRED WALLS: RESIDENTIAL USE ABUTTING NONRESIDENTIAL USE (The diagram is illustrative)
E. Building height, required yards, and stepbacks. In addition to all applicable standards established in this chapter, buildings taller than 35 feet in height located on a parcel adjacent to a single-family residential zone shall use a minimum of one of the following techniques:

1. Stepbacks. The 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.

2. Additional side and rear yard area. The required side and rear yards shall be increased by one foot for every one foot of structure 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 lines.

Item 10.3
City Council Meeting Agenda - Page 1590 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

BUILDING HEIGHT, AND REQUIRED YARDS, AND STEPBACKS
(The diagram is illustrative)
F. Minimum site landscaping. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements as a matter of right.

Exception. Up to 50% of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas subject to architectural review or planning commission approval as part of a proposed project (see PHMC § 18.52.030.F).

G. Buildings that incorporate over 50,000 square feet of office space shall include employee showers, clothes changing rooms, and lockers.

H. Buildings that incorporate over 10,000 square feet of office space shall provide eating facilities for employees.

I. City-wide objective design standards. All mixed-use developments that include two-thirds of the total gross floor area dedicated to residential units shall comply with the multifamily residential objective design standards, as adopted by city council resolution.

1. 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 includes two-thirds of the total gross floor area dedicated to residential units qualifies for streamlined permit review, as determined by state law, the zoning administrator shall review the proposed project to verify compliance with the objective design standards applicable to such projects. Proposed mixed-use projects that include two-thirds of the total gross floor area dedicated to residential units that comply with all objective design standards shall be processed ministerially. Qualifying projects that do not comply with the objective design standards shall be subject to the architectural review permit process, as specified in PHMC Chapter 18.115.

J. Storm drains. All storm drain inlets in the MX-N, MX, MX-HD, and MX-VHD districts shall comply with the city’s national pollutant discharge elimination system (NPDES) regulations. (See PHMC Chapter 15.05.) Item 10.3
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Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

K. Hotels. Full-service hotels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms.

L. Vehicular easements. A minimum required yard setback shall be provided and measured from any public or private vehicular easement boundary on the property.

M. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 18.22.040-2 (Mixed-Use Zone Setback Encroachments).

Table 18.22.40-2
Mixed-Use Zone Setback Encroachments

IMPROVEMENT MAXIMUM ALLOWED ENCROACHMENT
Sills, eaves, cornices, canopies, and other similar architectural features eight feet or more above surface 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 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% 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 N. Windows. Not more than 30% 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 architectural review commission. Obstructions more than three feet away from windows are exempt. Product display spaces are allowed subject to review and approval by the zoning administrator.

O. Balconies.

1. Balconies are only allowed above the second floor on mixed-use structures.

2. Stepback encroachment. Balconies are only allowed to encroach up to 50% into the required stepback area (see subsection B of this section).

P. Parking structures.

1. Parking structures are allowed in the MX-VHD only as accessory to the primary uses of the site, not standalone.

2. In addition to the off-street parking and loading regulations in PHMC Chapter 18.55, parking garages in mixed-use 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.

Q. Ground floor commercial frontage. Ground floor commercial frontages shall comply with the following:

Item 10.3
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Chapter 18.22 MX – MIXED-USE DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

1. Create transparent facades with windows or clear glazing for at least 70% of the active frontage length along primary streets or public open spaces and 50% of the active frontage length along secondary streets.

2. Windows and clear glazing on the ground floor facade must have no opaque or semiopaque building elements wider than two inches or spaced more closely than five feet between three to 10 vertical feet from the sidewalk.

3. All ground floor commercial tenant spaces must be at least 45 feet deep for a minimum of 50% of primary street building facades, and at least 25 feet deep for a minimum of 50% of secondary street facades.

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.

5. Ground floor commercial tenant spaces shall have a minimum floor plate/ceiling height of 10 feet.

6. Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses.

R. Mixed-use frontages. Mixed-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) Item 10.3
City Council Meeting Agenda - Page 1593 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.25 COMMERCIAL, RETAIL BUSINESS,

NEIGHBORHOOD BUSINESS, OFFICE AND LIGHT

INDUSTRIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

Chapter 18.25 [18.25]

COMMERCIAL, RETAIL BUSINESS, NEIGHBORHOOD BUSINESS, OFFICE AND LIGHT

INDUSTRIAL DISTRICTS
Sections:

18.25.010 Specific purposes. [18.25.010]

18.25.020 Land use regulations for all commercial, retail business, neighborhood business, office and light industrial districts. [18.25.020]

18.25.030 Property development regulations in the commercial, office and light industrial districts. [18.25.030]

18.25.040 Additional development regulations corresponding to Schedule 18.25.030. [18.25.040]

18.25.050 Container or storage unit. [18.25.060]

18.25.060 Accessory structures and uses. [18.25.050]

18.25.070 Eating and drinking establishments with take-out service or with outdoor seating. [18.25.070]

18.25.080 Hazardous materials storage. [18.25.090]

18.25.090 Live entertainment. [18.25.110]

18.25.100 Outdoor sales facilities. [18.25.120]

18.25.105 Outdoor donation collection facilities. [18.25.130]

18.25.110 Recycling facilities. [18.25.140]

18.25.120 Service stations and automobile washing. [18.25.150]

18.25.130 Hours of operation. [18.25.100]

18.25.140 Fences and walls. [18.75.030, 18.75.040]

18.25.150 Vehicle storage uses. [18.25.160]

18.25.160 Firearm sales uses. [18.25.080]

18.25.170 Cannabis retailers. [18.65.030]

18.25.010 Specific purposes. [18.25.010]
In addition to the general purposes listed in PHMC § 18.05.020, the specific purposes of commercial, retail business, neighborhood business, office and light industrial districts regulations are to:

A. Provide appropriately located areas consistent with the general plan for a full range of office, retail commercial, industrial and service commercial uses needed by Pleasant Hill’s residents, businesses and workers.

B. Strengthen the city’s economic base, and provide employment opportunities close to home for residents of the city and surrounding communities.

C. Create suitable environments for various types of commercial, office and industrial uses, and protect them from the adverse effects of inharmonious uses.

D. Minimize the impact of commercial, office and industrial development on adjacent residential districts.

E. Ensure that the appearance and effects of commercial, office and industrial buildings and uses are consistent with city-wide design guidelines and are harmonious with the character of the area in which they are located.

F. Ensure the provision of adequate off-street parking and loading facilities.

G. The additional purposes of each district are as follows:

1. NB neighborhood business district. The purpose of the NB district is to provide area for immediate day-today convenience shopping and services, and design at a scale that is compatible and in scale with the surrounding neighborhood. Examples include a local retail business, florist, apparel shop, liquor store, grocery store, fruit store, meat market, restaurant, soda fountain, drug or variety store; professional or business office; and service establishments, including barbershop, beauty shop, launderette, shoe, and other small repair facility.

Item 10.3
City Council Meeting Agenda - Page 1594 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.25 COMMERCIAL, RETAIL BUSINESS,

NEIGHBORHOOD BUSINESS, OFFICE AND LIGHT

INDUSTRIAL DISTRICTS

The Pleasant Hill Municipal Code is current through Ordinance 967, passed January 8, 2024.

2. RB retail business district. The purpose of the RB district is to provide area for commercial and retail businesses intended to serve the city and the region as a whole, including 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, personal and financial services.

3. PAO professional and administrative office district. The purpose of the PAO district is to provide area for professional and administrative office type uses on a scale compatible with the adjacent districts.

4. C general commercial district. The purpose of the C district is to provide area for 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.

5. LI light industrial district. The purpose of the LI district is to provide and protect areas for research and development facilities, construction yards, warehousing, and light industrial activities in a landscaped setting, including manufacture, assembly, distribution and storage of goods, but no raw materials processing or bulk handling. (Ord. 890 § 15, 2015; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-6.1, 1996; 1991 code § 35-6.1)

18.25.020 Land use regulations for all commercial, retail business, neighborhood business, office and light industrial districts.1[18.25.020]
Schedule 18.25.020 establishes the uses allowed for each commercial, office and light industrial zoning district as indicated by the letter designations as follows:
“P” designates use classifications permitted in commercial, retail business, neighborhood business, office and industrial districts.
“U” designates use classifications permitted on approval of a use permit. “T” designates use classifications allowed 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.

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 chapter.

SCHEDULE 18.25.020
NB, RB, PAO, C, AND LI DISTRICTS:

LAND USE REGULATIONS
P Permitted
U Use Permit Required
T Temporary Use Permit Required
L Limited (see specific limitations listed following schedule) – Not Permitted

NB RB PAO C LI
Additional
Use
Regulations
Residential Uses
Bed and breakfast – P P – –
Care facility, small, licensed – P P – –
Emergency homeless shelter – L-17 – – L-15 See PHMC
§

18.20.085.B
and C.

Home occupation – P P – – See PHMC
§ 18.20.070.

Multifamily residential – L-17 U – –
Item 10.3
City Council Meeting Agenda - Page 1595 of 2323 - Monday, October 20, 2025 Pleasant Hill Municipal Code
Chapter 18.25 COMMERCIAL, RETAIL BUSINESS,

NEIGHBORHOOD BUSINESS, OFFICE AND LIGHT

INDUSTRIAL DISTRICTS