Agenda packet — Pleasant Hill City Council, October 20, 2025 (part 1 of 11)

City of Pleasant Hill

CITY COUNCIL MEETING AGENDA
Monday, October 20, 2025
REGULAR MEETING - 07:00 PM
Watch on YouTube at www.phillca.gov/councilmeeting
The public meeting of the City Council will be held in person at City Hall 100 Gregory Lane, Pleasant Hill, CA 94523. Telephone (925) 671-5267 A Zoom link is provided herewith as a courtesy, but members of the public are advised that they will only have the option to participate via teleconference using the Zoom platform in the event that a member of the legislative body is approved to attend remotely pursuant to the provisions of Assembly Bill 2449. Meeting link: www.zoom.us; Meeting ID: 826 3411 7829 Passcode: 562073 MAYOR SUE NOACK DIST. 1 COUNCILMEMBER BELLE LA
VICE MAYOR ZAC SHESS DIST. 2 COUNCILMEMBER ANDREI OBOLENSKIY DIST. 5 COUNCILMEMBER AMANDA SZAKATS
Options for observing the meeting and participating in public comments are provided below.

Public Communication. The public is welcome to address the City Council on items on the Consent Calendar or other items not listed on the agenda but within the Council’s jurisdiction during the general Public Comment period.

There is an opportunity for the public to comment on other agenda items at the time they are discussed. Comments are generally limited to two minutes.

Public Participation Options
1) Watch the Meeting via Youtube Livestream at www.phillca.gov/councilmeeting. 2) Submit Written Comments by 4 pm the Day of the Meeting to [email protected] (comments received by the deadline will be provided to the City Council before the meeting). Please specify that the correspondence is for public comment at the Council meeting.
3) Make Public Comment During the Meeting
When the Mayor invites public comment (or public comments on specific agenda items), members of the public may attend the meeting in person and may speak on any matter within the City Council's jurisdiction. Please fill out a speaker's card, available at the entry to the Council Chambers, and turn it in to the City Clerk.

If, due to a disability, a reasonable accommodation is needed to participate in this meeting, please refer to the City Council Meeting Agenda - Page 1 of 2323 - Monday, October 20, 2025 Providing Accessible Communication to the Public Under the Americans with Disabilities Act and AB 2449 document online at www.phillca.gov/accessiblecommunications and contact the ADA Coordinator 48 hours in advance of the meeting at (925) 671-5267 or via California Relay at 711.

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

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

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

CALL TO ORDER

PLEDGE OF ALLEGIANCE

ROLL CALL

CLOSED SESSION REPORT

PRESENTATIONS
Annual Update from the Civic Action Commission
Award of Appreciation to Ben Johanson for Service on the Architectural Review Commission from 2018 - 2025
Introduction of Architectural Review Commissioner Janet Brandess State of the District Presentation by the Contra Costa Community College District and Diablo Valley College

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

1. 2.

3. 4.

5. 5.1

5.2 5.3

5.4 6.

City Council Meeting Agenda - Page 2 of 2323 - Monday, October 20, 2025

COUNCIL ANNOUNCEMENTS AND REPORTS
Reports from Councilmembers on Meetings or Conferences Attended at City Expense
Announcements from Councilmembers

PUBLIC COMMENT
The public is welcome at this time to address the City Council on items on the Consent Calendar or other items not listed on the agenda but within the Council’s jurisdiction. There is an opportunity for the public to comment on other agenda items at the time they are discussed. Comments are limited to two minutes per speaker. To provide public comments, please see the Public Participation Options above.

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

Approve Minutes for the Regular City Council Meeting of October 6, 2025 Page 4 Approve Checks Dated: (October 03, 2025; October 10, 2025) Page 9

ACTION CALENDAR
Introduction of Ordinance No. ____ of the City Council of Pleasant Hill Amending Section 14.05.080 of Title 14 of the Pleasant Hill Municipal Code and Adopting the 2025 California Fire Code with Amendments

Page 27 ends

Introduction of Ordinance No. ____ of the City Council of Pleasant Hill Adding Section 14.05.090 to Title 14 of the Pleasant Hill Municipal Code and Adopting the 2025 California Wildland-Urban Interface Code with Amendments

Page 55 ends

Introduce Ordinance No. ___ to amend the Pleasant Hill Municipal Code Title 18, Planning and Land Use, in its entirety, and amend the Zoning Map to include the rezoning of 1,072 parcels throughout the City, for consistency with the 2040 General Plan and 2023-2031 Housing Element

Page 69 ends

ADJOURNMENT
Next City Council Meeting: November 3, 2025

7. 7.1

7.2 8.

9. 9.1

9.2 10.

10.1 10.2

10.3 11.

City Council Meeting Agenda - Page 3 of 2323 - Monday, October 20, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: October 20, 2025
100 Gregory Lane, Pleasant Hill, CA 94523-3323 – (925) 671-5270 www.pleasanthillca.org
TO: The Honorable Mayor and City Councilmembers
SUBJECT: Approve Minutes for the Regular City Council Meeting of October 6, 2025 RECOMMENDED CITY COUNCIL ACTION: Approve the Minutes
ATTACHMENT(S): October 6, 2025 – Tentative Minutes
Prepared by: Lyone Conner, City Clerk
Item 9.1
City Council Meeting Agenda - Page 4 of 2323 - Monday, October 20, 2025

MINUTES OF THE
REGULAR MEETING – CITY COUNCIL
October 6, 2025
City Council Meeting Minutes Page 1 October 6, 2025

1. CALL TO ORDER
Mayor Noack called a Regular Meeting of the City Council to order at 7:00 PM, in the Council Chambers, 100 Gregory Lane, Pleasant Hill, CA, complete proceedings of which were electronically recorded. The meeting agenda was posted on the City Hall outdoor bulletin board at 100 Gregory Lane, Pleasant Hill, CA on October 3, 2025, by City Clerk Lyone Conner.

2. PLEDGE OF ALLEGIANCE
Mayor Noack invited the Council and Public to join her in reciting the Pledge of Allegiance.

3. ROLL CALL
Attendee Name Title Status
Sue Noack Mayor Present
Zac Shess Vice Mayor Present
Belle La District 1 Councilmember Present
Andrei Obolenskiy District 2 Councilmember Present
Amanda Szakats District 5 Councilmember Present

4. CLOSED SESSION REPORT
Mayor Noack reported that there was a Closed Session earlier in the evening, and there was nothing to report.

5. PRESENTATIONS

5.1 Proclamation Designating October 13, 2025 as Indigenous People's Day Mayor Noack presented a proclamation designating October 13, 2025 as Indigenous People’s Day to Commissioner Sandra Blanco, on behalf of the Diversity Commission.

Commissioner Blanco shared remarks with the council and accepted the proclamation.

5.2 Update Presentation by Contra Costa County Registrar Kristin Connelly County Registrar Kristin Connelly shared staffing and election updates, including key dates for the November 4, 2025 Statewide Special Election. She also presented on the County’s Mapping Prejudice Project and shared ways in which Pleasant Hill residents may be involved.

6. CITY MANAGER COMMENTS
Ethan Bindernagel, City Manager, reported that:
• The Pleasant Hill Civic Action Commission invites Summer Concert Series attendees to fill out a survey about their experience this past season.

Item 9.1
City Council Meeting Agenda - Page 5 of 2323 - Monday, October 20, 2025 City Council Meeting Minutes Page 2 October 6, 2025
• Vacancies exist on the City’s Diversity Commission and Commission on Aging. The application deadline has been extended to October 8.

7. COUNCIL ANNOUNCEMENTS AND REPORTS

7.1 Reports from Councilmembers on Meetings or Conferences Attended at City Expense
Mayor Noack reported the Council’s attendance at the October 2, 2025 Mayor’s Conference in Martinez, CA.

Councilmembers Szakats and Obolenskiy reported their attendance at the Cal Cities East Bay Meeting.

7.2 Announcements from Councilmembers
Councilmember La offered remarks in recognition of the Mid-Autumn Festival.

Councilmember La reported her attendance at the American Cancer Society’s Relay for Life Race to Support Cancer Survivors, and she announced a Fall Harvest food donation opportunity on October 25, 2025 at the Food Bank of Contra Costa.

Councilmember Obolenskiy reported his attendance at the Cal Matters SF panel, at the Wild Birds Chamber Mixer, and at Supervisor Ken Carlson’s birthday fundraiser.

Vice Mayor Shess reported his attendance at the Sustainable Contra Costa Gala, at the Hops for Hospice fundraiser hosted by Hospice of the East Bay, and he provided closing remarks for the Relay for Life luminary ceremony.

Councilmember Szakats reported her and Councilmember Obolenskiy’s attendance at the Community Gathering to raise awareness about federal cuts to the local economy.

Councilmember Szakats also reported that she shared remarks and visited multiple project sites at Community Service Day. She served food with the Lions Club at the Relay for Life ceremony, and reported her attendance at the Sustainable Contra Costa Awards ceremony and the Labor to Labor dinner.

Mayor Noack offered gratitude to the Council for attending local events while she was out of town.

Mayor Noack also reported her attendance at the On Broadway performance at the Lesher Center for the Diablo Regional Arts Association (DRAA) and at the Ultimate Power Women’s Luncheon with various State Legislatures.

Item 9.1
City Council Meeting Agenda - Page 6 of 2323 - Monday, October 20, 2025 City Council Meeting Minutes Page 3 October 6, 2025

8. PUBLIC COMMENT
The following members of the public provided a comment:

Kevin O’Brien, Albert Franco, Sean Wilson, Aiden Martin, and George Josephson III Additionally, the following members of the public provided a written comment ahead of the meeting:

Samantha Roberts (3), Lisa Gruen, Angela Baumsteiger, Georgia Stathis, Ken O’Keefe, Natalie O’Keefe, Aiden Martin, Andrea Boone, Tina Fitzsimmons (4), Mac and Lynda Abbey, Bruce Badash, Deanna DeNura, Bonnie Gannon, Donna Moorehead (2), Nancy Self, Stephanie Schoen, Todd Rabbach, Stacy Pawsey, and Asal Doyle

9. CONSENT CALENDAR
Motion (Obolenskiy/La) to Approve consent items 9.1 – 9.4, carried unanimously as follows:

AYES: La, Obolenskiy, Shess, Szakats, Noack

9.1 Approve Minutes for the Regular City Council Meeting of September 15, 2025

9.2 Approve Checks Dated: September 12, 2025; September 19, 2025; September 26, 2025

9.3 Approve Appointment Recommendation to the Diversity Commission

9.4 Accept Update on Contra Costa Transportation Authority and TRANSPAC

10. ACTION CALENDAR

10.1 Introduce Ordinance No. Chapter 14.05 (California Building Code), Sections

14.05.010 and 14.05.020 of the Municipal Code by Adopting by Reference the 2025 Edition of the California Buildings Standards Code, California Code of Regulations, Title 24, Parts 1, 2, 2.5, 3, 4, 5, 6, 7, 9, 10, 11, and 12, which Consists of the California Administrative, Building, Residential, Electrical, Mechanical, Plumbing; Wildland-Urban Interface, Energy, Fire, Existing Building, Green Building Standards, and Referenced Standards Codes; Adopting by Reference the 2024 International Property Maintenance Code, and the 2024 Fire Resistance Design Manual and Set a Public Hearing for November 17, 2025 Geoff Simmons, Chief Building Official, provided a presentation on the history of the Building Code Cycle and the types of codes included in California’s Title 24.

No members of the public provided comments.

Item 9.1
City Council Meeting Agenda - Page 7 of 2323 - Monday, October 20, 2025 City Council Meeting Minutes Page 4 October 6, 2025
Motion (Szakats/La) to Approve item 10.1, carried unanimously as follows:

AYES: La, Obolenskiy, Shess, Szakats, Noack

10.2 Introduce Ordinance No. to Repeal in its Entirety Chapter 14.60 (Voluntary Residential Weatherization Disclosure), Sections 14.60.010 Through 14.60.070 Geoff Simmons, Chief Building Official, updated the Council about the residential changes and superseding Energy Code requirements that cause the Residential Weatherization Disclosure to no longer be necessary.

No members of the public provided comments.

Motion (La/Shess) to Approve item 10.2, carried unanimously as follows:

AYES: La, Obolenskiy, Shess, Szakats, Noack

10.3 Adopt Resolution 46-25 Authorizing the City Manager to Execute a Professional Services Agreement with Kimley Horn to Prepare a Study for the Safe Streets for All (SS4A) Safety Action Plan
Laetitia Galeazzi, Senior Civil Engineer, provided historical information about the City’s Roadway Safety Plan, and shared the steps taken to identify the recommended consultant to complete the new Safe Streets for All Plan.

No members of the public provided comments.

Motion (Obolenskiy/La) to Approve item 10.3, carried unanimously as follows:

AYES: La, Obolenskiy, Shess, Szakats, Noack

ADJOURNMENT
Mayor Noack adjourned the meeting at 8:26 p.m. The next Regular City Council meeting will be held on Monday, October 20, 2025, beginning at 7:00 p.m. ______________________________
LYONE P. CONNER, CITY CLERK
Item 9.1
City Council Meeting Agenda - Page 8 of 2323 - Monday, October 20, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: October 20, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: Approve Checks Dated: (October 03, 2025; October 10, 2025)

RECOMMENDED CITY COUNCIL ACTION
Approve the check register.

ATTACHMENT(S):

Check Register
Prepared by: Maria Alfredo, Accounting Technician I
Approved by: Erick Cheung, Chief Financial Officer
Item 9.2
City Council Meeting Agenda - Page 9 of 2323 - Monday, October 20, 2025 10/3/2025 7:57:42 AM Page 1 of 10
Expense Approval Report
Pleasant Hill, CA By Vendor Name
Payment Dates 10/3/2025 - 10/3/2025
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: 10145 - 30SECONDTRAININGCOM
30SECONDTRAININGCOM 82125 10/03/2025 1 YR ACCESS TO MICROSOFT… 401-1012-0000-630017 348099 10/03/2025 3,000.00 Vendor 10145 - 30SECONDTRAININGCOM Total: 3,000.00
Vendor: AAA05 - AAA BUSINESS SUPPLIES
AAA BUSINESS SUPPLIES 2454727-0 10/03/2025 COPY PAPER: HAM86700 30%…101-5097-0000-660016 348100 10/03/2025 87.01 Vendor AAA05 - AAA BUSINESS SUPPLIES Total: 87.01
Vendor: AAN01 - AANTEX PEST CONTROL
AANTEX PEST CONTROL 665843 10/03/2025 MONTHLY PEST CONTROL AT…101-5097-0000-650016 348101 10/03/2025 85.00 Vendor AAN01 - AANTEX PEST CONTROL Total: 85.00
Vendor: ADV25 - ADVANCED SYSTEMS GROUP, LLC
ADVANCED SYSTEMS GROUP,…24863 10/03/2025 REPLACE CH CAMERA 101-1012-0000-650035 348102 10/03/2025 900.00 ADVANCED SYSTEMS GROUP,…31140 10/03/2025 REPAIR OF TRICASTER PC 101-1012-0000-650035 348102 10/03/2025 3,345.00 Vendor ADV25 - ADVANCED SYSTEMS GROUP, LLC Total: 4,245.00 Vendor: ALE04 - ALERTLINE COMMUNICATIONS, LLC
ALERTLINE COMMUNICATIO… 70658 10/03/2025 ELEVATOR EMERGENCY PH S… 101-1012-0000-670020 348103 10/03/2025 117.00 Vendor ALE04 - ALERTLINE COMMUNICATIONS, LLC Total: 117.00 Vendor: ALL24 - ALL BAY CITIES TOWING, INC.

ALL BAY CITIES TOWING, INC. 097537 10/03/2025 TOWING SVCS 101-2001-0000-650051 348104 10/03/2025 225.00 Vendor ALL24 - ALL BAY CITIES TOWING, INC. Total: 225.00 Vendor: ALL29 - ALLIANCE RESOURCE CONSULTING LLC
ALLIANCE RESOURCE CONSU… PLSNTHLL-07-01 10/03/2025 PO/10146 RECRUITMENT SV… 101-1014-0000-630040 348105 10/03/2025 8,316.00 Vendor ALL29 - ALLIANCE RESOURCE CONSULTING LLC Total: 8,316.00 Vendor: ALS01 - ALSCO UNIFORMS
ALSCO UNIFORMS LSAC2174908 10/03/2025 MATS, TOWELS, LAUNDRY S… 101-2001-0000-660014 348106 10/03/2025 189.80 Vendor ALS01 - ALSCO UNIFORMS Total: 189.80
Vendor: AMA05 - AMAZON CAPITAL SERVICES, INC.

AMAZON CAPITAL SERVICES, …1J9R-GFG7-9QL6 10/01/2025 PPE SFTY ITEMS; STG REL WP…101-5097-0000-660038 348108 10/03/2025 9.78 AMAZON CAPITAL SERVICES, …1CRK-YQYR-FJQR 10/03/2025 PHPD-DELL PRO 32 INCH PLU…402-2001-0000-660024 348107 10/03/2025 4,336.92 AMAZON CAPITAL SERVICES, …1JXK-4NRH-FT3W 10/03/2025 OFFICE SUPP FOR CH 101-4013-0000-660016 348110 10/03/2025 4.47 AMAZON CAPITAL SERVICES, …1L1K-X9HD-9D7Q 10/03/2025 SGN SUPP-METAL H FRA, LAB…101-5097-0000-660016 348109 10/03/2025 73.41 AMAZON CAPITAL SERVICES, …1L1K-X9HD-9D7Q 10/03/2025 SGN SUPP-METAL H FRA, LAB…101-5097-0000-660030 348109 10/03/2025 15.28 Vendor AMA05 - AMAZON CAPITAL SERVICES, INC. Total: 4,439.86 Item 9.2
City Council Meeting Agenda - Page 10 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 2 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: AVS01 - APPLIED VIDEO SOLUTIONS, INC.

APPLIED VIDEO SOLUTIONS, … PHCH0908-1 10/03/2025 REPLACE CH CAMERA 401-1012-0000-710844 348111 10/03/2025 1,748.73 Vendor AVS01 - APPLIED VIDEO SOLUTIONS, INC. Total: 1,748.73 Vendor: ARR03 - ARROWHEAD FORENSICS
ARROWHEAD FORENSICS 185500 10/03/2025 FORENSIC SUPPLIES 101-2001-0000-660014 348112 10/03/2025 314.42 Vendor ARR03 - ARROWHEAD FORENSICS Total: 314.42
Vendor: AVI24 - AVI-SPL, LLC
AVI-SPL, LLC 2548461 10/03/2025 SVC CALL- COUNCL CHAMB … 101-1012-0000-650035 348113 10/03/2025 1,080.00 Vendor AVI24 - AVI-SPL, LLC Total: 1,080.00
Vendor: 10028 - BINDERNAGEL, ETHAN
BINDERNAGEL, ETHAN 251003 10/03/2025 PER DIEM-CAL ANNU CONFE… 101-1005-0000-640021 348114 10/03/2025 150.00 Vendor 10028 - BINDERNAGEL, ETHAN Total: 150.00
Vendor: BSE25 - BLUE STRIKE ENVIRONMENTAL
BLUE STRIKE ENVIRONMENT… PLE_009 10/03/2025 PO/40042 CONSUL FOR CITY… 306-4004-2415-630038 348115 10/03/2025 19,049.00 Vendor BSE25 - BLUE STRIKE ENVIRONMENTAL Total: 19,049.00 Vendor: BMO23 - BMO BANK N.A. COMMERCIAL CARD
BMO BANK N.A. COMMERCI… 251003 10/03/2025 CITY STAFF CC PURC-STMT A… 101-200030 348116 10/03/2025 23,503.96 Vendor BMO23 - BMO BANK N.A. COMMERCIAL CARD Total: 23,503.96 Vendor: CIN10 - CINTAS CORPORATION
CINTAS CORPORATION 4241883219 10/03/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348117 10/03/2025 1,410.60 CINTAS CORPORATION 4242629191 10/03/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348117 10/03/2025 1,437.36 CINTAS CORPORATION 4243342724 10/03/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348117 10/03/2025 1,437.36 CINTAS CORPORATION 4244070949 10/03/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348117 10/03/2025 1,437.36 CINTAS CORPORATION 4244868716 10/03/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348117 10/03/2025 1,437.36 Vendor CIN10 - CINTAS CORPORATION Total: 7,160.04
Vendor: CCW01 - CONTRA COSTA WATER DISTRICT
CONTRA COSTA WATER DIST… 251003 10/03/2025 WHITE ZONE 101-5097-0000-670025 348118 10/03/2025 505.82 CONTRA COSTA WATER DIST… 251003 10/03/2025 BLUE ZONE 2 226-4020-0000-670025 348118 10/03/2025 3,788.94 CONTRA COSTA WATER DIST… 251003 10/03/2025 BLUE ZONE 4 226-4022-0000-670025 348118 10/03/2025 111.42 Vendor CCW01 - CONTRA COSTA WATER DISTRICT Total: 4,406.18 Vendor: CYG01 - CYGNET ENTERPRISES, INC
CYGNET ENTERPRISES, INC 10922 10/03/2025 LAKE MAINT- PHYCOMYCIN &…101-5097-0000-650015 348119 10/03/2025 141.75 Vendor CYG01 - CYGNET ENTERPRISES, INC Total: 141.75
Vendor: CON19 - DAN M. MIERZWA
DAN M. MIERZWA 25 183496 10/03/2025 IST INSTALLMENT PROPERTY …101-1019-0000-620123 348120 10/03/2025 8.76 Vendor CON19 - DAN M. MIERZWA Total: 8.76
Vendor: DEV01 - DEVIL MOUNTAIN WHOLESALE NURSERY
DEVIL MOUNTAIN WHOLESA… INV585574;INV585583 10/03/2025 LANDSCAPING MATERIAL FO… 226-4023-0000-660036 348121 10/03/2025 724.28 DEVIL MOUNTAIN WHOLESA… INV585574;INV585583 10/03/2025 LANDSCAPING MATERIAL FO… 226-4024-0000-660036 348121 10/03/2025 230.48 Item 9.2
City Council Meeting Agenda - Page 11 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 3 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount DEVIL MOUNTAIN WHOLESA… INV585586 10/03/2025 LANDSCAPING MATERIAL FO… 226-4024-0000-660036 348121 10/03/2025 41.16 Vendor DEV01 - DEVIL MOUNTAIN WHOLESALE NURSERY Total: 995.92 Vendor: DIA02 - DIABLO TROPHIES & AWARDS
DIABLO TROPHIES & AWARDS 20022 10/03/2025 ENGRAVED GIVEAWAY WAT… 101-1014-0000-620034 348122 10/03/2025 300.00 Vendor DIA02 - DIABLO TROPHIES & AWARDS Total: 300.00
Vendor: ETI25 - ETIC ENGINEERING
ETIC ENGINEERING 251003 10/03/2025 ZPA-2025-0274 ALREADY HA… 101-0000-0000-470009 348123 10/03/2025 12.67 ETIC ENGINEERING 251003 10/03/2025 ZPA-2025-0274 ALREADY HA… 101-0000-0000-470014 348123 10/03/2025 181.00 ETIC ENGINEERING 251003 10/03/2025 ZPA-2025-0274 ALREADY HA… 101-1019-0000-620030 348123 10/03/2025 5.81 Vendor ETI25 - ETIC ENGINEERING Total: 199.48
Vendor: EVE08 - EVERBRIDGE INC
EVERBRIDGE INC M90036 10/03/2025 NIXLE 360 SUBSCRIPTION 101-2001-0000-630040 348124 10/03/2025 6,571.58 Vendor EVE08 - EVERBRIDGE INC Total: 6,571.58
Vendor: EWI01 - EWING IRRIGATION PRODUCTS, INC.

EWING IRRIGATION PRODUC… 27501848;27564151 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4019-0000-660036 348125 10/03/2025 248.73 EWING IRRIGATION PRODUC… 27501848;27564151 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4023-0000-660036 348125 10/03/2025 91.46 EWING IRRIGATION PRODUC… 27558018;27506395 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4023-0000-660036 348125 10/03/2025 132.35 EWING IRRIGATION PRODUC… 27558018;27506395 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4023-0000-660036 348125 10/03/2025 376.94 EWING IRRIGATION PRODUC… 27657583;27588240 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4019-0000-660036 348125 10/03/2025 93.00 EWING IRRIGATION PRODUC… 27657583;27588240 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4023-0000-660036 348125 10/03/2025 87.35 EWING IRRIGATION PRODUC… 27679124;27658799 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4023-0000-660036 348125 10/03/2025 220.22 EWING IRRIGATION PRODUC… 27679124;27658799 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4023-0000-660036 348125 10/03/2025 128.51 EWING IRRIGATION PRODUC… 27713642;27712770 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 101-5097-0000-620154 348125 10/03/2025 190.85 EWING IRRIGATION PRODUC… 27713642;27712770 10/03/2025 LDSCPG ITEMS-ZN 1 & 5 ACC… 226-4019-0000-660036 348125 10/03/2025 274.87 Vendor EWI01 - EWING IRRIGATION PRODUCTS, INC. Total: 1,844.28 Vendor: GRA04 - GRAINGER
GRAINGER 9630052695 10/03/2025 SUPPLIES FOR AUTO SHOP 101-5097-0000-660011 348126 10/03/2025 8.48 GRAINGER 9630347939 10/03/2025 SUPPLIES FOR AUTO SHOP 101-5097-0000-660011 348126 10/03/2025 175.98 Vendor GRA04 - GRAINGER Total: 184.46
Vendor: GUI25 - GUILATCO, DANIKA
GUILATCO, DANIKA 251003 10/03/2025 SPEC CIT COUNC MTG REIMB…101-1001-0000-640022 348127 10/03/2025 35.02 GUILATCO, DANIKA 251003 10/03/2025 SPEC CIT COUNC MTG REIMB…101-1001-0000-640022 348127 10/03/2025 61.90 Vendor GUI25 - GUILATCO, DANIKA Total: 96.92
Vendor: HDL01 - HDL COREN & CONE
HDL COREN & CONE SIN054975 10/03/2025 2024-25 AUDIT SVCS-PROPE… 101-1010-0000-630040 348128 10/03/2025 285.42 Vendor HDL01 - HDL COREN & CONE Total: 285.42
Vendor: HON01 - HONEYWELL INT'L INC.

HONEYWELL INT'L INC. 5270945567 10/03/2025 PD- WORK DIRECTLY RELATE… 101-5097-0000-650038 348129 10/03/2025 5,815.04 Vendor HON01 - HONEYWELL INT'L INC. Total: 5,815.04
Item 9.2
City Council Meeting Agenda - Page 12 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 4 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: HP001 - HP INC
HP INC 9022417236 10/03/2025 4 GETAC KEYBOARDS FOR PD 402-2001-0000-710846 348130 10/03/2025 1,383.32 Vendor HP001 - HP INC Total: 1,383.32
Vendor: KAR04 - KARSTE CONSULTING INC.

KARSTE CONSULTING INC. 2025/26-#2 10/03/2025 EOC CONSULTING SVCS ( 7/1… 101-2001-0000-630033 348131 10/03/2025 2,000.00 Vendor KAR04 - KARSTE CONSULTING INC. Total: 2,000.00
Vendor: KIS02 - KIS
KIS 85081 10/03/2025 COHESITY DATAPROTECT SVC…101-1012-0000-650035 348132 10/03/2025 6,538.13 Vendor KIS02 - KIS Total: 6,538.13
Vendor: KON01 - KONE
KONE 921755542 10/03/2025 CH ELEVATOR (43779184)- A… 308-5003-2409-800030 348133 10/03/2025 19,134.68 Vendor KON01 - KONE Total: 19,134.68
Vendor: CUR06 - L.N. CURTIS & SONS
L.N. CURTIS & SONS INV992370 10/03/2025 UNIFORM EQUIP FOR POLICE…101-2001-0000-612290 348134 10/03/2025 748.85 Vendor CUR06 - L.N. CURTIS & SONS Total: 748.85
Vendor: LEH02 - LEHR
LEHR SI123666 10/03/2025 FRD F-250(2025:VN 84065)-I… 101-5097-0000-630048 348135 10/03/2025 4,978.64 Vendor LEH02 - LEHR Total: 4,978.64
Vendor: THO01 - MARGARET THORNTON
MARGARET THORNTON 251003 10/03/2025 RETIREE MEDICAL FOR OCT 2…101-1019-0000-612210 348136 10/03/2025 205.90 Vendor THO01 - MARGARET THORNTON Total: 205.90
Vendor: ECS01 - MCCi, LLC
MCCi, LLC NE25010 10/03/2025 LASERFICHE SOFTWARE SUP… 101-1012-0000-650036 348137 10/03/2025 5,030.21 MCCi, LLC RN24896 10/03/2025 RV COMPLIANT CLOUD REN… 101-1012-0000-650036 348137 10/03/2025 4,540.00 Vendor ECS01 - MCCi, LLC Total: 9,570.21
Vendor: NIC05 - NICHOLS CONSULTING ENGR., CHTD
NICHOLS CONSULTING ENGR.…484185505 10/03/2025 PO/51392 PHR-TAYLOR BLVD…301-5139-2411-630034 348138 10/03/2025 3,332.50 Vendor NIC05 - NICHOLS CONSULTING ENGR., CHTD Total: 3,332.50 Vendor: NUN01 - NUNES, JAMES R.

NUNES, JAMES R. 251003 10/03/2025 RETIREE MEDICAL FOR OCT 2…101-1019-0000-612210 348139 10/03/2025 162.00 Vendor NUN01 - NUNES, JAMES R. Total: 162.00
Vendor: OFF20 - ODP BUSINESS SOLUTIONS, LLC
ODP BUSINESS SOLUTIONS, L…439467605001 10/02/2025 SOAP DISPENSER 101-2001-0000-660016 348141 10/03/2025 42.15 ODP BUSINESS SOLUTIONS, L…441276831001 10/03/2025 PENS AND PAPER 101-2001-0000-660016 348140 10/03/2025 216.46 Vendor OFF20 - ODP BUSINESS SOLUTIONS, LLC Total: 258.61 Vendor: PAR22 - PARK ENGR, INC
PARK ENGR, INC 23021.8 EPL 10/03/2025 23021.8 EPL 101-220013 348142 10/03/2025 26,174.40 PARK ENGR, INC 23021-5 10/03/2025 PROV ON-CALL ENGR INSP S… 301-5063-0000-800030 348142 10/03/2025 6,752.70 PARK ENGR, INC 23021-6 EPL 10/03/2025 PROV ON-CALL ENGR INSP S… 101-220013 348142 10/03/2025 6,543.60 PARK ENGR, INC 23021-6 EPL 10/03/2025 PROV ON-CALL ENGR INSP S… 101-220013 348142 10/03/2025 654.36 Item 9.2
City Council Meeting Agenda - Page 13 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 5 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount PARK ENGR, INC 23021-7 10/03/2025 PROV ON-CALL ENGR INSPEC… 101-220013 348142 10/03/2025 8,506.68 PARK ENGR, INC 23021-9 EPL 10/03/2025 PO/30010 PROV ON-CALL E… 101-220013 348142 10/03/2025 33,699.54 Vendor PAR22 - PARK ENGR, INC Total: 82,331.28
Vendor: PEN03 - PENNINGTON PLUMBING, LLC
PENNINGTON PLUMBING, LLC 20480 10/03/2025 PD - CLOGGED ROOF DRAINS 101-5097-0000-650016 348143 10/03/2025 1,010.00 Vendor PEN03 - PENNINGTON PLUMBING, LLC Total: 1,010.00 Vendor: PGE01 - PG&E
PG&E 251003 10/03/2025 SUMM BILLING-TRAFFIC SIG… 306-5107-0000-670015 348146 10/03/2025 15.77 PG&E 251003 10/03/2025 SUMM BILLING-TRAFFIC SIG… 306-5107-0000-670015 348146 10/03/2025 153.51 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 WHITE ZONE 101-5097-0000-670035 348149 10/03/2025 908.38 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 BLUE ZONE 1 226-4019-0000-670035 348149 10/03/2025 277.34 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 BLUE ZONE 2 226-4020-0000-670035 348149 10/03/2025 12.15 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 BLUE ZONE 3 226-4021-0000-670035 348149 10/03/2025 105.39 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 BLUE ZONE 5 226-4023-0000-670035 348149 10/03/2025 117.54 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 BLUE ZONE 6 226-4024-0000-670035 348149 10/03/2025 12.15 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 GALLERY WALK 227-4026-0000-670035 348149 10/03/2025 16.34 PG&E ACCT 0439282612-1 9/17/25 10/03/2025 TRAFFIC SIGNALS 306-5107-0000-670015 348149 10/03/2025 2,442.13 PG&E ACCT 2099200650- 9/17/25 10/03/2025 SUMM BILLING- AD22 LIGHT…227-4025-0000-670015 348147 10/03/2025 272.31 PG&E ACCT 3390104380-3 9/22/25 10/03/2025 2 MONTICELLO AVE- LIBRARY 103-5105-0000-670015 348150 10/03/2025 5,524.29 PG&E ACCT 4107660120-6 9/23/25 10/03/2025 SUMM BILLING- UNIFIED ST L…221-1020-0000-670015 348151 10/03/2025 16,429.31 PG&E ACCT 4757183615-5 9/16/25 10/03/2025 SUMM BILLING-PUBLIC SVCS… 101-5097-0000-670015 348148 10/03/2025 2,460.88 PG&E ACCT 5396165398-6 9/17/25 10/03/2025 AD#20 WHITE ZONE 101-5097-0000-670015 348144 10/03/2025 799.04 PG&E ACCT 5396165398-6 9/17/25 10/03/2025 AD#20 ZONE 1 226-4019-0000-670015 348144 10/03/2025 4,947.44 PG&E ACCT 5396165398-6 9/17/25 10/03/2025 AD#20 ZONE 2 226-4020-0000-670015 348144 10/03/2025 420.66 PG&E ACCT 5396165398-6 9/17/25 10/03/2025 AD#20 ZONE 3 226-4021-0000-670015 348144 10/03/2025 650.79 PG&E ACCT 5396165398-6 9/17/25 10/03/2025 AD#20 ZONE 4 226-4022-0000-670015 348144 10/03/2025 49.37 PG&E ACCT 5396165398-6 9/17/25 10/03/2025 AD#20 ZONE 5 226-4023-0000-670015 348144 10/03/2025 305.77 PG&E ACCT 5396165398-6 9/17/25 10/03/2025 AD#20 ZONE 6 226-4024-0000-670015 348144 10/03/2025 2,725.94 PG&E ACCT 7825400025-6 9/18/25 10/03/2025 SUMM BILLING-SAFETY ST LI… 221-1020-0000-670015 348145 10/03/2025 2,047.89 Vendor PGE01 - PG&E Total: 40,694.39
Vendor: PLE60 - PLEASANT HILL SMOG DOG
PLEASANT HILL SMOG DOG 49404;49405 10/03/2025 GOV SMG TST- 2 VEHICLES: 2…101-5097-0000-630048 348152 10/03/2025 120.00 Vendor PLE60 - PLEASANT HILL SMOG DOG Total: 120.00
Vendor: PON02 - PONDER ENVIRONMENTAL SERVICES, INC.

PONDER ENVIRONMENTAL S… 52865 10/03/2025 EMERG CLEANUP IN RDWAY …231-3001-0000-630040 348153 10/03/2025 2,433.65 Vendor PON02 - PONDER ENVIRONMENTAL SERVICES, INC. Total: 2,433.65 Vendor: PRE12 - PRESTIGE PRINTING & GRAPHICS
PRESTIGE PRINTING & GRAPH…104613 10/03/2025 BUSINESS CARDS ( WIEGAND…101-2001-0000-620116 348154 10/03/2025 249.53 Vendor PRE12 - PRESTIGE PRINTING & GRAPHICS Total: 249.53 Item 9.2
City Council Meeting Agenda - Page 14 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 6 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: PRI25 - PRIMO BRANDS
PRIMO BRANDS 0518720087382 10/03/2025 ACTIVITY FROM 8/25/25-9/2… 101-1016-0000-660016 348155 10/03/2025 418.07 Vendor PRI25 - PRIMO BRANDS Total: 418.07
Vendor: SAF01 - SAFETY-KLEEN SYSTEMS, INC
SAFETY-KLEEN SYSTEMS, INC 98186688 10/03/2025 USED OIL DRUM PICKUP/DIS… 101-5097-0000-650047 348156 10/03/2025 229.80 Vendor SAF01 - SAFETY-KLEEN SYSTEMS, INC Total: 229.80
Vendor: SAN15 - SAN DIEGO POLICE EQUIPMEN CO., INC
SAN DIEGO POLICE EQUIPM… 666462 10/03/2025 AMMUNITION 101-2001-0000-660026 348157 10/03/2025 821.35 Vendor SAN15 - SAN DIEGO POLICE EQUIPMEN CO., INC Total: 821.35 Vendor: SHA24 - SHAUNNA J. EDWARDS, LCSW
SHAUNNA J. EDWARDS, LCSW 251003 10/03/2025 DEPT THERAPIST SVCS 101-2013-0000-630018 348158 10/03/2025 479.00 SHAUNNA J. EDWARDS, LCSW 251003 10/03/2025 DEPT THERAPIST SVCS 241-2005-0000-630040 348158 10/03/2025 746.00 Vendor SHA24 - SHAUNNA J. EDWARDS, LCSW Total: 1,225.00 Vendor: SUM05 - SUMMIT SPRINGS WATER COMPANY
SUMMIT SPRINGS WATER C… 408351;408567 10/03/2025 DRINKG WATER AND MONT… 101-5097-0000-660014 348159 10/03/2025 43.93 Vendor SUM05 - SUMMIT SPRINGS WATER COMPANY Total: 43.93 Vendor: COZ00 - THE CONSTRUCTION ZONE
THE CONSTRUCTION ZONE 49906 10/03/2025 SAFETY SUPPLIES-RAIN GEAR …101-5097-0000-660038 348160 10/03/2025 148.42 Vendor COZ00 - THE CONSTRUCTION ZONE Total: 148.42
Vendor: THO25 - THOMAS-SWAN SIGN CO., INC.

THOMAS-SWAN SIGN CO., IN…251003 10/03/2025 FRIENDS OF THE LIBRARY SI… 107-5105-0000-800030 348161 10/03/2025 470.00 Vendor THO25 - THOMAS-SWAN SIGN CO., INC. Total: 470.00 Vendor: TOW24 - TOWILL, INC.

TOWILL, INC. 085767 EPL 10/03/2025 PO/20001 ACTG CIT SURB & … 101-220013 348162 10/03/2025 5,500.00 Vendor TOW24 - TOWILL, INC. Total: 5,500.00
Vendor: VEL25 - VELASCO, ABE
VELASCO, ABE 251003 10/03/2025 TRAING LEEDA LEADERSHIP/… 101-2001-0000-640011 348163 10/03/2025 1,203.05 Vendor VEL25 - VELASCO, ABE Total: 1,203.05
Vendor: 10138 - WALNUT CREEK FORD, INC.

WALNUT CREEK FORD, INC. 388025;388024 10/03/2025 AUTO PRTS-VALVE ASSY, BLD…101-5097-0000-620065 348164 10/03/2025 -92.36 WALNUT CREEK FORD, INC. 388025;388024 10/03/2025 AUTO PRTS-VALVE ASSY, BLD…101-5097-0000-620065 348164 10/03/2025 46.13 WALNUT CREEK FORD, INC. 388025;388024 10/03/2025 AUTO PRTS-VALVE ASSY, BLD…101-5097-0000-620065 348164 10/03/2025 92.36 WALNUT CREEK FORD, INC. 388045;388046 10/03/2025 AUTO PRTS-HEAT/ASSY, BELT,…101-5097-0000-620065 348164 10/03/2025 149.05 WALNUT CREEK FORD, INC. 388045;388046 10/03/2025 AUTO PRTS-HEAT/ASSY, BELT,…101-5097-0000-620065 348164 10/03/2025 362.03 WALNUT CREEK FORD, INC. 388111;388217 10/03/2025 AUTO PRTS-VALVE ASSY, BLD…101-5097-0000-620065 348164 10/03/2025 220.53 WALNUT CREEK FORD, INC. 388111;388217 10/03/2025 AUTO PRTS-VALVE ASSY, BLD…101-5097-0000-620065 348164 10/03/2025 314.20 Vendor 10138 - WALNUT CREEK FORD, INC. Total: 1,091.94
Vendor: ACE21 - WESTLAKE ACE HARDWARE
WESTLAKE ACE HARDWARE 17601127;17601148 10/03/2025 HARDWARE PURCHASES MA… 101-5097-0000-650016 348165 10/03/2025 21.83 WESTLAKE ACE HARDWARE 17601127;17601148 10/03/2025 HARDWARE PURCHASES MA… 101-5097-0000-650017 348165 10/03/2025 28.51 Item 9.2
City Council Meeting Agenda - Page 15 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 7 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount WESTLAKE ACE HARDWARE 17601147 10/03/2025 HARDWARE PURCHASES SIG… 101-5097-0000-660030 348165 10/03/2025 17.46 WESTLAKE ACE HARDWARE 17601156;17601153 10/03/2025 HARDWARE PURCHASES MA… 101-5097-0000-650017 348165 10/03/2025 60.70 WESTLAKE ACE HARDWARE 17601156;17601153 10/03/2025 HARDWARE PURCHASES MA… 101-5097-0000-650017 348165 10/03/2025 49.10 Vendor ACE21 - WESTLAKE ACE HARDWARE Total: 177.60
Vendor: WEX01 - WEX BANK
WEX BANK 107443554 10/03/2025 GAS CARDS FOR THE PD IN S… 101-2001-0000-620062 348166 10/03/2025 120.04 Vendor WEX01 - WEX BANK Total: 120.04
Vendor: ZOH01 - ZOHO CORPORATION
ZOHO CORPORATION 5020026472 10/03/2025 ANNU SUBS FOR MNGENGN … 101-1012-0000-650036 348167 10/03/2025 3,942.00 Vendor ZOH01 - ZOHO CORPORATION Total: 3,942.00
Grand Total: 285,103.50
Item 9.2
City Council Meeting Agenda - Page 16 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 8 of 10
Report Summary
Fund Summary
Fund Payment Amount
101 - GENERAL FUND 179,640.20
103 - MEASURE K FUND 5,524.29
107 - LIBRARY CONSTRUCTION FUND (MEASURE K) 470.00
221 - UNIFIED LIGHTING DISTRICT FUND 18,477.20
226 - COMMERCIAL LANDSCAPE & LIGHTING - DISTRICT … 16,174.25 227 - LANDSCAPE AND LIGHTING-ASSESSMENT DISTRICT… 288.65 231 - NPDES/STORMWATER 2,433.65
241 - SUPPLEMENTAL LAW ENFORCEMENT SERVICES FU… 746.00
301 - GAS TAX FUND 10,085.20
306 - MEASURE J FUND 21,660.41
308 - CAPITAL PROJECT FUND 19,134.68
401 - CITY HALL/PUBLIC SERVICE CENTER TECHNOLOGY … 4,748.73 402 - PD TECHNOLOGY FUND 5,720.24
Grand Total: 285,103.50
Account Summary
Account Number Account Name Payment Amount
101-0000-0000-470009 AUTOMATION FEE SURC… 12.67
101-0000-0000-470014 PLANNING PLAN CHECK … 181.00
101-1001-0000-640022 EDUC/MTGS/LOCAL 96.92
101-1005-0000-640021 EDUC/CONF/O/N 150.00
101-1010-0000-630040 CONTRACTUAL SVC 285.42
101-1012-0000-650035 MAINT/HARDWARE 11,863.13
101-1012-0000-650036 MAINT/SOFTWARE 13,512.21
101-1012-0000-670020 UTIL/TELEPHONE 117.00
101-1014-0000-620034 EMPL RECOG/AWDS 300.00
101-1014-0000-630040 CONTRACTUAL SVC 8,316.00
101-1016-0000-660016 SUPPLIES/OFFICE 418.07
101-1019-0000-612210 SICK LEAVE CONVERSIO… 367.90
101-1019-0000-620030 CREDIT CARD/MERCHA… 5.81
101-1019-0000-620123 GOVERNMENT LICENSE … 8.76
101-200030 CREDIT CARD PAYABLE 23,503.96
101-2001-0000-612290 UNIFORM/PD OTHER AC… 748.85
101-2001-0000-620062 AUTO/GASOLINE 120.04
101-2001-0000-620116 PD PRINTING 249.53
101-2001-0000-630033 P.D. OTHER SVCS 2,000.00
101-2001-0000-630040 CONTRACTUAL SVC 6,571.58
101-2001-0000-640011 POST TRAING SVC 1,203.05
101-2001-0000-650051 MAINT/P.D. AUTO 225.00
101-2001-0000-660014 SUPPLIES/OPERATING 504.22
Item 9.2
City Council Meeting Agenda - Page 17 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 9 of 10
Account Summary
Account Number Account Name Payment Amount
101-2001-0000-660016 SUPPLIES/OFFICE 258.61
101-2001-0000-660026 SAFETY EQUIPMENT REP… 821.35
101-2013-0000-630018 MISC OUTSD SVCS 479.00
101-220013 REFUNDABLE DEPOSITS … 81,078.58
101-4013-0000-660016 SUPPLIES/OFFICE 4.47
101-5097-0000-620065 AUTO/PRTS/TIRES 1,091.94
101-5097-0000-620133 UNIFORM MAINTENANC… 7,160.04
101-5097-0000-620154 REIMBURSEABLE DAMA… 190.85
101-5097-0000-630048 AUTO/OUTSD SVCS 5,098.64
101-5097-0000-650015 MNT/FNTN & LAKE 141.75
101-5097-0000-650016 MAINT/PD BLDG 1,116.83
101-5097-0000-650017 MAINT/CH BLDG 138.31
101-5097-0000-650038 MAINT/AC & HEAT 5,815.04
101-5097-0000-650047 MNT/HAZ WST MGT 229.80
101-5097-0000-660011 AUTO/SUPPLIES 184.46
101-5097-0000-660014 SUPPLIES/OPERATING 43.93
101-5097-0000-660016 SUPPLIES/OFFICE 160.42
101-5097-0000-660030 SUPPLIES/SIGN MATERI… 32.74
101-5097-0000-660038 SUPPLIES/SAFETY 158.20
101-5097-0000-670015 UTIL/GAS-ELECTR 3,259.92
101-5097-0000-670025 UTIL/WATER 505.82
101-5097-0000-670035 UTIL/OTHER 908.38
103-5105-0000-670015 UTIL/GAS-ELECTR 5,524.29
107-5105-0000-800030 CONSTRUCTION 470.00
221-1020-0000-670015 UTIL/GAS-ELECTR 18,477.20
226-4019-0000-660036 SUPPLIES/LAND MATERI… 616.60
226-4019-0000-670015 UTIL/GAS-ELECTR 4,947.44
226-4019-0000-670035 UTIL/OTHER 277.34
226-4020-0000-670015 UTIL/GAS-ELECTR 420.66
226-4020-0000-670025 UTIL/WATER 3,788.94
226-4020-0000-670035 UTIL/OTHER 12.15
226-4021-0000-670015 UTIL/GAS-ELECTR 650.79
226-4021-0000-670035 UTIL/OTHER 105.39
226-4022-0000-670015 UTIL/GAS-ELECTR 49.37
226-4022-0000-670025 UTIL/WATER 111.42
226-4023-0000-660036 SUPPLIES/LAND MATERI… 1,761.11
226-4023-0000-670015 UTIL/GAS-ELECTR 305.77
226-4023-0000-670035 UTIL/OTHER 117.54
226-4024-0000-660036 SUPPLIES/LAND MATERI… 271.64
226-4024-0000-670015 UTIL/GAS-ELECTR 2,725.94
226-4024-0000-670035 UTIL/OTHER 12.15
227-4025-0000-670015 UTIL/GAS-ELECTR 272.31
Item 9.2
City Council Meeting Agenda - Page 18 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/3/2025 - 10/3/2025 10/3/2025 7:57:42 AM Page 10 of 10
Account Summary
Account Number Account Name Payment Amount
227-4026-0000-670035 UTIL/OTHER 16.34
231-3001-0000-630040 CONTRACTUAL SVC 2,433.65
241-2005-0000-630040 CONTRACTUAL SVC 746.00
301-5063-0000-800030 CONSTRUCTION 6,752.70
301-5139-2411-630034 ENGINEERING 3,332.50
306-4004-2415-630038 CONSULTANT/OTHR 19,049.00
306-5107-0000-670015 UTIL/GAS-ELECTR 2,611.41
308-5003-2409-800030 CONSTRUCTION 19,134.68
401-1012-0000-630017 COMPTR TRAINING 3,000.00
401-1012-0000-710844 CAPITAL ASSETS-EQUIP… 1,748.73
402-2001-0000-660024 SUPPLIES/NON CAPITALI… 4,336.92
402-2001-0000-710846 CAPITAL ASSETS-COMPU… 1,383.32
Grand Total: 285,103.50
Project Account Summary
Project Account Key Payment Amount
**None** 285,103.50
Grand Total: 285,103.50
2025-10-03
Item 9.2
City Council Meeting Agenda - Page 19 of 2323 - Monday, October 20, 2025 10/9/2025 4:53:27 PM Page 1 of 7
Expense Approval Report
Pleasant Hill, CA By Vendor Name
Payment Dates 10/10/2025 - 10/10/2025
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: AMA05 - AMAZON CAPITAL SERVICES, INC.

AMAZON CAPITAL SERVICES, …16N1-LCXR-D39L 10/10/2025 PHPD - ETHERNET SWITCH A… 402-2001-0000-660024 348169 10/10/2025 511.93 AMAZON CAPITAL SERVICES, …1JP9-46XK-FWT6 10/10/2025 PHPD - HUANUO MONITOR S…402-2001-0000-660024 348170 10/10/2025 60.08 AMAZON CAPITAL SERVICES, …1Y7H-J6Y9-PRG9 10/10/2025 PHPD - CAT6 ETHERNET CAB… 402-2001-0000-660024 348168 10/10/2025 63.68 Vendor AMA05 - AMAZON CAPITAL SERVICES, INC. Total: 635.69 Vendor: ATT04 - AT&T
AT&T 24151374 10/10/2025 ANALOG PH LN FOR FIR ALR… 101-1012-0000-670020 348172 10/10/2025 121.24 AT&T 24153305 10/10/2025 PHONE SVCS FOR ACCT 9391… 101-2001-0000-670020 348176 10/10/2025 31.41 AT&T 24153832 10/10/2025 PRI LINE AT CH FOR VOIP AC… 101-1012-0000-670020 348171 10/10/2025 1,716.58 AT&T 24156689 10/10/2025 SIP TRUNK FOR LIBRARY PH… 101-1012-0000-670020 348173 10/10/2025 584.19 AT&T 9391034430 10/10/2025 ANALG PH LN FOR ENGR FX … 101-1012-0000-670020 348174 10/10/2025 91.12 Vendor ATT04 - AT&T Total: 2,544.54
Vendor: ATT23 - AT&T
AT&T ACCT 322394749 9/23/25 10/10/2025 INTERNET FOR LIBRARY ACCT…101-1012-0000-670020 348175 10/10/2025 143.74 Vendor ATT23 - AT&T Total: 143.74
Vendor: AVS20 - AV STRUCTURAL, INC.

AV STRUCTURAL, INC. 2025-2267 10/10/2025 ON-SITE TECHNICAL SVC AT … 101-1012-0000-650035 348177 10/10/2025 300.00 Vendor AVS20 - AV STRUCTURAL, INC. Total: 300.00
Vendor: BAY08 - BAY AREA NEWS GROUP
BAY AREA NEWS GROUP 1456005 10/10/2025 CLASSIFIED ADV; CCT AUG 2… 101-4004-0000-620112 348178 10/10/2025 1,611.00 Vendor BAY08 - BAY AREA NEWS GROUP Total: 1,611.00
Vendor: HOR02 - BLINK TAG INC
BLINK TAG INC 3477 10/10/2025 TRANSPAC SVCS-WEB PAGE … 801-6002-0000-630040 348179 10/10/2025 225.00 Vendor HOR02 - BLINK TAG INC Total: 225.00
Vendor: BRO25 - Brookside Apartments
Brookside Apartments 250328 03/28/2025 Overpaid for BL#23935 101-0000-0000-404010 348180 10/10/2025 181.62 Vendor BRO25 - Brookside Apartments Total: 181.62
Vendor: CHA21 - CHARLES KOPP INC dba CONTINENTAL ELECTRIC CHARLES KOPP INC dba CONT…CEI 13584; CEI 13614 10/10/2025 ELECTRICAL LIGHT SVCS: PD/… 101-5097-0000-630040 348181 10/10/2025 865.02 CHARLES KOPP INC dba CONT…CEI 13584; CEI 13614 10/10/2025 ELECTRICAL LIGHT SVCS: PD/… 101-5097-0000-650046 348181 10/10/2025 432.51 Vendor CHA21 - CHARLES KOPP INC dba CONTINENTAL ELECTRIC Total: 1,297.53 Vendor: MAR02 - CITY OF MARTINEZ
CITY OF MARTINEZ 251010 10/10/2025 AND SZAKATS AT THE C.C. M… 101-1001-0000-700020 348182 10/10/2025 280.00 Vendor MAR02 - CITY OF MARTINEZ Total: 280.00
Item 9.2
City Council Meeting Agenda - Page 20 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/10/2025 - 10/10/2025 10/9/2025 4:53:27 PM Page 2 of 7
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: REG01 - CONTINUING EDUCATION OF THE BAR
CONTINUING EDUCATION OF…IN00417713 10/10/2025 CEB PUBLICATION UPDATE-C… 101-1007-0000-620122 348183 10/10/2025 421.55 Vendor REG01 - CONTINUING EDUCATION OF THE BAR Total: 421.55 Vendor: CRI07 - CRIME SCENE CLEANERS, INC
CRIME SCENE CLEANERS, INC 94819 10/10/2025 CLEAN-UP OF CELL 1 101-2001-0000-630041 348184 10/10/2025 130.00 Vendor CRI07 - CRIME SCENE CLEANERS, INC Total: 130.00
Vendor: DUR06 - DURAN, COLLEEN
DURAN, COLLEEN 251010 10/10/2025 TRAV EXP-NEOGOV IGNITE C… 101-1014-0000-640021 348185 10/10/2025 1,468.68 Vendor DUR06 - DURAN, COLLEEN Total: 1,468.68
Vendor: KAI04 - FIRE RISK MANAGEMENT SERVICES
FIRE RISK MANAGEMENT SE… 251010 10/10/2025 KAISER NOV 2025 SIANEZ, T. 101-2001-0000-612070 348186 10/10/2025 924.51 FIRE RISK MANAGEMENT SE… 251010 A 10/10/2025 RE-INSTATED PER H/R EFF 3/… 101-2001-0000-612070 348186 10/10/2025 2,616.35 Vendor KAI04 - FIRE RISK MANAGEMENT SERVICES Total: 3,540.86 Vendor: 10097 - FLOCK GROUP INC
FLOCK GROUP INC INV-75997 10/10/2025 FLOCK SFTY SOLAR FALCON … 241-2001-0000-660026 348187 10/10/2025 6,000.00 Vendor 10097 - FLOCK GROUP INC Total: 6,000.00
Vendor: FOR06 - FORENSIC SERVICES DIVISION
FORENSIC SERVICES DIVISION PHPD-2508 10/10/2025 DRUGS/ALCOHOL/TOXICOL… 101-2001-0000-630033 348188 10/10/2025 6,495.00 FORENSIC SERVICES DIVISION PHPD-2508-SUPP 10/10/2025 DRGS/ALCOHOL/TOXICOLOG…101-2001-0000-630033 348188 10/10/2025 743.40 Vendor FOR06 - FORENSIC SERVICES DIVISION Total: 7,238.40 Vendor: HEA04 - HEALTH CARE DENTAL TRUST
HEALTH CARE DENTAL TRUST 251010 10/10/2025 CITY-PAID DENTAL NOV 2025…101-2001-0000-612090 348189 10/10/2025 51.80 HEALTH CARE DENTAL TRUST 251010 A 10/10/2025 RE-INSTATED PER H/R EFF 3/… 101-2001-0000-612090 348189 10/10/2025 126.70 HEALTH CARE DENTAL TRUST 251010 B 10/10/2025 COBRA DENTAL NOV 2025 E… 101-210037 348189 10/10/2025 126.70 HEALTH CARE DENTAL TRUST 251010 C 10/10/2025 COBRA DENTAL NOV 2025 R… 101-210037 348189 10/10/2025 51.80 HEALTH CARE DENTAL TRUST 251010 D 10/10/2025 COBRA DENTAL NOV 2025 SI… 101-210037 348189 10/10/2025 51.80 Vendor HEA04 - HEALTH CARE DENTAL TRUST Total: 408.80
Vendor: HIN02 - HINDERLITER, DE LlAMAS & ASSOCIATES
HINDERLITER, DE LlAMAS & … SIN054128 10/10/2025 AUDIT SVCS- TRANSACTION … 103-1019-0000-630040 348190 10/10/2025 68.26 HINDERLITER, DE LlAMAS & … SIN054128 10/10/2025 CONTR TRANSACTIONS TAX … 103-1019-0000-630040 348190 10/10/2025 300.00 Vendor HIN02 - HINDERLITER, DE LlAMAS & ASSOCIATES Total: 368.26 Vendor: HCC25 - HUSTEAD'S COLLISION CENTER INC.

HUSTEAD'S COLLISION CENT… 251010 10/10/2025 TECH SUPP GRANT REIMBUR… 101-4001-0000-700115 348191 10/10/2025 7,150.00 Vendor HCC25 - HUSTEAD'S COLLISION CENTER INC. Total: 7,150.00 Vendor: IDI58 - IDI
IDI IN967800 10/10/2025 MONTHLY SVCS FOR INVESTI… 101-2001-0000-620122 348192 10/10/2025 273.00 Vendor IDI58 - IDI Total: 273.00
Vendor: KON01 - KONE
KONE 871816689 10/10/2025 QRTERLY ELEVATOR SERVICI… 101-2001-0000-650019 348193 10/10/2025 2,027.79 Vendor KON01 - KONE Total: 2,027.79
Item 9.2
City Council Meeting Agenda - Page 21 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/10/2025 - 10/10/2025 10/9/2025 4:53:27 PM Page 3 of 7
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: KRI01 - KRISTIC, MATT
KRISTIC, MATT 251010 10/10/2025 PER DIEM AT TRAINING LEAD…101-2001-0000-640011 348194 10/10/2025 387.00 Vendor KRI01 - KRISTIC, MATT Total: 387.00
Vendor: LEH02 - LEHR
LEHR SI123701 10/10/2025 SIREN ADJUSTMENT 101-2001-0000-650051 348195 10/10/2025 70.00 Vendor LEH02 - LEHR Total: 70.00
Vendor: MAC01 - MAC ALVEY'S NURSERY INC
MAC ALVEY'S NURSERY INC 135161;14269;14272 10/10/2025 MED BARK (10,2 YRDS) & SM…101-5097-0000-650053 348196 10/10/2025 1,369.02 MAC ALVEY'S NURSERY INC 135161;14269;14272 10/10/2025 MED BARK (10,2 YRDS) & SM…101-5097-0000-650053 348196 10/10/2025 912.68 MAC ALVEY'S NURSERY INC 135161;14269;14272 10/10/2025 MED BARK (10,2 YRDS) & SM…101-5097-0000-650053 348196 10/10/2025 912.68 MAC ALVEY'S NURSERY INC 14247;14248;14261 10/10/2025 MEDI BARK (10,2 YRDS) & S… 101-5097-0000-650053 348196 10/10/2025 760.57 MAC ALVEY'S NURSERY INC 14247;14248;14261 10/10/2025 MEDI BARK (10,2 YRDS) & S… 101-5097-0000-650053 348196 10/10/2025 760.57 MAC ALVEY'S NURSERY INC 14247;14248;14261 10/10/2025 MEDI BARK (10,2 YRDS) & S… 101-5097-0000-650053 348196 10/10/2025 152.11 Vendor MAC01 - MAC ALVEY'S NURSERY INC Total: 4,867.63
Vendor: MAC11 - MACIAS GINI & O'CONNELL LLP
MACIAS GINI & O'CONNELL L… 508626;508625 10/10/2025 PROG BLLG IN CONN IN PH's …101-1010-0000-630015 348197 10/10/2025 8,300.00 MACIAS GINI & O'CONNELL L… 508626;508625 10/10/2025 PROG BILLING SINGLE AUDIT …101-1010-0000-630015 348197 10/10/2025 6,100.00 Vendor MAC11 - MACIAS GINI & O'CONNELL LLP Total: 14,400.00 Vendor: WOR10 - MEL SERVICES INCORPORATED dba WORKERS.COM MEL SERVICES INCORPORAT… 142025;142072 10/10/2025 SEASONAL MW: RYAN WALZ… 231-5020-0000-630019 348198 10/10/2025 1,646.56 MEL SERVICES INCORPORAT… 142025;142072 10/10/2025 SEASONAL MW: RYAN WALZ… 231-5020-0000-630019 348198 10/10/2025 1,646.56 MEL SERVICES INCORPORAT… 142124 10/10/2025 SEASONAL MW: RYAN WALZ… 231-5020-0000-630019 348198 10/10/2025 965.98 Vendor WOR10 - MEL SERVICES INCORPORATED dba WORKERS.COM Total: 4,259.10 Vendor: MOD24 - MODERN SKIN THERAPY
MODERN SKIN THERAPY 240816 08/16/2024 PD BL#45059 BLL WS $151.00…101-200020 348199 10/10/2025 34.00 Vendor MOD24 - MODERN SKIN THERAPY Total: 34.00
Vendor: MUN01 - MUNICIPAL POOLING AUTHORITY
MUNICIPAL POOLING AUTH… INV004695 10/10/2025 UNMET LIABILITY DEDUCTIBL…101-1015-0000-680020 348200 10/10/2025 5,331.32 Vendor MUN01 - MUNICIPAL POOLING AUTHORITY Total: 5,331.32 Vendor: OFF20 - ODP BUSINESS SOLUTIONS, LLC
ODP BUSINESS SOLUTIONS, L…442363553001 10/10/2025 STORAGE BOXES 101-2001-0000-660016 348201 10/10/2025 40.84 Vendor OFF20 - ODP BUSINESS SOLUTIONS, LLC Total: 40.84 Vendor: PGE01 - PG&E
PG&E ACCT 1398597625-0 9/28/25 10/10/2025 CITY OF PH GAS ACCT 13985… 101-1016-0000-670015 348202 10/10/2025 28.65 PG&E ACCT 1440264289-7 10/2/25 10/10/2025 CITY OF PH ELECTRIC 8/27/25…101-1016-0000-670015 348204 10/10/2025 16,860.77 PG&E ACCT 3856908898-2 10/2/25 10/10/2025 DVWS-WTR PMP HOUSE ELEC…501-7010-0000-670015 348203 10/10/2025 4,376.77 Vendor PGE01 - PG&E Total: 21,266.19
Vendor: PRE12 - PRESTIGE PRINTING & GRAPHICS
PRESTIGE PRINTING & GRAPH…104892 10/10/2025 BUSINESS CARDS ( AHMED, … 101-2001-0000-620116 348205 10/10/2025 424.32 Vendor PRE12 - PRESTIGE PRINTING & GRAPHICS Total: 424.32 Item 9.2
City Council Meeting Agenda - Page 22 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/10/2025 - 10/10/2025 10/9/2025 4:53:27 PM Page 4 of 7
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: PUB24 - PUBLIC AGENCY LAW, INC.

PUBLIC AGENCY LAW, INC. 251010 10/10/2025 GENERAL CITY ATTORNEY SE… 101-1007-0000-630040 348206 10/10/2025 19,624.50 Vendor PUB24 - PUBLIC AGENCY LAW, INC. Total: 19,624.50 Vendor: QUE08 - QUENCH USA, INC.

QUENCH USA, INC. INV09570195 10/10/2025 PSC:QCH 975-5 TWR SVC/CH… 101-5097-0000-650017 348207 10/10/2025 711.18 QUENCH USA, INC. INV09570195 10/10/2025 PSC:QCH 975-5 TWR SVC/CH… 101-5097-0000-650018 348207 10/10/2025 655.50 Vendor QUE08 - QUENCH USA, INC. Total: 1,366.68
Vendor: RAS25 - Raspuntin Records, Inc.

Raspuntin Records, Inc. 250321 03/21/2025 BL#040434 (3250 A Buskirk A…101-0000-0000-404010 348208 10/10/2025 13.47 Raspuntin Records, Inc. 250321A 03/21/2025 BL#046710(1025 CCB) TRUE … 101-0000-0000-404010 348208 10/10/2025 706.00 Vendor RAS25 - Raspuntin Records, Inc. Total: 719.47
Vendor: ROB03 - ROBERT HALF
ROBERT HALF 65466188 10/10/2025 PYCK FOR PER-DIEM EMPLO… 101-2001-0000-611050 348209 10/10/2025 1,490.94 Vendor ROB03 - ROBERT HALF Total: 1,490.94
Vendor: ROO25 - ROOTED COFFEE COMPANY, LLC
ROOTED COFFEE COMPANY, …251010 10/10/2025 CLOSED BL#43272 ON 09/25 101-0000-0000-404010 348210 10/10/2025 717.59 Vendor ROO25 - ROOTED COFFEE COMPANY, LLC Total: 717.59 Vendor: RUB25 - RUBBERWAY, INC.

RUBBERWAY, INC. 3311 10/10/2025 RUBB PER PAVEMENT PP300… 226-4024-0000-660036 348211 10/10/2025 3,689.92 Vendor RUB25 - RUBBERWAY, INC. Total: 3,689.92
Vendor: SHA24 - SHAUNNA J. EDWARDS, LCSW
SHAUNNA J. EDWARDS, LCSW 250305 03/07/2025 DEPARTMENT THERAPIST SV… 101-2013-0000-630018 348212 10/10/2025 1,150.00 Vendor SHA24 - SHAUNNA J. EDWARDS, LCSW Total: 1,150.00 Vendor: SHE24 - SHEEHAN, LEANNA
SHEEHAN, LEANNA 241108 11/08/2024 FINANCE- COST RECOVE REF-…101-220010 348213 10/10/2025 1,721.04 Vendor SHE24 - SHEEHAN, LEANNA Total: 1,721.04
Vendor: SOL24 - SOLID WHEELS AUTO
SOLID WHEELS AUTO 241018 10/18/2024 BL#46337 CLOSED 10/10/24 … 101-0000-0000-404010 348214 10/10/2025 37.00 Vendor SOL24 - SOLID WHEELS AUTO Total: 37.00
Vendor: SUP02 - SUPER STATION CAR WASH
SUPER STATION CAR WASH 7520 10/10/2025 CAR WASHES FOR JUNE 2025 101-2001-0000-650051 348215 10/10/2025 576.80 Vendor SUP02 - SUPER STATION CAR WASH Total: 576.80
Vendor: THE25 - THE ARBOR GROUP LLC
THE ARBOR GROUP LLC 4873 10/10/2025 TRP-2025-0037 THIRD PARTY…101-0000-0000-470001 348216 10/10/2025 1,450.00 Vendor THE25 - THE ARBOR GROUP LLC Total: 1,450.00
Vendor: USP01 - U.S. POSTMASTER
U.S. POSTMASTER 251010 10/10/2025 BLK MAIL PSTG PRMT#21 FO… 101-4002-0000-620113 348217 10/10/2025 3,000.00 U.S. POSTMASTER 251010 10/10/2025 BLK MAIL PSTG PRMT#21 FO… 201-4009-0000-620113 348217 10/10/2025 1,000.00 Vendor USP01 - U.S. POSTMASTER Total: 4,000.00
Item 9.2
City Council Meeting Agenda - Page 23 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/10/2025 - 10/10/2025 10/9/2025 4:53:27 PM Page 5 of 7
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: URD25 - URDAN, ALISON
URDAN, ALISON 250328 03/28/2025 Business License No: 41568 … 101-0000-0000-404010 348218 10/10/2025 18.00 Vendor URD25 - URDAN, ALISON Total: 18.00
Vendor: VER07 - VERMILLION, SCOTT
VERMILLION, SCOTT 251010 10/10/2025 PER DIEM AT TRAINING LEAD…101-2001-0000-640011 348219 10/10/2025 387.00 Vendor VER07 - VERMILLION, SCOTT Total: 387.00
Vendor: VIS05 - VISION SERVICE PLAN- (CA)
VISION SERVICE PLAN- (CA) 251010 10/10/2025 RE-INSTATED PER H/R EFF 3/… 101-2001-0000-612130 348220 10/10/2025 15.22 VISION SERVICE PLAN- (CA) 251010 A 10/10/2025 COBRA VISION FOR NOV 202… 101-210037 348220 10/10/2025 15.22 Vendor VIS05 - VISION SERVICE PLAN- (CA) Total: 30.44
Vendor: AST02 - WAVE
WAVE 103859701-0011780 10/10/2025 CH INTERNET CONNECTION … 101-1012-0000-670010 348222 10/10/2025 943.20 WAVE 1366680201-0011780 10/10/2025 DRK FIB MAINT FOR CONN T… 101-2001-0000-670010 348221 10/10/2025 418.76 Vendor AST02 - WAVE Total: 1,361.96
Grand Total: 125,668.20
Item 9.2
City Council Meeting Agenda - Page 24 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/10/2025 - 10/10/2025 10/9/2025 4:53:27 PM Page 6 of 7
Report Summary
Fund Summary
Fund Payment Amount
101 - GENERAL FUND 105,113.46
103 - MEASURE K FUND 368.26
201 - WASTE MANAGEMENT/RECYCLING FUND 1,000.00
226 - COMMERCIAL LANDSCAPE & LIGHTING - DISTRICT … 3,689.92 231 - NPDES/STORMWATER 4,259.10
241 - SUPPLEMENTAL LAW ENFORCEMENT SERVICES FU… 6,000.00 402 - PD TECHNOLOGY FUND 635.69
501 - DIABLO VISTA WATER FUND 4,376.77
801 - TRANSPAC FUND 225.00
Grand Total: 125,668.20
Account Summary
Account Number Account Name Payment Amount
101-0000-0000-404010 BUSINESS LICENSE FEE 1,673.68
101-0000-0000-470001 ZONING FEES 1,450.00
101-1001-0000-700020 MAYORS CONFERENCE E… 280.00
101-1007-0000-620122 PUBLICATIONS/SUBSCRI… 421.55
101-1007-0000-630040 CONTRACTUAL SVC 19,624.50
101-1010-0000-630015 AUDITING SVCS 14,400.00
101-1012-0000-650035 MAINT/HARDWARE 300.00
101-1012-0000-670010 UTIL/COMMUNCTNS 943.20
101-1012-0000-670020 UTIL/TELEPHONE 2,656.87
101-1014-0000-640021 EDUC/CONF/O/N 1,468.68
101-1015-0000-680020 INSURANCE/LIAB,VEH … 5,331.32
101-1016-0000-670015 UTIL/GAS-ELECTR 16,889.42
101-200020 SUSPENSE ACCOUNT 34.00
101-2001-0000-611050 SALARY-PART TIME TEM… 1,490.94
101-2001-0000-612070 INSURANCE/KAISER 3,540.86
101-2001-0000-612090 INSURANCE/DENTAL 178.50
101-2001-0000-612130 INSURANCE/VISION 15.22
101-2001-0000-620116 PD PRINTING 424.32
101-2001-0000-620122 PUBLICATIONS/SUBSCRI… 273.00
101-2001-0000-630033 P.D. OTHER SVCS 7,238.40
101-2001-0000-630041 HAZ WASTE SVCS 130.00
101-2001-0000-640011 POST TRAING SVC 774.00
101-2001-0000-650019 MAINT/ELEVATOR 2,027.79
101-2001-0000-650051 MAINT/P.D. AUTO 646.80
101-2001-0000-660016 SUPPLIES/OFFICE 40.84
101-2001-0000-670010 UTIL/COMMUNCTNS 418.76
101-2001-0000-670020 UTIL/TELEPHONE 31.41
Item 9.2
City Council Meeting Agenda - Page 25 of 2323 - Monday, October 20, 2025 Expense Approval Report Payment Dates: 10/10/2025 - 10/10/2025 10/9/2025 4:53:27 PM Page 7 of 7
Account Summary
Account Number Account Name Payment Amount
101-2013-0000-630018 MISC OUTSD SVCS 1,150.00
101-210037 COBRA - HEALTH BENEFI… 245.52
101-220010 COST RECOVERY ACCT P… 1,721.04
101-4001-0000-700115 GRANT LOANS RETAIL M… 7,150.00
101-4002-0000-620113 POSTAGE 3,000.00
101-4004-0000-620112 ADVERTISING 1,611.00
101-5097-0000-630040 CONTRACTUAL SVC 865.02
101-5097-0000-650017 MAINT/CH BLDG 711.18
101-5097-0000-650018 MAINT/PSC BLDG 655.50
101-5097-0000-650046 MAINT/STR LITES 432.51
101-5097-0000-650053 LANDSCAPING-CITY HALL 4,867.63
103-1019-0000-630040 CONTRACTUAL SVC 368.26
201-4009-0000-620113 POSTAGE 1,000.00
226-4024-0000-660036 SUPPLIES/LAND MATERI… 3,689.92
231-5020-0000-630019 TEMP AGENCY SVCS 4,259.10
241-2001-0000-660026 SAFETY EQUIPMENT REP… 6,000.00
402-2001-0000-660024 SUPPLIES/NON CAPITALI… 635.69
501-7010-0000-670015 UTIL/GAS-ELECTR 4,376.77
801-6002-0000-630040 CONTRACTUAL SVC 225.00
Grand Total: 125,668.20
Project Account Summary
Project Account Key Payment Amount
**None** 125,668.20
Grand Total: 125,668.20
2025-10-10
Item 9.2
City Council Meeting Agenda - Page 26 of 2323 - Monday, October 20, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: October 20, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: INTRODUCTION OF ORDINANCE OF THE CITY COUNCIL OF PLEASANT HILL AMENDING SECTION 14.05.080 OF TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025

CALIFORNIA FIRE CODE WITH AMENDMENTS
BACKGROUND:

The Contra Costa County Board of Supervisors, acting also as the Board of Directors for the Crockett-Carquinez Fire Protection District and the Contra Costa County Fire Protection District, adopted Ordinance No. 2025-14, which incorporates the 2025 California Fire Code (based on the 2024 International Fire Code) with local amendments. The City Council now is adopting the same provisions as Ordinance No. 2025-14 into the City Code. This ordinance becomes effective January 1, 2026.

Key Modifications and Additions
The updated ordinance strengthens fire safety, land use oversight, and emergency preparedness.

Major changes include:
● Administration & Permits
o New permit requirements for land development, roadway design, water supply, and subdivision projects.
o Operational permits now include five-year sprinkler system tests in accordance with NFPA 25.
● Definitions & Standards
o Added definitions for Temporary Fire Department Access Roads, Fire Trails, Substantial Additions/Alterations, Hazardous Vegetation, Knox Box, and Item 10.1
City Council Meeting Agenda - Page 27 of 2323 - Monday, October 20, 2025 Aerial Pre-Plans.
● General Fire Safety
o New rules requiring property owners to extinguish peat or subsurface fires, with costs recoverable by the Fire District.
o Penalties for nuisance fire alarms and authorization of fees. ● Fire Service Features
o Access road standards clarified, with minimum widths, turning radii, slope, and surface requirements.
o Fire lane signage requirements expanded to include mandatory enforcement by both Fire Code Officials and local law enforcement.
o Knox Box upgrades to eCore technology required by December 31, 2028. o Developers must maintain or provide alternate access when trails or open spaces are obstructed.
● Fire Protection Systems
o Lower thresholds for sprinkler system requirements in Assembly, Business, Educational, Factory, Mercantile, Storage, and Residential occupancies.

FISCAL IMPACT
There is no direct fiscal impact on the General Fund.

ENVIRONMENTAL REVIEW
The California Environmental Quality Act (“CEQA”) does not apply to activities that will not result in a direct or reasonably foreseeable indirect physical change in the environment or is otherwise not considered a project as defined by CEQA (Section 21605) and CEQA Guidelines §§ 15060(c)(3) and 15378.

RECOMMENDED CITY COUNCIL ACTION

1. Introduce, waive first reading and read by title only AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL AMENDING SECTION 14.05.080 OF TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025 CALIFORNIA FIRE CODE AND WITH AMENDMENTS

2. Set a public hearing for November 17, 2025 on the proposed ordinance.

Item 10.1
City Council Meeting Agenda - Page 28 of 2323 - Monday, October 20, 2025 ATTACHMENTS:

Exhibit A
Proposed Ordinance
Prepared by: Janet Coleson, City Attorney
Approved by: Ethan Bindernagel, City Manager
Item 10.1
City Council Meeting Agenda - Page 29 of 2323 - Monday, October 20, 2025

EXHIBIT A
FINDINGS IN SUPPORT OF AMENDMENTS TO THE 2025 CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, PART 9, CALIFORNIA FIRE CODE
The California Building Standards Commission has adopted and published the 2025 California Fire Code. The purpose of the code is to regulate and govern the safeguarding of life and property from fire and explosion hazards arising from the storage, handling, and use of hazardous substances, materials, and devices, and from conditions hazardous to life or property in the occupancy of buildings and premises.

Health and Safety Code section 13869.7, 17958.5, and 18941.5 authorize a local jurisdiction to modify or change the statewide codes and establish more restrictive building standards if the jurisdiction finds that the modifications and changes are reasonably necessary because of local climatic, geological, or topographical conditions.

This Ordinance adopts the 2025 California Fire Code and amends it to address local conditions.

Pursuant to Sections 13869.7, 17958.5, and 17958.7 of the Health and Safety Code, the Pleasant Hill City Council, finds that the more restrictive standards contained in this Ordinance are reasonably necessary because of certain local climatic, geological, and topographic conditions that are described below. Furthermore, the City Council finds that the amendments are substantially equivalent to changes or modifications that were previously filed by the City Council and were in effect as of September 30, 2025 and relate to home hardening.

Local Conditions
A. Climatic

1. Precipitation and Relative Humidity
(a) Conditions
Precipitation ranges from 15 to 24 inches per year with an average of approximately 20 inches per year. 96% of precipitation falls during the months of October through April and four percent from May through September. This is a dry period of at least five months each year.

Additionally, the area is subject to occasional drought. Relative humidity remains in the middle range most of the time. It ranges from 45-65% during spring, summer, fall, and from 60-90% in the winter. It occasionally falls as low as 15%.
(b) Impact
Locally experienced dry periods cause extreme dryness of untreated wood shakes and shingles on buildings and non-irrigated grass, brush, and weeds, which are often near buildings with wood roofs and sidings. Such dryness causes these materials to ignite very readily and burn rapidly and intensely.

Item 10.1
City Council Meeting Agenda - Page 30 of 2323 - Monday, October 20, 2025 Because of dryness, a rapidly burning grass fire or exterior building fire can quickly transfer to other buildings by means of radiation or flying brands, sparks, and embers. A small fire can rapidly grow to a magnitude beyond the control capabilities of the Fire District resulting in an excessive fire loss.

2. Temperature
(a) Conditions
Temperatures have been recorded as high as 114° F. Average summer highs are in the 90° range, with average maximums of 105° F.
(b) Impact
High temperatures cause rapid fatigue and heat exhaustion of firefighters, thereby reducing their effectiveness and ability to control large building and wildland fires.

Another impact from high temperatures is that combustible building material and non-irrigated weeds, grass, and brush are preheated, thus causing these materials to ignite more readily and burn more rapidly and intensely. Additionally, the resultant higher temperature of the atmosphere surrounding the materials reduces the effectiveness of the water being applied to the burning materials. This requires that more water be applied, which in turn requires more Fire District resources in order to control a fire on a hot day. High temperatures directly contribute to the rapid growth of fires to an intensity and magnitude beyond the control capabilities of the Fire District.

3. Winds
(a) Conditions
Prevailing winds in the area are from the south or southwest in the mornings and from the north or northwest in the afternoons. However, winds are experienced from virtually every direction at one time or another.

Velocities are generally in the 14 mph to 23 mph ranges, gusting to 25 to 35 mph. 40 mph winds are experienced occasionally and winds up to 55 mph have been registered locally. During the winter half of the year, strong, dry, gusty winds from the north move through the area for several days creating extremely dry conditions.
(b) Impact
Winds such as those experienced locally can and do cause fires, both interior and exterior, to burn and spread rapidly. Fires involving non-irrigated weeds, grass, and brush can grow to a magnitude and be fanned to intensity beyond the control capabilities of the Fire District very quickly even by relatively moderate winds. During wood shake and shingle roof fires, or exposure fires, winds can carry sparks and burning brands to other structures, thus spreading the fire and causing
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City Council Meeting Agenda - Page 31 of 2323 - Monday, October 20, 2025 conflagrations. When such fires are not controlled, they can extend to nearby buildings, particularly those with untreated wood shakes or shingles.

In building fires, winds can literally force fires back into the building and can create a blow torch effect, in addition to preventing “natural” ventilation and cross-ventilation efforts.

Winds of the type experienced locally also reduce the effectiveness of exterior water streams used by the Fire District on fires involving large interior areas of buildings, fires which have vented through windows and roofs due to inadequate built-in fire protection and fires involving wood shake and shingle building exteriors. Local winds will continue to be a definite factor towards causing major fire losses to buildings not provided with fire resistive roof and siding materials and buildings with inadequately separated interior areas or lacking automatic fire protection systems.

National statistics frequently cite wind conditions, such as those experienced locally, as a major factor where conflagrations have occurred.

B. Geological and Topographic

1. Seismicity
(a) Conditions
The City of Pleasant Hill and Contra Costa County are located in Seismic Risk Zone 4, which is the worst earthquake area in the United States.

Buildings and other structures in Zone 4 can experience major seismic damage. The City and County are in close proximity to the San Andreas Fault and contains all or portions of the Hayward, Calaveras, Concord, Antioch, Mt. Diablo, and other lesser faults. A 4.1 earthquake with its epicenter in Concord occurred in 1958, and a 5.4 earthquake with its epicenter also in Concord occurred in 1955. The Concord and Antioch faults have a potential for a Richter 6 earthquake and the Hayward and Calaveras faults have the potential for a Richter 7 earthquake. Minor tremblers from seismic activity are not uncommon in the area.

The fire environment of a community is primarily a combination of two factors: the area’s physical geologic characteristics and a historic pattern of urban-suburban development. These two factors, alone and combined, create a mixture of environments which ultimately determines the area’s fire protection needs. The City is located within the Central area of the Fire District.

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City Council Meeting Agenda - Page 32 of 2323 - Monday, October 20, 2025 Because of the size of the Contra Costa County Fire Protection District (733 square miles), the characteristics of the fire environment changes from one location to the next. Therefore the District has several fire environments, each of which has its individual fire protection needs from two major oil refineries, to heavy industrial facilities, freeways, rail lines, waterways, port facilities, wildland areas, urban and suburban town settings, and major downtown areas.

Interstates 80 and 680, State Highways 4, 24, and 242, Bay Area Rapid Transit District (BART), and major thoroughfares travel throughout the District. There are 2 major rail lines which run through the District. An overpass or underpass crossing collapse would alter the response route and time for responding emergency equipment. This is due to the limited crossings of the major highways and rail lines.

Earthquakes of the magnitude experienced locally can cause major damage to electrical transmission facilities, which, in turn, cause power failures while at the same time starting fires throughout the Fire District. The occurrence of multiple fires will quickly deplete existing fire district resources; thereby reducing and/or delaying their response to any given fire.

Additionally, without electrical power, elevators, smoke management systems, lighting systems, alarm systems, and other electrical equipment urgently needed for building evacuation and fire control in large buildings without emergency generator systems would be inoperative, thereby resulting in loss of life and/or major fire losses in such buildings. (b) Impact
A major earthquake could severely restrict the response of the Fire District and its capability to control fires involving buildings of wood frame construction, with ordinary wood shake and shingle exteriors, or with large interior areas not provided with automatic smoke and fire control systems.

2. Soils
(a) Conditions
The area is replete with various soils, which are unstable, clay loam and alluvial fans being predominant. These soil conditions are moderately to severely prone to swelling and shrinking, are plastic, and tend to liquefy.

Many of these roads are private with no established
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City Council Meeting Agenda - Page 33 of 2323 - Monday, October 20, 2025 maintenance program. During inclement weather, these roads are subject to rock and mudslides, as well as down trees, obstructing all vehicle traffic. It is anticipated that during an earthquake, several of these roads would be practically impassable.

3. Topographic
(a) Conditions
(i) Vegetation
The service area of the Contra Costa County Fire Protection District has a varied topography and vegetative cover. A conglomeration of flat lands, hills, and ridges make up the terrain.

Development has occurred on the flat lands in the District and in the past 15 years development has spread into the hills, valleys, and ridge lands of the District.

Highly combustible dry grass, weeds, and brush are common in the hilly and open space areas adjacent to built-up locations six to eight months of each year. Many of these areas frequently experience wildland fires, which threaten nearby buildings, particularly those with wood roofs, or sidings. This condition can be found throughout the Fire District, especially in those fully developed areas and those areas marked for future development.
(ii) Surface Features
The arrangement and location of natural and manmade surface features, including hills, creeks, canals, freeways, housing tracts, commercial development, fire stations, streets, and roads, combine to limit efficient response routes for Fire District resources into and through many areas.
(iii) Buildings, Landscaping and Terrain
Many of the “newer” large buildings and building complexes have access and landscaping features or designs which preclude, or greatly limit, efficient approach or operational access to them by Fire District vehicles. In addition, the presence of security gates, roads of inadequate width and grades which are too steep for Fire District vehicles create an adverse impact on fire suppression efforts.

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City Council Meeting Agenda - Page 34 of 2323 - Monday, October 20, 2025 (b) Impact
The above local geological and topographical conditions increase the magnitude, exposure, accessibility problems, and fire hazards presented to the Contra Costa County Fire Protection District. Fire following an earthquake has the potential of causing greater loss of life and damage than the earthquake itself. Hazardous materials, particularly toxic gases, could pose the greatest threat to the largest number, should a significant seismic event occur. Public Safety resources would have to be prioritized to mitigate the greatest threat, and may likely be unavailable for smaller single dwelling or structure fires.

Other variables may intensify the situation:

1. The extent of damage to the water system.

2. The extent of isolation due to bridge and/or freeway overpass collapse.

3. The extent of roadway damage and/or amount of debris blocking the roadways.

4. Climatic conditions (hot, dry weather with high winds).

5. Time of day will influence the amount of traffic on roadways and could intensify the risk to life during normal business hours.

6. The availability of timely mutual aid or military assistance.

7. The large portion of dwellings with wood shake or shingles coverings could result in conflagrations.

Necessity for More Restrictive Standards
Because of the conditions described above, the City Council, finds that there are building and fire hazards unique to the City of Pleasant Hill and Contra Costa County that requires the increased fire protection requirements set forth in the Ordinance.

The ordinance amends Chapter 1 (Scope and Administration) of the statewide Fire Code by requiring a permit for certain activities and operations that pose fire hazards. The ordinance amends the statewide Fire Code by incorporating into Chapter 3 (General Precautions Against Fire) the fire districts’ exterior fire hazard control. The ordinance amends Chapter 4 of the statewide Fire Code (Emergency Planning and Preparedness) to require standby EMS personnel for large events as well as standby fire personnel to account for the fact that the fire district is both the local fire and EMS provider. The ordinance amends Chapter 5 (Fire Service Features) and Appendix D (Fire Apparatus Access Roads) of the statewide Fire Code to establish requirements for fire apparatus access roads to include protection of designated emergency evacuation routes as adopted by the local governing body as part of their emergency evacuation plan. The ordinance amends the statewide Fire Code by reducing the square footage thresholds found in Chapter 9 (Fire Protection Systems) for installation of automatic fire sprinkler systems in most commercial buildings and in private and charter schools. The ordinance amends Chapter 50 (Hazardous Materials - General Provisions) of the statewide Fire Code to enhance fire service Item 10.1
City Council Meeting Agenda - Page 35 of 2323 - Monday, October 20, 2025 response and information available to occupancies in the District. The ordinance amends Chapter 56 (Explosives and Fireworks) of the statewide Fire Code to prohibit all fireworks in the District without a permit and an increase to the financial liability for permitted events. The ordinance amends Chapter 57 (Flammable and Combustible Liquids) of the statewide Fire Code to amend where above ground storage tanks may be located. The ordinance amends Chapter 58 (Flammable Gasses and Flammable Cryogenic Fluids) of the statewide Fire Code to amend where storage may be located. The ordinance amends Appendixes B and C (Fire-Flow Requirements for Buildings, Fire Hydrant Locations and Distribution) of the statewide Fire Code to amend the reduction of fire flow needed and the location of where hydrants are required.

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City Council Meeting Agenda - Page 36 of 2323 - Monday, October 20, 2025 1 ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL AMENDING SECTION 14.05.080 OF TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025 CALIFORNIA FIRE CODE AND WITH AMENDMENTS The City Council of the City of Pleasant Hill does ordain as follows:

Section 1. ADOPTION OF THE CALIFORNIA FIRE CODE.

As noted in Pleasant Hill Municipal Code, Chapter 14.05, Section 14.05.010, as of the effective date of this ordinance, the provisions of the 2025 California Fire Code are controlling and enforceable within the limits of each jurisdiction.

Section 2. AMENDMENTS TO THE CALIFORNIA FIRE CODE.

Pleasant Hill Municipal Code; Chapter 14.05, Section 14.05.080 ("Amendments to the California Fire Code") is hereby amended to read as follows:

14.05.080 Amendments to the California Fire Code.

The 2025 California Fire Code is amended by the changes, additions, and deletions set forth in this section. Chapter and section numbers used below are those of the 2025 California Fire Code.

Chapter 1. Scope and Administration.

Section 101.1 is amended to read:
101.1 Title. This code is the Fire Code of Contra Costa County, the Crockett-Carquinez Fire Protection District, and the Contra Costa County Fire Protection District, and is hereinafter referred to as ‘‘this code.”
Section 102.1 is amended to add item 5, to read:

5. Where not otherwise limited by law, the provisions of this code shall apply to vehicles, ships, and boats that are permanently affixed to a specific location within the boundaries of this jurisdiction.

Section 105.5 is amended to read:
105.5 Required operational permits. The fire code official is authorized to issue operational permits for the operations set forth in Chapter 1, Sections 105.5.1 through 105.5.60.

Section 105.5.60 is added to read:
105.5.60 Five year sprinkler test. An operational permit is required to engage in the business of conducting the five-year test of an automatic fire sprinkler systems or standpipe, in accordance with NFPA 25 (Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems), 2026 California Edition.

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City Council Meeting Agenda - Page 37 of 2323 - Monday, October 20, 2025 2 Section 105.6 is amended to read:
105.6 Required construction permits. The fire code official is authorized to issue construction permits for the operations set forth in Chapter 1, Sections 105.6.1 through 105.6.25.

Section 105.6 is amended by adding Sections 105.6.26 through 105.6.30 to read:
105.6.26 Access for fire apparatus. Plans shall be submitted and a permit is required to install, improve, modify, or remove public or private roadways, driveways, and bridges for which Fire District access is required by the Fire Code.
105.6.27 Construction, Substantial Alteration, Additions of a building for which a building permit is required. Plans shall be submitted to the fire code official for all land developments or for the construction, substantial alteration, additions or renovation of a building within the jurisdiction where a building permit is required.

Exception: Non-sprinklered Group R-3 Occupancies where work does not involve a substantial addition or substantial alteration.
105.6.28 Land Development, Subdivisions. Plans shall be submitted to the fire code official for all land developments or improvements proposed within the jurisdiction that involve the subdivision of land.
105.6.29 Water supply for fire protection. Plans shall be submitted to the fire code official for the purpose of determining whether adequate water supplies, fire hydrants, and associated systems are provided for all facilities, buildings, or portions of buildings either constructed or moved into the District pursuant to Section 507.
105.6.30 Land Development. Plans shall be submitted to the fire code official for all land developments or improvements proposed within the jurisdiction.

Section 113.4 is amended to read:
113.4 Violation penalties. Every person who violates any provision of this fire code is guilty of an infraction or misdemeanor in accordance with Health and Safety Code Section 13871 and Government Code Section 53069.4. The imposition of one penalty for any violation shall not excuse the violation or permit to continue; and all such persons sha11 be required to correct or remedy such violations or defects within a reasonable time; and when not otherwise specified, each ten (10) days that prohibited conditions are maintained shall constitute a separate offense.

The application of the aforesaid penalty shall not be held to prevent the enforced removal of prohibited conditions.

Chapter 2. Definitions.

Section 202 is amended by adding the following definitions to that section:

Administrator. Shall mean the Fire Chief.

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City Council Meeting Agenda - Page 38 of 2323 - Monday, October 20, 2025 3 Aerial Pre-Plans. An overhead layout of a parcel that contains structure(s) that identifies specific first responder related items to assist in effectively managing incidents and events for the protection of occupants, responding personnel, property, and the environment. The preplan shall be developed in accordance with a format approved by the AHJ. Preplan symbols shall comply with AHJ or the latest edition of NFPA 170 (Standard for Fire Safety and Emergency Symbols), and NFPA 1620 (Standard for Pre-Incident Planning).

All-weather driving surface. A roadway with a minimum surface finish that is designed to carry the imposed weight loads of fire apparatus.

Board of Directors. The Contra Costa County Board of Supervisors as the governing body of the Crockett-Carquinez Fire Protection District and the Contra Costa County Fire Protection District.

Board of Fire Commissioners. An advisory commission appointed by the Board of Directors to act as set forth in this ordinance and by resolutions of the Board of Directors.

Combustible Material. Rubbish, litter or material of any kind other than hazardous vegetation that is combustible and endangers the public safety by creating a fire hazard as determined by the fire code official.

Driveway. A private roadway that provides access to no more than two (2) single-family dwellings.

Fire Trail. A graded firebreak of sufficient width, surface, and design to provide access for personnel and equipment to suppress and to assist in preventing a surface extension of fires. Must be able to support the safe travel of a Type 3 Fire Apparatus.

Hazardous Vegetation. Vegetation that is combustible and endangers the public safety by creating a fire hazard including but not limited to seasonal and recurrent grasses, weeds, stubble, brush, dry leaves, dry needles, dead, dying or diseased trees and any other vegetation as determined by the fire code official.

Key Box or Knox Box. (Underwriters Laboratory) UL “Listed” box, size and style, approved by the Fire Code Official or designee that meets the requirements and uses the same security key code adopted by the Fire District
Nuisance Fire Alarm. The activation of any fire protection or alarm system which results in the response of the Fire District and is caused by malfunction, improper maintenance, negligence, or misuse of the system by an owner, occupant, employee, or agent, or any other activation not caused by excessive heat, smoke, fire, or similar activating event.

Public Nuisance. A declaration by the fire code official that the presence of combustible materials on any parcel creates a fire hazard or threat to public safety (Health and Safety Code 14875 and 14876) or any violation of this code.

Response Time. The elapsed time from receipt of call to the arrival of the first unit on scene.

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City Council Meeting Agenda - Page 39 of 2323 - Monday, October 20, 2025 4 Rural Area. An area generally designated for agricultural or open space uses with parcels more than 10 acres (4.046873ha) in size.

Rural Residential Area. An area generally designated for single-family residential use with parcels between three (1.21406 l 9ha) and 10 (4.046873ha) acres in size.

Sprinkler Alarm and Supervisory System (SASS). A Dedicated Function Fire Alarm System located at the protected premise installed specifically to monitor sprinkler water- flow alarm, valve supervisory, and general trouble conditions where a Building Fire Alarm is not required.

Streets. Includes alleys, parkways, driveways, sidewalks, and areas between sidewalks and curbs, highways, public right of ways, private road, paper street and, easements.

Substantial Addition. The addition of new gross floor area exceeds fifty percent of the existing gross floor area and the total new gross floor area is 5,000 square feet or greater.

Substantial Alteration. Where fifty percent or greater of the linear length of the wall of the building (exterior and interior) and fifty percent of the roof are removed or replaced within a oneyear period.

Temporary Fire Department Access Road. A temporary, all-weather roadway constructed and maintained for the purpose of providing fire apparatus access to buildings, structures, or portions of a site under development until such time as the permanent fire apparatus access road is installed and approved. Temporary access roads shall be designed, constructed, and maintained to support the imposed loads of fire apparatus, provide the required width and vertical clearance, and remain clear and unobstructed at all times during construction.

Chapter 3. General Precautions Against Fire.

Section 324 is added to Chapter 3, to read:

SECTION 324 Exterior Fire Hazard Control.
324.1 Subsurface Fires.
324.1.1 Peat Fire. It is the duty of each person, firm, corporation, or association not to permit a peat fire or a fire involving combustible vegetable matters under the surface of the natural ground to remain upon the property. It is hereby declared that it is the duty of any person as herein defined to take all necessary precautions to extinguish any subsurface fire involving peat or vegetable material at the owner’s own cost and expense.
324.1.2 Fire Suppression Costs. If there exists upon the lands or property of any person as herein defined a subsurface fire involving the burning or combustion of peat, vegetable matter, or vegetation, and the owner or occupant thereof has not taken reasonable precautions within a reasonable time to extinguish or minimize such fire or combustion, the Fire District may, in addition to its regular duties to extinguish or minimize such fire or combustion, go upon the lands of any person as herein defined and extinguish such fire or combustion. Any costs incurred by the Fire District in fighting the fire and for the cost of proving rescue or emergency medical services Item 10.1
City Council Meeting Agenda - Page 40 of 2323 - Monday, October 20, 2025 5 shall be a charge against the property owner. The charge shall constitute a debt of the property owner and is collectable by the jurisdiction incurring those costs in the same manner as in the case of an obligation under a contract, express or implied. (See Health and Safety Code, §13009.) Chapter 4. Emergency Planning and Preparedness.

Section 401.5.1 is added to read:
401.5.1 Nuisance Fire Alarm. A fee may be charged for false/ or nuisance fire alarms in accordance with a fee schedule adopted by the Board of Directors.

Section 401.10 is added to read:
401.10 Aerial Pre-Plans. For all new construction the fire official is authorized to require a fire aerial pre-plan to be prepared by an approved vendor at the cost of the developer.

Section 401.11 is added to read
401.11 Standby Personnel. Where, in the opinion of the fire code official or Fire Chief, it is essential for public safety in a place of assembly, or any other place where people congregate, because of the number of persons, or the nature of the performance, exhibition, display, contest, or activity, the owner, agent, or lessee shall provide standby personnel as required and approved by the fire code official or Fire Chief. If the activity requires fire watch, fire watch shall be provided in accordance with Sections 403.11.1.1 and 403.11.1.2. Standby personnel needed for EMS standby shall be provided in accordance with Contra Costa County EMS Protocols.

Chapter 5. Fire Service Features.

Section 5.3.1.1 is amended to read:
503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.

Exceptions:

1. The fire code official is authorized to increase the dimension to 250 feet where the building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.

2. Where approved by the fire code official, fire apparatus access roads shall be permitted to be exempted or modified for solar photovoltaic power generation facilities.

Section 503.1.4 is added to read:
503.1.4 Access to open spaces. When access to open land/space or fire trail systems maintained for public or private use is obstructed by new development of any kind, the developer shall provide Item 10.1
City Council Meeting Agenda - Page 41 of 2323 - Monday, October 20, 2025 6 alternate acceptable access into the area that is sufficient to allow access for fire personnel and apparatus. The alternate means of access requires the approval of the fire code official.

Section 503.1.5 is added to read:
503.1.5 Existing fire trail systems shall be maintained. When conditions make maintenance of existing trails impractical, alternate means of access shall be provided and requires approval by fire code official.

Section 503.2.1 is amended by adding the following exception:

Exception: A driveway with a minimum width of 16 feet is acceptable for access to one or two single- family dwellings.

Section 505.3 is added to read:
505.3 Street names and addressing. Street names and addressing shall be submitted for review and approval to the fire code official, whose approval will not be unreasonably withheld. The purpose of the review is to verify that new street names and addressing will not duplicate existing street names and addressing.

Section 506.2.1 is added to read:
506.2.1 Knox Box upgrade. All current businesses and occupancies with current Knox Boxes shall upgrade their lockbox to the eCore Technology by December 31, 2028.

Chapter 9. Fire Protection Systems.

Section 901.6.3 is amended to read:
901.6.3 Records. Records of all system inspections, tests, and maintenance required by the reference standards shall be submitted to a third party electronic record keeping service as chosen by the fire district.

Section 902.1 is amended to add:

Substantial Addition. The addition of new gross floor area exceeds fifty percent of the existing gross floor area and the total new gross floor area is 5,000 square feet or greater.

Section 903.2.1.1 is amended to read:
903.2.1.1 Group A-1. An automatic sprinkler system shall be provided throughout stories containing Group A1 occupancies and throughout all stories from the Group A-1 occupancy to and including the levels of exit discharge serving that occupancy where one of the following conditions exists:

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City Council Meeting Agenda - Page 42 of 2323 - Monday, October 20, 2025 7 1. The fire area exceeds 5,000 square feet.

2. The fire area has an occupant load of 300 or more.

3. The fire area is located on a floor other than a level of exit discharge serving such occupancies.

4. The fire area contains a multi-theater complex.

Section 903.2.1.3 is amended to read:
903.2.1.3 Group A-3. An automatic sprinkler system shall be provided throughout stories containing Group A-3 occupancies and throughout all stories from the Group A-3 occupancy to and including the levels of exit discharge serving that occupancy where one of the following conditions exists:

1.The fire area exceeds 5,000 square feet.

2.The fire area has an occupant load of 300 or more.

3.The fire area is located on a floor other than a level of exit discharge serving such occupancies.

4.The structure exceeds 10,000 square feet, contains more than one fire area containing exhibition and display rooms, and is separated into two or more buildings by firewalls of less than 4-hour fire resistance rating without openings.

Section 903.2.1.4 is amended to read:
903.2.1.4 Group A-4. An automatic sprinkler system shall be provided throughout stories containing Group A-4 occupancies and throughout all stories from the Group A-4 occupancy to and including the levels of exit discharge serving that occupancy where one of the following conditions exists:

1. The fire area exceeds 5,000 square feet

2. The fire area has an occupant load of 300 or more.

3. The fire area is located on a floor other than a level of exit discharge serving such occupancies.

Section 903.2.2 is amended in its entirety, to read:
903.2.2 Group B. An automatic sprinkler system shall be provided for Group B occupancies and intervening floors of the building where the fire area exceeds 5,000 square feet.

Section 903.2.9.1 is amended to read:

Exception: Floors classified as an open parking garage are not required to be sprinklered.

Section 903.2.3 is amended to read:
903.2.3 Group E. An automatic sprinkler system shall be provided for Group E occupancies as follows:

1. Throughout all Group E fire areas greater than 2,000 square feet in area.

Exception: An automatic sprinkler system is not required in any Group E Day Care Facility less than 5,000 square feet.

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City Council Meeting Agenda - Page 43 of 2323 - Monday, October 20, 2025 8 2. The Group E fire area is located on a floor other than a level of exit discharge serving such occupancies.

Exception: In buildings where every classroom has not fewer than one exterior exit door at ground level, an automatic sprinkler system is not required in any area below the lowest level of exit discharge serving that area.

3. The Group E fire area has an occupant load of 300 or more.

4. In rooms or areas with special hazards such as laboratories, vocational shops, and other such areas where hazardous materials in quantities not exceeding the maximum allowable quantity are used or stored.

5. Throughout any Group E structure greater than 4,000 square feet in area, which contains more than one fire area, and which is separated into two or more buildings by fire walls of less than 4-hour fire resistance rating without openings.

6. For public school state-funded construction projects, see Section 903.2.19.

7. For public school campuses, Kindergarten through 12th grade, see Section 903.2.20.

Section 903.2.4 is amended to read:
903.2.4 Group F-1. An automatic sprinkler system shall be provided throughout all buildings containing a Group F-1 occupancy where one of the following conditions exists:

1. A Group F-1 fire area exceeds 5,000 square feet.

2. A Group F-1 fire area is located more than three stories above grade plane.

3. The combined area of all Group F-1 fire areas on all floors, including any mezzanines, exceeds 10,000 square feet.

4. A Group F-1 occupancy used for the manufacture of upholstered furniture or mattresses exceeding 2,500 square feet (232 m2).

Section 903.2.4.4 is added to read:
903.2.4.4 Group F-2. An automatic sprinkler system shall be provided throughout all buildings containing a Group F-2 occupancy greater than 5,000 square feet.

Section 903.2.7 is amended to read
903.2.7 Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where one of the following conditions exists:

1. A Group M fire area exceeds 5,000 square feet.

2. A Group M fire area is located more than three stories above grade plane.

3. The combined area of all Group M fire areas on all floors, including any mezzanines, exceeds 10,000 square feet.

4. A Group M occupancy (is) used for the display and sale of upholstered furniture or mattresses exceeds 5,000 square feet.

5. The structure exceeds 5,000 square feet, contains more than one fire area containing a Group M occupancy, and is separated into two or more buildings by fire walls of less than 4-hour fire resistance rating without openings.

Section 903.2.8.1.1 is added, to read:
903.2.8.1.1 Group R-3 Substantial Addition or Alteration. An automatic sprinkler system shall be provided throughout all existing Group R-3 dwellings where either a substantial addition or alteration occurs.

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City Council Meeting Agenda - Page 44 of 2323 - Monday, October 20, 2025 9 Section 903.2.9 is amended to read:
903.2.9 Group S-1. An automatic sprinkler system shall be provided throughout all buildings containing a Group S-1 occupancy where one of the following conditions exists:

1. A Group S-1 fire area exceeds 5,000 square feet.

2. A Group S-1 fire area is located more than three stories above grade plane.

3. The combined area of all Group S-1 fire areas on all floors, including any mezzanines, exceeds 10,000 square feet.

4. A Group S-1 occupancy used for the storage of commercial motor vehicles where the fire area exceeds 5,000 square feet.

Section 903.2.9.1 is amended to read:
903.2.9.1 Repair garages. An automatic sprinkler system shall be provided throughout all buildings used as repair garages in accordance with Section 406.8 of the California Building Code, as shown:

1. Buildings having two or more stories above grade plane, including basements, with a fire area containing a repair garage exceeding 5,000 square feet.

2. Buildings not more than one story above grade plane, with a fire area containing a repair garage exceeding 5,000 square feet.

3. Buildings with repair garages servicing vehicles parked in basements.

4. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds 5,000 square feet.

Section 903.2.10.1 is amended to read:
903.2.10.1 Group S-2 parking garages. An automatic sprinkler system shall be provided throughout buildings classified as parking garages where any of the following conditions exists:

1. Where the fire area of the enclosed parking garage, in accordance with Section 406.6 of the California Building Code, exceeds 5,000 square feet.

2. Where the enclosed parking garage, in accordance with Section 406.6 of the California Building Code,

3. is located beneath other groups.

Exception: Enclosed parking garages located beneath Group R-3 occupancies.

4. Where the fire area of the open parking garage, in accordance with Section 406.5 of the California Building Code, exceeds 48,000 square feet.

Section 903.2.10.3 is added to read:
903.2.10.3 Group S-2 low hazard storage. An automatic sprinkler system shall be provided throughout all buildings containing a Group S-2 occupancy exceeding 5,000 square feet.

Exception: Open parking garages, including canopies and photovoltaic panel systems with open parking underneath, shall meet automatic sprinkler system requirements in accordance with the 2025 California Building Code and 2025 California Fire Code without local amendment.

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City Council Meeting Agenda - Page 45 of 2323 - Monday, October 20, 2025 10 Section 903.3.1.1.4 is added to read:
903.3.1.1.4 Undeclared Use. In buildings of undeclared use with floor to structure height greater than 14 feet, the fire sprinkler system shall be designed to conform to Extra Hazard Group I design density. In buildings of undeclared use with floor to structure height less than 14 feet, the fire sprinkler system shall be designed to conform to Ordinary Group II design density. Where a subsequent occupancy requires a system with greater capability, it shall be the responsibility of the owner and/or the occupant to upgrade the system.

Section 903.3.5.3 is added to read:
903.3.5.3 Non-permissible water supply for automatic sprinkler systems. Water supply for automatic sprinkler systems shall not be supplied by swimming pools or ponds.

Section 903.3.9 is amended to read:
903.3.9. Floor control valves. Individual floor control valves and water flow detection assemblies shall be provided for each floor in multi-floor buildings at an approved location. Exception: Group R-3 and R-3.1 Occupancies.

Section 903.6.1 and 903.6.2 are added to read:
903.6.1 Substantial Addition. An automatic sprinkler system shall be provided throughout all existing R-3 Occupancy buildings where a substantial addition occurs and the total new gross floor area of the structure exceeds 5,00 square feet. Group R-3 substantial additions or alterations shall comply with Section 903.2.8.1.1.
903.6.2 Change of occupancy classification. Any existing building that undergoes a change of occupancy classification into a higher hazard category shall comply with the requirements of Section 903.2. Relative hazard categories of occupancy groups shall be established based upon the Heights and Areas Hazard Categories of Table 1011.5 of the current edition of the International Existing Building Code, as published by the International Code Council. The requirements of Section 903.2 shall not be required when a change of occupancy classification is made to an equal or lesser hazard category. Group L occupancies shall be considered a relative hazard of 1 (highest hazard).

Chapter 33. Fire Safety During Construction and Demolition.

Section 3303.1.2 is added to read:
3303.1.2 Amendments. Amendments may be required to an approved site safety plan if deemed necessary by both the building official and fire official, based on previous fires or hazards that occurred on site or occurring within the jurisdiction.

Section 3303.1.3 is added to read:
3303.1.3 Site Security requirements. Site security requirements shall include the following if deemed necessary by both the building official and fire official:

Item 10.1
City Council Meeting Agenda - Page 46 of 2323 - Monday, October 20, 2025 11 1. Controlled access points

2. Site fencing, up to 12 feet in height with tamper sensors and security wires on top

3. Security guards, full-time 24/7 presence on-site, to perform fire watch and patrols

4. Detection check points located throughout the buildings for fire watch and patrol verification

5. Security camera coverage throughout the site with motion detection notification.

6. Identify measures taken to prevent tampering with security cameras and motion sensors

7. Necessary lighting throughout the project site.

Chapter 41 Temporary Heating and Cooking Operations
Section 4104.2 is amended to read:
4104.2 Open-flame cooking devices. Charcoal burners and other open-flame cooking devices shall not be operated on combustible balconies or within 10 feet (3048 mm) of combustible construction.

Exceptions:

1. Residential occupancies

2. Where buildings, balconies and decks are protected by an automatic sprinkler system.

3. LP-gas cooking devices having LP-gas container with a water capacity not greater than 2 1/2 pounds.

Chapter 50. Hazardous Materials - General Provisions.

Section 5001.5.1 is amended to add item number 10 and 11 to read as follows:

1. Fire Department related safety equipment

2. Fire alarm control panel (FACP)

3. Sprinkler riser

4. Fire department connection (FDC)

5. Knox Box location

6. Gas valve shutoff

7. Electrical main shutoff

8. Water shutoff

9. Elevator equipment room

10. A Site Fire/Explosion/Hazardous Material Release Analysis Assessment.

11. A Fire Protection Engineer (FPE) stamped risk assessment is required for each possible hazard risk associated with fire, explosion, smoke, and toxicity associated with the possible incident at a facility that is identified as a bulk transfer/process/storage facility. Refer to NFPA 550 & 551 for references.

Section 5001.5.3 is added to read:
5001.5.3 Emergency response support information. Floor plans, material safety data sheets, Hazardous Materials Management Plans (HMMP), Hazardous Material Inventory Statements (HMIS), and other information must be stored at a readily accessible location; as determined by the fire code official. This location may be in cabinets located outside of facilities or buildings.

Information may be required to be maintained in a specific electronic media format to facilitate computer aided dispatching.

Item 10.1
City Council Meeting Agenda - Page 47 of 2323 - Monday, October 20, 2025 12 Section 5003.9.1.2 is added to read:
5003.9.1.2 Documentation. Evidence of compliance with provisions of this chapter as well as with state and federal hazardous material regulations shall be maintained on site and available for inspection by fire department personnel.

Chapter 56. Explosives and Fireworks.

Section 5601.1.3 is amended to read as follows:
5601.1.3 Fireworks. The possession, manufacture, storage, sale, handling and use of fireworks are prohibited. Exceptions:

1. Storage and handling of fireworks as allowed in Section 5604. 2. Manufacture, assembly and testing of fireworks as allowed in Section 5605 and Health and Safety Code Division 11.

3. The use of fireworks for fireworks displays pyrotechnics before a proximate audience and pyrotechnic special effects in motion pictures, television, theatrical or group entertainment productions as allowed in Title 19, Division 1, Chapter 6 Fireworks reprinted in Section 5608 and Health and Safety Code Division 11.

Section 5601.1.3.1 to 5601.1.3.3 is added to read as follows:
5601.1.3.1 Definitions. “Responsible party’’ means any of the following:

1. A person that owns, rents, leases, or otherwise has possession of, or is in immediate control of, a residence or other private property or a vessel.

2. A person that organizes, supervises, sponsors, conducts, allows, controls, or controls access to, the possession, manufacture, sale, offer for sale, use, or discharge of fireworks at a residence or other private property or on a vessel. Exception: If a residence or other private property is rented or leased for a period of more than 30 consecutive days, the landlord or lessor is not a responsible party unless the landlord or lessor: has possession of, or is in immediate control of, the residence or other private property; or has knowledge of the possession, manufacture, sale, offer for sale, use, or discharge of fireworks at the residence or other private property.

Section 5601.1.3.2 Responsible party liability. A responsible party shall maintain, manage, and supervise the residence or other private property, or vessel, for which they are responsible to prevent violations of this chapter. A responsible party violates this chapter if any person possesses, manufactures, sells, offers to sell, uses, or discharges, any fireworks at the residence or other private property, or on the vessel, for which the responsible party is responsible, regardless of whether the responsible party is present when the violation occurs.

Section 5601.1.3.3 Infraction arrest and citation. Any Fire Official and any City, County, or State Peace Officer, shall have and are hereby vested with the authority to arrest any person who violates the following provisions of the Code and other codes an indicated, punishable as an infraction or an administrative citation.

Item 10.1
City Council Meeting Agenda - Page 48 of 2323 - Monday, October 20, 2025 13 Section 5601.2.2 is amended to read as follows:
5601.2.2 Sale and retail display. Persons shall not construct a retail display nor offer for sale explosives, explosive materials or fireworks on highways, sidewalks, public property or in Group A or E occupancies within the jurisdiction.

Section 5601.2.4 is amended to read as follows:
5601.2.4 Financial responsibility. Before a permit is issued pursuant to Section 5601.2, the applicant shall file with the jurisdiction a corporate surety bond in the principal sum of $2,000,000 or a public liability insurance policy for the same amount, for the purpose of the payment of all damages to persons or property which arise from, or are caused by, the conduct of any act authorized by the permit upon which any judicial judgment results. The fire code official is authorized to specify a greater or lesser amount when, in his or her opinion, conditions at the location of use indicate a greater or lesser amount is required.

Government entities shall be exempt from this bond requirement.

Exception: Fireworks in accordance with California Code of Regulations, Title 19, Division 1, Chapter 6. See Section 5608
Chapter 57. Flammable and Combustible Liquids.

Section 5703.3 is amended to read:
5703.3 Facility site Fire/Explosion/Hazardous Material Release Analysis Assessment. A Fire Protection Engineer (FPE) stamped risk assessment is required for each possible hazard risk associated with fire, explosion, smoke, and toxicity associated with the possible incident at a facility that is identified as a bulk transfer/process/storage facility when required by the fire official. Refer to NFPA 550 & 551 for references.

Section 5704.2.9.6.1 is amended to read as follows:

Section 5704.2.9.6.1 Locations where above-ground tanks are prohibited. The storage of Class I and II liquids in above-ground tanks outside of buildings is prohibited in all zoning districts except districts zoned for commercial, industrial, or agricultural uses.

Exception: Above-ground tanks for the purpose of emergency power generator installations in areas zoned commercial, industrial, agricultural, business district, rural or rural residential, and for facilities on an individual basis consistent with the intent of this provision.

Section 5706.2.4.4 is amended to read:

Section 5706.2.4.4 Locations where above-ground tanks are prohibited. The storage of Class I and II liquids in above-ground tanks outside of buildings is prohibited in all zoning districts except districts zoned for commercial, industrial, or agricultural uses.

Item 10.1
City Council Meeting Agenda - Page 49 of 2323 - Monday, October 20, 2025 14 Exception: Above-ground tanks for the purpose of emergency power generator installations in areas zoned commercial, industrial, agricultural, business district, rural or rural residential, and for facilities on an individual basis consistent with the intent of this provision.

Chapter 58. Flammable Gasses and Flammable Cryogenic Fluids Section 5806.2 is amended to read as follows:
5806.2 Limitation. The storage of flammable cryogenic fluids in stationary containers outside of buildings is prohibited in any area which is zoned for other than industrial use.

Exception: Liquid hydrogen fuel systems in compliance with Section 5806.3 or 5806.4.

Appendix B. Fire-Flow Requirements for Buildings.

Table Bl05.2 is amended to read:

TABLE B105.2
Required Fire-Flow for Buildings Other Than One- and
Two-Family Dwellings, Group R-3 and R-4 Buildings and Townhouses

AUTOMATIC SPRINKLER

SYSTEM (DESIGN

STANDARD)

MINIMUM FIRE-FLOW
(GALLONS PER MINUTE)

FLOW DURATION
(HOURS)
No automatic sprinkler system Value in Table B105.1(2) Duration in TableB105.1(2) Section 903.3.1.1 of the California
Fire Code
50% of the value in Table
B105.1(2)a
Duration in Table Bl05.1(2) at
the reduced flow rate
Section 903.3.1.2 of the California
Fire Code
50% of the value in Table
B105.1(2)a
Duration in Table B105.1(2) at
the reduced flow rate
For SJ: 1 gallon per minute= 3.785 Lim
a. The reduced fire-flow shall be not less than 1,500 gallons per minute.

Appendix C. Fire Hydrant Locations and Distribution.

Table C102.l is amended as follows:

The title of Table Cl02.l is amended to read: TABLE Cl02.l REQUIRED NUMBER AND

SPACING OF FIRE
HYDRANTS (footnote hand J)
The heading of the fourth column of Table C102.1 is amended to read:

Item 10.1
City Council Meeting Agenda - Page 50 of 2323 - Monday, October 20, 2025 15 MAXIMUM DISTANCE FROM ANY POINT ON STREET OR ROAD FRONTAGE TO A HYDRANT (d, f, g, i)
Footnotes “i” and “j” are added to Table C102.1, to read:
i. A fire hydrant shall be provided within 250 feet of a fire trail access point off a public or private street.
j. For infill projects within existing single-family residential developments, Section 507.5.1 applies.

Appendix D. Fire Apparatus Access Roads.

Section D102.1 is amended to read:

D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds (34 050 kg).

Exception: Driveways serving one or two single-family dwellings may be constructed of an alternate surface material, providing the imposed weight load design minimums are met and the grade does not exceed 10 percent.

Section Dl 03.2 is amended to read:

D103.2 Grade. Fire department access roadways having a grade of between 16 percent and 20 percent shall be designed to have a finished surface of grooved concrete sufficient to hold a 44,000 pound (19 958 kg) traction load. The grooves in the concrete surface shall be1 /2 inch (13 mm) wide
by1
/2 inch (13 mm) deep and 1 1/2 inch (38 mm) on center and set at a 30 to 45-degree angle across the width of the roadway surface. No grade shall exceed 20 percent, nor shall the cross slope exceed 8%, unless authorized in writing by the fire code official.

Section D103.2.1 is added to read:

D103.2.1 Angles of approach and departure. The angles of approach and departure for any means of access shall not exceed 10 percent at 10 feet of the grade break.

Section D103.3 is amended to read:

D103.3 Turning radius. Based on a minimum unobstructed width of 20 feet, a fire apparatus access roadway shall be capable of providing a minimum standard turning radius of 25 feet (7620 mm) inside and 45 feet (13 716 mm) outside.

Figure D103.1 is amended to read:

Item 10.1
City Council Meeting Agenda - Page 51 of 2323 - Monday, October 20, 2025 16 Table D103.4 is amended to read:

Table D103.4 REQUIREMENTS FOR DEAD-END FIRE APPARATUS ACCESS ROADS LENGTH
(feet)

MINIMUM
WIDTH
(feet )

TURNAROUNDS REQUIRED
0-150 20a None required
151 -
750 20a
100-foot Hammerhead, SO-foot “Y”, 75-foot Shunt or 90- footdiameter cul-de-sac in accordance with figure D103.1 Over 750 Special approval required
a. A driveway with a minimum width of 16 feet is acceptable for access to no more than two single-family dwellings.
b. Any fire apparatus access roadway or driveway that is approved to be less than 20 feet wide and to exceed 750 feet in length shall have outsets or turnouts every 300 feet along the length of the road or driveway, or at locations approved by the fire code official. Each outset or turnout shall be of the following dimensions: an 8-foot-wide turnout that extends at least 40 feet in length.

Section D103.5 is amended as follows:

Criteria 1 of Section D103.5 is amended to read:

1. The minimum clear width shall be 20 feet (6096mm).

Exception: For access to one or two single-family dwellings, 16 feet clear width is acceptable.

Criteria 9 is added to Section D103.5, to read:

9. All gates shall be installed and located a minimum of 30 feet off the street.

Criteria 10 is added to Section D103.5, to read:

10. At the discretion of the Fire District, a Click2Enter system shall be installed for emergency access.

Item 10.1
City Council Meeting Agenda - Page 52 of 2323 - Monday, October 20, 2025 17 Section D 103.6 is amended to read:

D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent “NO PARKING—FIRE LANE” signs.

1. Roadways 20 feet wide. Fire lane signs shall be posted on both sides of the road.

2. Roadways 21 to 28 feet wide. Fire lane signs shall be posted on one side of the road, as determined by the fire code official.

3. Emergency evacuation routes. As adopted by the local governing body as part of the local emergency evacuation plan, Fire lane signs shall be posted as designated by the fire code official, regardless of roadway width.

4. Enforcement. Fire lane restrictions established under this section shall be enforceable by both the fire code official and local law enforcement. Local law enforcement agencies are authorized to issue citations, order the removal of vehicles, and take other enforcement actions necessary to maintain fire apparatus access roads clear of obstructions. Vehicles parked in violation of this section may be cited and towed at the owner’s expense.

Section DI 06.1 is amended by deleting the exception and to read:

D106.1 Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3.

Section D106.2 is deleted in its entirety.

Section 3. The City Council hereby finds that the proposed amendments to the 2025 California Fire Code are more restrictive than the standards adopted by the state agency, and are reasonably necessary because of local climatic, geologic or topographic conditions, based on the express findings and determinations, marked in relation to the respective amendments provided in this ordinance, described in “Exhibit A” attached hereto, and hereby adopted by the City Council as the findings to support the modifications to the California Building Standards Code.

Section 4. VALIDITY.

The City Council declares that if any section, paragraph, sentence, or word of this ordinance or of the 2025 California Fire Code as adopted and amended herein is declared for any reason to be invalid, it is the intent of the City Council that it would have passed all other portions or provisions of this ordinance independent of the elimination here from any portion or provision as may be declared invalid.

Section 5. EFFECTIVE DATE.

This ordinance becomes effective on January l, 2026 or 30 days after passage, whichever is later.

Within 15 days of passage, this ordinance shall be published in accordance with Government Code Section 36933, with the names of council members voting for and against it.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the day of , 2025.

Item 10.1
City Council Meeting Agenda - Page 53 of 2323 - Monday, October 20, 2025 18 ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the day of , 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
SUE NOACK, Mayor
ATTEST:
_________________________________
LYONE P. CONNER, City Clerk
Item 10.1
City Council Meeting Agenda - Page 54 of 2323 - Monday, October 20, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: October 20, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: INTRODUCTION OF ORDINANCE OF THE CITY COUNCIL OF PLEASANT HILL ADDING SECTION 14.05.090 TO TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025

CALIFORNIA WILDLAND-URBAN INTERFACE CODE WITH

AMENDMENTS
BACKGROUND:

The California Wildland-Urban Interface Code establishes statewide standards for construction and development in areas subject to wildland fire hazards. It is intended to reduce the risk of loss of life and property due to wildfire through enhanced building materials, design features, and defensible space requirements.

Every three years, the State of California updates the California Building Standards Code (Title 24, California Code of Regulations). Local jurisdictions are required to review and adopt the new code editions, with the option to make amendments that are more stringent than the state standards when justified by local climatic, geological, or topographical conditions.

The 2025 California Wildland-Urban Interface Code is based on the 2024 International Wildland-Urban Interface Code developed by the International Code Council (ICC), with statespecific modifications.

The proposed ordinance formally adopts the 2025 edition of the California Wildland-Urban Interface Code, including local amendments applicable to Contra Costa County and the City of Pleasant Hill. These amendments are intended to address the county’s unique wildfire risks and community conditions.

Key Amendments Include:

1. Section 1.1.2 – Purpose
Expanded to clarify the intent of the code: to reduce wildfire-related life and property Item 10.2
City Council Meeting Agenda - Page 55 of 2323 - Monday, October 20, 2025 losses through construction and development standards in all designated Fire Hazard Severity Zones, including both State and Local Responsibility Areas.

2. Section 101.1 – Title
Specifies that these regulations shall be known as the California Wildland-Urban Interface Code of Contra Costa County, the Crockett-Carquinez Fire Protection District, and the Contra Costa County Fire Protection District.

3. Section [A]101.5 – Additions or Alterations
Clarifies that additions or alterations to existing structures must comply with the code when substantial changes occur.
o Defines conditions when code compliance is retroactive. o Prohibits alterations that would render existing buildings unsafe or noncompliant.

4. Section 202 – Definitions
Adds local definitions for:
o Substantial Addition: New gross floor area exceeding 50% of existing floor area and totaling 5,000 sq. ft. or more.
o Substantial Alteration: Replacement or removal of at least 50% of wall length and 50% of the roof within a one-year period.

5. Section 508 – Non-Combustible Fences in Wildland-Urban Interface Fire Areas Introduces a new local requirement to enhance fire safety in large residential developments:
o Applies to new residential subdivisions of 30 or more units within WUI fire areas. o Requires all fences within 30 feet of structures to be made of non-combustible or one-hour fire-rated materials.
o Provides exceptions for agricultural, open-space, and temporary construction fencing.

These amendments strengthen the defensible space and ignition-resistance features of structures in high-risk fire zones, consistent with the County’s fire mitigation and community resilience objectives.

Adopting the Ordinance ensures the City remains aligned with the State’s latest building and fire safety standards while addressing local wildfire risks through tailored amendments. The ordinance strengthens community protection, supports consistency in code enforcement, and reflects the City’s ongoing commitment to public safety and resilience in the face of increasing wildfire threats.

FISCAL IMPACT
There is no direct fiscal impact on the General Fund.

Item 10.2
City Council Meeting Agenda - Page 56 of 2323 - Monday, October 20, 2025

RECOMMENDED CITY COUNCIL ACTION

1. Introduce, waive first reading and read by title only an ORDINANCE OF THE CITY COUNCIL OF PLEASANT HILL ADDING SECTION 14.05.090 TO TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025

CALIFORNIA WILDLAND-URBAN INTERFACE CODE WITH AMENDMENTS

2. Set a public hearing for November 17, 2025 on the proposed ordinance.

ATTACHMENTS:

Exhibit A
Proposed Ordinance
Prepared by: Janet Coleson, City Attorney
Approved by: Ethan Bindernagel, City Manager
Item 10.2
City Council Meeting Agenda - Page 57 of 2323 - Monday, October 20, 2025

EXHIBIT A
FINDINGS IN SUPPORT OF AMENDMENTS TO THE 2025 CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, PART 7, CALIFORNIA WILDLAND-URBAN INTERFACE CODE
The California Building Standards Commission has adopted and published the 2025 California Wildland-Urban Interface Code. The purpose of this code is to establish minimum requirements to reduce the likelihood of life and property loss due to a wildfire through the use of performance and prescriptive requirements for construction and development in all Fire Hazard Severity Zones in State Responsibility Areas (SRA), and Local Responsibility Areas (LRA) designated as a Very High and High Fire Hazard Severity Zone, increase the ability of buildings located in any Fire Hazard Severity Zone within State Responsibility Areas (SRA), Local Responsibility Area (LRA), or Wildland-Urban Interface (WUI) Areas to resist the intrusion of flames or burning embers projected by a vegetation fire, and contribute to a systematic reduction in conflagration losses and reduce the likelihood of life and property loss due to a wildfire.

This Ordinance adopts the 2025 California Wildland-Urban Interface Code and amends it to address local conditions. Pursuant to Sections 13869.7, 17958.5, and 17958.7 of the Health and Safety Code, the City Council, finds that the more restrictive standards contained in this Ordinance are reasonably necessary because of certain local climatic, geological, and topographic conditions that are described below. Furthermore, the City Council finds that the amendments are substantially equivalent to changes or modifications that were previously filed by the City Council and were in effect as of September 30, 2025 and relate to home hardening.

Local Conditions
A. Climatic

Item 10.2
City Council Meeting Agenda - Page 58 of 2323 - Monday, October 20, 2025 (b) Impact
Locally experienced dry periods cause extreme dryness of untreated wood shakes and shingles on buildings and non-irrigated grass, brush, and weeds, which are often near buildings with wood roofs and sidings. Such dryness causes these materials to ignite very readily and burn rapidly and intensely.

Because of dryness, a rapidly burning grass fire or exterior building fire can quickly transfer to other buildings by means of radiation or flying brands, sparks, and embers. A small fire can rapidly grow to a magnitude beyond the control capabilities of the Fire District resulting in an excessive fire loss.

Velocities are generally in the 14 mph to 23 mph ranges, gusting to 25 to 35 mph. 40 mph winds are experienced occasionally and winds up to 55 mph have been registered locally. During the winter half of the year, strong, dry, gusty winds from the north move through the area for several days creating extremely dry conditions.
(b) Impact
Item 10.2
City Council Meeting Agenda - Page 59 of 2323 - Monday, October 20, 2025 Winds such as those experienced locally can and do cause fires, both interior and exterior, to burn and spread rapidly. Fires involving non-irrigated weeds, grass, and brush can grow to a magnitude and be fanned to intensity beyond the control capabilities of the Fire District very quickly even by relatively moderate winds. During wood shake and shingle roof fires, or exposure fires, winds can carry sparks and burning brands to other structures, thus spreading the fire and causing conflagrations. When such fires are not controlled, they can extend to nearby buildings, particularly those with untreated wood shakes or shingles. In building fires, winds can literally force fires back into the building and can create a blow torch effect, in addition to preventing “natural” ventilation and cross-ventilation efforts.

National statistics frequently cite wind conditions, such as those experienced locally, as a major factor where conflagrations have occurred.

B. Geological and Topographic

1. Seismicity
(a) Conditions
Contra Costa County is located in Seismic Risk Zone 4, which is the worst earthquake area in the United States. Buildings and other structures in Zone 4 can experience major seismic damage. Contra Costa County is in close proximity to the San Andreas Fault and contains all or portions of the Hayward, Calaveras, Concord, Antioch, Mt. Diablo, and other lesser faults.

A 4.1 earthquake with its epicenter in Concord occurred in 1958, and a 5.4 earthquake with its epicenter also in Concord occurred in 1955. The Concord and Antioch faults have a potential for a Richter 6 earthquake and the Hayward and Calaveras faults have the potential for a Richter 7 earthquake. Minor tremblers from seismic activity are not uncommon in the area.

Because of the size of the Contra Costa County Fire Protection District (733 square miles), the characteristics of the fire environment changes from one location to the next. Therefore the District has not one, but a number of fire environments, each of which has its individual fire protection needs from Item 10.2
City Council Meeting Agenda - Page 60 of 2323 - Monday, October 20, 2025 two major oil refineries, to heavy industrial facilities, freeways, rail lines, waterways, port facilities, wildland areas, urban and suburban town settings, and major downtown areas.

2. Soils
(a) Conditions
Item 10.2
City Council Meeting Agenda - Page 61 of 2323 - Monday, October 20, 2025 The area is replete with various soils, which are unstable, clay loam and alluvial fans being predominant. These soil conditions are moderately to severely prone to swelling and shrinking, are plastic, and tend to liquefy.

Throughout the Fire District, the topography and development growth has created a network of older, narrow roads. These roads vary from gravel to asphalt surface and vary in percent of slope, many exceeding twenty (20) percent. Several of these roads extend up through the winding passageways in the hills providing access to remote, affluent housing subdivisions. Many of these roads are private with no established maintenance program. During inclement weather, these roads are subject to rock and mudslides, as well as down trees, obstructing all vehicle traffic. It is anticipated that during an earthquake, several of these roads would be practically impassable.

Development has occurred on the flat lands in the District and in the past 15 years development has spread into the hills, valleys, and ridge lands of the District.

Highly combustible dry grass, weeds, and brush are common in the hilly and open space areas adjacent to built-up locations six to eight months of each year. Many of these areas frequently experience wildland fires, which threaten nearby buildings, particularly those with wood roofs, or sidings. This condition can be found throughout the Fire District, especially in those fully developed areas and those areas marked for future development.
(ii) Surface Features
The arrangement and location of natural and manmade surface features, including hills, creeks, canals, freeways, housing tracts, commercial development, fire stations, streets, and roads, combine to limit efficient response routes for Fire District resources into and through many areas.
(iii) Buildings, Landscaping and Terrain
Many of the “newer” large buildings and building complexes have access and landscaping features or designs which preclude, or greatly limit, efficient approach or operational access to them by Fire District vehicles. In addition, the presence of security gates, roads of inadequate width and grades which are too steep for Fire Item 10.2
City Council Meeting Agenda - Page 62 of 2323 - Monday, October 20, 2025 District vehicles create an adverse impact on fire suppression efforts.

When Fire District vehicles cannot gain access to buildings involved with fire, the potential for complete loss is realized. Difficulty reaching a fire site often requires additional fire personnel and resources to successfully and safely mitigate the event. Access problems often result in severely delaying, misdirecting, or making fire and smoke control efforts unsuccessful.
(b) Impact
The above local geological and topographical conditions increase the magnitude, exposure, accessibility problems, and fire hazards presented to the Contra Costa County Fire Protection District. Fire following an earthquake has the potential of causing greater loss of life and damage than the earthquake itself. Hazardous materials, particularly toxic gases, could pose the greatest threat to the largest number, should a significant seismic event occur. Public Safety resources would have to be prioritized to mitigate the greatest threat, and may likely be unavailable for smaller single dwelling or structure fires.

Other variables may intensify the situation:

1. The extent of damage to the water system.

2. The extents of isolation due to bridge and/or freeway overpass collapse.

3. The extent of roadway damage and/or amount of debris blocking the roadways.

4. Climatic conditions (hot, dry weather with high winds).

5. Time of day will influence the amount of traffic on roadways and could intensify the risk to life during normal business hours.

6. The availability of timely mutual aid or military assistance.

7. The large portion of dwellings with wood shake or shingles coverings could result in conflagrations.

Necessity for More Restrictive Standards
Because of the conditions described above, the City Council, finds that there are building and fire hazards unique to the City of Pleasant Hill requires the increased fire protection requirements set forth in the Ordinance.

This ordinance incorporates by adoption of the 2024 International Wildland-Urban Interface Code of the International Code Council (ICC) with necessary California amendments including Chapters 1 – 7 and
Item 10.2
City Council Meeting Agenda - Page 63 of 2323 - Monday, October 20, 2025 Appendix A, Appendix B, Appendix C, Appendix F, Appendix G, and Appendix H as amended by the changes, additions, and deletions set forth in this ordinance.

Item 10.2
City Council Meeting Agenda - Page 64 of 2323 - Monday, October 20, 2025 ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL ADDING SECTION 14.05.090 TO TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE

CODE WITH AMENDMENTS
The City Council of the City of Pleasant Hill does ordain as follows:

Section 1. ADOPTION OF THE CALIFORNIA WILDLAND-URBAN INTERFACE CODE.

As noted in Pleasant Hill Municipal Code, Chapter 14.05, Section 14.05.010, as of the effective date of this ordinance, the provisions of the 2025 California Wildland-Urban Interface Code are controlling and enforceable within the City. The California Wildland-Urban Interface Code is Part 7 of thirteen parts of the official compilation and publication of the adoptions, amendment, and repeal of building regulations to the California Code of Regulations, Title 24, also referred to as the California Building Standards Code. This part incorporates by adoption of the 2024 International Wildland-Urban Interface Code of the International Code Council (ICC) with necessary California amendments including Chapters 1 – 7 and Appendix A, Appendix B, Appendix C, Appendix F, Appendix G, and Appendix H, as amended by the changes, additions, and deletions set forth in this ordinance. The 2025 California Wildland-Urban Interface Code, with the changes, additions, and deletions set forth this ordinance, is adopted by this reference as though fully set forth in this ordinance.

Section 2. AMENDMENTS TO THE CALIFORNIA WILDLAND-URBAN INTERFACE CODE.

Pleasant Hill Municipal Code; Chapter 14.05, Section 14.05.090 ("Amendments to the California Wildland-Urban Interface Code") is hereby added to read as follows:

Section 1.1 – General
Section 1.1.2 is amended to read:

1.1.2 Purpose.

The purpose of this code is to establish minimum requirements to reduce the likelihood of life and property loss due to a wildfire through the use of performance and prescriptive requirements for construction and development in all Fire Hazard Severity Zones in State Responsibility Areas (SRA), and Local Responsibility Areas (LRA) designated as a Very High and High Fire Hazard Severity Zone, increase the ability of buildings located in any Fire Hazard Severity Zone within State Responsibility Areas (SRA), Local Responsibility Area (LRA), or Wildland-Urban Interface (WUI) Areas to resist the intrusion of flames or burning embers projected by a vegetation fire, and contribute to a systematic reduction in conflagration losses and reduce the likelihood of life and property loss due to a wildfire.

SECTION 101—SCOPE AND GENERAL REQUIREMENTS
Item 10.2
City Council Meeting Agenda - Page 65 of 2323 - Monday, October 20, 2025 Section 101.1 is amended to read:
101.1 Title. These regulations shall be known as the California Wildland-Urban Interface Code of the City of Pleasant Hill, hereinafter referred to as “this code.” Section 508 is added to read:

Section 508 - Non-Combustible Fences in Wildland-Urban Interface Fire Areas. 508.1 Scope.

This section applies to:

1. New residential subdivisions containing 30 or more dwelling units within a designated Wildland-Urban Interface Fire Area.
508.2 General Requirement.

All fences regulated by this section shall be constructed of non-combustible materials, or materials approved for a minimum one-hour fire-resistance rating. 508.3 Location.

1. In new developments of 30 or more dwelling units, all perimeter fencing and fencing separating individual lots shall comply with this section.

2. Where a fence abuts a Wildland-Urban Interface Fire Area, any portion of the fence within 30 feet of a structure.

3. Fence posts, gates, and decorative features shall be constructed of non-combustible materials consistent with this section.

Exceptions:

1. Fences located entirely outside a Wildland-Urban Interface Fire Area and not within 30 feet of a structure.

2. Agricultural or open-space fencing (such as barbed wire, welded wire, or similar non-combustible designs) as approved by the Authority Having Jurisdiction (AHJ).

3. Temporary fencing for construction or erosion control, provided it is removed within 180 days.

Section 3. The City Council hereby finds that the proposed amendments to the 2025 California Wildland-Urban Interface Code are more restrictive than the standards adopted by the state agency, and are reasonably necessary because of local climatic, geologic or topographic conditions, based on the express findings and determinations, marked in relation to the respective amendments provided in this ordinance, described in “Exhibit A” attached hereto, and hereby adopted by the Item 10.2
City Council Meeting Agenda - Page 66 of 2323 - Monday, October 20, 2025 City Council as the findings to support the modifications to the California Building Standards Code.

Section 4. VALIDITY.

The City Council declares that if any section, paragraph, sentence, or word of this ordinance or of the 2025 California Wildland-Urban Interface Code as adopted and amended herein is declared for any reason to be invalid, it is the intent of the City Council that it would have passed all other portions or provisions of this ordinance independent of the elimination here from any portion or provision as may be declared invalid.

Section 5. EFFECTIVE DATE.

This ordinance becomes effective on January l, 2026 or 30 days after passage, whichever is later.

Within 15 days of passage, this ordinance shall be published in accordance with Government Code Section 36933, with the names of council members voting for and against it.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the day of , 2025.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the day of , 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
SUSAN A. NOACK, Mayor
ATTEST:
_________________________________
LYONE P. CONNER, City Clerk
Item 10.2
City Council Meeting Agenda - Page 67 of 2323 - Monday, October 20, 2025

EXHIBIT A

FINDINGS
Item 10.2
City Council Meeting Agenda - Page 68 of 2323 - Monday, October 20, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: October 20, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: Introduce Ordinance No. to amend the Pleasant Hill Municipal Code Title 18, Planning and Land Use, in its entirety, and amend the Zoning Map to include the rezoning of 1,072 parcels throughout the City for consistency with the 2040 General Plan and 2023-2031 Housing Element

SYNOPSIS
The City Council is requested to consider the comprehensive draft Zoning Ordinance Amendment (PHMC Title 18) and the proposed updated Zoning Map which includes the rezoning of 1,072 parcels throughout the City of Pleasant Hill The Zoning Ordinance amendment includes all Parts of the updated and replaced ordinance, including re-termed Parts of the zoning ordinance, as follows:
 Part 1 – Enactment and Applicability;
 Part 2 – Zoning District Regulations and Development Standards;  Part 3 – Regulations Applicable to all Zoning Districts;  Part 4 – Permit and Entitlement Processing Procedures;  Part 5 – Zoning Ordinance Administration; and
 Part 6 – Definitions and Land Use Classifications.

The proposed comprehensive update and replacement of the Zoning Ordinance & proposed updated Zoning Map are necessary and required to implement the goals, policies and programs of the recently adopted 2040 General Plan and 2023-2031 Housing Element, as well as to address compliance with various State law provisions, and clarify and streamline existing processes.

DISCUSSION
Background
Previous 2003 General Plan: The previous 2003 General Plan included mixed-use designations at Chilpancingo Parkway and Old Quarry Road (now the CarMax and Floor and Décor development), along the east side of Contra Costa Boulevard south of Ellinwood Drive, downtown Pleasant Hill and the existing Two Worlds development, and along Oak Park Boulevard where the Library is now built. The 2040 General Plan builds off the previous General Plan, and introduces Item 10.3
City Council Meeting Agenda - Page 69 of 2323 - Monday, October 20, 2025 three additional mixed-use designations (Mixed-Use Neighborhood, Mixed-Use High Density, and Mixed-Use Very High Density), in addition to the Mixed Use designation, and extended those further along key corridors throughout the City.
2040 General Plan: The City adopted the 2040 General Plan (“General Plan”) on May 18, 2023.

The General Plan is a long-range planning document that guides decision-making and establishes rules and standards for future development and improvements citywide. The General Plan included several implementation programs, which outline necessary amendments to the City’s Zoning Ordinance.
2023-2031 Housing Element: The City also adopted the 6th Cycle Housing Element for 2023-2031 on May 18, 2023 (certified by the State on November 22, 2023). Like the General Plan, the Housing Element also included several implementation programs which outline necessary amendments to the City’s Zoning Ordinance.

Multi-Family and Mixed-Use Zoning Ordinance Update: On January 8, 2024, the Pleasant Hill City Council adopted Ordinance No. 967 approving the rezoning of Housing Opportunity Sites identified in the 2023-2031 Housing Element, as well as Zoning Ordinance amendments to residential land use and development standards (Chapter 18.20), and introduced new mixed-use district standards (Chapter 18.22), as well as related changes to other sections of the Ordinance.

Miscellaneous Zoning Ordinance Update: On October 7, 2024, the City Council adopted Ordinance No. 970 amending various portions of the Zoning Ordinance that were determined to be necessary to comply with State law and to clarify and streamline existing processes. The processing of these specific amendments prior to completion of the Comprehensive Zoning Ordinance amendment ensures that the City’s Zoning Ordinance remains in compliance with required regulations. The ordinance went into effect on November 6, 2024, and has been incorporated into the comprehensive zoning ordinance update.

Comprehensive Zoning Ordinance Amendment Study Sessions: The Planning Commission conducted three Study Sessions on the comprehensive zoning ordinance update (June 25, 2024, August 27, 2024, and October 7, 2024). Additionally, the City Council held two Study Session on November 4, 2024 and April 21, 2025. Comments from all five study sessions have been incorporated in the proposed Ordinance. Staff Reports from each Study Session have been attached for reference (Attachments Q-U). All attachments for each Staff Report are available on the City’s meeting agenda page on the website, and by request to the Planning Division.

Planning Commission Public Hearing: On September 9, 2025, the Planning Commission unanimously adopted Resolution No. 8-25 recommending that the City Council amend the Zoning Ordinance (PHMC Title 18) in its entirety, and amend the Zoning Map to include the Item 10.3
City Council Meeting Agenda - Page 70 of 2323 - Monday, October 20, 2025 proposed rezoning. The Staff Report from the hearing has been attached for reference (Attachment V). A total of 35 members of the public spoke at the Public Hearing. A copy of all written comments received for the public hearing is included as Attachment X.

At the public hearing, a total of 1,080 parcels were proposed to be rezoned. Since the hearing, Staff corrected errors on the proposed Zoning Map, resulting in the final proposed rezoning of 1,072 properties. More details are included in the Zoning Map analysis section of this report.

Public Comment Received to Date: City Staff has received numerous public comments specifically for the October 20, 2025 City Council hearing (Attachment W). This is in addition to the written public comments that have been received on the project specifically for the September 9, 2025 Planning Commission Hearing (Attachment X), and previous Study Sessions (Attachment Y). A total of 47 members of the public have spoken across the five Study Sessions and one public hearing.

City Staff also received numerous phone calls and emails (75+) from the public with questions and/or clarifications on the proposed rezonings. A majority of the public’s concerns were related to the rezoning of single-family residential properties to mixed-use zones. In response, Staff posted a “Proposed Rezoning Frequently Asked Questions” (FAQs) handout to the project’s webpage addressing the common questions received. The FAQs were updated on October 10, 2025 in response to new questions received. A copy of the FAQs is included as Attachment Z.

Required Findings
According to PHMC §18.125.060 (City council action), in order to approve an amendment to the Zoning Ordinance, the City Council is required to find that the proposed Zoning Ordinance Amendment and updated Zoning Map is consistent with the policies of the General Plan.

Additionally, according to PHMC §18.125.070 (Limitations on residential rezoning), the City shall not rezone any area or property zoned for residential use to increase density or change land use unless the following conditions are met:

A. Development of the area or property to be rezoned shall not have growth-inducing impacts on existing residential neighborhoods;
B. Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods; and
C. Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods.

The proposed ordinance is consistent with the 2040 General Plan and 2023-2031 Housing Element, as outlined in the attached Planning Commission Resolution No. 8-25 (Attachment B), as recommended by the Planning Commission.

Item 10.3
City Council Meeting Agenda - Page 71 of 2323 - Monday, October 20, 2025 Analysis
Comprehensive Zoning Ordinance Amendment (Title 18)
A summary of the recent modifications to the preliminary draft of the proposed zoning ordinance amendment is included below. The modifications include comments received by the Planning Commission and City Council during previous study sessions. The Planning Commission did not have any comments on the Zoning Ordinance Amendment at its September 9, 2025 Public Hearing. Staff has provided two versions of each Part as follows:

1. Redlined Preliminary Draft: includes all proposed track changes from the City’s existing Zoning Ordinance (Title 18);

2. Clean Preliminary Draft: a clean version incorporating all proposed changes.

Part 1 - Enactment and Applicability
Part 1 of the proposed Zoning Ordinance includes chapters related to Purpose and Organization (Chapter 18.05), and Applicability and Interpretation (Chapter 18.10) of the Ordinance. Part 1 also includes a revised “Organization of the Zoning Ordinance” (Chapter 18.05.030) section that reflects the proposed Ordinance outline.

The changes proposed to this Part are primarily minor in nature to clarify and refine the City’s existing provisions. There have been no substantial changes to Part 1 since the previous City Council Study Sessions.

Part 2 - Zoning District Regulations and Development Standards Part 2 of the proposed Zoning Ordinance will include all zoning district regulations and development standards for the following districts:
 Residential
 Mixed-Use
 Commercial, Office, and Industrial
 Planned Unit Development (PUD) and Precise Plan Districts (PPD)  Hillside Planned Unit Development (HPUD)
 Overlay Districts
 Parks and Recreation Zoning District
 Open Space Zoning District
Item 10.3
City Council Meeting Agenda - Page 72 of 2323 - Monday, October 20, 2025 General Modifications: All zoning district regulations and development standard language have been updated and organized for clarity. Specifically, the land use table for each zone has been updated to clarify that permitted uses require approval of a zoning permit. Additionally, the new land uses (employee housing, mobile/manufactured housing, single-family attached, and Places of Assembly), have been incorporated into the land use tables.

These changes are consistent with what the City Council reviewed at the previous Study Sessions and there have been no general modifications to Part 2 as noted above.

Residential Zoning Districts: Amendments are proposed to the residential zoning districts chapter to ensure these provisions comply with the recent General Plan update and Housing Element Implementation Program O (Municipal Code Updates), which requires the City to amend the code and define and permit such uses, as proposed.

In response to several public comments received and feedback from the City Council, Staff reduce the front setback requirement for the R-6 and R-7 single-family zones from 20 feet to 15 feet. This change stemmed from the fact that the front property line for many properties in Pleasant Hill is located several feet behind the paved portion of the street on what appear as front yards of homes. This change will result in additional developable area for the higher density single-family zones.

Unless noted above, the proposed changes are consistent with what the City Council reviewed at the previous Study Sessions.

Mangini Delu Residential Zones: In response to comments received from the Public and the City Council at the previous Study Sessions, Staff has eliminated the previously proposed two separate zones in favor of a single “Mangini Delu Residential Zoning District (RMD)” district encompassing the entire site. The development standards have also been updated and divided into two separate categories – “single-family residential” and “all other land use classifications” to ensure appropriate development standards are applied to the range of development that could occur on site.

Finally, new language was added to the purpose of the RMD zone, as follows: “Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, sitewide master plan to be approved prior to any development onsite, unless otherwise provided in this Chapter.” A master plan will be required prior to the development of the site.

Item 10.3
City Council Meeting Agenda - Page 73 of 2323 - Monday, October 20, 2025 Mixed-Use Districts: In response to comments received by the City Council at the previous Study Sessions, Staff has removed the provision requiring buildings that incorporate over 10,000 square feet of office space provide eating facilities for employees.

Staff is proposing a modification to the permitting requirements for employee housing in the Mixed-Use Land Use Regulations Table to allow employee housing to be permitted by-right in all mixed-use zones. This modification is necessary to comply with Housing Element Program O, which requires employee housing to be permitted in the same manner as singlefamily residential structures in the same zone. No other substantial changes to the mixed-use standards are proposed.

Commercial, Office, and Industrial Zoning Districts: The amendments proposed to the Commercial, Office, and Industrial zones are primarily to provide clarity. Specifically, the additional development standards were modified to clarify when certain standards are required in commercial districts adjacent to residential zones/uses. Minimal substantive changes to content are being proposed.

Park and Recreation Zoning District: A new “Park and Recreation” zoning district (REC) is being introduced, which will apply to all Pleasant Hill Recreation and Park District (PHRPD)- owned properties. Many of these properties are currently zoned Single-Family Residential. The new Park and Recreation Zoning District focuses on the preservation and support of these facilities. The proposed development standards still mirror those within the Single-Family Residential District to ensure development is compatible with the surrounding residential neighborhoods. The allowable land uses within this proposed zoning district have been limited to only those related to parks and recreation facilities.

In response to comments received by the City Council, Staff has added language to the purpose and intent section of the Chapter (Proposed 18.42.010.B) outlining the structure and role of the Pleasant Hill Recreation and Park District (Rec & Park) to clarify that Rec & Park has its own review process and procedures. Activities that are determined to be exempt from the section would still be subject to the District’s applicable process and procedures.

In response to comments from the Pleasant Hill Recreation and Park District, the “Exempt Activities” section clarifies that all maintenance and repairs to both landscaping and buildings are exempt activities. Additionally, tree removals are also exempt. The Land Use Regulations Table (Table 18.45-1) includes the maximum building and accessory structure height of 35 feet. Additionally, clarifying language was added to the “Required Permits and Entitlements” section noting that a zoning permit is required for any new accessory structure (e.g., field lights and play equipment).

Item 10.3
City Council Meeting Agenda - Page 74 of 2323 - Monday, October 20, 2025 Potential noise generated by District facilities would continue to be subject to the City’s noise standards contained in Part 3, Section 18.75.020. Finally, the off-street parking and loading standards applicable to Park and Recreation Facility uses were updated to defer to the Zoning Administrator (Part 3, Section 18.70.030) allowing the City to review parking requirements on a case-by-case basis. For new facilities, or significant modifications to existing facilities, the Zoning Administrator could require a parking assessment to determine the appropriate parking requirements.

Open Space Zoning District: A new Open Space zoning district (OS) is also being introduced to implement the Open Space land use designation in the General Plan. The new Open Space zone is intended to protect natural resources and maintain the landscape’s natural character.

Land uses and development is limited to habitat conservation, watershed protection, cultural and historic resource protection, and public utilities. In response to comments received by the City Council, all development standards will be established by the Zoning Administrator on a case-by-case basis to ensure the purpose and intent of the Open Space zone are met.

Part 3 - Regulations Applicable to all Zoning Districts Part 3 of the proposed Zoning Ordinance includes general provisions that apply to all zoning districts, as follows:
 General Site and Development Standards
 Adult Businesses
 Cannabis
 Creek Setbacks
 Fences, Walls, and Screening
 Off-Street Parking and Loading
 Performance Standards
 Signs
 Tree Preservation
 Water-Efficient Landscaping
 Wireless Telecommunications
General Modifications: Part 3 of the Ordinance has been expanded to include separate Chapters for frequently referenced provisions such as Tree Preservation, or provisions that are currently imbedded under “Additional Site Development Regulations,” (existing Chapter 18.50) such as Creek Setbacks, and Cannabis. Some of the more substantive changes include clarifying how the City measures structure and building heights (from “existing grade” instead of “ground surface”), updating the City’s traffic safety visibility area (proposed Section 18.45.070) to rectify existing discrepancies between the City’s written provisions and associated diagrams, and re-organizing the City’s temporary sign provisions.

Item 10.3
City Council Meeting Agenda - Page 75 of 2323 - Monday, October 20, 2025 Off-Street Parking and Loading Standards: Besides updating the parking requirements for Park and Recreation Facilities as mentioned above (Section 18.70.030), there have been no substantial changes to Part 3 since the previous City Council Study Sessions.

The proposed parking requirements represent a reduction from the current standards for Studio and Guest Parking, with 1 Bedroom and 2+ Bedrooms unchanged. With the reductions, these changes would meet the intent of Housing Element Program L, while still mirroring requirements in comparable jurisdictions and meeting or exceeding ITE data.

The City is not proposing any further modifications to the multi-family parking requirements since the most recent City Council Study Sessions. The proposed changes for reference are included in the table below:

Proposed Parking Requirement for Multi-Family Uses in Pleasant Hill Current Proposed
Studio 1.5 spaces per unit 1.25 spaces per unit
1 bedroom 1.5 spaces per unit Unchanged
2+ bedrooms 2 spaces per unit Unchanged
Guest Parking 1 per 2 units 1 per 4 units
Part 4 - Permit and Entitlement Processing Procedures
Part 4 of the proposed Zoning Ordinance outlines the processing procedures for all permits and entitlements that are required by provisions of the Zoning Ordinance, as follows:
 Adult Use Development Permit
 Architectural Review Permit
 Development Plan Permit
 Minor Exception
 Reasonable Accommodation
 Sign Permit
 Temporary Sign Permit
 Master Sign Program
 Use Permit
 Temporary Use Permit
 Variance
 Zoning Permit
Item 10.3
City Council Meeting Agenda - Page 76 of 2323 - Monday, October 20, 2025 Each Chapter includes the purpose of the entitlement, the review and approval authority, filing and processing procedures, required findings, and lapse of approval and revocation regulations.

Where applicable, associated conditions of approval are also outlined. The changes proposed to this Part are primarily minor in nature and are proposed to add clarity and refinement to the City’s existing regulations. The changes also introduce consistency in the information provided for each permit or entitlement.

There have been no substantial changes to Part 4 since the previous City Council Study Sessions.

Part 5 - Zoning Ordinance Administration
Part 5 of the proposed Zoning Ordinance establishes the general administrative authority and procedures for decision making of the Zoning Ordinance. This includes Chapters related to:
 General Provisions
 Amendments – General Plan, Zoning Ordinance, and Zoning Map  Appeals and Calls for Review
 Development Agreement
 Enforcement
 Nonconforming Provisions
 Notice Requirements
In response to comments received by the City Council, the previously proposed appeal language has been modified so that all projects remain appealable to the City Council (thus eliminating the previously proposed limit on the number of appeals). Section 18.175.020.B (Right to Appeal, Call for Review, Time Limits) states that any decision of the Planning Commission or Architectural Review Commission may be appealed to the City Council, regardless of the number of previous appeals.

No other substantial changes to Part 5 have been proposed since the previous City Council Study Sessions.

Part 6 - Definitions and Land Use Classifications
Part 6 of the proposed Zoning Ordinance includes definitions of all Land Use Classifications and Definitions of terms used throughout the ordinance. These Chapters are currently located in separate Parts of the ordinance; Staff proposes combining them into a single Part with this update to improve usability.

Item 10.3
City Council Meeting Agenda - Page 77 of 2323 - Monday, October 20, 2025 There have been no substantial changes to Part 6 since the previous City Council Study Sessions.

Update to the Zoning Map – Proposed Rezonings
Key:

Item 10.3
City Council Meeting Agenda - Page 78 of 2323 - Monday, October 20, 2025 The City is proposing to rezone 1,072 parcels throughout the City. The primary reason for the rezoning is to ensure zoning consistency with the recently approved 2040 General Plan, which modified the land use designation for many of the properties. The proposed rezonings will also facilitate implementation of the proposed comprehensive zoning ordinance amendment. Finally, some of the proposed rezones will also correct previous inconsistencies that existed under the previous General Plan and were never rectified.

For the purposes of this Staff Report, the proposed Zoning Map has been broken up into four quadrants (Quadrant A – northwest portion, Quadrant B – northeast portion, Quadrant C – southeast portion, Quadrant D – southwest portion) to guide discussion. The colors/hatching of a some zoning districts have also been updated for visual clarity and differentiation.

Below is a summary of areas of the City proposed for rezoning. Maps showing the proposed properties to be rezoned, the existing zoning designation of those properties being rezoned, and a comprehensive proposed rezoning map are included as Attachment P.

Quadrant A (Northwest portion of the City)
Item 10.3
City Council Meeting Agenda - Page 79 of 2323 - Monday, October 20, 2025  Several park/open space areas, all currently
owned by the Rec & Park District, will be
rezoned to the new Parks and Recreation
zone. This includes the open space
surrounded by the Elderwood Drive and
Skyview Drive neighborhoods, Paso Nogal
Park, and Shannon Hills Park.
 The Ridgeview Drive neighborhood is
proposed to be rezoned from Low Density
Multi-Family Residential (MFL) to Very
Low Density Multi-family Residential
(MFVL) to comply with the Multi-Family
Very Low Density (MFVLD) General Plan
Designation.
 The property at the end of Janin Place will
be rezoned from Single-Family R-20 to R10 to comply with the Single-Family Medium Density General Plan
Designation.
 The Mangini Delu property will be rezoned
from Single-Family R-10 to the new
Mangini Delu Residential District (RMD).
 The multi-family development at Devon Avenue and Oak Brook Place will be rezoned from MFL to MFVL to comply with the MFVLD General Plan designation.  Several properties along Donegal Way and Donegal Court will be rezoned from Single-Family R-10A to MFL to comply with the MFL General Plan Designation.

Quadrant B (Northeast portion of the City)
Item 10.3
City Council Meeting Agenda - Page 80 of 2323 - Monday, October 20, 2025  Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new Parks
and Recreation zone. This includes the
open space surrounded by the Camelback
Road multifamily development (north of
Chilpancingo Parkway), Chilpancingo
Park, Las Juntas Park, Frank Salfingere
Park, and Pleasant Hill Park.
 The Camelback Road and Scottsdale
Road multifamily development (north of
Chilpancingo Parkway) will be rezoned
from MRL to MFVL to comply with the
MFVLD General Plan designation.
 Diablo Valley Plaza (on the northeast
corner of Golf Club Road and Old Quarry
Road) is proposed to be rezoned from
Retail Business (RB) to Mixed-Use (MX)
to comply with the Mixed-Use General
Plan designation
 The existing Single-Family R-7 neighborhood between Contra Costa Boulevard (west), Marta Drive (east), Anelda Drive (south) and Beth Drive (north), will be rezoned from R-7 to Mixed-Use to comply with the MX General Plan designation.  Several properties along Contra Costa Boulevard between Vivian Drive and Harriet Drive, currently zoned RB, R-7, or Professional and Administrative Office (PAO), will be rezoned to Mixed-Use to comply with the MX General Plan designation.  The John F. Kennedy University property (east of Ellinwood Way) will be rezoned from PAO to Mixed-Use Very High Density Residential (MX-VHD) to comply with the MXVHD General Plan designation.
 The property at 553 Golf Club Road (along the City’s boarder), was previously inaccurately shown on the proposed rezoning map. The parcel is not proposed to be rezoned and will remain Single-Family R-10.

Quadrant C (Southeast portion of the City)
Item 10.3
City Council Meeting Agenda - Page 81 of 2323 - Monday, October 20, 2025  Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new
Parks and Recreation zone. This
includes Pleasant Hill Park and
Pleasant Oaks Park.
 Several properties on the north and
south sides of Gregory Lane will be
rezoned from R-7 to Neighborhood
Mixed Use (MX-NB) to comply
with the Mixed-Use Neighborhood
General Plan designation.
 Several parcels along the south side
of Oak Park Boulevard between
Patterson Boulevard (west) and the
east side of Pleasant Valley Drive
(east), and the north side of Oak Park
Boulevard near the Patterson
Boulevard intersection are proposed
to be rezoned from R-10, MRL,
PAO, NB, or RB to MX-NB to
reflect the new Mixed Use
Neighborhood General Plan
designation.
· Several properties on either side of Douglas Lane, south of Oak Park Boulevard, and on the north side of Oak Park Boulevard west of Hook Avenue will be rezoned from MFL to MFVL to comply with the MFVLD General Plan designation. · The existing PUD 410 along Cleaveland Road, north of Astrid Drive will be rezoned to the underlying General Plan designations for each property, which include SingleFamily R-10, Medium Density Multi-Family Residential (MFM), and High Density Multi-Family Residential (MFH) to comply with the General Plan designations.

PUD 410 is a “shell” PUD and contains no specific land use or development standards. Therefore, any future development is already subject to the zoning district standards associated with the underlying General Plan designations. · Since the September 9, 2025 Planning Commission hearing, Staff has corrected the following errors on the proposed zoning map to maintain compliance with the General Plan:
• The development at 104-120 Cleaveland Road has been removed from the rezoning since the properties are located in a separate PUD, PUD 347. • The properties along Babette Court on the west side of Cleaveland Road have been corrected to reflect a proposed rezoning to Single-Family R-10 to comply with the underlying Single-Family Medium-Density General Plan designation.
• The properties within PUD 410 on the east side of Cleaveland Road have been corrected to reflect a proposed rezoning to High Density Multi-Family Residential (MFH) to comply with the underlying General Plan.

Item 10.3
City Council Meeting Agenda - Page 82 of 2323 - Monday, October 20, 2025 • The following properties, currently zoned PUD 410, were previously incorrectly not included in the proposed rezoning. These properties are now included as follows:
· 149100002 – proposed to be rezoned to MFM
· 149100050 – proposed to be rezoned to MFM
· 149110030 – add to rezoning as MFH
Quadrant D (Southwest portion of the City)
 Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new Parks
and Recreation zone. This includes Rogers
Smith Park, Dinosaur Hill Park, and the
School House property.
 Two parcels near the intersection of
Pleasant Hill Road and Gregory Lane are
proposed to be rezoned from NB to MXHD to comply with the MX-HD General Plan designation. The surrounding parcels
also located within the MX-HD General
Plan designation were previously rezoned
to MX-HD, as they were identified in the
City’s Housing Element.
 The existing development on the south
side of Barnett Terrace, currently zoned
MFM will be rezoned to MFL to comply
with the MFLD General Plan designation.

Proposed Rezonings Frequently Asked Questions

As previously mentioned, in response to the public inquiries received regarding the proposed rezoning, Staff created a “Proposed Rezoning Frequently Asked Questions” (FAQs) handout and posed the FAQs to the project’s webpage on the City website. The FAQs address the common concerns brough to Staff’s attention, specifically related to the intent of the rezoning effort, what mixed-use zoning is, and impacts to existing single-family homes, among other topics. A copy of the FAQs is included as Attachment Z.

No-Net Loss Analysis
Item 10.3
City Council Meeting Agenda - Page 83 of 2323 - Monday, October 20, 2025 The proposed rezonings listed above will achieve consistency with the General Plan and are consistent with the requirements of Government Code Section 65863 (No Net Loss Law), as the actions do not result in a net loss of residential capacity occurring at the same meeting.

Additionally, the proposed rezonings support the City’s housing goals, specifically Program F of the City’s state-certified Housing Element among others, as noted in the attached Planning Commission Resolution No. 8-25, Attachment B.

ENVIRONMENTAL REVIEW
The proposed Zoning Ordinance Amendment and associated Rezoning do not propose any new development beyond what was disclosed in the certified 2040 General Plan Programmatic Final Environmental Impact Report (EIR) (State Clearinghouse No. 2022070095). Pursuant to the California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15168, no subsequent or supplemental EIR or Negative Declaration is required for a later project that is within the scope of the Programmatic EIR. Therefore, pursuant to CEQA Guidelines Section 15164, the City finds that no substantial changes are proposed in the project and thus no revisions to the certified 2040 General Plan Final EIR are necessary. In addition to, the amendment is exempt per the following CEQA Guidelines Sections:
 Section15378(b)(5);
 Section 15061(b)(3);
 Section 15183(i); and
 Government Code Section 21080.085(a).

Please refer to Exhibit C (CEQA Determination) of the proposed ordinance for additional information.

FISCAL IMPACT
None.

PUBLIC CONTACT
Public Contact was made through posting of the City Council agenda on the City’s official notice bulletin board, at the Pleasant Hill Senior Center, and at the Pleasant Hill Police Department. In addition, a notice of this public hearing was published in the Contra Costa Times Newspaper on September 19, 2025 and October 3, 2025, notification was provided on the City’s electronic sign, A-Frames at the Police Station and Pleasant Hill Library, respectively, and notices of the meeting have also been posted on the City main website, the City’s pleasanthill2040.com website, and at Item 10.3
City Council Meeting Agenda - Page 84 of 2323 - Monday, October 20, 2025 the Pleasant Hill Senior Center. Additionally, public notices were mailed to affected properties and associated property owners of parcels proposed to be rezoned. Finally, the agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Introduce the ordinance.

ALTERNATIVES TO RECOMMENDED ACTION

1. Continue the item to a later date with direction provided to Staff.

2. Do not introduce the Ordinance.

ATTACHMENT(S)
A Proposed Ordinance
 Exhibit A – Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code  Exhibit B – City of Pleasant Hill Zoning Map with APNs to be Rezoned  Exhibit C – CEQA Determination
B Planning Commission Resolution No. 8-25
C Part 1 - Enactment and Applicability (Redlined Draft) D Part 1 - Enactment and Applicability (Clean Draft)
E Part 2 - Zone District Regulations and Development Standards (Redlined Draft) F Part 2 - Zone District Regulations and Development Standards (Clean Draft) G Part 3 - Regulations Applicable to all Zoning Districts (Redlined Draft) H Part 3 - Regulations Applicable to all Zoning Districts (Clean Draft) I Part 4 - Regulations Applicable to all Zoning Districts (Redlined Draft) J Part 4 - Permit And Entitlement Processing Procedures (Clean Draft) K Part 5 - Zoning Ordinance Administration (Redlined Draft) L Part 5 - Zoning Ordinance Administration (Clean Draft) M Part 6 - Definitions and Land Use Classifications (Redlined Draft) N Part 6 - Definitions and Land Use Classifications (Clean Draft) O Crosswalk - from Existing Zoning Ordinance Title 18pof P City of Pleasant Hill Zoning Map with APNs to be Rezoned Q June 25, 2024 Planning Commission Study Session Staff Report (no attachments) R August 27, 2024 Planning Commission Study Session Staff Report (no attachments) S October 8, 2024 Planning Commission Study Session Staff Report (no attachments) T November 4, 2024 City Council Study Session Staff Report (no attachments) U April 21, 2025 City Council Study Session Staff Report (no attachments) V September 9, 2025 Planning Commission Hearing Staff Report (no attachments) Item 10.3
City Council Meeting Agenda - Page 85 of 2323 - Monday, October 20, 2025 W Public Comments received for October 20, 2025 City Council Hearing X Public Comments received for September 9, 2025 PC Hearing Y Public Comments received in association with previous PC/CC Study Sessions Z Proposed Rezonings Frequently Asking Questions (FAQs) AA Public Notice
Prepared by: Haley Croffoot, Senior Planner
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager
Item 10.3
City Council Meeting Agenda - Page 86 of 2323 - Monday, October 20, 2025 ORDINANCE NO. __

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL AMENDING THE PLEASANT HILL MUNICIPAL CODE TITLE 18, PLANNING AND

LAND USE, IN ITS ENTIRETY, AND AMENDING THE ZONING MAP TO INCLUDE THE REZONING OF 1,072 PARCELS THROUGHOUT THE CITY FOR CONSISTENCY WITH THE 2040 GENERAL PLAN AND 2023-2031 HOUSING ELEMENT
WHEREAS, an amendment to Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code is proposed, which will include an update and replacement of all Parts of the ordinance; and
WHEREAS, the City is proposing to amend Title 18 (Land Use and Planning) to implement the goals, policies and programs of the recently adopted 2040 General Plan and 2023-2031 Housing Element, as well as to address compliance with various State law provisions, and clarify and streamline existing processes; and
WHEREAS, the parcels to be rezoned are proposed to be rezoned for consistency with the associated General Plan designation and to implement the goals, policies and programs of the recently adopted 2040 General Plan and 2023-2031 Housing Element; and WHEREAS, on May 18, 2023, the City of Pleasant Hill City Council approved Resolution No. 36-23 adopting environmental findings pursuant to the California Environmental Quality Act, certifying the final Environmental Impact Report (EIR) (SCH #2022070095) for the Pleasant Hill General Plan, including the 2023-2031 Housing Element, adopting the Mitigation Monitoring and Reporting Program, and approving the comprehensive update to the City’s existing General Plan; and
WHEREAS, on May 18, 2023, the City of Pleasant Hill City Council approved Resolution No. 37-23 adopting the City of Pleasant Hill 2023-2031 Housing Element in compliance with State Housing Element Law, repealed the 2015-2023 Housing Element, and certified an Environmental Impact Report (EIR); and
WHEREAS, on May 18, 2023, the City of Pleasant Hill City Council approved Resolution No. 38-23 adopting the City of Pleasant Hill 2040 General Plan, excluding the 2023-2031 Housing Element, and certification of an EIR; and
WHEREAS, after notice having been duly given, the Planning Commission held three Study Sessions on the proposed ordinance amendment on June 25, 2024, August 27, 2024, and October 8, 2024, where all interested persons appeared to be heard; and Item 10.3
City Council Meeting Agenda - Page 87 of 2323 - Monday, October 20, 2025 WHEREAS, after notice having been duly given, the City Council held two Study Sessions the proposed ordinance amendment on November 4, 2024, and on April 21, 2025, where the zoning map and proposed rezonings were also reviewed, where all interested persons appeared to be heard; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing before the Planning Commission on the proposed ordinance amendment to Title 18, and proposed Zoning Map including proposed rezonings was held on September 9, 2025, where all interested persons might appear and be heard; and
WHEREAS, the Project is consistent with the certified 2040 General Plan Programmatic Final Environmental Impact Report (EIR) (State Clearinghouse No. 2022070095), no further CEQA review is required. In addition to, and in the alternative, the amendment is exempt per:

CEQA Guidelines Section 15378(b)(5), Section 15061(b)(3); and partly pursuant to Government Code Section 21080.085(a); and
WHEREAS, on September 9, 2025, the Planning Commission unanimously adopted Resolution No. 8-25 recommending that the City Council approve the proposed ordinance amendment and proposed zoning map; and
WHEREAS, after notice having been duly given, a public hearing on the proposed ordinance was held by the City Council on October 20, 2025, where all interested persons might appear and be heard.

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

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

Section 2. The City Council hereby finds that the proposed Zoning Ordinance Amendment and associated Rezoning do not propose any new development beyond what was disclosed in the certified 2040 General Plan Programmatic Final Environmental Impact Report (EIR) (State Clearinghouse No. 2022070095). Pursuant to the California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15168, no subsequent or supplemental EIR or Negative Declaration is required for a later project that is within the scope of the Programmatic EIR. Therefore, pursuant to CEQA Guidelines Section 15164, the City finds that no substantial changes are proposed in the project and thus no revisions to the certified 2040 General Plan Final EIR are necessary. In addition to, the amendment is exempt per the following CEQA Guidelines Sections:
• Section15378(b)(5);
• Section 15061(b)(3);
• Section 15183(i); and
• Government Code Section 21080.085(a).

Please refer to Exhibit C to this ordinance for additional information.

Section 3. Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code is hereby replaced in its entirety by the amended Title 18 contained Exhibit A to this ordinance.

Item 10.3
City Council Meeting Agenda - Page 88 of 2323 - Monday, October 20, 2025 Section 4. The City of Pleasant Hill Zoning Map is hereby amended as reflected in Exhibit B to this ordinance.

Section 5. This ordinance is consistent with the following General Plan Policies and Programs:
a. Land Use (LU) Policy LU-1.1, City Atmosphere. Enhance the quality of life and civic pride through a diverse range of development types that create a memorable place to live, play, and work.

The amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) include the purpose and intent of each zoning district within the City, as well as the list of permitted uses and development standards to support appropriate development that complies with the purpose of the zone and, therefore, enhances the quality of life within the City as a whole.
b. LU-1.2, City Image. Continue efforts to define and enhance the City’s image by emphasizing the high quality, intergenerational park facilities and recreational opportunities in the city; dedication to education, including the presence of Diablo Valley College and its potential to provide cultural and lifelong learning opportunities; and the vital, progressive nature of the city as a diverse residential community and a supportive environment for business.

The amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) includes a requirement that any building over 35 feet tall located within a residential or mixed-use zoning district, and on a lot adjacent to a single-family residential zoning district, incorporate increased side and rear setbacks, or additional stepbacks at upper levels to ensure that an appropriate transition in building scale and massing is maintained. Similarly, in commercial zoning districts, increased side and rear setbacks are required for commercial developments that adjoin a residential zoning district or residential use. These provisions are included in the amended Title 18 to ensure that new development provide appropriate transitions in building scale and massing in relation to adjoining residential uses that may otherwise be negatively impacted. Finally, all new development will require the approval of an Architectural Review Permit to verify that these standards have been met.
d. LU-1.7, Multi-Story Development - Require multi-story buildings to incorporate step backs on upper floors to create a more human-scale and comfortable pedestrian environment.

As stated above, the amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) includes a requirement that any building over 35 feet tall located within a residential or mixed-use zoning district, and on a lot adjacent to a single-family residential zoning district, incorporate increased side and rear setbacks, Item 10.3
City Council Meeting Agenda - Page 89 of 2323 - Monday, October 20, 2025 or additional stepbacks at upper levels to create a more appropriate human-scale to the built environment.
e. Goal LU 3 - To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.

The amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) permits a variety of housing types in all residential and mixeduse zones to increase housing choice and promote neighborhood diversity. For example, single-family residential zones would allow up to two primary residential units by-right, and up to four primary residential units with approval of a Use Permit. Additionally, the amended Title 18 continues to implement the provisions of SB 9 (urban lot splits and twounit development projects), and allows for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in compliance with State Law, both of which also encourage a variety of housing types.

The amended Title 18, Part 2 (Zoning District Regulations and Development Standards) outlines permitted commercial use classifications for each zone, including within mixeduse zones, which allow for both vertical and horizontal mixed-use developments.

Additionally, within mixed-use zones, the minimum required percentage of commercial floor area in a project varies depending on the project’s proximity to a major thoroughfare.

This promotes appropriate development that is compatible with the surrounding neighborhood, site context, and needs of the overall community. g. Goal LU 5 - Protect and enhance Pleasant Hill’s quality of life and unique identity while continuing to grow and change.

The amended Title 18, Part 2 (Zoning District Regulations and Development Standards) introduces a new Parks and Recreation (REC) Zoning District and a new Open Space (OS) Zoning District. Both zoning designations are intended to preserve the parks and open space areas for the City. Additionally, the amended Title 18, Part 4 (Permit and Entitlement Processing Procedures), clearly outlines the purpose and applicability of each entitlement, review authority, application process, and required findings for all entitlements required for new development projects. The required findings for each entitlement ensure that all new projects comply with the goals and policies of the General Plan, will not be detrimental to the health, safety, and welfare of the community, and where applicable, require projects to comply with associated design standards intended to enhance the City’s visual appearance. Additionally, Part 2 (Zoning District Regulations and Development Standards) includes additional protection measures for existing singlefamily neighborhoods, such as reduced setbacks and/or stepbacks when new mixed-use and commercial development abut residential zones.
h. Goal LU 6 - Create distinct and identifiable places for future development within Pleasant Hill that enhance community character, prosperity, and civic pride.

Focus Area 2 – Mangini-Delu
Item 10.3
City Council Meeting Agenda - Page 90 of 2323 - Monday, October 20, 2025 i. LU-6.7, Comprehensive Planning Process – Prior to any development of the Mangini-Delu site shall be subject to a comprehensive planning process that assures the site is planned and developed in a coordinated, integrated manner shall be completed. A plan for the site shall, at a minimum, include a traffic study and parking analysis, review of site orientation and clustering of development, preservation of natural habitat, inclusion of open space and onsite amenities, and review of compatibility and consistency with surrounding development. ii. LU-6.8, Housing Diversity - Require future development of the Mangini-Delu site to include a variety of housing types.
iii. LU-6.9, Transition between Surrounding Development - Require development of the Mangini-Delu site to incorporate design and development techniques meant to implement a seamless transition between existing residential neighborhoods and proposed development.

The amended Title 18 includes a new “Mangini Delu Residential Zoning District (RMD)” encompassing the entire Focus Area 2. The rezoning of the Mangini Delu site is also proposed on the updated Zoning Map. In response to LU-6.7 specifically, new language was added to the purpose of the RMD zone noting that a master plan will be required prior to the development of the site. Additionally, the permitted land uses associated with the RMD zone encourage a wide range of residential and commercial uses. The associated development standards are divided into two separate categories – “single-family residential” and “all other land use classifications” to ensure appropriate development standards are applied to the range of uses that could occur on site. Finally, the same development standards requiring additional building setbacks and/or stepbacks for new development adjacent to existing single-family uses also apply to the RMD district to promote a seamless transition between the existing neighborhood and any proposed development. The development standards may be further modified through the required master plan process.

Focus Area 5 – Contra Costa Boulevard
i. LU-6.31, Increased Residential Development - Support increased residential development along Contra Costa Boulevard in the form of either vertical or horizontal mixed-use projects.

The properties identified in Focus Area 5, along Contra Costa Boulevard and the East Vivian Drive neighborhood are proposed to be rezoned to the Mixed-Use zoning district in compliance with the overarching Mixed-Use General Plan designation. Additionally, the amended Title 18 provisions for the Mixed-Use Zoning District support LU-6.31 by permitting a variety of land uses, including a variety of residential types, with the flexibility for either a vertical or horizontal mix of uses within a development project.

Focus Area 6 – Gregory Lane
i. LU-6.34, Transform Gregory Lane – Support the transformation of Gregory Lane into an attractive streetscape that includes neighborhood-serving mixeduse developments with active frontages facing the street, wider sidewalks, expanded bicycle lanes, and consistent landscaping.
ii. LU-6.38, Neighborhood-Serving Mixed-Use - Encourage the development of Gregory Lane to attract low-intensity neighborhood serving mixed-use development.

Item 10.3
City Council Meeting Agenda - Page 91 of 2323 - Monday, October 20, 2025 iii. LU-6.39, Development Compatibility - Require Gregory Lane mixed-use projects to apply design and development techniques to ensure a seamless transition to adjacent low-density residential.

The zoning of properties identified in Focus Area 6 area changing to the Mixed-Use Neighborhood Business District in compliance with the associated Mixed-Use Neighborhood General Plan designation. The amended Title 18, Part 2 outlines the purpose of the Mixed-Use Neighborhood Business Zoning District, which includes a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments) and a mix of compact single-family residential, multi-family residential development. As previously mentioned, the Mixed-Use Neighborhood Business Zoning District also includes development standards requiring additional building setbacks and/or stepbacks for new development adjacent to existing single-family uses to promote a seamless transition between the existing neighborhood and any proposed development.

Focus Area 8 – Oak Park Boulevard
i. LU-6.42, Neighborhood-Serving Mixed-Use - Encourage the development of Oak Park Boulevard to attract low-intensity neighborhood-serving mixed-use development.
ii. LU-6.43, Development Compatibility - Require Oak Park Boulevard mixeduse projects to apply design and development techniques to ensure a seamless transition between adjacent low-density residential.

The properties identified in Focus Area 8 area will be rezoned to the Mixed-Use Neighborhood Business District in compliance with the associated Mixed-Use Neighborhood General Plan designation. The amended Title 18, Part 2 outlines the purpose of the Mixed-Use Neighborhood Business Zoning District, which includes a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments) and a mix of compact single-family residential, multi-family residential development. As previously mentioned, the Mixed-Use Neighborhood Business Zoning District also includes development standards requiring additional building setbacks and/or stepbacks for new development adjacent to existing single-family uses to promote a seamless transition between the existing neighborhood and any proposed development.

Focus Area 10 – Ellinwood Way
i. LU-6.54, Office Conversion - Support the conversion of designated Ellinwood Way office sites to multi-family and mixed-use to provide additional housing and retail opportunities for Pleasant Hill residents.
ii. LU-6.56, Standalone Residential - Support the inclusion of standalone multifamily residential developments on Ellinwood Way.

The property identified in Focus Area 10 will be rezoned to the Very High Density MixedUse zoning district in compliance with the associated Mixed Use Very High Density General Plan designation. The amended Title 18, Part 2 outlines the purpose of the Very High Density Mixed-Use zoning district, which supports additional housing and retail opportunities within Focus Area 10. Flexibility in the development typology is permitted within the Very High Density Mixed-Use Zoning District to support vertical mixed-use, or horizontal mixed use with a standalone residential component.

Item 10.3
City Council Meeting Agenda - Page 92 of 2323 - Monday, October 20, 2025 i. LU-11.3 Zoning Designations – Ensure that zoning designations are consistent with the General Land Use Diagram.

The proposed amendment to Title 18 will include an updated table that incorporates the base zoning districts and corresponding General Plan land use designations and associated densities and/or floor-area-ratios (FAR) from the 2040 General Plan. This amendment will update the table to provide clarity as to which zoning districts correspond to the specific General Plan land use designations, as well as consolidate the associated densities and FAR into a single table for clarity and ease of use. Additionally, the development standards for each zoning district have been updated to ensure that the designed densities and/or FAR can be accommodated.
j. Housing Element Implementation Program F, Increase Allowable Densities and Residential Capacity in Racially Concentrated Areas of Affluence i. Housing Element Policy (H) 1.2 Maintain Adequate Supply - Maintain a sufficient supply of residential land with appropriate zoning to meet locally generated housing needs.
ii. Housing Element Policy 1.5 Encourage Higher Densities - Encourage development at the maximum allowed density to increase the quantity and affordability of the city’s housing stock.

The proposed amendment to the Zoning Map and associated amendment to Title 18 incorporate the necessary rezonings and increases in density the comply with Housing Element Implementation Program F. These changes include the rezonings of parcels beyond those required to meet the Regional Housing Needs Assessment and identified as Housing Opportunity Sites to ensure that sufficient residential land is maintained to meet local housing needs.
k. Housing Element Implementation Program H, Development Standards - The City shall evaluate development standards within the 2040 General Plan Update and subsequent Zoning Code Update and shall amend or remove any provisions that constrain the production of housing, including but not limited to height, lot coverage, parking for small units and multifamily developments, and setbacks along scenic routes. i. H-2.2 Remove Constraints – Remove constraints to production and availability of housing, where possible.

The proposed amendment to Title 18 includes the removal of the following potential constraints to the production of housing in compliance with Housing Element Implementation Program H:
• Reduced minimum front setback requirement for the R-6 and R-7 single-family zones from 20 feet to 15 feet;
• Increased maximum building height for the Multi-Family Very High Density zoning district from 60 feet to 75 feet;
• Increased maximum lot coverage requirements for the Multi-Family Very Low Density and Multi-Family Low Density zoning districts from 40-percent to 50- percent;
• Reduced scenic route setbacks for all zones from 50 feet to 25 feet; and Item 10.3
City Council Meeting Agenda - Page 93 of 2323 - Monday, October 20, 2025 • Reduced parking standards for multi-family development from 1.5 spaces per studio unit to 1.25 spaces per studio unit, and from 1 guest space per 2 units to 1 guest space per 4 units.
l. Housing Element Implementation Program I, Variety of Housing Types in Low Density Areas - The City shall encourage alternative housing types such as, duplexes, small-lot developments, small unit sizes, and single-family attached units in low density higher resource single-family zones.
i. H-2.1 Housing Types – Allow a variety of housing types in all residential zones.

The amended Title 18 (Land Use and Planning) permits a variety of housing types in all residential and mixed-use zones to increase housing choice and promote neighborhood diversity. For example, single-family residential zones would allow up to two primary residential units by-right, and up to four primary residential units with approval of a Use Permit. Additionally, the amended Title 18 continues to implement the provisions of SB 9 (urban lot splits and two-unit development projects), and allows for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in compliance with State Law, both of which also encourage a variety of housing types.

Additionally, the proposed amendments continue to reinforce the City’s compliance with California Government Code Section 65583.2(c),(h) and (i) which require by-right approval of specific multi-family development projects that provide affordable housing to lower income households.
m. Housing Element Implementation Program K, Mixed Use Zoning – The City shall utilize mixed use zoning to encourage housing production along commercial corridors, and near employment and transportation rich areas. The City shall amend the Zoning Code to create and implement the development criteria set for mixed use development within Pleasant Hill.
i. H-2.4, Mixed Use Development - Encourage mixed-use development in commercial zones, at underutilized sites, and along transportation corridors.

The proposed amendments to the Zoning Map include the rezoning of properties along main commercial corridors such as Contra Costa Boulevard, Gregory Lane, and Oak Park Boulevard to mixed-use zoning districts to encourage mixed-use development, including a variety of housing types, along transportation corridors. The associated amendments to Title 18 enforce this by allowing a range of commercial and residential uses within the associated mixed use zoning districts and include appropriate development standards to accommodate the desired densities in the General Plan.
n. Housing Element Implementation Program L, Flexible Parking Standards - The City shall continue to provide appropriate flexible parking requirements that allow shared use in locations being considered for higher-density housing development.

The proposed amendment to Title 18, Part 3 (Regulations Applicable to all Zoning Districts) include a reduction to the existing multi-family parking requirements to provide additional flexibility and remove potential barriers to housing production. The proposed parking requirements represent a reduction from 1.5 spaces per studio unit to 1.25 spaces per studio unit, and from 1 guest space per 2 units to 1 guest space per 4 units, with 1 Bedroom and 2+ Bedrooms unchanged. With the reductions, these changes would meet Item 10.3
City Council Meeting Agenda - Page 94 of 2323 - Monday, October 20, 2025 the intent of Housing Element Program L, while still mirroring requirements in comparable jurisdictions and meeting or exceeding ITE data.
o. Housing Element Implementation Program O, Municipal Code Updates – The City shall amend the Municipal Code to address all updates listed in Program O by 2026.

The proposed amendment to Title 18 includes several of the required code updates listed in Program O, summarized below:
• Updates and simplifies Density Bonus section, which now refers directly to the applicable California Government Code section for details and specific requirements;
• Revises the definition of emergency shelter in compliance with AB 2339; • Reduces parking requirements for emergency shelters in compliance with AB 139;
• Permits employee housing in the same manner as other dwellings of the same type in the same zone; and
• Permits small residential care facilities (licensed and unlicensed), as well as large care facilities, in all zones allowing residential uses and in the same manner as residential uses of similar type and form.
p. Housing Element Implementation Program R, Missing Middle Housing - The City shall review and amend the General Plan and zoning code and applicable development standards to encourage and promote a mix of dwelling types and sizes, specifically missing middle-density housing types (e.g., triplexes, courtyard buildings, townhomes, live/work) to create a diversity of housing types and densities and increase the availability of affordable housing to reduce displacement risk for residents overpaying for housing.

Additionally, the proposed amendments continue to reinforce the City’s compliance with California Government Code Section 65583.2(c),(h) and (i), which require by-right approval of specific multi-family development projects that provide affordable housing to lower income households.
q. Housing Element Implementation Program FF, Affordable Development in Higher Resource Areas - The City shall adopt incentives to encourage affordable multi-unit projects in low-density higher resource areas, potentially including, but not limited to:
priority permit processing; reduced, waived, or deferred development fees; reduced parking and/or other City standards; or an additional density bonus.

As previously mentioned, the proposed amendments to Title 18 continue to reinforce the City’s compliance with California Government Code Section 65583.2(c),(h) and (i), which Item 10.3
City Council Meeting Agenda - Page 95 of 2323 - Monday, October 20, 2025 require by-right approval of specific multi-family development projects that provide affordable housing to lower income households. Additionally, the amended Title 18 includes language identifying a streamlined ministerial Architecture Review Permit process for qualifying streamlined permit review, in alignment with State Law and to facilitate the development of housing throughout the City, including in higher resource areas.
r. Housing Element Implementation Program KK, Residential Zoning - The City shall retain residential zoning and discourage non-residential uses in residential zones. In mixed use zones, the City shall require mixed use projects within housing opportunity sites incorporate a residential component.

The proposed amendments to the Zoning Map maintain many of the City’s residential zones, which discourage non-residential development. Additionally, language has been included in the proposed Part 2 requiring all mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, to dedicate at least 75 percent of the gross floor area to residential uses.

Section 6. This ordinance is consistent with the purpose of the Zoning Ordinance, which is to protect and promote the public health, safety, and general welfare, and implement the policies of the General Plan, more specifically:
a. Provide a precise guide for the physical development of the City to preserve the character and quality of the residential neighborhoods, foster convenient, harmonious and workable relationships among land uses and achieve the arrangement of land uses described in the General Plan.

The amendment would update and replace Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code in its entirety. Title 18 contains the City’s zoning regulations for all properties within the City and outlines the rules and standards that guide all physical development to ensure that applicable goals and policies of 2040 General Plan can be achieved.
b. Promote the economic stability of existing land uses.

The proposed update and replacement of Title 18 (Land Use and Planning) would promote the economic stability of existing land uses by providing clarity and increased flexibility within the development standards for residential, commercial, and mixed-use zones.

Additionally, the amended Title 18 contains specific development standards (such as increased setbacks/stepbacks) to protect existing residential neighborhoods from the potential impacts of adjacent non-residential development. Finally, the updated Title 18 is written in a more “user-friendly” way with clear and concise Chapters to ensure that property owners may modify and/or improve their property with more certainty. c. Prevent excessive population densities and overcrowding of land and buildings.

The proposed update and replacement of Title 18 (Land Use and Planning) would not promote development that would result in excessive densities and overcrowding of land and buildings, as the amendment implements the goals and policies of the 2040 General Plan, including established densities, where these factors were already analyzed. d. Ensure the provision of adequate open space for light, air and fire safety.

Item 10.3
City Council Meeting Agenda - Page 96 of 2323 - Monday, October 20, 2025 The proposed update and replacement of Title 18 (Land Use and Planning) includes development standards such as minimum setbacks and maximum structure heights to ensure that adequate open space for light and air would be provided. Additionally, the zoning ordinance amendment would not preclude developments from complying with the 2022 California Building Code and Contra Costa County Fire Protection District regulations.
e. Ensure that service demands of new development will not exceed the capacities of existing streets, utilities or public services.

The proposed ordinance amendment and zoning map amendment would not promote development that would exceed the capacities of existing infrastructure, as the amendment implements the goals and policies of the 2040 General Plan, including established densities, where these factors were already analyzed.

Section 7. This ordinance meets all the required conditions outlined in PHMC Section

18.125.070 (Limitations on residential rezoning) to rezone property zoned for residential use to increase density or change land use as follows:

A. Development of the area or property to be rezoned shall not have growth-inducing impacts on existing residential neighborhoods;
The residential properties proposed to be rezoned will not have growth-inducing impacts on existing residential neighborhoods since no new development is proposed as part of this zoning action. The new zoning designations are in alignment with the associated General Plan designations for each site. The proposed underlying zoning districts are intended to implement the goals and policies of the overarching 2040 General Plan, including established densities, where these factors were already analyzed.

B. Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods; an
The residential properties proposed to be rezoned will not have a significant traffic impact on existing residential neighborhoods since no new development is proposed as part of this zoning action. The new zoning designations are in alignment with the associated General Plan designations for each site. The proposed underlying zoning districts are intended to implement the goals and policies of the overarching 2040 General Plan, including established densities, where these factors were already analyzed. Additionally, potential traffic impacts of new development applications will be reviewed individually to ensure compliance with what was analyzed in the 2040 General Plan.

C. Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods.

The residential properties proposed to be rezoned will not have a significant noise impact on existing residential neighborhoods since no new development is proposed as part of this zoning action and all future development must comply with the City’s established noise regulations. The proposed zoning action is necessary to be consistent with the 2040 General Plan where review of noise impacts were analyzed.

Item 10.3
City Council Meeting Agenda - Page 97 of 2323 - Monday, October 20, 2025 Section 8. The City Council finds that the proposed rezonings will achieve consistency with the General Plan 2040 and are consistent with the requirements of Government Code Section 65863 (No Net Loss Law), as the actions do not result in a net loss of residential capacity occurring at the same meeting.

Section 9. If any section, subsection, phrase, or clause of this article is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council would have passed this ordinance and each and every section, subsection, sentence, clause or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional.

Section 10. This ordinance shall be effective 30 days after its adoption.

Section 11. Within fifteen days after the passage of this ordinance, the City Clerk shall cause it to be posted in the four places designated by resolution of the City Council.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the 20th day of October, 2025.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the __ day of ___, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________
SUE NOACK, Mayor
ATTEST:
____________________________
LYONE P. CONNER, City Clerk
Item 10.3
City Council Meeting Agenda - Page 98 of 2323 - Monday, October 20, 2025 City of Pleasant Hill
Title 18 - Zoning
Ordinance Amendment
Public Review Draft
OCTOBER 2025
Item 10.3
City Council Meeting Agenda - Page 99 of 2323 - Monday, October 20, 2025 Title 18 - Zoning Ordinance Amendment Part 1
Public Review Draft – October 2025
1 Table of Contents
PART 1 – ENACTMENT AND APPLICABILITY................................................................................... 4 Chapter 18.05 Purpose and Organization....................................................................................... 6 Chapter 18.10 Applicability and Interpretation .............................................................................. 10 PART 2 – ZONING DISTRICT REGULATIONS AND DEVELOPMENT STANDARDS .................... 14 Chapter 18.11 Residential Zoning Districts ................................................................................... 18 Chapter 18.20 Mixed-Use Districts................................................................................................ 88 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts ............................................ 102 Chapter 18.30 Planned Unit Developments (PUD) and Precise Plan Districts (PPD)................ 127 Chapter 18.35 Hillside Planned Unit Development (HPUD)........................................................ 133 Chapter 18.40 Overlay Districts................................................................................................... 143 Chapter 18.45 Parks and Recreation Zoning District.................................................................. 157 Chapter 18.50 Open Space Zoning District................................................................................. 162 PART 3 – REGULATIONS APPLICABLE TO ALL ZONING DISTRICTS....................................... 165 Chapter 18.51 General Site and Development Standards.......................................................... 170 Chapter 18.60 Adult Businesses ................................................................................................. 180 Chapter 18.65 Cannabis.............................................................................................................. 189 Chapter 18.70 Creek Setbacks ................................................................................................... 193 Chapter 18.75 Fences, Walls, and Screening............................................................................. 199 Chapter 18.80 Off-Street Parking and Loading........................................................................... 204 Chapter 18.85 Performance Standards....................................................................................... 225 Chapter 18.90 Scenic Route Setbacks........................................................................................ 228 Chapter 18.95 Signs.................................................................................................................... 230 Chapter 18.100 Tree Preservation ................................................................................................ 250 Chapter 18.105 Water-Efficient Landscaping................................................................................ 262 Chapter 18.110 Wireless Telecommunications............................................................................. 271 PART 4 – PERMIT AND ENTITLEMENT PROCESSING PROCEDURES...................................... 292 Chapter 18.111 Adult Use Development Permit ........................................................................... 297 Chapter 18.120 Architectural Review Permits............................................................................... 303 Chapter 18.125 Development Plan ............................................................................................... 309 Chapter 18.130 Minor Exceptions ................................................................................................. 313 Chapter 18.135 Reasonable Accommodation............................................................................... 320 Chapter 18.140 Sign Permit .......................................................................................................... 326 Chapter 18.145 Temporary Sign Permit........................................................................................ 330 Item 10.3
City Council Meeting Agenda - Page 100 of 2323 - Monday, October 20, 2025 Part 1 Enactment and Applicability
2 Chapter 18.150 Master Sign Program........................................................................................... 334 Chapter 18.155 Use Permit ........................................................................................................... 338 Chapter 18.160 Use Permit, Temporary........................................................................................ 344 Chapter 18.165 Variance............................................................................................................... 347 Chapter 18.170 Zoning Permit ...................................................................................................... 352 PART 5 – ZONING ORDINANCE ADMINISTRATION ..................................................................... 356 Chapter 18.171 General Provisions .............................................................................................. 359 Chapter 18.180 Amendments – General Plan, Zoning Ordinance, and Zoning Map ................... 366 Chapter 18.185 Appeals and Calls for Review.............................................................................. 371 Chapter 18.190 Development Agreement..................................................................................... 374 Chapter 18.195 Enforcement ........................................................................................................ 381 Chapter 18.200 Nonconforming Provisions................................................................................... 385 Chapter 18.205 Noticing Requirements ........................................................................................ 391 PART 6 – DEFINITIONS AND LAND USE CLASSIFICATIONS ..................................................... 396 Chapter 18.206 Land Use Classifications ..................................................................................... 399 Chapter 18.215 Definitions ............................................................................................................ 413 Item 10.3
City Council Meeting Agenda - Page 101 of 2323 - Monday, October 20, 2025 Title 18 - Zoning Ordinance Amendment Part 1
Public Review Draft – October 2025
3 Part 1

Enactment and Applicability
Item 10.3
City Council Meeting Agenda - Page 102 of 2323 - Monday, October 20, 2025 Part 1 Enactment and Applicability
4 Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 1 – Enactment and
Applicability

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.05 PURPOSE AND ORGANIZATION ..................................................................... 6

18.05.010 Title................................................................................................................................... 6

18.05.020 Purpose, Intent, and Authority.......................................................................................... 6

18.05.030 Organization of the Zoning Ordinance ............................................................................. 6

18.05.040 Severability and Partial Invalidation ................................................................................. 7

18.05.050 Establishment of Zoning Districts..................................................................................... 7 CHAPTER 18.10 APPLICABILITY AND INTERPRETATION...................................................... 10

18.10.010 Purpose and Applicability ............................................................................................... 10

18.10.020 General Rules for Applicability of Zoning Ordinance ..................................................... 10

18.10.030 Rules for Construction of Language............................................................................... 11

18.10.040 Rules of Interpretation of Text and Zoning Map............................................................. 12 Item 10.3
City Council Meeting Agenda - Page 103 of 2323 - Monday, October 20, 2025 Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – October 2025
5 Chapter 18.05
Purpose and Organization
Item 10.3
City Council Meeting Agenda - Page 104 of 2323 - Monday, October 20, 2025 Chapter 18.05 Purpose and Organization
6 Chapter 18.05 Purpose and Organization
Sections

18.05.010 Title

18.05.020 Purpose, Intent, and Authority

18.05.030 Organization of the Zoning Ordinance

18.05.040 Severability and Partial Invalidation

18.05.050 Establishment of Zoning Districts

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

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

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

18.05.020.A.1]

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

18.05.020.A.2]

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

18.05.020.A.3]

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

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

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

18.05.020.D]

7. Ensure that service demands of new development will not exceed the capacities of existing streets, utilities, or public services. [Source: 18.05.020.E] B. Authority. This Zoning Ordinance is enacted based on the authority vested in the City by the State of California, including but not limited to the State Constitution; the Planning and Zoning Law (Government Code Sections 65000 et seq.); and the California Environmental Quality Act (Public Resources Code Sections 21000 et seq.). [Source: 18.05.020.F]

18.05.030 Organization of the Zoning Ordinance
Item 10.3
City Council Meeting Agenda - Page 105 of 2323 - Monday, October 20, 2025 Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – October 2025
7 Part 1 - Enactment and Applicability establishes the overall organization and applicability of the Zoning Ordinance. [Source: 18.05.030]
Part 2 - Zoning District Regulations and Development Standards establishes the permitted or conditionally permitted land uses in each zoning district and include any special requirements applicable to specific uses. This Part also establishes the development standards specific to each zoning district (e.g., regulations that control the height, bulk, location, and appearance of structures). [Source: 18.05.030]
Part 3 - Regulations Applicable to All Zoning Districts contains zoning regulations which apply citywide (zoning regulations not specific to a particular zoning district or land use). [Source: 18.05.030] Part 4 - Permit and Entitlement Processing Procedures establishes the processing procedures for required permits and entitlements. These regulations include the purpose and applicability of each permit/entitlement, application requirements, filing procedures, and applicable conditions of approval. [Source: 18.05.030, modified]
Part 5 - Zoning Ordinance Administration contains procedures for the administration of the Zoning Ordinance, including requirements for development agreements, amendments, appeals of zoning decisions and calls for review, and enforcement. [Source: 18.05.030] Part 6 - Definitions and Land Use Classifications includes a list of terms used in the Zoning Ordinance, with cross-references, and definitions for land use classifications. [Source: 18.05.030]

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

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

18.10.050.B]
Item 10.3
City Council Meeting Agenda - Page 106 of 2323 - Monday, October 20, 2025 Chapter 18.05 Purpose and Organization
8 Table 18.05-A
Zoning Districts and General Plan Land Use Designations Consistency Zoning Map
Symbol Zoning District Name Density and/orFAR
Corresponding General
Plan Land Use
Designation(s)
R-20
Single-Family Residential Zoning
District
(Min. lot size: 20,000 sq. ft.)

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

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

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

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

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

1.3 – 20.0 du/ac

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

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

40.1 – 70 du/ac

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

70.1 – 100 du/ac

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

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

Item 10.3
City Council Meeting Agenda - Page 107 of 2323 - Monday, October 20, 2025 Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – October 2025
9 Chapter 18.10
Applicability and Interpretation
Item 10.3
City Council Meeting Agenda - Page 108 of 2323 - Monday, October 20, 2025 Chapter 18.10 Applicability and Interpretation
10 Chapter 18.10 Applicability and Interpretation
Sections

18.10.010 Purpose and Applicability

18.10.020 General Rules for Applicability of Zoning Ordinance

18.10.030 Rules for Construction of Language

18.10.040 Rules of Interpretation of Text and Zoning Map

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

18.10.020 General Rules for Applicability of Zoning Ordinance A. Applicability to Property. The regulations established in this Zoning Ordinance shall apply to all land within the City, including land owned by the City and other local, State, or Federal agencies to the extent allowed by law, with the exception of City-funded projects on property owned by a public agency. The application of regulations to specific lots shall be governed by the Zoning Map. [Source: 18.10.020.A]
B. Applicability to Streets and Rights-of-Way. Public streets, utilities, and other rights-of-way shall be in the same zoning district as contiguous property. Where contiguous properties are classified in different zoning districts, the centerline of the street or right-of-way shall be the zoning district boundary, unless otherwise depicted on the Zoning Map. [Source: 18.10.020.B] C. Compliance with Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved within any zoning district except in accordance with this Title. [Source: 18.10.020.C]
D. Public Nuisance. Neither the provisions of this Title nor the approval of any permit authorized under this Title shall authorize the maintenance of a public nuisance. A violation of any provision of this Title is a public nuisance. [Source: 18.10.020.D] E. Compliance with Public Notice Requirements. Compliance with public notice requirements prescribed by this Title shall be deemed sufficient notice to allow the City to proceed with a public hearing and take action on an application, regardless of actual receipt of mailed or delivered notice. [Source: 18.10.020.E]
F. Requests for Notice for an Application on File with the City. Where this Title requires that notice be given by first class mail to “any person who has filed a written request for such notice,” the request shall be filed with the Zoning Administrator and shall be subject to the applicable fees set to cover mailing costs. A request for mailing of a single notice of a single decision shall not require payment of a fee. [Source: 18.10.020.F]
Item 10.3
City Council Meeting Agenda - Page 109 of 2323 - Monday, October 20, 2025 Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – October 2025
11 G. Conflict with Other Regulations. Where conflict occurs between the provisions of this Title and any other Pleasant Hill Municipal Code, chapter, resolution, guideline, or regulation, the more restrictive provision shall control unless otherwise specified in this Chapter. [Source:

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

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

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

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

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

18.10.030.A.1]

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

3. “Either ... or” indicates that the connected words or provisions shall apply singly but not in combination. [Source: 18.10.030.A.3]
C. In case of conflict between the text and a diagram, the text controls. [Source: 18.10.030.C] D. A reference to a public official in the City is to that person who performs the function referred to and includes a designated deputy of such official. [Source: 18.10.030.D] E. All references to days are to calendar days unless otherwise indicated. [Source: 18.10.030.E] Item 10.3
City Council Meeting Agenda - Page 110 of 2323 - Monday, October 20, 2025 Chapter 18.10 Applicability and Interpretation
12 F. Section headings shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any Section. [Source: 18.10.030.F] G. The words activities and facilities include any part thereof [Source: 18.10.030.G]

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

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

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

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

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

5. If any uncertainty remains as to the location of a zoning district boundary or other feature shown on the Zoning Map, the location shall be determined by the Zoning Administrator. [Source: 18.10.040.B.5]
C. Record of Interpretation. The Zoning Administrator shall keep a record of interpretations made under this Section which shall be available to the public. [Source: 18.10.040.C] Item 10.3
City Council Meeting Agenda - Page 111 of 2323 - Monday, October 20, 2025 Part 1 – Enactment and Applicability Part 2
Public Review Draft – October 2025
13 Part 2
Zoning District Regulations
and Development Standards
Item 10.3
City Council Meeting Agenda - Page 112 of 2323 - Monday, October 20, 2025 Part 2 Zoning District Regulations and Development Standards 14 Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 2 – Zoning District
Regulations and Development
Standards

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.15 RESIDENTIAL ZONING DISTRICTS ............................................................... 18

18.15.010 Purpose and Intent of Residential Zoning Districts ........................................................ 18

18.15.020 Land Use Regulations for Residential Districts .............................................................. 21

18.15.030 Development Standards for Residential Districts........................................................... 24

18.15.040 Additional Development Standards................................................................................ 26

18.15.050 Accessory Dwelling Units (ADU and JADU) .................................................................. 30

18.15.060 Accessory Structures and Uses: Residential Districts ................................................... 43

18.15.070 Permanent Basketball Hoops......................................................................................... 45

18.15.080 Swimming Pools and Hot Tubs ...................................................................................... 45

18.15.090 Animals........................................................................................................................... 45

18.15.100 Container or Storage Units............................................................................................. 46

18.15.110 Density Bonus ................................................................................................................ 46

18.15.120 Emergency Shelters ....................................................................................................... 52

18.15.130 Home Occupations......................................................................................................... 56

18.15.140 Inclusionary Housing ...................................................................................................... 60

18.15.150 Manufactured Homes ..................................................................................................... 64

18.15.160 Residential Care Facilities.............................................................................................. 66

18.15.170 Single Room Occupancy (SRO)..................................................................................... 68

18.15.180 Two-Unit Projects ........................................................................................................... 70 Item 10.3
City Council Meeting Agenda - Page 113 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Part 2 Public Review Draft – October 2025
15 18.15.190 Urban Lot Splits.............................................................................................................. 81 CHAPTER 18.20 MIXED-USE DISTRICTS .................................................................................. 88

18.20.010 Purpose and Intent of Mixed-Use Districts..................................................................... 88

18.20.020 Land Use Regulations for Mixed-Use Districts............................................................... 89

18.20.030 Development Standards for Mixed-Use Districts ........................................................... 93

18.20.040 Additional Development Standards................................................................................ 95

18.20.050 Outdoor Retail Sales Facilities ....................................................................................... 99

18.20.060 Outdoor Donation Collection Facilities ......................................................................... 100 CHAPTER 18.25 COMMERCIAL, OFFICE, AND INDUSTRIAL ZONING DISTRICTS ............ 102

18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts.............................. 102

18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts ....................... 104

18.25.030 Development Standards for Commercial, Office, and Industrial Districts .................... 111

18.25.040 Additional Development Standards.............................................................................. 113

18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts............. 115

18.25.060 Container or Storage Units........................................................................................... 116

18.25.070 Eating and Drinking Establishments ............................................................................ 116

18.25.080 Firearm Sales ............................................................................................................... 117

18.25.090 Hazardous Materials Storage....................................................................................... 119

18.25.100 Hours of Operation in the PAO, C, and LI Zoning Districts.......................................... 120

18.25.110 Live Entertainment ....................................................................................................... 120

18.25.120 Outdoor Sales Facilities ............................................................................................... 121

18.25.130 Outdoor Donation Collection Facilities ......................................................................... 122

18.25.140 Recycling Facilities....................................................................................................... 122

18.25.150 Service Station and Automobile Washing.................................................................... 124

18.25.160 Vehicle Storage ............................................................................................................ 124 CHAPTER 18.30 PLANNED UNIT DEVELOPMENTS AND PRECISE PLAN DISTRICTS...... 127

18.30.010 Purpose ........................................................................................................................ 127

18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD) ............ 127

18.30.030 Land Use Regulations for PUDs and PPDs ................................................................. 128

18.30.040 Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD).................................................................................................................................... 128

18.30.050 Concept Plan................................................................................................................ 128

18.30.060 Establishment of a PUD Zoning District ....................................................................... 129

18.30.070 Development Plan and Architectural Review............................................................... 131

18.30.080 Zoning Map Designation .............................................................................................. 131 CHAPTER 18.35 HILLSIDE PLANNED UNIT DEVELOPMENT (HPUD).................................. 133 Item 10.3
City Council Meeting Agenda - Page 114 of 2323 - Monday, October 20, 2025 Part 2 Zoning District Regulations and Development Standards 16 18.35.010 Purpose ........................................................................................................................ 133

18.35.020 Applicability and Exemptions........................................................................................ 133

18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD) .......... 134

18.35.040 Development Standards for Hillside Development....................................................... 136

18.35.050 Design Standards for Hillside Development................................................................. 137

18.35.060 Concept Plan................................................................................................................ 138

18.35.070 Establishment of an HPUD Zoning District .................................................................. 139

18.35.080 Development Plan and Architectural Review............................................................... 140

18.35.090 Zoning Map Designation .............................................................................................. 141 CHAPTER 18.40 OVERLAY DISTRICTS................................................................................... 143

18.40.010 General Provisions ....................................................................................................... 143

18.40.020 Historic Districts and Cultural Resources Districts (H, CR).......................................... 143 CHAPTER 18.45 PARKS AND RECREATION ZONING DISTRICT ......................................... 157

18.45.010 Purpose and Intent of the Parks and Recreation Zoning District................................. 157

18.45.020 Permitted Land Uses and Activities ............................................................................. 158

18.45.030 Development Standards for the Parks and Recreation Zoning District........................ 158

18.45.040 Required Permits and Entitlements.............................................................................. 159

18.45.050 Appeals......................................................................................................................... 160 CHAPTER 18.50 OPEN SPACE ZONING DISTRICT................................................................ 162

18.50.010 Purpose and Intent of the Open Space Zoning District................................................ 162

18.50.020 Permitted Land Uses and Activities ............................................................................. 162

18.50.030 Development Standards for the Open Space Zoning District ...................................... 163 Item 10.3
City Council Meeting Agenda - Page 115 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
17 Chapter 18.15
Residential Zoning Districts
Item 10.3
City Council Meeting Agenda - Page 116 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
18 Chapter 18.11 Residential Zoning Districts
Sections

18.15.010 Purpose and Intent of Residential Zoning Districts

18.15.020 Land Use Regulations for Residential Districts

18.15.030 Development Standards for Residential Districts

18.15.040 Additional Development Standards

18.15.050 Accessory Dwelling Units (ADU and JADU)

18.15.060 Accessory Structures and Uses: Residential Districts

18.15.070 Permanent Basketball Hoops

18.15.080 Swimming Pools and Hot Tubs

18.15.090 Animals

18.15.100 Container or Storage Units

18.15.110 Density Bonus

18.15.120 Emergency Shelters

18.15.130 Home Occupations

18.15.140 Inclusionary Housing

18.15.150 Manufactured Homes

18.15.160 Residential Care Facilities

18.15.170 Single Room Occupancy (SRO)

18.15.180 Two-Unit Projects

18.15.190 Urban Lot Splits

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

1. Preserve, protect, and enhance appropriately located areas for residential land use, consistent with the General Plan, Citywide Design Guidelines, and the standards of public health and safety. [Source: 18.20.010.A.1]

2. Protect residents from the harmful effects of excessive noise, overcrowding, excessive traffic, excessive on-street parking, and other adverse environmental effects. [Source:

18.20.010.A.2]

3. Achieve design compatibility between multi-family residential developments and lower density residential neighborhoods by establishing physical development standards and performance standards. [Source: 18.20.010.A.3]
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19 4. Ensure adequate provisions for sites, with reasonable access to public services, for appropriate public and semipublic land uses, including care facilities, needed to complement or exist within residential development while protecting the relatively quiet, primarily noncommercial, family atmosphere of neighborhoods. [Source:

18.20.010.A.4]

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

18.20.010.A.5]

6. Provide for care facilities, emergency shelters, and supportive/transitional housing to meet current and projected need while ensuring compatibility with surrounding neighborhoods. [Source: 18.20.010.A.7, modified]
B. Summary of Residential Zoning Districts. The specific purpose and intent of each of the eleven residential zoning districts are as follows: [Source: 18.20.010.B, modified]

1. R-20, R-15 - Low Density Single-Family Residential Zoning Districts. The purpose of the R-20 and R-15 zoning districts is to allow for low density single-family residential development (1.3 to 3 dwelling units per acre) on larger lots ranging from 15,000 square feet in the R-15 zoning district to 20,000 square feet in the R-20 zoning district.

The R-15 and R-20 zoning districts implement the Single-Family Low Density (SFLD) General Plan land use designations. [Source: 18.20.010.B.1, modified]

2. R-10 and R-10A - Single-Family Medium Density Residential Zoning Districts. The purpose of the R-10 and R-10A zoning districts is to allow for low and medium density single-family residential development (3.1 to 4.5 dwelling units per acre). The minimum lot size in the R-10 zoning district is 10,000 square feet. The minimum lot size in the R-10A zoning district is 7,000 square feet with an average lot size of 10,000 square feet. The R-10 and R-10A zoning districts implement the Single-Family Medium Density (SFMD) General Plan land use designation. [Source: 18.20.010.B.2, modified]

3. R-7 and R-6 - Single-Family High-Density Residential Zoning District. The purpose of the R-7 and R-6 zoning districts is to allow for higher density single-family and lowerdensity multi-family residential developments (e.g., duplexes, triplexes) and other compatible uses that promote neighborhoods with a mixture of housing types and sizes to meet community needs. The R-7 and R-6 zoning districts allow for densities between

4.6 to 6.9 dwelling units per acre. The R-6 zoning district has a minimum lot size of 6,313 square feet, whereas the R-7 zoning district has a minimum lot size of 7,000 square feet. The R-6 and R-7 zoning districts implement the Single-Family HighDensity (SFHD) General Plan land use designation. [Source: 18.20.010.B.3, modified]

4. RMD – Mangini Delu Residential Zoning District. The purpose of the RMD Zoning District is to allow for the development of a variety of housing types on the ManginiDelu property while preserving natural open space. The RMD zoning district allows for densities between 4.6 to 13 dwelling units per acre to provide for a range of singlefamily and low-density multifamily housing options. Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, site wide master plan to be approved prior to any development onsite, unless otherwise provided Item 10.3
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20 in this Chapter. The RMD zoning district implements the Mangini-Delu Residential (MDR) General Plan land use designation. [Source: NEW]

5. MFVL- Very Low Density Multi-Family Residential Zoning District. The purpose of the MFVL zoning district is to allow for higher density single-family residential uses and very low-density multi-family residential uses (e.g., duplexes, townhouses, triplexes).

The MFVL zoning district allows for densities between 7 and 12 dwelling units per acre and implements the Multi-Family Very Low-Density (MFVLD) General Plan land use designation. [Source: 18.20.010.B.4, modified]

6. MFL – Low-Density Multi-Family Residential Zoning District. The purpose of the MFL zoning district is to allow for higher density single-family residential uses or low-density multi-family residential uses including duplexes, triplexes, manufactured housing, or small condominiums or apartments. The MFL zoning district allows for densities between 12.1 and 20 dwelling units per acre and implements the Multi-Family LowDensity (MFLD) General Plan land use designation. [Source: 18.20.010.B.5, modified]

7. MFM – Medium-Density Multi-Family Residential Zoning District. The purpose of the MFM zoning district is to allow for multi-family residential uses including townhouses, manufactured housing, and mid-sized condominiums or apartments with densities between 20.1 and 30 dwelling units per acre. The MFM zoning district implements the Multi-Family Medium Density (MFMD) General Plan land use designation. [Source:

18.20.010.B.6, modified]

8. MFH - High Density Multi-Family Residential Zoning District. The purpose of the MFH zoning district is to allow for more intensive multi-family residential uses including townhouses, condominiums and apartments with densities between 30.1 and 40 dwelling units per acre. The MFH zoning district implements the Multi-Family HighDensity (MFHD) General Plan land use designation. [Source: 18.20.010.B.7, modified]

9. MFVH - Very High Density Multi-Family Residential Zoning District. The purpose of the MFVH zoning district is to allow for intensive multi-family residential uses at higher densities (40.1 to 73 dwelling units per acre) including condominiums and apartment complexes. The MFVH zoning district implements the Multi-Family Very High-Density (MFVHD) General Plan land use designation. [Source: 18.20.010.B.8, modified]

10. HPUD – Hillside Planned Unit Development Residential Zoning District. The purpose of the HPUD zoning district is to allow for limited residential development including townhouses, condominiums and single-family homes on parcels having an average slope of 15 percent or greater. The HPUD zoning district implements various singlefamily and multi-family General Plan land use designations. The following parcels shall be exempt from the HPUD standards established in this Part: (Reference: Chapter

18.35 (Hillside Planned Unit Development (HUP))) [Source: 18.20.010.B.9, modified] a. 152-010-004 (off of Paso Nogal Road)
b. 154-140-015 (off of Morello Avenue)

11. PUD/PPD - Residential Planned Unit Development or Precise Plan District. The purpose of the PUD/PPD zoning district is to allow for residential development with a Item 10.3
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21 total number of dwelling units falls within the density range permitted by the asscoated General Plan land use designation for the total area allocated to residential use. (See also Government Code Section 65589.5.) [Source: 18.20.010.10, modified] C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i) lower-income sites including: those in the sites inventory with a proposed zoning change to meet the RHNA shortfall, vacant sites identified in two previous housing elements, and nonvacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By-right” means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.20.010.C]

18.11.020 Land Use Regulations for Residential Districts A. Residential Land Use Classifications. Table 18.15-A (Residential Land Use Regulations) establishes the land uses allowed within each residential zoning district. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.20.020, modified] B. Zoning Permit Required. Each land use listed in Table 18.15-A (Residential Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before the establishment of a new use or issuance of a Building Permit. [Source: NEW]
C. Other Permits and Entitlements. In addition to the permits listed in Table 18.15-A (Residential Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements unless stated otherwise in this Title. Applicants should consult the Planning Division regarding any permits or entitlements required for a project. [Source: NEW]
D. Uses Not Listed. Land uses not listed in Table 18.15-A (Residential Land Use Regulations) are not allowed.

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

RMD MFVL MFL MFM MFH MFVH
R-15 R-10A R-6
Residential Uses
Accessory dwelling unit Section 18.15.050
Accessory dwelling unit,
junior
Section 18.15.050
Bed and breakfast – – – – – – – – –
Emergency shelter
U U U U – – – – – Only on church or
school sites. Section

18.15.120
Employee housing P P P P P P P P P
Family day care home P P P P P P P P P
Group residential – – – P P P P P P
Home occupation P P P P P P P P P Section 18.15.130
Mobile/manufactured
housing
P P P P – – – – –
Multifamily residential
Two-unit P P P P P P P P P L-8
Three-unit U U U P P P P P P
Four-unit U U U P P P P P P
Five or more units - - - P P P P P P
Residential care facility,
small, licensed
P P P P P P P P P Section 18.15.160
Residential care facility,
small, unlicensed

P P P P P P P P P
Senior housing P P P P P P P P P
Single-room occupancy – – – U U U U U U Section 18.15.170 Single-family residential P P P P P P P P P
With boarder or lodger P P P P P P P P P No more than 3 boarders or lodgers.

Supportive housing P P P P P P P P P
Transitional housing P P P P P P P P P
Public and Semipublic Uses
Residential care facility,
large licensed or
unlicensed
U U U P P P P P P Section 18.15.160
Cemetery U U U U U U U U U
Community center U U U U U U U U U
Cultural institutions U U U U U U U U U
Day care, general U U U U U U U U U L-1
Park and recreational U U U U U U U U U
Item 10.3
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23 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

RMD MFVL MFL MFM MFH MFVH
R-15 R-10A R-6
facilities
Public safety facilities U U U U U U U U U
Offender rehabilitation
services
– – – - – – – – –
Place of assembly U U U U U U U U U
School, college and
university

U U U U U U U U U
School, private U U U U U U U U U
Utilities, major U U U U U U U U U
Utilities, minor P P P P P P P P P
Wireless
telecommunications
facility
L-3 L-3 L-3 L-3 L-3 L-3 L-3 L-3 L-3 Chapter 18.110
Commercial Uses
Animal sales and
service
– – – – – – – – – Only animal boarding
and riding academies.

Horticulture, limited U U U U U U U U U
Accessory Uses
Accessory Uses P/U P/U P/U P/U P/U P/U P/U P/U P/U Section 18.15.060 Temporary Uses
Agricultural sales T T – – – – – – – L-7.

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

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

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

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

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

Group assembly events – T T T – – – – – L-2 and L-6.

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

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

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

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

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

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

Item 10.3
City Council Meeting Agenda - Page 122 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
24 18.11.030 Development Standards for Residential Districts A. Table 18.15-B (Development Standards – Residential Zoning Districts) prescribes development regulations for all development in residential zoning districts. The “Additional Development Regulations” column identifies additional development regulations or refers to other applicable regulations located elsewhere in this Zoning Ordinance. [Source: 18.20.030.A, modified]
B. Supplemental Development Standards. Sections 18.15.040 through 18.15.190 are applicable to development in all residential zoning districts. [Source: 18.20.030.B, modified] C. Applicability of Development Standards in RMD Zoning District. Development standards for all development in the RMD zoning district shall be established in a comprehensive, site wide master plan, to be approved prior to any development onsite, unless otherwise stated in this Title. [Source: NEW]
D. Additional Regulations. The following development standards are applicable to all zoning districts and can be found in Part 3 and Part 5 of this Title. [Source: 18.20.030.C, modified]

1. General Site and Development Standards (Chapter 18.55); [Source: 18.20.030.C.1, modified]

2. Off-Street Parking and Loading (Chapter 18.80); [Source: 18.20.030.C.2, modified]

3. Signs (Chapter 18.95); and [Source: 18.20.030.C.3, modified] Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

RMD MFVL MFL MFM MFH MFVH
R-15 R-10A R-6
Swap meet – T T T – – – – – L-2 and L-5.

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

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

L-2 Minimum site area of one acre.

L-3 Minimum site area of three acres.

L-4 See Section 18.25.110 for live entertainment standards.

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

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

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

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

Item 10.3
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25 4. Nonconforming Provisions (Chapter 18.200). [Source: 18.20.030.C.4, modified]

5. Tree Preservation (Chapter 18.100). [Source: NEW]
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26 18.11.040 Additional Development Standards
A. Minimum site area for certain uses. The minimum site area shall be 10,000 square feet for the following use classifications:

1. Day care, general [Source: 18.20.040.A, modified]
Table 18.15-B: Development Standards – Residential Zoning Districts Development
Standard
(minimum unless
stated otherwise)
Zoning District
Additional
Development
Regulations
(see corresponding
letter in Section

18.15.040)
R-20 R-15 R-10
R-10A
R-7 R-6
RMD*
MFVL
MFL
MFM
MFH
MFVH
Single-Family
Residential
All Other Land
Use
Classifications
Parcel Dimensions
Site Area per
Dwelling Unit (sq. ft.)
– – – 10,000 – – –* –* – – – – –
Lot Area (sq. ft.) 20,000 15,000 10,000 7,0001 7,000 6,000 6,000* –* – – – – – A, B Width (ft) 100 100 80 70 70 60 60* 70* 70 70 80 80 80
Depth (ft) 120 100 90 90 90 90 90* 90* 90 90 90 90 90
Setbacks
Front (ft) 25 20 20 20 15 15 15* 15* 15 15 10 10 10 C
Rear (ft) 15 15 15 15 15 15 15* 15* 15 15 15 15 15 D, J Side (ft) 15 10 5 5 5 5 5* 10* 10 10 10 5 5 D, E, J
Corner Lot (ft) 15 15 15 15 15 15 15* 15* 15 15 10 10 10 C, D, J Aggregate Side (ft) 35 25 15 15 15 15 15* 20* 20 20 20 10 10 D, E, J Creek Setback – – – – – – –* –* – – – – – Chapter 18.70 Height and Lot Coverage (maximum)
Building Height (ft) 35 35 35 35 35 35 35* 35* 35 35 40 50 75 Lot Coverage 25% 25% 30% 35% 35% 35% 35%* 50%* 50% 50% 50% 60% 70% M Floor Area Ratio 40% 40% 40% 40% 40% 40% 40%* –* – – – – – N Other Standards
Open Space – – – – – – –* –* – – – – – F, G
Scenic Route
Setback (ft)
25 25 25 25 25 25 25* 25* 25 25 25 25 25 Chapter 18.90
Site Landscaping – – – – – – –* 35%* 35% 35% 30% 25% 15% H Fences and Walls – – – – – – –* –* – – – – – J
Nonconforming
Structures
– – – – – – –* –* – – – – – Section 18.200.040.

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

Item 10.3
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27 2. Care facilities, large [Source: 18.20.040.A, modified]

3. Schools, public or private [Source: 18.20.040.A, modified] B. Minimum Lot Area. Minimum lot area shall be “net” as defined in Section 18.215.0140 (“N” Definitions), except for minor subdivisions comprising of no more than two parcels and located within the R-6, R-7, R-10A, and R-10 zoning districts, in which case the following exception(s) may be approved by the Zoning Administrator and/or Planning Commission: [Source:

18.20.040.B, modified]

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

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

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

2. Corner Lots. On a corner lot any street side frontage may be used as the front setback, given the following conditions:
a. The entry to the dwelling shall be located on the frontage designated as the front setback, [Source: 18.20.040.C, modified]
b. All other setback requirements are met, in compliance with this Chapter, in the event the front setback is switched; and [Source: 18.20.040.C, modified] E. Buildings Over 35 Feet. In addition to all applicable standards established in this Chapter, buildings taller than 35 feet in height located on a lot adjacent to a single-family residential zoning district (R-6, R-7, R-10A, R-10, R-15, R-20) shall incorporate one of the following:
[Source: 18.20.040.D, modified]

1. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building Item 10.3
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28 attains the height of 40 feet, or an additional five feet. See Figure 18.15-1 (Additional Setbacks for Buildings Over 35 Feet) [Source: 18.20.040.D.1, modified]

2. Additional Side and Rear Setback Area. The required side and rear setbacks established in Table 18.15-B (Development Standards – Residential) shall be increased by one foot for every one foot of structure height exceeding 35 feet, not exceeding 10 additional feet. For example, a building with a proposed height of 40 feet would have side and rear setbacks that are five feet more than the required side and rear setbacks established in Table 18.15-B (Development Standards – Residential).

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

18.20.040.D.1, modified]
Figure 18.15-1: Additional Setbacks for Buildings Over 35 Feet F. Zero-Lot Line Development. A structure legally constructed in conformance with standards for zero-lot line development shall not be considered a nonconforming structure subject to Chapter

18.200 (Nonconforming Provisions); 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 percent nor increase the lot coverage to more than 50 percent. [Source: 18.20.040.E, modified]
G. Open Space. Multi-family residential developments shall have at least 200 square feet of usable open space per dwelling unit. This requirement shall be met by providing private open space, common open space, or a combination of the two in compliance with the Citywide Residential Guidelines and Objective Design Standards. No common open space area shall have a dimension less than 10 feet. [Source: 18.20.040.F, modified] H. Park Land Dedication. Each residential unit is subject to the park land dedication requirements of the Pleasant Hill Subdivision Ordinance (Title 17).

Item 10.3
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29 I. Planting Areas. In addition to the minimum percentage of the site to be landscaped, listed in Table 18.15-B (Development Standards for Residential Districts), the following requirements apply:

1. Setback Areas Adjoining Streets. All visible portions of required setback areas adjoining a street that are not used for driveways or walkways shall be landscaped. In single-family zoning districts, a minimum of 50 percent of the required front setback areas shall be maintained as landscaped area. Recreational vehicles, utility trailers, unmounted camper tops, boats, cars, trucks, motorcycles, or other vehicles shall not be parked or stored within a required landscaped area. Landscaped area shall consist of plantings, lawn, mulch, decorative bark, approved decorative landscape features, and other decorative pervious surfaces subject to the approval of the Zoning Administrator. [Source: 18.20.040.D.1, modified]

2. Interior Setback Areas. In the MFVL and MFL zoning districts, at least 50 percent of each required interior side setback area and rear setback areas shall be landscaped having a minimum width of five 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 setback areas adjoining a driveway or patio, and a nonresidential accessory structure may occupy a portion of the landscaped area in a rear setback area. [Source:

18.20.040.D.2, modified]

3. Notwithstanding Subsection I.2 of this Section and Sections II.A.9 and II.B.13 in the City-wide Design Guidelines and Objective Design Standards a continuous landscaped area having a minimum width of five feet shall be provided along interior property lines when an MFVL, MFL, MFM, MFH, MFVH zoning district adjoins an single-family zoning district. [Source: 18.20.040.D.3, modified]

4. Exception. Up to 50 percent of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas subject to Architectural Review Commission or Planning Commission approval as part of a proposed project (see Chapter 18.105 (Water-Efficient Landscaping)). [Source:

18.20.040.D.4, modified]
J. Fences and Walls. All fences and walls in residential zoning districts shall comply with the standards established in Chapter 18.75 (Fences, Walls, and Screening).

K. Setbacks from Vehicular Easements. Minimum required setbacks shall be provided and measured from vehicular easement boundaries in the same manner that such setbacks are provided and measured from a public right-of-way. [Source: 18.20.040.J, modified] L. Citywide Design Guidelines and Objective Design Standards. All single-family residential and multi-family residential development shall comply with the Residential Design Guidelines and Objective Design Standards. Residential development projects that qualify for streamlined permit review, as determined by State law, shall be reviewed by the Zoning Administrator to verify compliance with applicable objective design standards. Qualifying projects that comply with all applicable objective design standards shall be subject to a ministerial Architectural Review Permit. Qualifying projects that do not comply with all applicable objective design Item 10.3
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30 standards shall be subject to the discretionary Architectural Review Permit process, as established in Chapter 18.120 (Architectural Review Permits). [Source: 18.20.040.K, modified] M. Lot Coverage for Accessory Dwelling Units. The floor area dedicated to an accessory dwelling unit that is 800 square feet or less shall be exempt from the maximum lot coverage calculations. [Source: 18.20.040.L]
N. Floor area ratio (FAR) for accessory dwelling units. The floor area dedicated to an accessory dwelling unit that is 800 square feet or less shall be exempt from the maximum FAR calculations. [Source: 18.20.040.M]

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

1. Purpose. The purpose of this Section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the California Government Code . [Source: 18.20.095.A, modified]

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

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

1. Deemed to be inconsistent with the General Plan and zoning district for the lot on which the ADU or JADU is located. [Source: 18.20.095.B.1, modified]

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

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

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 Item 10.3
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31 building standards in compliance with California Health and Safety Code Section 17980.12. [Source: 18.20.095.B.4, modified]
D. Definitions. As used in this Section, terms are defined as follows additional terms: [Source:

18.20.095.C]

1. Accessory Dwelling Unit (ADU). An attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family primary dwelling unit is situated. An accessory dwelling unit also includes the following: [Source: 18.20.095.C.1, modified] a. An efficiency unit, as defined by California Health and Safety Code section 17958.1; and [Source: 18.20.095.C.1.a]
b. A manufactured home, as defined by California Health and Safety Code section 18007. [Source: 18.20.095.C.1.b]

2. Complete Independent Living Facilities. 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. [Source: 18.20.095.C.3, modified]

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

18.20.095.C.4]

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

18.20.095.C.5.c]

5. Junior Accessory Dwelling Unit (JADU). A JADU is a residential unit that does not exceed 500 square feet and is contained entirely within an existing or proposed structure and includes an efficiency kitchen and access to either private or shared sanitation facilities within the existing structure. [Source: 18.20.095.C.6, modified]

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

7. Living Area. The interior habitable area of a dwelling unit includes basements and attics but does not include a garage or any accessory structure. [Source: 18.20.095.C.8, modified]
Item 10.3
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32 8. Nonconforming Zoning Condition. A physical improvement on a property that does not conform with current zoning standards. [Source: 18.20.095.C.9, modified]

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

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

11. Public Transit. 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. [Source:

18.20.095.C.12, modified]

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

13. Tandem Parking. When two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another, such that the front vehicle may not be retrieved without the rear vehicle being moved. [Source: 18.20.095.C.13] E. Types of Accessory Dwelling Units. An ADU approved under this Section may be one of the following types: [Source: NEW]

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

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

3. Converted. An accessory dwelling unit that is entirely located within the proposed or existing primary dwelling or accessory structure, including but not limited to attached garages, storage areas, or similar uses; or an accessory structure including but not limited to studio, pool house, or other similar structure. Converted spaces may include an expansion of not more than 150 square feet beyond the same physical dimensions of the existing space for the sole purpose of accommodating ingress and egress to the unit. [Source: NEW]

4. Junior Accessory Dwelling Unit. A junior accessory dwelling unit is a unit that meets all the following: [Source: NEW]
a. Shall only be allowed on lots zoned for single-unit residences and that include an existing or proposed single-family dwelling. [Source: NEW] b. Is entirely located within a proposed or existing primary single-family dwelling (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure). [Source: NEW]
Item 10.3
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33 c. Has independent exterior access from the primary dwelling. [Source: NEW] d. Has sanitation facilities that are either shared with or separate from those of the primary dwelling. [Source: NEW]
e. Includes an efficiency kitchen as defined in Subparagraph C.4 of this Section. [Source: NEW]
F. General Requirements for Approval. The following approvals apply to ADUs and JADUs under this Section: [Source: 18.20.095.D]

1. Building Permit Only. An application for a Building Permit within a residential or mixeduse zone for any of the following shall be approved ministerially if all applicable requirements are met: [Source: 18.20.095.D.1, modified] a. One Converted ADU and One JADU on a Single-Family Lot. One converted ADU as defined in Subparagraph D.3 of this Section and one JADU shall be allowed on a lot with a proposed or existing single-family dwelling if all of the following apply: [Source: 18.20.095.D.1.a, modified]
i. The converted ADU has exterior access that is independent from the single-family dwelling; and [Source: 18.20.095.D.1.a.ii, modified] ii. The converted ADU has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes. [Source:

18.20.095.D.1.a.iii, modified]
iii. The JADU, if applicable, complies with the requirements of Chapter 13 of Division 1 of Title 7 of the California Government Code . [Source:

18.20.095.D.1.a.iv, modified]
b. One Detached ADU and One JADU on a Single-Family Lot. One detached, new-construction ADU and one JADU shall be allowed on a lot with a proposed or existing single-family dwelling, if all the following conditions are met:
[Source: 18.20.095.D.1.b, modified]
i. The side and rear setbacks of the detached ADU are at least four feet. [Source: 18.20.095.D.1.b.i, modified]
ii. The total floor area of the detached ADU is 800 square feet or smaller. [Source: 18.20.095.D.1.b.ii, modified]
iii. The peak height above finished grade does not exceed the applicable height limit in Subparagraphs E.2.a through E.2.c of this Section. [Source: 18.20.095.D.1.b.i.iii, modified]
iv. The JADU, if applicable, complies with the requirements of Government Code Sections 66333 through 66339. [Source:

18.20.095.D.1.a.iv, modified]
c. Converted ADU(s) on a Multi-Family Lot. One or more ADUs within portions of existing multi-family dwelling structures that are not used as livable space Item 10.3
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34 (e.g., storage rooms, boiler rooms, passageways, attics, basements, or garages) if each converted ADU complies with State building standards for dwellings. A least one converted ADU shall be allowed within an existing multifamily structure, up to a quantity equal to 25 percent of the existing multi-family dwelling units in the structure. [Source: 18.20.095.D.1.c, modified] d. Detached ADU on a Multi-Family Lot. No more than two detached ADUs on a lot with a proposed multi-family dwelling, or up to eight detached ADUs on a lot with an existing multi-family dwelling, if each detached ADU satisfies the following limitations: [Source: 18.20.095.D.1.d, modified] i. The side and rear setbacks are at least four feet. If the existing multifamily dwelling has a rear or side setback of less than four feet, the City will not require any modification to the multi-family dwelling as a condition of approving the ADU. [Source: 18.20.095.D.1.d.i, modified] ii. The peak height above finished grade does not exceed the applicable height limit in Subparagraphs E.2.a through E.2.c of this Section. [Source: 18.20.095.D.1.d.ii, modified]
iii. If the lot has an existing multi-family dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot. [Source: 18.20.095.D.1.d.iii]

2. ADU Permit. [Source: 18.20.095.D.2, modified]
a. Except as allowed under Subparagraph E.1 of this Section, no ADU may be created without a Building Permit and an ADU Permit in compliance with the standards established in Subsections E and F of this Section. [Source:

18.20.095.D.2.a, modified]
b. An ADU Permit shall be processed in compliance with the standards established in Chapter 18.170 (Zoning Permit).
c. The City may charge a fee to reimburse it for costs incurred in processing ADU Permits, including any 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. [Source:

18.20.095.D.2.b, modified]

3. Process and Timing. [Source: 18.20.095.D.3]
a. An ADU Permit shall be considered and approved ministerially, without discretionary review or a hearing. [Source: 18.20.095.D.3.a, modified] 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 shall be deemed approved unless either: [Source: 18.20.095.D.3.b, modified]
Item 10.3
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35 i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or [Source:

18.20.095.D.3.b.i]
ii. An application to create an ADU or JADU is submitted with a permit application to create a new single-family or multi-family dwelling on the lot, in which case the City may delay acting on the permit application for the ADU or JADU until the City acts on the permit application to for the new single-family or multi-family dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. [Source: 18.20.095.D.3.b.ii, modified]
c. If the City denies an application to create an ADU or JADU, the City shall provide the applicant written comments that include 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 E.3.b of this Section. [Source: 18.20.095.D.3.c, modified] d. A demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed with the application for the ADU and issued at the same time. [Source: 18.20.095.D.3.d, modified]
G. General Development Requirements. The following requirements apply to all ADUs and JADUs that are approved under Subsection E.1 or E.2 of this Section: [Source: 18.20.095.E, modified]

1. Zoning. [Source: 18.20.095.E.1]
a. An ADU or JADU subject only to a Building Permit under Subsection E.1 of this Section may be created on any lot in a residential or mixed-use zoning district. [Source: 18.20.095.E.1.a, modified]
b. An ADU or JADU subject to an ADU Permit under Subsection E.2 of this Section may be created on any lot in a zoning district that allows single-family residential uses or multi-family residential uses. [Source: 18.20.095.E.1.b, modified]

2. Height. All ADUs shall comply with the following height requirements, measured above finished grade to the peak of the structure: [Source: 18.20.095.E.2, modified] a. Except as otherwise provided by Subparagraphs F.2.b and F.2.c of this Section, a detached ADU created on a lot with an existing or proposed singlefamily or multi-family dwelling unit may not exceed 16 feet in height. [Source:

18.20.095.E.2.a, modified]
b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single-family or multi-family dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as defined in Section 21155 of the California Public Resources Item 10.3
City Council Meeting Agenda - Page 134 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
36 Code. 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. [Source: 18.20.095.E.2.b, modified]
c. A detached ADU created on a lot with an existing or proposed multi-family dwelling that has more than one story above finished grade may not exceed 18 feet in height. [Source: 18.20.095.E.2.c]
d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zoning district that applies to the primary dwelling, whichever is lower. This requirement shall not require the City to allow an ADU to exceed two stories. [Source:

18.20.095.E.2.d, modified]

3. Fire sprinklers. [Source: 18.20.095.E.3]
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence. [Source: 18.20.095.E.3.a]
b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling. [Source: 18.20.095.E.3.b]

4. Rental Term. An ADU or JADU may be rented separate from the primary residence for a rental term of 30 days or longer. [Source: 18.20.095.E.4, modified]

5. Separate Conveyance. An ADU or JADU shall not be sold or otherwise conveyed separately from the primary residence (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot), except as allowed under Government Code Section 66341. [Source: 18.20.095.E.5, modified, State law]

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. [Source: 18.20.095.E.6, modified]

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

18.20.095.E.7.a]
b. 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 does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. [Source: 18.20.095.E.7.c, modified]

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 Item 10.3
City Council Meeting Agenda - Page 135 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
37 land and bind all future owners. The form of the deed restriction will be provided by the City and must provide that: [Source: 18.20.095.E.8]
a. The ADU or JADU may not be sold separately from the primary dwelling except as allowed under State law. [Source: 18.20.095.E.8.a, modified] b. The ADU or JADU is restricted to the approved size and to other attributes allowed by this Section. [Source: 18.20.095.E.8.b, modified] c. The deed restriction runs with the land and may be enforced against future property owners. [Source: 18.20.095.E.8.c]
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 to 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 Municipal Code. [Source:

18.20.095.E.8.d, modified]
e. The deed restriction is enforceable by the Zoning Administrator or their 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. [Source: 18.20.095.E.8.e, modified]

9. Income reporting. In order to facilitate the City’s obligation to identify adequate sites for housing in accordance with Chapter 13 of Division 1 of Title 7 of California Government Code, each Bbuilding -Ppermit application must include an estimate of the projected annualized rent that will be charged for the ADU or JADU. [Source: 18.20.095.E.9, modified]

10. Building and Safety. [Source: 18.20.095.E.10, modified] a. Building Code. Subject to Subsection F.10.b of this Section, all ADUs and JADUs must comply with all local building code requirements. [Source:

18.20.095.E.10.a, modified]
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, Item 10.3
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38 adverse impact on public health and safety. Nothing in this Subsection F.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. [Source: 18.20.095.E.10.b, modified]
H. Specific ADU Requirements. The following requirements apply only to ADUs that require an ADU Permit under Paragraph E.2 of this Section. No application of any requirements in this Subsection shall prevent the construction of an attached or detached ADU of at least 800 square feet with four-foot side and rear setbacks [Source: 18.20.095.F, modified]

1. Maximum Unit Size. [Source: 18.20.095.F.1, modified] a. The maximum size of a detached or attached ADU subject to this Subsection is 1,200 square feet. [Source: 18.20.095.F.1.a, modified] b. An attached ADU that is created on a lot with an existing primary dwelling is further limited to 50 percent of the floor area of the existing primary dwelling. [Source: 18.20.095.F.1.b, modified]

2. Setbacks. ADUs subject to this Subsection shall comply with the following setbacks, subject to subsection G.1.c of this Section. Setbacks are measured from property lines or vehicular easements, whichever is applicable. [Source: 18.20.095.F.2, modified] a. Attached and Detached ADUs. [Source: 18.20.095.F.2.a, modified] i. Front Setbacks. Front setback requirements shall comply with the following: [Source: 18.20.095.F.2.a.i, modified]
(1) Single-Family Residential Zoning District R-20:25 feet. [Source: 18.20.095.F.2.a.i, modified]
(2) Single-Family Residential Zoning Districts R-15, R-10, R-10A, R-7, R-6, and Single-Family PUDs/PPDs: 20 feet. [Source:

18.20.095.F.2.a.i, modified]
(3) Mangini-Delu Residential Zoning District RMD: 15 feet. [Source: NEW]
(4) Multiple-Family Residential Zoning Districts MFM, MFH, MFVH: 10 feet; [Source: 18.20.095.F.2.a.i, modified]
(5) Multiple-Family Residential Zoning Districts PUD/PPD, MFL, MFVL: 15 feet. [Source: 18.20.095.F.2.a.i]
(6) Mixed-Use Zoning Districts MX-N and MX: 15 feet. [Source:

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

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

18.20.095.F.7]
Item 10.3
City Council Meeting Agenda - Page 137 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
39 ii. Side and Rear Setbacks. The side and rear setbacks for all ADUs shall be a minimum of four feet. [Source: 18.20.095.F.2.a.ii, modified] iii. If the ADU is constructed in the same location and to the same dimensions as an existing structure, no additional setbacks are required. [Source: 18.20.095.F.2.a.iii, modified]

3. Floor Area Ratio (FAR). No ADU subject to this Subsection shall cause the total FAR of the lot to exceed that of the underlying zoning district. [Source: 18.20.095.F.3, modified]

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

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

5. Open Space. No ADU may cause the site to be less than the following open space provisions for multi-family and mixed-use zoning districts: [Source: 18.20.095.F.5, modified]
a. Total usable open space on a site having three or more dwelling units shall be at least 200 square feet per dwelling unit. This requirement shall be met by providing private open space, shared open space, or a combination of the two. [Source: 18.20.095.F.5.a]
Item 10.3
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40 b. 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. [Source: 18.20.095.F.5.a.i, modified] c. 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 no dimension is 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. [Source: 18.20.095.F.5.a.ii, modified]

6. Landscaping. No ADU(s) shall cause the total landscaping of the lot to be less than that required in the underlying zoning district as follows: [Source: 18.20.095.F.6, modified]
a. Single-Family Residential Zoning Districts (including PUD and PPD singlefamily residential): Minimum of 50 percent of the front yard setback area is to be landscaped. [Source: 18.20.095.F.6.a.i, modified]
b. Mangini-Delu Residential Zoning District RMD: At least 35 percent of the site shall be landscaped. [Source: NEW]
c. Multi-Family Residential Zoning Districts. [Source: 18.20.095.F.6.b, modified] i. Multi-Family Residential Zoning Districts MFVL and MFL: At least 35 percent of the site shall be landscaped. [Source: 18.20.095.F.6.b.i, modified]
ii. Multi-Family Residential Zoning District MFM: At least 30 percent of the site shall be landscaped; [Source: 18.20.095.F.6.b.ii, modified] iii. Multi-Family Residential Zoning Districts PUD/PPD and MFH: At least 25 percent of the site shall be landscaped. [Source:

18.20.095.F.6.b.iii, modified]
iv. Multi-Family residential zoning district MFVH – 15percent landscaping. [Source: 18.20.095.F.6.b.iii, modified]
d. Mixed-Use Zoning Districts. [Source: 18.20.095.F.6.c] i. Mixed-Use Zoning District MX-N: At least 25% percent of the site shall be landscaped. [Source: 18.20.095.F.6.c.i, modified]
ii. Mixed-Use Zoning Districts MX, MX-HD, and MX-VHD: At least 15 percent of the site shall be landscaped. [Source:Source:

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

7. Passageway. No passageway, as defined by Subsection C.5 of this Section, is required for an ADU. [Source: 18.20.095.F.7, modified]

8. Parking. [Source: 18.20.095.F.8]
a. General Requirements. One off-street parking space is required for each ADU.

The parking space may be provided in setback areas or as tandem parking.

Item 10.3
City Council Meeting Agenda - Page 139 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
41 The size of the off-street parking necessary for the ADU shall be eight and one-half feet wide by 19 feet deep (if enclosed the space shall be 10 feet wide by 22 feet deep, with a nine-foot-wide door opening) with a 10-foot-wide paved vehicular access from/to the public right-of-way and shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base. [Source: 18.20.095.F.8.a, modified]
b. Exceptions. Off-street parking for ADUs is not required in the following situations: [Source: 18.20.095.F.8.b, modified]
i. The ADU is located within one-half mile walking distance of public transit, as defined in Paragraph C.6 of this Section. [Source:

18.20.095.F.8.b.i, modified]
ii. The ADU is located within an architecturally and historically significant historic district. [Source: 18.20.095.F.8.b.ii]
iii. The ADU is located fully within the proposed or existing primary residence or an existing accessory structure. [Source:

18.20.095.F.8.b.iii, modified]
iv. When on-street parking permits are required but not offered to the occupant of the ADU. [Source: 18.20.095.F.8.b.iv]
v. When there is an established car share vehicle stop located within one block of the ADU. [Source: 18.20.095.F.8.b.v]
vi. When the permit application to create an ADU is submitted with an application to create a new single-family or multi-family dwelling on the same lot; provided, that the ADU or the lot satisfies any other criteria listed in Subsections F of this Section. [Source: 18.20.095.F.8.b.vi, modified]
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. [Source:

18.20.095.F.8.c, modified]

9. Architectural Requirements. [Source: 18.20.095.F.9]
a. The materials and colors of the exterior walls, roof, windows, and doors must match the appearance and architectural design of those of the primary dwelling. [Source: 18.20.095.F.9.a, modified]
b. The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code. [Source: 18.20.095.F.9.b]
c. The ADU must have an independent exterior entrance, apart from that of the primary dwelling. The ADU entrance shall not be on the same side of the primary dwelling entrance, unless this entrance is screened from public views. [Source: 18.20.095.F.9.c]
Item 10.3
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42 d. The roof slope must match that of the dominant roof slope of the primary dwelling. The dominant roof slope is the slope shared by the largest portion of the roof. [Source: 18.20.095.F.9.d]

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

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

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. [Source: 18.20.095.F.11] I. Fees. [Source: 18.20.095.G]

1. Impact fees. [Source: 18.20.095.G.1]
a. No impact fee is required for an ADU that is less than 750 square feet in size. [Source: 18.20.095.G.1.a]
b. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of the primary dwelling, divided by the floor area of the ADU, times the typical fee amount charged for a new dwelling). Impact fee here does not include any connection fee or capacity charge for water or sewer service. [Source: 18.20.095.G.1.b]

2. Waiving of Fees. The City shall waive fees for ADUs in the following manner: [Source:

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

18.20.095.G.2.b, modified]
J. Nonconforming Zoning Conditions, Building Code Violations, and Unpermitted Structures. [Source: 18.20.095.H, modified]

1. General Requirements. The City will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on Item 10.3
City Council Meeting Agenda - Page 141 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
43 the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU. [Source: 18.20.095.H.1, modified]

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

18.20.095.H.2.a.i]
ii. The ADU or JADU does not comply with State ADU or JADU law (Chapter 13 of Division 1 of Title 7 of the California Government Code) or the standards of this Section. [Source: 18.20.095.H.2.a.ii, modified] b. Exceptions. [Source: 18.20.095.H.2.b]
i. Notwithstanding Subparagraph I.2.a of this Section, the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2018, if the City makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code section 17920.3. [Source: 18.20.095.H.2.b.i, modified]
ii. Subparagraph 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. [Source: 18.20.095.H.2.b.ii, modified] K. Nonconforming ADUs and Discretionary Approval. Any proposed ADU or JADU that does not conform to the objective standards established in this Section may be allowed by the City with a Use Permit, in accordance with the other provisions of this Title. [Source: 18.20.095.I, modified]

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

18.15.050: [Source: 18.20.050, modified]
A. Total Floor Area. The total floor area of accessory structures shall comply with the following standards: [Source: NEW]

1. R-6, R-7, R-10, R-10A, or RMD Zoning District and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 600 square feet. [Source: 18.20.050.A.1, modified] Item 10.3
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44 2. R-15 and R-20 Zoning Districts and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 800 square feet. [Source: 18.20.050.B.1, modified]

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

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

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

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

18.20.050.A.2.a]

2. Roof decks and railings, windscreens, or similar rooftop structures are prohibited on accessory structures. [Source: 18.20.050.A.2.b, modified]

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

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

18.20.050.A.3.a]

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

18.20.050.A.3.b]

3. Structure greater than eight feet in height: minimum of three feet plus an additional setback equal to the height that the accessory structure is above eight feet, but not to exceed the applicable minimum required side yard setback for the underlying zoning district. For example, if an accessory structure is nine feet in height, the minimum side and rear setback would be four feet. [Source: 18.20.050.A.3.c, modified] D. Accessory structures shall be reviewed for substantial conformance with the adopted City-wide Design Guidelines and Objective Design Standards. [Source: 18.20.050.A.4, modified] E. Arbors and trellises shall not be counted in determining accessory structure compliance with the floor area limitations specified in Subsection A of this Section, provided they have no solid, covered walls and do not have a solid, covered roof. For the purposes of this Section, solid is considered any material that has a visibility percentage of 50 percent or less. [Source:

18.20.050.E, modified]
Item 10.3
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45 F. Any accessory structure in a creek setback area shall comply with Chapter 18.70 (Creek Setbacks). [Source: 18.20.050.F, modified]
G. An accessory structure in a required front or corner side setback shall not exceed three feet in height except that arbors are allowed within the required front or corner side setback, subject to the following standards: [Source: 18.20.050.G]

1. Substantial compliance with Citywide Design Guidelines and Objective Design Standards; [Source: 18.20.050.G.1, modified]

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

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

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

5. Subject to compliance with Section 18.55.070 (Traffic Safety Visibility Area). [Source:

18.20.050.G.5, modified]

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

18.20.145, modified]

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

18.20.110.C, modified]

18.11.090 Animals
A. Large Domestic or Nondomestic Animals. The keeping of large domestic or nondomestic animals, other than roosters, as defined in Section 18.215.010 (“A” Definitions) in Part 6, on a site of at least one acre is allowed, 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. [Source:

18.20.130.A, modified]
B. Small Domestic Animals. Small domestic animals, as defined in Section 18.215.010 (“A” Definitions) in Part 6, kept as pets are allowed, except no more than three mature dogs and no more than five mature cats, hens, rabbits, or similar-sized animals may be kept, harbored, Item 10.3
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46 possessed, or maintained on any residential lot. Roosters are not allowed to be kept for any purpose. [Source: 18.20.130.B, modified]

18.11.100 Container or Storage Units
A container or storage unit, as defined in Section 18.215.030 (“C” Definitions) in Part 6, is allowed for up to 10 calendar days, or for a longer period if a Grading Permit or Building Permit for construction on the site and a Zoning Permit has been issued for the container or storage unit. [Source: 18.20.140, modified]

18.11.110 Density Bonus
A. Purpose and Intent

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

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

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

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

NEW]
C. Eligibility and Types of Bonuses and Incentives

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

2. Eligible Projects. Excluding any units allowed by the density bonus, the City shall grant a density bonus or incentive for eligible projects, if requested by the applicant, in compliance with Government Code Sections 65302, 65913, and 65915 et. seq. Eligible facilities include:
a. Very-low income housing with at least five percent of the total units restricted for sale or occupancy to very low income households in compliance with Government Code Section 65915(b)(1)(B);
b. Low-income housing with at least 10 percent of the total units restricted for sale or occupancy to low income households in compliance with the requirements of Government Code Section 65915(b)(1)(A); Item 10.3
City Council Meeting Agenda - Page 145 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
47 c. Moderate-income housing with at least 10 percent of the total units restricted for sale to moderate income households in compliance with the requirements of Government Code Section 65915(b)(1)(D);
d. Land Donations in compliance with the requirements of Government Code Section 65915(g);
e. Senior citizen housing developments in compliance with the requirements Government Code Section 65915(b)(1)(C);
f. Student housing developments with at least 20 percent of the total units restricted for lower income students in compliance with the requirements Government Code Section 65915(b)(1)(F)
g. Housing developments with at least 10 percent of the total units restricted for transitional foster youth, disabled veteran, or homeless persons in compliance with the requirements of Government Code Section 65915(b)(1)(E) [Source:

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

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

4. Concessions and Incentives.
a. Applicants can request a number of concessions or incentives that is allowed based upon the percentage of affordable units as established in Government Code Section 65915.
b. The types of incentives and concessions available to eligible applicants are established in Government Code Section 65915, and include, but are not limited to: [Source: NEW]
Item 10.3
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48 i. Reduction in development standards or a modification of zoning code requirements or architectural requirements, provided the reduction or modification exceeds the minimum building standards approved by the California Building Standards Commission in accordance with Part

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

D. Waivers.

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

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

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

3. The waivers are subject to review and approval as set forth in Subparagraph (F) of this Section.

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

E. Parking. Upon the written request of the developer of a housing development that qualifies for a density bonus, the City shall permit vehicle parking ratios, inclusive of handicapped and guest Item 10.3
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49 parking, which do not exceed the parking ratios established pursuant to Government Code Section 65915.

F. Application Submittal and Processing.

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

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

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

Item 10.3
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50 4. Consideration of Request for Concessions and Incentive. The City shall grant an incentive or concession requested by the applicant, unless the City makes a written finding, based on substantial evidence, of any the following: [Source: NEW] a. The concession or incentive does not result in identifiable and actual cost reductions, consistent with Government Code Section 65915(k) to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c). [Source: NEW]
b. The concession or incentive would have a specific, adverse impact, as defined in Government Code Section 65589.5(d)(2), upon the public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. [Source: NEW] c. The concession or incentive would be contrary to State or Federal law. [Source: NEW]

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

6. Requirements for Density Bonus Agreement.
a. The density bonus agreement shall include the following items:
i. The total number of units including restricted units approved for the housing development, the number of density bonus units granted, and the number, type, location, unit size (square footage), number of bedrooms, tenure of restrictions and affordability, and level of affordability of restricted units.
ii. Standards for determining affordable rent or affordable ownership cost for the restricted units.
iii. A schedule for completion and occupancy of restricted units in relation to construction of nonrestricted units.
iv. A description of any incentive, concession, waiver, modification, or revised parking standard being provided by the City.

Item 10.3
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51 v. Provisions to ensure affordability of the restricted units, including but not limited to, and where applicable, tenure and conditions governing the initial sale of for-sale restricted units.
vi. Where applicable, tenure and conditions establishing rules and procedures for qualifying tenants and prospective purchasers, setting rental rates, filling vacancies, and operating and maintaining units for rental restricted units.
vii. A description of remedies for breach of the agreement by either party.

The City may identify tenants or qualified purchasers as third-party beneficiaries under the agreement.
viii. The required term setting forth the duration of the density bonus agreement, which shall be at least fifty five (55) years for affordable units designated as rental housing, and forty five (45) years for affordable units designated as for-sale units.
ix. Other provisions to ensure implementation and compliance with this article and Government Code Section 65915-65918.
b. Execution and Recording.
i. The density bonus agreement approved by the City shall be executed by the applicant, property owner, or other person authorized to impose covenants, conditions, and restrictions on the property and the proposed housing development.
ii. Prior to issuance of a building permit, the density bonus agreement shall be recorded against the property in the Official Records of the County to ensure the housing development will comply with the affordability covenants for the duration of the density bonus agreement term.
c. Development and Operation.
i. The affordable units within a housing development that approved under this Section shall be constructed concurrently with the unrestricted units, except as specifically set forth in the density bonus agreement.
ii. Residents of the affordable units shall be entitled to use all of the same amenities within the housing development.
iii. The number of bedrooms of the affordable units shall be proportional to the number of bedrooms in the unrestricted units of the housing development.
iv. The exterior appearance of the affordable units shall be of the same design and appearance as the overall housing development by having Item 10.3
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52 the same building form, exterior construction materials, roof form, siding and trim, and window placement and type.
v. Housing developments shall comply with all applicable development standards, except those that may be modified as provided by this Section. In addition, all units in housing developments subject to this article must comply with all applicable California Building Standards Codes, including but not limited to residential and fire code requirements.
vi. No building permit shall be issued, nor any development approval granted, for any improvements within a housing development subject to this Section which do not meet the requirements of this Section. vii. No affordable unit shall be rented or sold except in accordance with this Section and the recorded density bonus agreement.
viii. The entry into and execution of a density bonus agreement shall be a condition of any application for a discretionary land use permit, including but not limited to subdivision maps, site plans, and conditional use permits, for a housing development proposed under this Section.

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

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

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

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

2. Proximity to Similar Facilities. An emergency shelter (or any part of it) shall be no closer than 300 feet to a similar facility. [Source: 18.20.075.E, modified, modified]

3. Management Plan. The operator of an emergency 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: [Source: 18.20.085.B.1, modified]
a. Adequate security measures to protect shelter residents and surrounding uses; [Source: 18.20.085.B.1]
b. A description of services provided to assist residents with obtaining permanent shelter and income; [Source: 18.20.085.B.1]
Item 10.3
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53 c. A description of the screening process for prospective residents to ensure compatibility with services provided at or through the shelter; [Source:

18.20.085.B.1]
d. Hours of operation for the facility; [Source: 18.20.085.B.1] e. Provisions to ensure that the area surrounding the facility is maintained free of litter or debris; [Source: 18.20.085.B.1]
f. A program for providing staff training to meet the needs of shelter residents; [Source: 18.20.085.B.1]
g. A program for providing community outreach regarding the construction and operation of the facility; and [Source: 18.20.085.B.1]
h. 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). [Source: 18.20.085.B.1]

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

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

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

7. Noise/Nuisances. All activities associated with an emergency 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 shelter. [Source: 18.20.085.B.5, modified]

8. Off-Street Parking. An emergency homeless shelter shall comply with all applicable provisions of Chapter 18.80 (Off-Street Parking and Loading). In zoning districts where emergency shelters are a permitted use, at least one on-site parking space shall be provided for every two employees working in the emergency shelter. In zoning districts where emergency shelters are allowed through a Use Permit, the number of parking spaces required shall be as specified in the Use Permit based on review of the operational characteristics of the proposed use. [Source: 18.20.085.B.6, modified]

9. On-Site Management.
a. An on-site staff person shall be designated as a neighborhood liaison to respond to, and address, any questions or concerns from surrounding Item 10.3
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54 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. Residents shall be screened for compatibility with shelter resources and for compliance with applicable State and Federal laws. Residents who do not meet the screening criteria shall not be accepted into the facility. [Source: 18.20.085.B.7, modified] b. On-site management, including employees, partners, directors, officers, or managers, shall be screened prior to issuance of certificate of occupancy to confirm that they have no history of a previously failed emergency shelter (or similar facility) due to the fault of the operator, and have not been convicted of any of the following offenses within the prior five years: [Source:

18.20.085.B.7]
i. A crime requiring registration under Penal Code Section 290; [Source:

18.20.085.B.7.a, modified]
ii. A violation of Penal Code Sections 311.2 and 311.4 through 311.7; [Source: 18.20.085.B.7.b, modified]
iii. Violation of Penal Code Sections 313.1 through 313.5; [Source:

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

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

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

10. On-Site Security.
a. Security measures shall be sufficient to protect shelter residents and neighbors. On-site security shall be provided during the hours when the emergency homeless shelter is in operation and at all times when shelter residents are present on site. [Source: 18.20.085.B.8, modified] b. In the event that at least five external, verified complaints concerning unlawful activities at the facility have been received over a 30-day period by the Police Department, the facility shall be required to provide additional on-site security Item 10.3
City Council Meeting Agenda - Page 153 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
55 staff to the satisfaction of the Chief of Police and the Zoning Administrator. [Source: 18.20.085.B.8, modified]

11. External Lighting. The emergency shelter shall provide external lighting in accordance with the requirements contained in 18.70.120.B (Lighting) to maintain a safe and secure environment. Exterior lighting shall be shielded and directed towards the ground and away from surrounding properties. [Source: 18.20.085.B.9, modified]

12. City, County and State requirements. An emergency 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 shelter shall comply with all County and State health and safety requirements for food, medical, and other supportive services provided on site. [Source: 18.20.085.B.10, modified]

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

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

15. Location. There shall be no less than 300 feet between emergency homeless shelters in any zone district. [Source: 18.20.085.B.13]

16. Smoking Ordinance. Emergency shelters shall comply with the provisions of Chapter

9.45 (Smoking Ordinance). [Source: 18.20.085.B.14, modified]

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

18.20.085.B.15, modified]Additional Requirements. Each emergency homeless shelter shall provide: [Source: 18.20.085.B.16, modified]
a. Lockers or closets for personal property adequate for the number of shelter residents. [Source: 18.20.085.B.16.a, modified]
b. Clothes washing station(s) or machine(s) adequate for the number of shelter residents. [Source: 18.20.085.B.16.b, modified]
B. Emergency Shelter Fees. Prior to issuance of a Building Permit for any emergency 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 shelter, shall be paid by the operator of the emergency shelter to the city and/or to other applicable public agencies. [Source: 18.20.085.C, modified] Item 10.3
City Council Meeting Agenda - Page 154 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
56 18.11.130 Home Occupations
A. General. The following supplemental regulations shall apply to home occupations as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions).

Restrictions upon home occupations are an accommodation between the values fostered by the preservation of areas for residential living, and the liberty to conduct private, nonintrusive economic activity in one’s home. The standards established 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. [Source: 18.20.070, modified]
B. Permit Required. In order to engage in a home occupation an individual must first obtain a Home Occupation Permit from the Zoning Administrator. A Home Occupation Permit shall be required if any of the following exist: [Source: 18.20.070.A, modified]

1. Activities related to retail and/or personal service businesses ; [Source: 18.20.070.A.1]

2. The maintenance on the premises of an inventory of materials used in producing a commercial product; [Source: 18.20.070.A.2]

3. A residential address is designated as the business location on the business license application. See Section 5.05.040 (Business Licenses); or [Source: 18.20.070.A.4, modified]

4. Rooms rented to boarders or lodgers. [Source: 18.20.070.A.5, modified] C. Duties of the Zoning Administrator.

1. 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 public hearing only if all of the following apply:
a. The applicant will not store significant product inventory or materials related to the occupation on-site;
b. The occupation will generate little or no pedestrian or vehicular traffic; and c. 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 mailing of written documents (e.g., bookkeeping, typing services, etc.).
d. Compliance with Home Occupation Standards as noted in Subsection D.

2. In all other cases, the Zoning Administrator shall hold a public hearing under Subparagraph F.2 and determine, based upon substantial evidence, whether the proposed occupation would be in compliance with the standards specified in Subsection D and/or whether any exceptions to those standards should be approved under Subsection F of this Section. The Zoning Administrator shall issue a Home Occupation Permit if they find all the following to be true: [Source: 18.20.070.B, modified]
Item 10.3
City Council Meeting Agenda - Page 155 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
57 a. The home occupation will conform to the standards specified in Subsection D, or [Source: 18.20.070.B, modified]
b. An exception to the standards as provided for in Subsection F can be approved. [Source: 18.20.070.B, modified]
D. Standards. A home occupation shall comply with the following standards and conditions, unless granted an exception under Subsection F: [Source: 18.20.070.C, modified]

1. The home occupation is conducted entirely within the dwelling unit unless otherwise allowed under Subsection G; [Source: 18.20.070.C.1, modified]

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

3. There is no more than one vehicle used primarily in connection with the home occupation; [Source: 18.20.070.C.3]

4. There is no on-site sign associated with the home occupation or its products or services, nor signs on or within any vehicle owned or leased by the operator of the home occupation listing the street address of the home occupation or indicating the existence of the home occupation on site; [Source: 18.20.070.C.4, modified]

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

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

18.20.070.C.6]

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

18.20.070.C.7, modified]

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

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

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

18.20.070.C.10]

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

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

13. The home occupation does not involve any of the following:

Item 10.3
City Council Meeting Agenda - Page 156 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
58 a. Illegal conduct including, but not limited to, operation of a business without a business license, [Source: 18.20.070.C.13, modified]
b. Result in any encroachment upon the values served by residential use restrictions including, but not limited to, the deterioration of the physical appearance of the property, [Source: 18.20.070.C.13, modified] c. Have any other substantial detrimental impact upon adjacent residents. [Source: 18.20.070.C.13, modified]
E. Prohibited Activities. Home occupations may not include: [Source: 18.20.070.D, modified]

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

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

18.20.070.D.2]

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

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

5. Activities that involve engaging in the business of firearm sales. Any entity or person engaged in the business of firearm sales pursuant to an existing, approved Home Occupation Permit before January 4, 2016, shall be exempt from this Subsection and the locational restrictions for firearm sales established in Section 18.25.080 (Firearm Sales) (except as to ammunition sales) if the home occupation use is limited solely to those activities that were both allowed by terms of the permit issued and legally engaged in by the entity or person at the home-based location section before January 4, 2016. Any such entity or person may continue firearm sales at its existing homebased location pursuant to any valid permits and licenses so long as the operator obtains and maintains all applicable permits and licenses required by all agencies (including, the permit required under Chapter 9.35 (Firearms)), and has not sold, transferred, or assigned operation of the business after January 4, 2016. [Source:

18.20.070.D.5, modified]

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

1. Cottage Food Operation. Under Government Code Section 51035, and notwithstanding the home occupation standards in Subsection D, the Zoning Administrator shall approve a Home Occupation Permit for a proposed cottage food operation which meets the following standards: [Source: 18.20.070.E.1, modified] a. Meets the definitions of “cottage food operation” and “cottage food products” in California Health and Safety Code Section 113758; [Source:

18.20.070.E.1.a, modified]
Item 10.3
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59 b. Has a valid registration, permit, or license from the Contra Costa County Health Department, issued in compliance with California 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; [Source: 18.20.070.E.1.b, modified]
c. Complies with all requirements established in the California Health and Safety Code applicable to cottage food operations. [Source: 18.20.070.E.1.c, modified]

2. Other Home Occupations. If an application for a home occupation, other than a cottage food operation, does not comply with the standards established in Subsection D and E of this Section or requires an opportunity for public input (at the discretion of the Zoning Administrator), the Zoning Administrator shall provide notice of the application under Chapter 18.205 (Noticing Requirements) and shall conduct a public hearing before taking action on the application. [Source: 18.20.070.F, modified] a. Referral. The Zoning Administrator, at their discretion, may refer a Home Occupation Permit application directly to the Planning Commission. [Source:

18.20.070.F, modified]
b. Conditions of Approval, 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. [Source:

18.20.070.F, modified]
c. Exceptions. An exception to the standards established in this Section may be approved if the review-authority finds that conditions of approval and/or applicant-proposed operational restrictions placed on the home occupation will ensure that the home occupation will not have an adverse effect on the neighborhood. [Source: 18.20.070.F, modified]
G. Lapse of Approval. A Home Occupation Permit lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless the home occupation is established. Once established, a Home Occupation Permit automatically lapses if there is a discontinuance of the home occupation for six or more consecutive months. [Source:

18.20.070.G, modified]
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 from the time the previous owner/resident ends his or her business. No notice or public hearing is required for a transfer. [Source: 18.20.070.H, modified]
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 review authority that originally approved the permit. [Source: 18.20.070.I, modified] Item 10.3
City Council Meeting Agenda - Page 158 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
60 J. Revocation. A home occupation exercised in violation of this Section or a condition of approval may be revoked, as provided in Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.20.070.J, modified] 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 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.20.070.K, modified]

18.11.140 Inclusionary Housing
The following supplemental requirements are intended to assist in the implementation of the Housing Element of the General Plan by providing affordable housing, as defined in Section 18.215.010 (“A” Definitions), for households with low- and very low-incomes in residential zoning districts: [Source:

18.20.060, modified]
A. Requirement. Each housing development of five or more dwelling units shall include one of the following: [Source: 18.20.060.A]

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

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

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

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

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 three 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 marketrate units so long as the interior features are durable, of good quality, and consistent with contemporary standards for new housing. [Source: 18.20.060.B.1, modified]

2. Timing of 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. [Source: 18.20.060.B.2, modified]
Item 10.3
City Council Meeting Agenda - Page 159 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
61 C. Duration of Restrictions. The developer shall assure the affordability of the inclusionary units by a deed restriction of 55 or more years for for-sale housing and rental housing. [Source:

18.20.060.C, modified]
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 Zoning Administrator. The agreement shall be recorded concurrently with the final map and shall include all of the following: [Source: 18.20.060.D, modified]

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

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

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

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

5. A liquidated damages provision making a developer or successor who violates these affordable housing restrictions subject to a $750 fine per month per unit from the date of original noncompliance. [Source: 18.20.060.D.5, modified] E. Security. When a developer intends to construct the inclusionary units, they 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: [Source:

18.20.060.E, modified]

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

2. A bond to cover the housing in-lieu fee (see Subsection G); [Source: 18.20.060.E.2, modified]

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

4. Other appropriate security approved in writing by the City Attorney. [Source:

18.20.060.E.4, modified]
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: [Source:

18.20.060.F, modified]
Item 10.3
City Council Meeting Agenda - Page 160 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
62 1. An off-site location within the city by acquiring existing single-family or multi-family units that are not currently income restricted and rehabilitating those dwelling units. At least four rehabilitated dwelling units shall be provided for each inclusionary unit required.

These units shall comply with all provisions of Subsections C and D; or [Source:

18.20.060.F.1, modified]

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 offsite affordable housing agreement. The City may allow off-site construction if the proposal meets all of the following conditions: [Source: 18.20.060.F.2, modified] a. Financing or a viable financing plan, which may include public funding, shall be in place for the off-site affordable units; [Source: 18.20.060.F.2.a] b. Construction of the off-site affordable units must be completed, or provision of funding by the developer for construction of the affordable units must be provided, as specified in a phasing/financing plan subject to City Council approval; [Source: 18.20.060.F.2.b, modified]
c. The third-party nonprofit affordable housing developer shall enter into an affordable housing covenant with the City to ensure that the affordable housing units shall meet all applicable requirements of this Section; and [Source:

18.20.060.F.2.c, modified]
d. The units shall comply with the provisions Subsections C and D. [Source:

18.20.060.F.2.d, modified]
The City may require that completion of off-site affordable units be secured as provided in Subsection E. [Source: 18.20.060.F.2, modified]
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 if any of the following circumstances apply:
a. For projects of nine units or less; [Source: 18.20.060.G.1] b. For any fractional unit in projects of 10 or more units; or I [Source:

18.20.060.G.1]
c. If the developer demonstrates, in connection with the first approval for the development (tentative subdivision map, or development plan if no subdivision is involved), that specific characteristics of the development site make the site unsuitable for households at the required income levels. [Source:

18.20.060.G.1]
d. Whenever the approving body authorizes the payment of an in-lieu fee, the inlieu fee determination shall be automatically referred to the City Council for review and approval. [Source: 18.20.060.G.1]

2. Calculation of Fee.

Item 10.3
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63 a. 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. [Source: 18.20.060.G.2, modified]
b. The in lieu fee shall be based on the average (mean) of the developer’s cost to construct a dwelling less the affordable sales price ( “developer’s difference”) and the market-rate purchase price less the affordable sales price ( “market-rate difference”). The in-lieu fee can be expressed as follows:
[Source: 18.20.060.G.2, modified]
𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝑟𝑟′𝑠𝑠 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 + 𝑀𝑀𝑀𝑀 𝑀𝑀 𝑀𝑀 𝑅𝑅 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 2 = 𝐼𝐼 𝐿𝐿 𝐿𝐿 𝐹𝐹
c. The in-lieu fee shall be calculated for each of the following home sizes:
[Source: 18.20.060.G.2, modified]
i. A 1,200 square foot, two-bedroom home; [Source: 18.20.060.G.2, modified]
ii. An 1,800 square foot, three-bedroom home; and [Source:

18.20.060.G.2, modified]
iii. A 2,200 square foot, four-bedroom home. [Source: 18.20.060.G.2, modified]
d. The following guidelines shall apply to the calculation of the in-lieu fee:
i. The developer cost to construct the dwelling shall be equivalent to the dwelling square footage multiplied by the per foot average cost to construct a dwelling in the city. The per foot cost to construct the dwelling shall be determined annually as established in Exhibit D of the Inclusionary Housing Ordinance In-Lieu Fee Study dated September 15, 2004. [Source: 18.20.060.G.2.a, modified] ii. The affordable sales price shall be based on income limits established by the California Department of Housing and Community
Development, adjusted for number of bedrooms in the dwelling (see California Health and Safety Code Section 50052.5). [Source:

18.20.060.G.2.b, modified]
iii. The market-rate purchase price shall be based on a survey of current sale prices of similar sized units in the Pleasant Hill area at the time the fees are established. [Source: 18.20.060.G.2.c, modified] iv. 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 Item 10.3
City Council Meeting Agenda - Page 162 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
64 the Building Valuation Data published by the International Code Council from the previous year. [Source: 18.20.060.G.2.d, modified]

3. Time of Payment. The in-lieu fee shall be paid prior to the issuance of a Certificate of Occupancy or as otherwise provided in the conditions of approval. [Source:

18.20.060.G.3, modified]

4. Use of Fees. The City will deposit all housing in-lieu fees in an affordable housing fee fund. The City shall use the fees, and all interest earned on the account, only for the following for use in the development or maintenance of affordable housing in the city:
a. Mortgage subsidies and down payment assistance;
b. Site acquisition;
c. Banking of land;
d. Rental subsidies for very-low or low-income households; e. Construction financing;
f. Issuance of bonds;
g. Providing predevelopment funds;
h. Providing rehabilitation funds to preserve existing affordable housing stock; i. Providing loan security; and
j. Any other assistance that will serve to increase or maintain the supply of affordable housing in the city. [Source: 18.20.060.G.4, modified]

5. Refunds. The City may refund an in-lieu fee, authorized by City Council resolution, if all of the following apply: [Source: 18.20.060.G.5, modified] a. A Building Permit or Zoning Permit expires and no extension is granted; [Source: 18.20.060.G.5, modified]
b. No construction or use occurs; and [Source: 18.20.060.G.5, modified] c. The applicant applies for a refund within 12 months after the expiration of the Building or Zoning Permit. [Source: 18.20.060.G.5, modified]

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. [Source:

18.20.060.G.6, modified]

18.11.150 Manufactured Homes
The following supplemental regulations are to provide opportunities for the placement of manufactured homes in residential zoning districts and to ensure that such manufactured homes are designed and located so as to be harmonious within the context of the surrounding houses and neighborhood. [Source: 18.20.090, modified]
Item 10.3
City Council Meeting Agenda - Page 163 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
65 A. General Requirements. A manufactured home may be used for residential purposes if it has been approved by the Architectural Review Commission, has been granted a Certificate of Compatibility by the Zoning Administrator, and is an allowed use in the underlying zoning district. [Source: 18.20.090.A, modified]
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 two-year periods 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. [Source: 18.20.090.B, modified]

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

18.15.030 (Development Standards for Residential Districts); or [Source:

18.20.090.B.1.a, modified]
b. On a lot with an average slope of more than 10 percent, or on any portion of a lot where the slope exceeds 15 percent. [Source: 18.20.090.B.1.b, modified] Except as modified herein, all other provisions contained in this section shall remain in full force and effect. [Source: 18.20.090.B.1]

2. Design Criteria. A manufactured home shall be compatible in design and appearance with residential structures in the vicinity and shall meet the following standards:
[Source: 18.20.090.B.2, modified]
a. It must be built on a permanent foundation approved by the Chief Building Official; [Source: 18.20.090.B.2.a, modified]
b. It must have been constructed after June 15, 1976, and must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974; [Source: 18.20.090.B.2.b]
c. The unit’s skirting must extend to the finished grade; [Source: 18.20.090.B.2.c] d. Exterior siding must be compatible with adjacent residential structures. Shiny or metallic finishes are prohibited; [Source: 18.20.090.B.2.d, modified] e. The roof must be of concrete or asphalt tile, shakes or shingles complying with the most recent edition of the adopted building codes under Title 14; [Source:

18.20.090.B.2.e, modified]
f. The roof must have eaves or overhangs of not less than one foot; [Source:

18.20.090.B.2.f]
g. The floor must be no higher than 20 inches above the exterior finished grade; and [Source: 18.20.090.B.2.g]
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66 h. Required covered parking shall be compatible with the manufactured home design and with other buildings in the area. [Source: 18.20.090.B.2.h] C. Cancellation of 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. [Source: 18.20.090.C, modified]

18.11.160 Residential Care Facilities
When a Use Permit is required for a residential care facility, group residential, or single-occupancy unit in a single-family or multi-family residential zoning district as established in Section 18.15.020 (Land Use Regulations for Residential Zoning Districts), the following standards shall apply: [Source:

18.20.075, modified]
A. Pre-Application Review. A person applying for a Use Permit in a residential zoning district, when the proposed project involves converting an existing building, the applicant 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. [Source: 18.20.075.A, modified]
B. Licensing and Compliance. Facilities shall operate in accordance with State and Federal law and established industry standards. [Source: 18.20.075.B, modified]

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

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 shall apply: [Source: 18.20.075.B.2, modified] a. No Violation. 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 State law. [Source: 18.20.075.B.2.a, modified]
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. [Source: 18.20.075.B.b, modified]
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. [Source: 18.20.075.B.c, modified] Item 10.3
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67 C. Location, Parking, and Loading. In a single-family zoning district (or PUD zoning district planned for single-family residential use) the following standards shall apply: [Source:

18.20.075.C, modified]

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

2. Any off-site or shared parking facilities shall be located on property immediately adjacent to the proposed use, and subject to Section 18.80.040 (Shared Parking Facilities); and [Source: 18.20.075.C.2, modified]

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

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 care facility 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. [Source: 18.20.075.D.1, modified]

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. [Source: 18.20.075.D.2, modified]

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. [Source: 18.20.075.D.3, modified]

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

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

18.20.075.D.4.d, modified]

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. [Source: 18.20.075.D.5, modified]

18.11.170 Single Room Occupancy (SRO)
A. General. The purpose of this Section is to provide opportunities for the development of singleroom occupancy (SRO) units, as defined in Section 18.210.060 (Residential Land Use Classifications) or Part 6, that encourage the development of permanent, affordable housing for small households and for people with special needs in proximity to transit and services, and to establish standards for these small units. [Source: 18.20.085.A, modified] B. Standards. SRO units are subject to the following standards:

1. Location. SRO units are allowed with a Use Permit in multi-family residential zoning districts and the MX-VDH zoning district. [Source: 18.20.085.A.1, modified]

2. Project Review and Approval. A proposed SRO requires design review approval in compliance with Chapter 18.120 (Architectural Review Permits) and a Use Permit in compliance with Chapter 18.155 (Use Permit). [Source: 18.20.085.A.2, modified]

3. Development Standards. [Source: 18.20.085.A.3, modified] a. Single-Room Occupancy Facilities. The following standards apply to buildings in which multiple SRO units are provided [Source: 18.20.085.A.3.a, modified] i. Density. The maximum potential number of units allowed within an SRO facility shall be determined based on compliance with applicable development standards of the underlying zoning district (e.g., height, floor area ratio, setbacks, lot coverage, parking, open space). [Source:

18.20.085.A.3.a.i, modified]
ii. Common Area. Four square feet of common area per unit shall be provided, with at least 200 square feet of interior common space, excluding janitorial storage, laundry facilities, and common hallways. [Source: 18.20.085.A.3.a.ii, modified]
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. [Source: 18.20.085.A.3.a.iii, modified]
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69 iv. Cleaning Supply Room. A cleaning supply room or utility closet that includes a wash tub with hot and cold running water shall be provided on each floor of the SRO facility. [Source: 18.20.085.A.3.a.iv, modified]
b. Single-Room Occupancy Units. The following standards apply to individual SRO units. [Source: 18.20.085.A.3.b, modified]
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. [Source:

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

18.20.085.A.3.b.v]
vi. Interior Access. Individual SRO units shall not have separate external entryways. [Source: 18.20.085.A.3.b.vi, modified]
vii. Code Compliance. SRO units shall comply with all requirements of the California Building Code and all other applicable codes. [Source:

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

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

18.20.085.A.4, modified]

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

18.20.085.A.5.a, modified]
b. Management 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. [Source: 18.20.085.A.5.b, modified]

6. Parking. Off-street parking and secure bicycle parking shall be provided as required by Chapter 18.80 (Off-Street Parking and Loading). [Source: 18.20.085.A.6, modified]

7. Tenancy. Tenancy of SRO units shall be for a minimum of 30 consecutive days. [Source: 18.20.085.A.7, modified]

8. Existing Structures. An existing structure may be converted to an SRO facility, consistent with the provisions of this Section. [Source: 18.20.085.A.8, modified]

18.11.180 Two-Unit Projects
A. Purpose. The purpose of this Section is to establish standards for the development of two-unit residential projects within single-family residential zoning districts in accordance with Government Code Section 65852.21. [Source: 18.20.105.A, modified] B. Applicability. The requirements of this Section shall apply to the development and use of twounit residential dwelling developments in single-family residential zoning districts. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), singlefamily residential zoning districts include R-20, R-15, R-10, R-10A, R-7, R-6, and single-family residential PUDs. Two-unit projects in accordance with this Section are prohibited in all other zoning districts. [Source: NEW]
C. Definitions.

1. Two-Unit Project. A “two-unit project” means a proposed housing development containing no more than two primary residential units on a legally subdivided lot in a single-family residential zoning district in accordance with the requirements of this Section. [Source: 18.20.105.B, modified]

2. Individual Property Owner. A natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, limited partnership, limited liability company, C corporation, S corporation, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source:

18.20.105.C.1, modified]

3. Urban Lot Split. An “urban lot split” means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of Section 18.15.190 Item 10.3
City Council Meeting Agenda - Page 169 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
71 (Urban Lot Splits) and as defined by Government Code Section 66411.7. [Source:

18.20.097.B, modified]
D. Application and Processing Procedures. [Source: 18.20.105.A.C, modified]

1. Eligibility. Only individual property owners may apply for a two-unit project. [Source:

18.20.105.C.1, modified]

2. Application. The applicant shall submit an application for a two-unit project using the approved form provided by the City. Only a complete application will be considered.

The City shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source: 18.20.105.C.2, modified]

3. Certificate of Compliance. The applicant must obtain a certificate of compliance with the Subdivision Map Act for the lot and provide the certificate with the application. [Source: 18.20.105.C.3, modified]

4. Fees. The City may establish a fee to recover its costs for adopting, implementing, and enforcing this Section, in accordance with applicable law. The City Council may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.105.C.5, modified]
E. Decision. [Source: 18.20.105.D, modified]

1. An application for a two-unit project shall be approved or denied ministerially, by the Building Official, without discretionary review if all the requirements established in Subsection F are met. [Source: 18.20.105.D.1, modified]

2. The ministerial approval of a two-unit project does not take effect until the City has confirmed that the required documents have been recorded, such as the deed restriction and easements. [Source: 18.20.105.D.2, modified]

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

18.20.105.D.3, modified]

4. The approval must require the owner and applicant to reimburse the City for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this Title. [Source: 18.20.105.D.4, modified] F. Qualifying Requirements. A proposed two-unit project under this Section must satisfy each of the following requirements to qualify for ministerial review, in compliance with this Section and California Government Code Sections 65852.21: [Source: 18.20.105.E, modified]

1. Map Act Compliance. The lot must have been legally subdivided. [Source:

18.20.105.E.1, modified]

2. The lot is located in a single-family residential zone as established in Subsection B. [Source: 18.20.105.E.2, modified]

3. The proposed lot does not include any of the following: [Source: 18.20.105.E.3, modified]
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72 a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:

18.20.105.E.3.a.i]
b. A wetland. [Source: 18.20.105.E.3.a.ii]
c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
d. A hazardous waste site that has not been cleared for residential use. [Source:

18.20.105.E.3.a.iv]
e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:

18.20.105.E.3.a.v]
f. Within a 100-year flood hazard area, unless the site has either: [Source:

18.20.105.E.3.a.vi]
i. Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or [Source: 18.20.105.E.3.a.vi.(A)]
ii. Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. [Source: 18.20.105.E.3.a.vi.(B)] g. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.105.E.3.a.vii]
h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.105.E.3.a.viii]
i. Habitat for protected species. [Source: 18.20.105.E.3.a.ix] j. Land under conservation easement. [Source: 18.20.105.E.3.a.x] k. Any other site location identified in Paragraph (a)(6) of Government Code Section 65913.4. [Source: 18.20.105.E.3.b, modified]

4. The lot is not located within a historic district or on property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or a site that is designated by the City or County landmark or as a historic property or district. [Source: 18.20.105.E.4, modified]

5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
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73 b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]

6. The following additional requirements shall apply to urban lot split applications. a. The urban lot split must comply with all applicable objective requirements of the City’s subdivision regulations (Title 17) except that no dedication of rightsof-way or construction of off-site improvements are required for an urban lot split. [Source: 18.20.097.E.2, modified]
b. No prior urban lot split. [Source: 18.20.097.E.6]
i. The lot proposed to be subdivided shall not have been established through a prior urban lot split. [Source: 18.20.097.E.6.a, modified] ii. The lot proposed to be subdivided is not adjacent to any lot that was established through a prior urban lot split by the same owner of the proposed lot or by any person acting in concert with the owner. For the purposes of this Section any person acting “in concert” with the owner includes any third party that coordinates or assists the owners of two adjacent lots with their respective urban lot splits. [Source:

18.20.097.E.6.b, modified]
G. Regulation of Uses. [Source: 18.20.105.E.9, modified]

1. Residential Only. Nonresidential uses are prohibited on any lot created through an urban lot split or containing a two-unit residential development. [Source:

18.20.105.E.9.a, modified]

2. No Short-Term Rentals. No dwelling unit on a lot created through an urban lot split or containing a two-unit development may be rented for a period of less than 30 days. [Source: 18.20.105.E.9.b, modified]

3. Owner Occupancy. The individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile. [Source: 18.20.105.E.9.c, modified]
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74 H. Dwelling Unit Standards. All two-unit residential developments shall comply with the following objective design and development standards, in addition to those imposed by the underlying zoning district. [Source: 18.20.105.E.6, modified]

1. General Requirements.
a. Unless otherwise stated in this Subsection, all two-unit residential dwellings shall comply with the objective design and development standards of the underlying zoning district. [Source: NEW]
b. The objective development standards in this Subsection may only be enforced to the extent that they do not prevent the construction of two primary dwelling units measuring 800 square-feet each. [Source: 18.20.105.E.6.b.iii, modified] c. Dwelling units developed on a lot resulting from an urban lot split must conform to the objective development standards that are imposed through the corresponding zone based on the resulting gross lot area (Schedule

18.20.030, Minimum Lot Area) and as outlined in subsections E.11.c through f of this section. [Source: 18.20.097.E.11.b.i]
d. If a resulting urban lot split size is in between the minimum lot size of two corresponding zones, the default zoning will be the smaller of the two singlefamily residential zoning districts. [Source: 18.20.097.E.11.b.ii]

2. Number of Dwelling Units Allowed. The number of dwelling units allowed on a qualifying lot shall comply with the following: [Source: 18.20.105.E.5.6.a, modified] a. Urban Lot Split. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this subsection, “dwelling unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this Section of this code, an accessory dwelling unit (ADU), or a junior accessory dwelling unit (JADU). [Source: 18.20.105.E.6.a.i, modified]
b. Two-Unit Residential Development. On lots not created through an urban lot split, two dwelling units are allowed in compliance with the requirements in this Section, plus any ADU or JADU in compliance with Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU). See Figure 18.15-2. [Source:

18.20.105.E.6.a.ii, modified]
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75 Figure 18.15-2: Number of Units Allowed on Qualifying Lots Item 10.3
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76 3. Dwelling Unit Size. [Source: 18.20.105.E.6.b, modified] a. Any lot with an area less than 6,313 square feet shall be subject to the standards of the R-6 zoning district. [Source: 18.20.105.E.6.b.ii, modified] b. The minimum size of each primary dwelling unit shall be 500 square feet. [Source: 18.20.105.E.6.b.iii, modified]
c. Any required enclosed parking space shall not be calculated as part of the dwelling unit size. [Source: 18.20.105.E.6.b.iv]

4. Height Restrictions. [Source: 18.20.105.E.6.c]
a. Except as otherwise provided in this Subsection , no primary dwelling unit that is developed on the lot may exceed one story or 16 feet in height. [Source:

18.20.105.E.6.c.i, modified]
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77 b. If a primary dwelling unit on the lot complies with the setback standards established in Section 18.15.030 (Development Standards for Residential Districts), then the height of a primary dwelling may exceed 16 feet, up to the objective height limit that is imposed through the corresponding zoning district.

Notwithstanding the foregoing, no primary dwelling unit may exceed two stories. [Source: 18.20.105.E.6.c.ii, modified]
c. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure. [Source: 18.20.105.E.6.c.iii] d. Any portion of a new primary dwelling unit that exceeds one story under this Subsection must be stepped back by an additional five feet from the ground floor. [Source: 18.20.105.E.6.c.iv, modified]
e. No balcony, deck, or other portion of the second story may project into the stepped back area of the dwelling. [Source: 18.20.105.E.6.c.v] f. No rooftop deck is permitted on any new or remodeled dwelling unit or structure for a two-unit project or resulting from an urban lot split. [Source:

18.20.105.E.6.c.vi, modified]

5. Demolition Cap. A two-unit project may not involve the demolition of more than 25 percent of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years. [Source: 18.20.105.E.6.d, modified]

6. Lot Coverage. Lot coverage must comply with the objective lot coverage requirements of the underlying zoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts). [Source: 18.20.105.E.6.e, modified]

7. Floor Area Ratio. Floor area ratio (FAR) must comply with the objective FAR requirements of the underlying zoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts). [Source: 18.20.105.E.6.f, modified]

8. Setbacks. All setbacks must comply with the objective setbacks of the underlying zoning district (see Section 18.15.030, Development Standards for Residential Zoning Districts), except as provided below: [Source: 18.20.105.E.6.g.i, modified] 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. [Source:

18.20.105.E.6.g.ii.(A), modified]
b. Structures Measuring 800 Square Feet. The setbacks imposed by the underlying zoning district must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line. [Source: 18.20.105.E.6.g.ii.(B), modified]
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78 9. Parking. Each new primary dwelling unit must have at least one off-street, covered and enclosed parking space per primary dwelling unit unless one of the following applies:
[Source: 18.20.105.E.6.h, modified]
a. The lot is located within one-half mile walking distance of either: [Source:

18.20.105.E.6.h.i]
i. A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or [Source:

18.20.105.E.6.h.i.(A)]
ii. A site that contains: [Source: 18.20.105.E.6.h.i.(B)] (1) An existing rail or bus rapid transit station; [Source:

18.20.105.E.6.h.i.(B)(1)]
(2) A ferry terminal served by either a bus or rail transit service; or [Source: 18.20.105.E.6.h.i.(B)(2)]
(3) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. [Source:

18.20.105.E.6.h.i.(B)(3)]
b. The site is located within one block of a car-share vehicle location. [Source:

18.20.105.E.6.h.ii]
c. If construction of both a primary dwelling unit measuring 800 square feet or less in floor area and the required enclosed parking space would cause development on the lot to exceed the objective lot coverage requirement of the underlying zoning district, then the unit’s off-street parking space must be unenclosed. [Source: 18.20.105.E.6.h.iii, modified]

10. Design Standards. All new primary dwelling units developed on a lot must comply with the objective design standards outlined in the City Wide Design Guidelines and Objective Design Standards. [Source: 18.20.105.E.6.i, modified]

11. Utilities. [Source: 18.20.105.E.6.k]
a. Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider. [Source: 18.20.105.E.6.k.i] b. Each primary dwelling unit on the lot that is or that is proposed to be connected to an on-site wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.105.E.6.k.ii]

12. 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. [Source: 18.20.105.E.6.l, modified]
Item 10.3
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79 13. Fire Safety. All structures built on the lot must comply with all current fire safety measures required by the Contra Costa County Fire Protection District. [Source:

18.20.105.E.6.m, modified]

14. Stormwater and Stormwater Runoff. The development must comply with the following standards: [Source: 18.20.105.E.8, modified]
a. Compliance with California’s Stormwater C.3 requirements. [Source:

18.20.105.E.8.a]
b. The development shall not contribute any net addition to stormwater runoff. A stormwater plan is required to demonstrate compliance and shall include the following: [Source: 18.20.105.E.8.b]
i. Stormwater Calculations. [Source: 18.20.105.E.8.b.i, modified] (1) Calculate the total disturbed area (TDA) as follows: [Source:

18.20.105.E.8.b.i.(A)]
𝑇𝑇 𝑇𝑇 = 𝑁𝑁 𝑁𝑁 𝐼𝐼𝐼𝐼 (𝑠𝑠 ) + 𝑅𝑅 𝑅𝑅 𝐼𝐼𝐼𝐼 (𝑠𝑠 )
(2) Calculate storage requirement as follows: [Source:

18.20.105.E.8.b.i.(B)]
𝑆𝑆 𝑆𝑆 𝑅𝑅 𝑅𝑅 = 0.28 ( / 𝑠𝑠 ) * 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: [Source: 18.20.105.E.8.b.ii, modified] (1) Rain barrels. [Source: 18.20.105.E.8.b.ii.(A)]
(2) Detention ditches. [Source: 18.20.105.E.8.b.ii.(B)] (3) Underground storage tanks. [Source: 18.20.105.E.8.b.ii.(C)]

15. Specific Adverse Impacts. [Source: 18.20.105.F]
a. Notwithstanding anything else in this Section, the City may deny an application for a two-unit project or an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific, adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. [Source: 18.20.105.F.1, modified]
b. “Specific adverse impact” has the same meaning as in Government Code 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 Item 10.3
City Council Meeting Agenda - Page 178 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
80 exemption under Revenue and Taxation Code section 214(g). [Source:

18.20.105.F.2, modified]
c. The Building Official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact. [Source:

18.20.105.F.3, modified]
I. Separate Conveyance. [Source: 18.20.105.E.7]

1. Primary dwelling units on the lot may not be owned or conveyed separately from each other. [Source: 18.20.105.E.7.a]

2. Condominium airspace divisions and common interest developments are not permitted within the lot. [Source: 18.20.105.E.7.b]

3. All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners. [Source: 18.20.105.E.7.c]

4. Between Lots Resulting from an Urban Lot Split. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. [Source: 18.20.097.E.12.b, modified] J. 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: [Source: 18.20.105.E.10]

1. Expressly prohibits any rental of any dwelling unit on the property for a period of less than 30 days. [Source: 18.20.105.E.10.a]

2. Expressly prohibits any nonresidential use of the lot. [Source: 18.20.105.E.10.b]

3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.105.E.10.c]

4. Development on the lot is limited to development of residential units under this Section, except as required by State law. [Source: 18.20.105.E.10.e.ii, modified]

5. If the lot is not created by an urban lot split, must expressly state:
a. That the individual property owner(s) are required to live in one of the dwelling units on the lot as the owners’ primary residence and legal domicile. [Source:

18.20.105.E.10.d]
b. 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. [Source: 18.20.105.E.10.e.i]
K. Remedies. If a two-unit project violates any part of this code or any other legal requirement:
[Source: 18.20.105.G]
Item 10.3
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81 1. The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract. [Source: 18.20.105.G.1]

2. The City may: [Source: 18.20.105.G.2, modiifed]
a. Bring an action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.105.G.2.a]
b. Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.105.G.2.b] c. Pursue criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.105.G.2.c]
d. Record a notice of violation. [Source: 18.20.105.G.2.d] e. Withhold any or all future permits and approvals. [Source: 18.20.105.G.2.e] f. Pursue all other administrative, legal, or equitable remedies that are allowed by law or the Municipal Code. [Source: 18.20.105.G.2.f, modified]

18.11.190 Urban Lot Splits
A. Purpose. The purpose of this Section is to allow and appropriately establish standards for the development of two-unit residential projects within single-family residential zoning districts in accordance with Government Code Section 66411.7. [Source: 18.20.097.A] B. Applicability. The requirements of this Section shall apply to urban lot splits in single-family residential zoning districts and the development and use of residential dwelling developments on the resulting lots. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), single-family residential zoning districts include R-20, R-15, R-10, R-10A, R7, R-6, and single-family residential PUDs. Urban lot splits, in accordance with this Section, are prohibited in all other zoning districts. [Source: NEW, modified] C. Definitions.

1. Urban Lot Split. An “urban lot split” is the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of this Section and as defined by Government Code Section 66411.7. [Source: 18.20.097.B, modified]

18.20.105.C.1, modified]
D. Application and Processing Procedures. [Source: 18.20.097.C, modified]

1. Application Requirements.

Item 10.3
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82 a. Eligibility. Only individual property owners may apply for an urban lot split. [Source: 18.20.097.C.1, modified]
b. Application Form. 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 shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source: 18.20.097.C.2, modified] c. Fee. The City may establish a fee to recover its costs for adopting, implementing, and enforcing this Section, in accordance with applicable State law. The City Council may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.097.C.3]

2. Decision and Approval. [Source: 18.20.097.D, modified] a. Parcel Map. An application for a parcel map for an urban lot split is approved or denied ministerially, by the Building Official, without discretionary review. [Source: 18.20.097.D.1, modified]
b. Tentative Parcel Map. A tentative parcel map for an urban lot split shall be approved ministerially if it complies with all the requirements of this Section.

The tentative parcel map may not be recorded. A final parcel map may be approved in accordance with Subparagraph 2.b only once the owner demonstrates that the required documents have been recorded, such as the deed restriction and easements. A tentative parcel map expires in accordance with the Subdivision Map Act. [Source: 18.20.097.D.2, modified] c. The approval must require the owner and applicant to hold the City harmless from all claims and damages related to the approval and its subject matter. [Source: 18.20.097.D.3, modified]
d. The approval must require the owner and applicant to reimburse the City for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this Section. [Source: 18.20.097.D.4, modified] E. Qualifying Requirements. To qualify for ministerial review, a proposed urban lot split under this Section must satisfy all qualifying requirements listed below well as the following additional Map Act compliance requirements: [Source: 18.20.097.E, modified]

1. Map Act Compliance. The lot must have been legally subdivided. [Source:

18.20.105.E.1]

2. The lot is located in a single-family residential zone. [Source: 18.20.105.E.2

3. The proposed lot does not include any of the following: [Source: 18.20.105.E.3, modified]
a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:

18.20.105.E.3.a.i]
b. A wetland. [Source: 18.20.105.E.3.a.ii]
Item 10.3
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83 c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
d. A hazardous waste site that has not been cleared for residential use. [Source:

18.20.105.E.3.a.iv]
e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:

18.20.105.E.3.a.v]
f. Within a 100-year flood hazard area, unless the site has either: [Source:

5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through Item 10.3
City Council Meeting Agenda - Page 182 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
84 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]

6. The urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Government Code Section 66410 et seq., “SMA”), including implementing requirements in this code, except as otherwise expressly provided in this Section. [Source: 18.20.097.E.1.a, modified]

7. If an urban lot split violates any part of the SMA, the City’s subdivision regulations, including this section, or any other legal requirement: [Source: 18.20.097.E.1.b, modified]
a. The buyer or grantee of a lot that is created by the urban lot split has all the remedies available under the SMA, including but not limited to an action for damages or to void the deed, sale, or contract. [Source: 18.20.097.E.1.b.i] b. The City has all the remedies available to it under the SMA, including but not limited to the following: [Source: 18.20.097.E.1.b.ii, modified] i. An action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.097.E.1.b.ii.(A)]
ii. An action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.097.E.1.b.ii.(B)] iii. Criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.097.E.1.b.ii.(C)]
iv. Record a notice of violation. [Source: 18.20.097.E.1.b.ii.(D)] v. Withhold any or all future permits and approvals. [Source:

18.20.097.E.1.b.ii.(E)]
c. Notwithstanding Government Code section 66411.1 (SMA), no dedication of rights-of-way or construction of off-site improvements is required for an urban lot split. [Source: 18.20.097.E.1.c]

8. Compliance with the City’s subdivision regulations. The urban lot split must conform to all applicable objective requirements of the City’s subdivision regulations (Title 17, Subdivisions) except that no dedication of rights-of-way or construction of off-site improvements are required for an urban lot split. [Source: 18.20.097.E.2] Item 10.3
City Council Meeting Agenda - Page 183 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
85 9. Zone. The lot to be split is designated as a single-family residential zone district. a single-family residence is allowed by-right. (R-20, R-15, R-10, R-10A, R-7, R-6, and appropriate PUDs). [Source: 18.20.097.E.3]

10. Lot location. [Source: 18.20.097.E.4]
a. The lot to be split is not located on a site that is any of the following: [Source:

18.20.097.E.4.a]
F. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source: 18.20.097.Regulation of Uses. [Source: 18.20.097.E.14, modified]

1. Residential Only. No nonresidential use is permitted on any lot created by urban lot split. [Source: 18.20.097.E.14.a, modified]

2. No Short-Term Rentals. No dwelling unit on a lot that is created by an urban lot split may be rented for a period of less than 30 days. [Source: 18.20.097.E.14.b, modified]

3. Owner Occupancy. The applicant for an urban lot split must sign an affidavit stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant’s principal residence for a minimum of three years after the urban lot split is approved. [Source: 18.20.097.E.14.c, modified] G. Lot Size. [Source: 18.20.097.E.8, modified]

1. The lot to be split must be at least 2,400 square feet. [Source: 18.20.097.E.8.a]

2. The newly created lots resulting from the urban lot split must each be at least 1,200 square feet. [Source: 18.20.097.E.8.b, modified]

3. Each of the resulting lots must be between 60 percent and 40 percent of the total square footage of the original lot area. [Source: 18.20.097.E.8.c, modified] H. Easements. [Source: 18.20.097.E.9]

1. The owner, if required, must enter into an easement agreement with each publicservice provider to establish easements that are sufficient for the provision of public services and facilities to each of the resulting lots. [Source: 18.20.097.E.9.a]

2. Each easement must be shown on the tentative parcel map. [Source: 18.20.097.E.9.b]

3. Copies of the unrecorded easement agreements must be submitted with the application. The easement agreements must be recorded against the property before the final map may be approved, in accordance with subsection D.2 of this section. [Source: 18.20.097.E.9.c]

4. If an easement is recorded and the project is not completed, making the easement moot, the property owner may request, and the City will provide, a notice of termination of the easement, which the owner may record. [Source: 18.20.097.E.9.d, modified] I. Lot Access. Each newly created lot resulting from the urban lot split must have access, or be adjacent to the public right-of-way, that satisfies the objective provisions of the Subdivision Map Item 10.3
City Council Meeting Agenda - Page 184 of 2323 - Monday, October 20, 2025 Chapter 18.15 Residential Zoning Districts
86 Act and emergency access provisions of the Contra Costa County Fire Department Standards. [Source: 18.20.097.E.10, modified]
J. Dwelling Unit Standards. A dwelling unit developed on a lot resulting from an urban lot split shall comply with the design and development standards established in Subsection H of Section 18.15.180 (Two-Unit Projects) based on the resulting gross lot area for each lot. [Source: 18.20.097.E.11, modified]
K. Separate Conveyance. [Source: 18.20.097.E.12]

1. Within a resulting lot. [Source: 18.20.097.E.12.a]
a. Primary dwelling units on a lot that is created by an urban lot split may not be owned or conveyed separately from each other. [Source: 18.20.097.E.12.a.i] b. Condominium airspace divisions and common interest developments are not permitted on a lot that is created by an urban lot split. [Source:

18.20.097.E.12.a.ii]
c. All fee interest in a lot and all dwellings on the lot must be held equally and undivided by all individual property owners. [Source: 18.20.097.E.12.a.iii]

2. Between 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. [Source: 18.20.097.E.12.b, modified]
L. 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: [Source:

18.20.097.E.15, modified]

1. Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days. [Source: 18.20.097.E.15.a]

2. Expressly prohibits any nonresidential use of the lots created by the urban lot split. [Source: 18.20.097.E.15.b]

3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.097.E.15.c]

4. Limits development of the lot to residential standards that comply with the requirements of this section, except as required by state law. [Source: 18.20.097.E.15.d] Item 10.3
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87 Chapter 18.20
Mixed-Use Districts
Item 10.3
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88 Chapter 18.20 Mixed-Use Districts
Sections

18.20.010 Purpose and Intent of Mixed-Use Districts

18.20.020 Land Use Regulations for Mixed-Use Districts

18.20.030 Development Standards for Mixed-Use Districts

18.20.040 Additional Development Standards

18.20.050 Outdoor Retail Sales Facilities

18.20.060 Outdoor Donation Collection Facilities

18.20.010 Purpose and Intent of Mixed-Use Districts
A. Specific Purposes. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of mixed-use zoning districts are to: [Source:

18.22.010.A, modified]

1. Ensure mixed-use development is consistent with the overall community character and serves the existing and future needs of residents and visitors. [Source: 18.22.010.A.1]

2. Allow a variety of compatible land uses that provide flexibility to property and/or business owners. [Source: 18.22.010.A.2]

3. Achieve compatibility between new mixed-use development and surrounding less intensive residential and commercial uses by establishing physical development standards and performance standards. [Source: 18.22.010.3]

4. Ensure adequate development standards and regulations are in place to foster successful and innovative mixed-use developments. [Source: 18.22.010.A.4] B. Summary of Mixed-Use Districts. The specific purposes and intent for each of the four mixeduse zoning districts are as follows: [Source: 18.22.010.B, modified]

1. MX-NB - Mixed-Use Neighborhood Business Zoning District. The MX-NB zoning district allows a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments). It is the intent of this zoning district to provide a mix of compact single-family residential, multi-family residential, and small-scale commercial uses located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use) at low intensities to maintain the compatibility with adjacent lower density single-family neighborhoods. A variety of residential typologies are encouraged in the form of compact single-family, townhouses, condominiums, or apartments at a density between 1.3 and 20 units per acre and a floor area ratio (FAR) of up to 0.75 for nonresidential uses. The MX-NB zoning district implements the MixedUse Neighborhood (MUD) General Plan land use designation. [Source: 18.22.010.B.1]

2. MX - Mixed-Use Zoning Districts. The MX zoning district allows for higher intensity uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same Item 10.3
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89 site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multi-family residential uses including live-work units, townhouses, apartments, and condominiums at a density between 12 and 40 units per acre and an FAR of up to

0.75 for nonresidential uses. The MX zoning district implements the Mixed-Use (MU) General Plan land use designation. [Source: 18.22.010.B.2, modified]

3. MX-HD - Mixed-Use High-Density Zoning District. The MX-HD zoning district allows for diverse uses, including residential, commercial, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). This zoning district encourages high intensity multi-family residential uses include live-work units, townhouses, apartments, and condominiums at a density between 40 and 70 units per acre and an FAR of up to 0.75 for nonresidential uses. The MX-HD zoning district implements the Mixed-Use HighDensity (MUHD) General Plan land use designation. [Source: 18.22.010.B.3, modified]

4. MX-VHD - Mixed-Use Very High-Density Zoning District. The MX-VHD zoning district allows for the most intensive uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multi-family residential uses including livework units, townhouses, apartments, and condominiums at a density between 70 and 100 units per acre and an FAR of up to 0.85 for nonresidential uses. The MX-VHD zoning district implements the Mixed-Use Very High-Density (MFVHD) General Plan land use designation. [Source: 18.22.010.B.4, modified] C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i), lower-income sites included in the sites inventory with a proposed zoning change to meet the RHNA shortfall, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By-right” means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.22.010.C]

18.20.020 Land Use Regulations for Mixed-Use Districts
A. Residential Land Use Classifications. Table 18.20-A (Mixed-Use Land Use Regulations) establishes the land uses allowed within each mixed-use zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.22.020, modified]
B. Zoning Permit Required. Each land use listed in Table 18.20-A (Mixed-Use Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] C. Other Permits and Entitlements. In addition to the permits listed in Table 18.20-A (Mixed-Use Land Use Regulations), additional permits or entitlements, such as Architectural Review Item 10.3
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90 Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.20-A (Mixed-Use Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source:

18.22.020, modified]
E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.22.020, modified]
Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Residential Uses
Accessory dwelling unit See Section 18.15.050.

Accessory dwelling unit, junior See Section 18.15.050
Bed and breakfast – – – –
Emergency shelter U U U P
Employee housing U U U U
Family day care home P P P P
Group residential – – – P
Home occupation P P P P Section 18.15.130.

Low barrier navigation center P P P P
Mobile home park P P P P
Multifamily residential
Two-unit P P P P
Three-unit P P P P
Four-unit P P P P
Five or more units P P P P
Residential care facility, small,
licensed

P P P P
Residential care facility, small,
unlicensed

P P P P
Senior housing P P P P
Single-family residential P P P P
Single-room occupancy – – – U See Section 18.15.170
Supportive housing P P P P
Transitional housing P P P P
Item 10.3
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91 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Public and Semipublic Uses
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
Place of assembly U U U U
Public safety facilities U U U U
Offender rehabilitation services – – – –
Residential care facility, large,
licensed or unlicensed

P P P P
School, college and university U U U U
School, private U U U U
School, technical/trade and
vocational

U U U U
Utilities, major U U U U
Utilities, minor P P P P
Wireless telecommunications facility L-4 L-4 L-4 L-4 Chapter 18.110 Commercial Uses
Adult businesses – – – –
Animal boarding – – – –
Animal clinic U U U U
Animal day care U U U U
Animal grooming P P P P
Animal hospitals – – – –
Artists’ studios P P P P
Banks and savings and loans P P P P
With drive-through service – – – –
Cannabis retailer, medical – U U U Chapter 18.65
Cannabis retailer, adult-use – – – – Chapter 18.65
Catering services P P P P
Commercial parking facility – – – –
Eating and drinking establishments P P P P
With live entertainment/dancing inside of a building
Type A – P P P Section 18.25.110 and
Chapter 18.60
Item 10.3
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92 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Type B – U U U Section 18.25.110 and
Chapter 18.60
Type C – – – – Section 18.25.110 and
Chapter 18.60
With up to 12 outdoor seats P P P P
With more than 12 outdoor seats U U U U
Fitness studio, less than 5,000
square feet

P P P P
Fitness studio, greater than 5,000
square feet

U U U U
Food and beverage sales P P P P
Hotels U U P P
Live entertainment
Type A – P P P Section 18.25.110
Type B – U U U Section 18.25.110
Type C – – – – Section 18.25.110
Offices, general and medical, less
than 35 percent of the gross floor
area

P P P P
Personal improvement services U U U U
Personal services P P P P
Pharmacy P P P P
Retail sales, less than 20,000 square
feet

P P P P
Research and development U U U U
Retail sales, more than 20,000
square feet
L-3 U U U
Theaters – P P P
Travel services P P P P
Accessory Uses
Accessory Uses P/U P/U P/U P/U
Temporary Uses
Agricultural sales T T T – L-5.

Arts and crafts show outdoors – T T – L-1 and L-3.

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

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

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

Item 10.3
City Council Meeting Agenda - Page 191 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
93 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Group assembly events – T T – L-1 and L-4.

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

Outdoor exhibits – T T – L-1 and L-4.

Personal property sales P P P – L-6.

Pumpkin sales – T T – L-1 and L-5.

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

Street fairs T T T T L-5.

Swap meet – T T – L-1 and L-3.

Trade fairs – T T – L-1 and L-3.

Limitations on Specific Use Classifications
L-1 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.

L-2 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.

L-3 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.

L-4 Permitted, subject to a setback of 200 feet from any residential use.

L-5 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.

L-6 Not more than four events during any calendar year for not more than two consecutive days per event.

L-7 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

18.20.030 Development Standards for Mixed-Use Districts A. Table 18.20-B (Development Standards – Mixed-Use Zoning Districts) establishes the development regulations for the MX-N, MX, MX-HD, and MX-VHD zoning districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following Table 18.20-B or to regulations located elsewhere in this Chapter. [Source: 18.22.030.A] B. Supplemental Development Standards. Sections applicable to all development in the MX-N, MX, MX-HD, and MX-VHD zoning districts are in Sections 18.25.040 through 18.25.160; they establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing. [Source: 18.22.030.B, modified] Item 10.3
City Council Meeting Agenda - Page 192 of 2323 - Monday, October 20, 2025 Chapter 18.20 Mixed-Use Districts
94 C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. [Source: 18.22.030.B, modified]

1. General Site and Development Standards (Chapter 18.55); [Source: 18.22.030.B.1]

2. Off-Street Parking and Loading (Chapter 18.80); [Source: 18.22.030.B.2]

3. Signs (Chapter 18.95); [Source: 18.22.030.B.3]

4. Nonconforming uses and structures (Chapter 18.200); and [Source: 18.22.030.B.4]

5. Adult businesses (Chapter 18.60). [Source: 18.22.030.B.5, modified] Table 18.20-B: Development Standards – Mixed-Use Zoning Districts Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.20.040)

MX-NB MX MX-HD MX-VHD
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 7,500 7,500
Lot Width (ft) 75 75 75 75
Setbacks
Front (ft) 15 15 10 5 (B.3), (H)
Side Setback (ft) 5 – – – (B.2), (B.3)
Corner Side Setback (ft) 15 10 10 5 (B.3)
Rear Setback (ft) – – 5 5 (B.2), (B.3)
Aggregate Side Setback
(ft)
– – – – (B.3)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.

Scenic Route Setback (ft) 25 25 25 25 Chapter 18.90
Height and Lot Coverage (maximum)
Building Height (ft) 35 50 60 85
Gross Floor Area Ratio
(commercial)

0.75 0.75 0.75 0.85
Other Standards
Minimum Site Landscaping 25% 15% 15% 15% (C)
City-Wide Objective
Design Standards
Section 18.15.040.L (F)
Employee Eating Area (E)
Commercial Uses (A)
Storm Drain Outlets (G)
Supplemental Regulations Section 18.20.040 through 18.20.060 and Part 4.

Nonconforming Structures Chapter 18.200.040.

Item 10.3
City Council Meeting Agenda - Page 193 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
95 18.20.040 Additional Development Standards
A. Mixed -Use Projects on Housing Opportunity Sites. All mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, shall dedicate at least 75 percent of the gross floor area to residential uses. [Source: NEW] B. Mixed-Use Commercial Requirement.

1. General. Mixed-use sites not identified as a housing opportunity site towards part of the Regional Housing Needs Assessment in the Pleasant Hill Sixth Cycle Housing Element (2023-2031) shall include a minimum percentage of commercial based on the total proposed square footage of the project. Table 18.20-C (Mixed-Use Zoning District Commercial Percentage) outlines the minimum percentage of commercial based on specific corridors within the City. [Source: 18.22.040.A, modified]

2. Exceptions. 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 with another singlefamily use, is exempt from compliance with the mixed-use commercial requirement established in Subparagraph A.1 and is considered a conforming use, for as long as the existing single-family use continues on the site. This exemption does not apply to:
[Source: 18.22.040.B, modified]
a. Sites designated as housing opportunity sites in the most recent certified Housing Element. [Source: 18.22.040.B.1]
b. Sites that undergo a lot consolidation with adjacent sites. Any parcels that undergo a lot consolidation shall adhere to all use and development standard requirements established in this Chapter. [Source: 18.22.040.B.2, modified]

3. Reductions. A Use Permit is required for mixed-use developments seeking a reduction to the minimum mixed-use commercial requirements of this Subsection that are not already exempt per Subparagraph 2.B. A market/retail feasibility study shall be submitted with the application for the Use Permit justifying the proposed reduction in the commercial requirement and why the required commercial is not feasible or that the net realized benefit to the city will be comparable to the minimum commercial percentage requirement. [Source: 18.22.040.C, modified] C. Mixed-Use Zoning Districts Adjoining Single-Family Residential Zoning Districts.

Developments in mixed-use zoning districts that adjoin a single-family residential zoning district shall comply with the following standards. [Source: 18.22.040.D, modified] Table 18.20-C
Mixed-Use Zoning District Commercial Percentage
25% Commercial Requirement (Of
Total Gross Floor Area)
15% Commercial Requirement (Of
Total Gross Floor Area)
10% Commercial Requirement (Of
Total Gross Floor Area)
Contra Costa Boulevard Gregory Lane All remaining areas Golf Club Drive Oak Park Boulevard
Monument Boulevard Pleasant Hill Road
Downtown Specific Plan Area Ellinwood Way
Item 10.3
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96 1. Planting Area. A continuous planting area at least five feet in width and containing at least five trees per 100 linear feet shall be provided along interior property lines adjoining a single-family residential zoning district. [Source: 18.22.040.D.1, modified]

2. Fences and Walls. A required setback abutting a residential zoning district shall be enclosed by a solid wood, concrete, or masonry wall at least six feet, but not more than eight feet, in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height. See also Section 18.75.020 (Height Limitations). [Source:

18.22.040.D.2, modified]
Figure 18.20-1: Required Walls: Residential Use Abutting Nonresidential Use (The diagram is illustrative)

3. Setbacks and Stepbacks. In addition to all applicable standards established in this Chapter, mixed-use developments with buildings more than 35 feet in height located on a lot adjacent to a single-family residential zoning district shall incorporate at least one of the following: [Source: 18.22.040.E, modified]
a. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet. [Source: 18.22.040.E.1, modified] b. Additional Side and Rear Setback Area. The required side and rear setbacks shall be increased by one foot for every one foot of building height in excess of 35 feet, not to exceed 10 additional feet. For example, a building with a proposed height of 40 feet would have to be set back an additional five feet from the required side/year setback lines. [Source: 18.22.040.E.2, modified] Item 10.3
City Council Meeting Agenda - Page 195 of 2323 - Monday, October 20, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
97 Figure 18.20-2: Additional Setbacks for Buildings Over 35 Feet D. Minimum Site Landscaping Requirements.

1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.20-B (Development Standards – Mixed Use Zoning Districts) except as provided in Subparagraph D.2 below. [Source:

18.22.040.F, modified]

2. Exception. Up to 50 percent of the required landscaping area may be provided through the use of decorative hardscape and/or pervious pavement areas, with Architectural Review Commission or Planning Commission approval as part of a proposed project . [Source: 18.22.040.F, modified]
E. Buildings with Office Space. Buildings that incorporate over 50,000 square feet of office space shall include, in addition to the requirements of Paragraph E.1, employee showers, changing rooms, and lockers. [Source: 18.22.040.G, modified]
F. City-Wide Objective Design Standards.

1. In addition to the development standards established in this Chapter, all mixed-use developments where two-thirds of the total gross floor area is dedicated to residential units shall comply with the Multi-Family Residential Objective Design Standards, as adopted by City Council resolution. [Source: 18.22.040.I, modified] Item 10.3
City Council Meeting Agenda - Page 196 of 2323 - Monday, October 20, 2025 Chapter 18.20 Mixed-Use Districts
98 2. If a proposed mixed-use project with 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 development standards established for mixed-use districts and the objective design standards applicable to such projects. If the proposed project complies with all development and objective design standards, the application shall be processed through a ministerial Architectural Review Permit. If the proposed does not comply with the objective design standards, the application shall be subject to discretionary review through the Architectural Review Permit process, as specified in Chapter 18.120 (Architectural Review Permits). [Source: 18.22.040.I.1, modified] G. Storm Drains. All storm drain inlets in mixed use zoning districts shall comply with the City’s national pollutant discharge elimination system (NPDES) regulations as established in Chapter

15.05. [Source: 18.22.040.J, modified]
H. Hotels. Full-service hotels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms. [Source: 18.22.040.K] I. Vehicular Easements. A minimum required setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.22.040.L, modified] J. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 18.20-D (Setback Encroachments for Mixed-Use Zoning Districts). [Source: 18.22.040.M, modified] Table 18.20-D: Setback Encroachments for Mixed-Use Zoning Districts K. Windows. Not more than 30 percent of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the 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. [Source: 18.22.040.N, modified]
L. Balconies. [Source: 18.22.040.O]
Improvement Maximum Allowed Encroachment
Sills, eaves, cornices, canopies, and other similar
architectural features eight feet or more above finished grade.

Allowed in setback area
Movable tables, chairs, umbrellas, outdoor heaters. Allowed in setback area Movable partitions or planters to define an outdoor seating area not exceeding three feet in height.

Allowed in setback area
Front stoop or porch. Allowed in setback area
Bicycle racks. Allowed in setback area
Trees and tree wells. Allowed in setback area
Planters and planting beds extending not more than 18
inches into the setback area and not more than 18 inches in height above finished grade.

Allowed in setback area
Bay windows, on a foundation or cantilevered, chimneys, or wells for basement windows or stairs, occupying in the
aggregate not more than 20 percent of the length of the side of the structure on which they are located.

Two feet into setback area
Utility structures less than six square feet in size. Allowed in setback area Item 10.3
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99 1. Balconies are only allowed on floors above the second floor on mixed-use structures. [Source: 18.22.040.O.1, modified]

2. Stepback Encroachment. Balconies are only allowed to encroach up to 50 percent into the required stepback area. [Source: 18.22.040.O.2, modified] M. Parking Structures. [Source: 18.22.040.P, modified]

1. Parking structures are allowed in the MX-VHD zoning district only as accessory to the primary uses of the site, not as a standalone use. [Source: 18.22.040.P.1, modified]

2. In addition to the off-street parking and loading regulations in Chapter 18.80 (Off-Street Parking and Loading), parking garages in mixed-use zoning districts shall not be located on the ground floor of a structure unless the structure space designed for residential, commercial, or other nonresidential uses is located between the parking garage and the street. This requirement shall not prevent a parking garage entrance at the ground floor of a structure. [Source: 18.22.040.P.2, modified] N. Ground Floor Commercial Frontage. Ground floor commercial frontages shall comply with the following: [Source: 18.22.040.Q, modified]

1. Create transparent facades with windows or clear glazing for at least 70 percent of the active frontage length along primary streets or public open spaces and 50 percent of the active frontage length along secondary streets. [Source: 18.22.040.Q.1, modified]

2. Windows and clear glazing on the ground floor facade shall have no opaque or semi opaque building elements wider than two inches or spaced more closely than five feet between three to 10 vertical feet from the sidewalk. [Source: 18.22.040.Q.2, modified]

3. All ground floor commercial tenant spaces must be at least 45 feet deep for a minimum of 50 percent of primary street building facades, and at least 25 feet deep for a minimum of 50 percent of secondary street facades. [Source: 18.22.040.Q.3, modified]

4. Fences or plantings between an active frontage and the edge of sidewalk along a primary street shall be a maximum of three feet in height. [Source: 18.22.040.Q.4]

5. Ground floor commercial tenant spaces shall have a minimum floor plate/ceiling height of 10 feet. [Source: 18.22.040.Q.5]

6. Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses. [Source: 18.22.040.Q.6] O. Mixed-use Frontages. All 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. [Source: 18.22.040.R, modified]

18.20.050 Outdoor Retail Sales Facilities
Outdoor retail sales facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.120 (Outdoor Sales Facility). [Source: NEW]
Item 10.3
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100

18.20.060 Outdoor Donation Collection Facilities
Outdoor donation collection facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.130 (Outdoor Donation Collection Facility). [Source: NEW]
Item 10.3
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101
Chapter 18.25
Commercial, Office, and
Industrial Zoning Districts
Item 10.3
City Council Meeting Agenda - Page 200 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 102
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts
Sections

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

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

18.25.030 Development Standards for Commercial, Office, and Industrial Districts

18.25.040 Additional Development Standards

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

18.25.060 Container or Storage Units

18.25.070 Eating and Drinking Establishments

18.25.080 Firearm Sales

18.25.090 Hazardous Materials Storage

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

18.25.110 Live Entertainment

18.25.120 Outdoor Sales Facilities

18.25.130 Outdoor Donation Collection Facilities

18.25.140 Recycling Facilities

18.25.150 Service Station and Automobile Washing

18.25.160 Vehicle Storage

18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts A. Specific Purposes. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of commercial, retail business, neighborhood business, office, and light industrial districts regulations are to: [Source: 18.25.010, modified]

1. Provide appropriately located areas consistent with the General Plan for a full range of office, retail commercial, industrial, and service commercial uses needed by the city’s residents, businesses, and workers. [Source: 18.25.010.A, modified]

2. Strengthen the city’s economic base and provide employment opportunities close to home for residents of the city and surrounding communities. [Source: 18.25.010.B, modified]

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

18.25.010.C, modified]

4. Minimize the impact of commercial, office, and industrial development of adjacent residential zoning districts. [Source: 18.25.010.D, modified] Item 10.3
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103

5. 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. [Source: 18.25.010.E, modified]

6. Ensure the provision of adequate off-street parking and loading facilities. [Source:

18.25.010.F]
B. Summary of Commercial, Office, and Industrial Zoning Districts. The additional purposes of each zoning district are as follows: [Source: 18.25.010.G, modified]

1. NB - Neighborhood Business Zoning District. The purpose of the NB zoning district is to provide for areas of the city that accommodate small format, day-to-day convenience shopping and services to meet the needs of local residents and designed in a way that is compatible and in scale with the surrounding neighborhood. Examples of neighborhood-serving uses include, but are not limited to, local retail businesses, florists, grocery stores, restaurants, drug stores, banks, barbershops, beauty shops, dry cleaners, and small repair facilities. The NB zoning district implements the Neighborhood Business (NB) land use designation of the General Plan. [Source:

18.25.010.G.1, modified]

2. RB - Retail Business Zoning District. The purpose of the RB zoning district is to provide areas of the city that accommodate commercial and retail businesses intended to serve the city and the region as a whole, including, but not limited to, shopping centers containing a wide variety of commercial establishments, such as retail stores and businesses selling home furnishings, apparel, durable goods and specialty items, restaurants, commercial recreation, service stations and business, and personal and financial services. The RB zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.2, modified]

3. PAO - Professional and Administrative Office Zoning District. The purpose of the PAO zoning district is to provide areas for office buildings containing business, medical, and professional uses on a scale compatible with adjacent zoning districts. The PAO zoning district implements the Office (O) land use designation of the General Plan. [Source:

18.25.010.G.3, modified]

4. C - General Commercial Zoning District. The purpose of the C zoning district is to provide areas for higher intensity service commercial uses, including automobile sales and services, animal sales and services, building materials, retail sales, storage, and similar uses. The C zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.4, modified]

5. LI - Light Industrial Zoning District. The purpose of the LI zoning district is to provide for areas of the city for research and development facilities, construction yards, warehousing, and light industrial activities in a landscaped setting, including the manufacture, assembly, distribution and storage of goods, but excluding raw materials processing or bulk handling. The LI zoning district implements the Light Industrial (I) land use designation of the General Plan. [Source: 18.25.010.G.5, modified] Item 10.3
City Council Meeting Agenda - Page 202 of 2323 - Monday, October 20, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 104

18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts A. Commercial, Office, and Industrial Land Use Classifications. Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) establishes the land uses allowed within each commercial, office, and industrial zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.25.020, modified] B. Zoning Permit Required. Each land use listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] C. Other Permits and Entitlements. In addition to the permits listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source: 18.25.020, modified]
E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.25.020, modified]
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Residential Uses
Bed and breakfast – P P – –
Emergency shelter – L-17 – – L-15 Section 18.15.120
Employee housing – L-17 – – –
Home occupation – P P – – Section 18.15.130
Low barrier navigation center – P P – –
Mobile/manufactured housing – P –
Multifamily residential
Two-unit – L-17 U – –
Three-unit – L-17 U – –
Four-unit – L-17 U – –
Five or more units – L-17 U – –
Residential care facility, small,
licensed
– P P – –
Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Residential care facility, small,
unlicensed
– P P – –
Single-family residential – L-17 – – –
Single-room occupancy – L-17 – – – Section 18.15.170
Supportive Housing – P P – –
Transitional Housing – P P – –
Public and Semipublic Uses
Community center P P P P –
Cultural institutions U U U – –
Day care, general – U U – –
Emergency medical care
facility
– U P – –
Government offices U U P – –
Park and recreational facilities – U U – –
Place of assembly U U U U –
Public safety facilities U U U U U
Offender rehabilitation
services
– – – – U
Residential care facility, large,
licensed or unlicensed
U U U U –
School, college and university – U U – –
School, private – U U – –
School, technical/trade and
vocational
– U U – –
Utilities, major U U U U U Section 18.25.140
Utilities, minor P P P P P Section 18.25.140
Wireless telecommunications
facility
L-6 L-6 L-6 L-6 L-6 Chapter 18.110
Commercial Uses
Adult businesses – U U U U Chapter 18.115
Ambulance services – – U U –
Animal boarding U U U U U
Animal clinic U U U P –
Animal day care U U U U U
Animal grooming U P U P –
Animal hospitals U U U P –
Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Animals: retail sales P P – – –
Artists’ studio P P P P –
Automobile maintenance,
limited
– P – P P
Automobile service station U P – P P Section 18.25.150
Automobile,
vehicle/equipment broker
P L-3 P – L-3
Automobile,
vehicle/equipment repair
– – – P P
With body and fender work – – – U P
Automobile,
vehicle/equipment sales and
rentals
– U – P P
Automobile,
vehicle/equipment wholesaler
– – – P P Section 18.25.160
Automobile washing and
exterior protection
– U – P P
Banks and savings and loans P P U – –
With drive-up service U U U – –
Building materials and
services
– U – U U
Cannabis retailer, medical – L-18 U U U Chapter 18.65
Cannabis retailer, adult-use – – – – – Chapter 18.65
Cardrooms – U – – –
Catering services P P – P –
Commercial filming – U U U U
Commercial parking facility – U U U P
Commercial recreation and
entertainment
U U L-1 – L-12
Communications facilities U U P – P
Eating and drinking
establishments
L-7 P L-2 – L-2 Section 18.25.070.
with drive-through service – U – – –
with live entertainment/dancing
inside of a building
Type A – P P – – Section 18.25.070 and
Chapter 18.25.110
Type B – U U – – Section 18.25.070 and
Chapter 18.25.110
Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Type C – U – – – Section 18.25.070 and
Chapter 18.25.110
With up to 12 outdoor
seats
P P P – – Section 18.25.070.

With more than 12
outdoor seats
U U U – – Section 18.25.070.

Equipment and appliance
maintenance and repair
services
U P P – P
Fitness studio U U U – L-12
Food and beverage sales P P U – –
Funeral and interment
services
– U – – U
Horticultural, limited – – – – –
Hotels – P P – –
Laboratories – – – U P
Live entertainment
Type A – P P – – Section 18.25.110 and
Chapter 18.60
Type B – U U – – Section 18.25.110 and
Chapter 18.60
Type C – U – – – Section 18.25.110 and
Chapter 18.60
All types, outside of a
building
– U – – – Section 18.25.110 and
Chapter 18.60
Maintenance and service
facility
– U U – P
Maintenance services
establishment
– – – P P Section 18.25.150
Motels – P – – –
Nurseries – P P – –
Offices, general and medical P L-3 P – L-3
With bail bonds – – U – –
Pawn shops – U – – –
Personal improvement
services
U U U – –
Personal services P P U – –
Pharmacy P P L-2 P L-4
Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Wholesale (no retail
services)
P P U P L-4
Research and development
services
– – U – P
Retail sales, less than 20,000
square feet
P P L-2 P L-4
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).

With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Retail sales, more than 20,000
square feet
L-5 P L-2 P L-4
Automobile parts and
accessory sales with
incidental installation
located entirely within an
enclosed building
– P – P P
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).

With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Theaters – P – – –
Travel services P P – P –
Industrial Uses
Fuel storage and distribution – – – – U
Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Industry, custom – – – U P
Artisan/custom products – – – P P
Industry, custom, small-scale – – – P P
Industry, limited – – – U P
small-scale – – – P P
Research and development
industry
– – U P P
Vehicle storage facilities – – – P P Section 18.25.160
Warehousing and storage,
limited
– – – P P
Wholesaling, distribution and
storage
– – – P P Up to one dwelling unit
allowed per site as caretaker
housing
Temporary Uses
Agricultural sales T T – – – L-10.

Animal shows or sales T T – – – L-8.

Arts and crafts shows,
outdoors
– T – – – L-10.

Civic and community events T T T – – L-10.

Commercial filming, limited T T T T T L-8.

Eating and drinking use T T T T T
Farmer’s market – T – – – L-11.

Group assembly events – T – – – L-8.

Live entertainment events – T – – – L-8 and L-13.

Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Real estate sales T T T T T
Recreational events T T T – – L-10.

Retail sales, outdoor T T – T – L-10 and L-14.

Street fairs – T – – – L-10.

Swap meet – T – T – L-9.

Trade fairs – U – – –
Limitations on Specific Use Classifications
L-1 Only tennis/racquetball courts are allowed subject to approval of a use permit.

L-2 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.

L-3 Permitted on the second floor and above as the primary use, or on the ground floor when conducted as accessory to a permitted primary use, and occupying no more than 25% of the floor area of the primary use. Additional office floor area may be allowed upon approval of a use permit, or as part of a planned unit district (PUD).

L-4 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.

L-5 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district.

L-6 Permitted, subject to a setback of 200 feet from any residential use.

L-7 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.

L-8 Not more than four events during any calendar year for not more than seven consecutive or nonconsecutive days per event.

L-9 Not more than four events during any calendar year for not more than two consecutive days per event.

L-10 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

L-11 Permitted as a regularly scheduled weekly event not to exceed 45 times a calendar year.

Item 10.3
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
L-12 Only allowed through approval of a use permit, in the light industrial overlay zoning district. On-site childcare/day care is not permitted.

L-13 See Section 18.25.110 for live entertainment standards.

L-14 See Section 18.25.120 for outdoor sales standards. (Note that for temporary uses, the temporary use permit procedures apply and not the minor use permit mentioned in that section.) L-15 Emergency homeless shelters are permitted “by right” in the limited industrial district (LI) subject to the development standards and regulations noted in Section 18.15.120. However, once the city’s local need for providing emergency homeless shelters is satisfied (based on the most current homeless Point-in-Time Count census data), a conditional use permit is required for any additional beds or emergency homeless shelters. In addition, no emergency homeless shelter is permitted on the Iron Horse Corridor (the area of the former Southern Pacific right-of-way owned by Contra Costa County as identified in Record of Survey RS 2330, filed for record on June 3, 1998, in Book 113 of Land Survey Maps at Page 46, Contra Costa County records) or on any parcel abutting the Iron Horse Corridor.

L-16 Permitted, subject to the requirements in Section 18.25.080 for firearm sales uses.

L-17 Only allowed through approval of a use permit when the underlying general plan land use designation is mixed use, otherwise not permitted.

L-18 Allowed on the second floor and above, through approval of a use permit.

18.25.030 Development Standards for Commercial, Office, and Industrial Districts A. Table 18.25-B (Development Standards – Commercial, Office, and Industrial Zoning Districts) establishes the development regulations for the NB, RB, PAO, C and LI districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following Table 18.25-B or to regulations located elsewhere in this Chapter. [Source: 18.25.030.A, modified]
B. Supplemental Development Standards. Sections 18.25.050 through 18.25.160 include supplemental development standards applicable to all development in the NB, RB, PAO, C and LI zoning districts; they establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with takeout service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing.

Item 10.3
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C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. [Source: 18.25.030.B]

1. General Site and Development Standards (Chapter 18.55); [Source: 18.25.030.B.5, modified]

2. Off-Street Parking and Loading (Chapter 18.80); [Source: 18.25.030.B.5, modified]

3. Signs (Chapter 18.95); [Source: 18.25.030.B.5, modified]

4. Nonconforming uses and structures (Chapter 18.200); and [Source: 18.25.030.B.5, modified]

5. Adult businesses (Chapter 18.60). [Source: 18.25.030.B.5, modified] Table 18.25-B (Development Standards - Commercial, Office, and Industrial Zoning Districts)
Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.25.040)

NB RB PAO C LI
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 10,000 7,500 20,000
Lot Width (ft) 75 75 100 50 100
Setbacks
Front (ft) 25 25 20 10 20 (F)
Side (ft) – – 5 – – (A), (F)
Corner Side (ft) 25 25 20 10 20 (F)
Rear (ft) – – 20 – – (A), (F)
Aggregate Side (ft) – – 15 – – (F)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.

Scenic Route Setback (ft) 25 25 25 25 25 Chapter 18.90
Height and Lot Coverage (maximum)
Building Height (ft) 35 35 35 35 35
Gross Floor Area Ratio
(commercial)

0.35 0.4 0.35 0.35 0.4
Item 10.3
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18.25.040 Additional Development Standards
A. Developments Adjoining Residential Districts. Any proposed nonresidential use in a NB, RB, PAO, C, and LI zoning district that adjoins a residential zoning district, or mixed-use zoning district that only includes residential uses, shall comply with all of the following standards. [Source: 18.25.040.A, modified]

1. Setbacks. The side or rear setback along the property line(s) adjoining a residential zoning district or residential use shall be 25 feet in the RB, PAO, C, and LI zoning districts, and 15 feet in the NB zoning district. [Source: 18.25.040.A.1, modified]

2. Planting Area. A continuous planting area having at a minimum width of five feet and at least five trees per 100 linear feet shall be provided along interior property line(s) adjoining a residential zoning district or mixed-use zoning district that includes a residential use. [Source: 18.25.040.A.2, modified]

3. Daylight Plane Requirement. Structures shall not intercept a 30-degree daylight plane inclined inward from a height of six feet above existing grade at the property line of the residential zoning district or mixed-use district that include a residential use. See Figure

18.25-1 [Source: 18.25.040.A.3, modified]

4. Fences and Walls. A property line of a NB, RB, PAO, C, or LI zoning district abutting a residential zoning district, or mixed-use district that includes a residential use, shall be enclosed by a solid wood, concrete, or masonry wall at least six feet but not more than eight feet in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height (see Figure 18.25-2). This standard is not required for sides of the property that are abutting a nonresidential use. See also Section 18.75.030 (Fence and Wall Standards). [Source: 18.25.040.A.4, modified] Other Standards
Minimum Site Landscaping 25% 25% 30% 20% 20% Section 18.25.040 B Amenities for Bicyclists Section 18.80.090
Building Design (D)
Employee Eating Area (C)
Storm Drain Outlets (E)
Supplemental Regulations Section 18.25.040 through 18.25.160 and Part 4.

Nonconforming Structures Section 18.200.040.

Item 10.3
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Figure 18.25-1: Required Daylight Plane at Adjoining Residential Districts Figure 18.25-2: Required Walls: Residential Use Abutting Nonresidential Use B. Minimum Site Landscaping. [Source: 18.25.040.B, modified]

1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.25-B (Development Standards – Commercial Zoning Districts) except as provided , except as follows:
a. Up to 50 percent of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas, subject to with Architectural Review Commission or Planning Commission approval as part of a proposed project. [Source: 18.25.040.B.1, modified] b. The Architectural Review Commission and/or Planning Commission shall establish guidelines related to the use of decorative hardscape, mulch and pervious pavement. [Source: 18.25.040.B.1, modified]

2. PAO Zoning District. On lots zoned PAO, at least 50 percent of each required interior side and rear setback shall be planting area. [Source: 18.25.040.B.2, modified] C. Office Building Amenities.

Item 10.3
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1. Office buildings over 5,000 square feet shall include eating facilities for employees. [Source: 18.25.040.D, modified]

2. Office buildings over 50,000 square feet shall include, in addition to the requirements in Paragraph C.1, showers, changing rooms, and lockers. [Source: 18.25.040.C, modified]
D. Design Compatibility. The design of all buildings shall be consistent with the City-Wide Design Guidelines. [Source: 18.25.040.E, modified]
E. Storm Drains. All storm drain inlets in the NB, RB, PAO, C, and LI districts shall comply with the City’s national pollutant discharge elimination system (NPDES) regulations established in Chapter 15.05. [Source: 18.25.040.F, modified]
F. Vehicular Easements. A minimum required setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.25.040.G, modified] G. Windows and Visibility. Not more than 30 percent of any storefront exterior door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Architectural Review Commission or otherwise required by another Section of this Title. Any existing use that is not in compliance with this requirement at the time of adoption of the Ordinance codified in this Section shall bring the use into compliance within 12 months of the date of Ordinance adoption. The following exceptions apply:[Source: 18.25.040.H]

1. Obstructions more than three feet away from windows are exempt from the requirement established in Paragraph G.1. [Source: 18.25.040.H]

2. Product display spaces are allowed and subject to review and approval by the Zoning Administrator or Architectural Review Commission. [Source: 18.25.040.H]

18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts
A. Development Standards. Accessory structures shall comply with the development standards established in Section 18.25.030 (Development Standards for Commercial, Office, and Industrial Districts). [Source: 18.25.060.A, modified]
B. On-Site Accessory Uses. The following accessory uses are allowed on site; no accessory uses are permitted off site. [Source: 18.25.060.B, modified]

1. Uses intended to serve only occupants of the building within which such uses are located. These uses may include, but are not limited to, restaurants, cafeterias, galleries, specialty shops. gift shops, employee fitness facilities, first aid stations, community facilities, and business services necessary for the functioning of office uses or other commercial uses. The combined square footage of the accessory use(s) does not exceed 25 percent of the gross floor area of the ground floor level. [Source:

18.25.060.B.1, modified]

2. Parking facilities in conjunction with a principal use. [Source: 18.25.060.B.2] Item 10.3
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3. Uses noted in Paragraph B.1 of this Section that primarily serve the general public and/or that exceed 25 percent of the ground level square footage may be allowed subject to approval of a Use Permit from the Planning Commission and compliance with parking provisions established in Chapter 18.80 (Off-Street Parking and Loading). [Source: 18.25.060.B.3, modified]
C. Off-Site Accessory Uses. No accessory uses are allowed off-site. [Source: 18.25.060.B, modified]

18.25.060 Container or Storage Units
The following supplemental regulations apply to containers and storage units, as defined in Section

18.215.030 (“C” Definitions), in the NB, RB, PAO, C and LI zoning districts: [Source: 18.25.050, modified]
A. Permit Required. A container or storage unit is not allowed unless there is a Grading Permit or Building Permit for construction on the site and a zoning permit has been issued for the container or storage unit. The permitted container or storage unit will be allowed only during the construction period. [Source: 18.25.050.A, modified] B. General Standards. The container or storage unit shall comply with the following standards:
[Source: 18.25.050.B, modified]

1. Be located at least five feet from the property line of any adjacent residential use; [Source: 18.25.050.B.1, modified]

2. Have a maximum heigh of 16 feet; [Source: 18.25.050.B.2, modified]

3. Comply with the Traffic Safety Visibility Area requirements established in Section

18.55.070 in Part 3 of this Title and must not impede emergency access; and [Source:

18.25.050.B.3, modified]

4. Not displace necessary parking spaces. [Source: 18.25.050.B.4, modified] C. Exception. A transport trailer located inside a loading dock is not subject to the requirements of this Section. [Source: 18.25.050.C, modified]

18.25.070 Eating and Drinking Establishments
The following supplemental development regulations shall apply to eating and drinking establishments with regularly scheduled live entertainment, outdoor seating, or take-out service, except for limited takeout service, as defined in Section 18.210.030 (Commercial Land Use Classifications): [Source:

18.25.070, modified]
A. Live Entertainment. Establishments that offer live entertainment or dancing inside of the building shall comply with all applicable standards established in Section 18.25.110 (Live Entertainment). [Source: NEW]
B. Take-Out Service. The area within at least a 300-foot radius of an establishment with take-out service shall be maintained free of debris originating from the establishment. If a Use Permit is required, the Use Permit may contain a condition requiring the operator to retain a contracted litter cleanup service or use identifiable containers and napkins for all carry-out food if the Zoning Administrator determines that a litter problem exists. [Source: 18.25.070.A, modified] Item 10.3
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C. Outdoor Seating.

1. Up to 12 Outdoor Seats. An establishment is allowed to provide up to 12 outdoor seats if all of the following are met: [Source: 18.25.070.B, modified] a. No required parking spaces are eliminated or restricted in order to provide the outdoor seating; [Source: 18.25.070.B]
b. All legal requirements for alcoholic beverage sales or services are being met; and [Source: 18.25.070.B]
c. The use does not violate State, Federal, or local laws for handicapped accessibility. [Source: 18.25.070.B, modified]

2. More than 12 Outdoor Seats. An establishment may be allowed to provide more than 12 outdoor seats with the approval of a Use Permit. [Source: NEW]

18.25.080 Firearm Sales
A. Purpose and Applicability.

1. The following standards apply to businesses that provide firearm sales as defined in Section 18.210.030 (Commercial Land Use Classifications). The findings established in Section 9.35.010.A (Findings) of Chapter 9.35 (Firearms) are hereby incorporated by reference.

2. The purpose of this Section is to advance the public health, safety, and welfare by imposing reasonable locational restrictions on any entity that establishes a firearm sales business in the city. [Source: 18.25.160, modified] B. Locational Restrictions. [Source: 18.25.160.A, modified]

1. Allowed Zoning Districts. Subject to the other limitations of this Chapter and the Pleasant Hill Municipal Code, firearm sales may be located in the RB, PAO, C, and LI zoning districts provided all standards and requirements of this Section are met. [Source: 18.25.160.A.1, modified]

2. General Requirements. It shall be unlawful to establish any firearm sales business in any zoning district where firearm sales are permitted unless the applicant provides proof that the property where the proposed firearm sales will be conducted is not:
[Source: 18.25.160.A.2, modified]
a. Within 150 feet from any residence, when measured from the nearest property line of any residence to the door of the firearm sales business; [Source:

18.25.160.A.2.a, modified]
b. Within 1,000 feet of any site occupied by a day care, as defined in Section

18.210.050 (Public and Semi-Public Land Use Classifications), when measured from the closest points of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances Item 10.3
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shall be measured from the exterior boundaries of the unit so occupied; [Source: 18.25.160.A.2.b, modified]
c. Within 1,000 feet of school (public or private), as defined in Section 18.210.050 (Public and Semi-Public Land Use Classifications), or any college or university when measured from the closest points of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied; [Source: 18.25.160.A.2.c, modified]
d. Within 500 feet of the property line of a public park, when measured from the closest points on the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied. [Source: 18.25.160.A.2.d]

3. C, RB, and Commercial PUD Zoning Districts. Notwithstanding any other provision of this Section, a firearm sales business may be located on any part of a lot in a C, RB, or Commercial PUD zoning district if an applicant provides proof that any portion of said lot is not within the locational restrictions in Subparagraphs B.2.a through B.2d of this Section. [Source: 18.25.160.A.3, modified]

4. PAO Zoning District. Consistent with the use regulations in this Chapter for any retail sales in a PAO zoning district (see L-2 in Table 18.25-A), a firearm sales business may only be located in a PAO zoning district as an accessory use if limited to the ground floor, as specified in Section 18.25.050 (Accessory Structures and Uses: Commercial, Office, and Industrial Districts). [Source: 18.25.160.A.4, modified]

5. LI Zoning District. Consistent with the use regulations in this Chapter for any retail sales in the LI zoning district (see L-4 in in Table 18.25-A), a firearm sales business may only be located in the LI zoning district as an accessory use to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed. [Source: 18.25.160.A.4, modified] C. Timing and Nonconforming Use. [Source: 18.25.160.B, modified]

1. The locational restrictions in Subparagraphs B.2.a through B.2.d of this Section shall apply as of the date the applicant submits an application for a Zoning Permit in accordance with Chapter 18.170 (Zoning Permit) to establish a firearm sales business. [Source: 18.25.160.B.1, modified]

2. Subject to Subsection D of this Section, the establishment of any firearm sales business shall include the opening of such a business as a new business, the relocation of the business, conversion of an existing business to any firearm sales use, or the transfer or sale of a firearm sales business to a new owner. Expansion or relocation of a firearm sales business at an existing location, including within the same shopping center or site, is not deemed a change in business location or relocation of such a business. [Source: 18.25.160.B.2, modified]
Item 10.3
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3. Any firearm sales business operating as a conforming use under this Chapter with all applicable licenses and permits, including businesses pursuant to Paragraph D.1 of this Section, shall not be rendered a legal nonconforming use as specified in Section

18.200.050 (Nonconforming Uses) by the location of a residence, day care, school, or public park. [Source: 18.25.160.B.3, modified]
D. Continued Operation for Existing Firearm Sales Businesses. [Source: 18.25.160.C, modified]

1. The locational restrictions in Subparagraphs B.2.a through B.2.d of this Section shall be inapplicable to any entity engaged in the business of firearm sales in the city and who or which has all valid permits and licenses required by the City, and by State and Federal law as of the effective date of the Ordinance codified in this Section. Any such entity may continue firearm sales at its existing location pursuant to any valid permits and licenses so long as the operator remains fully licensed by all agencies (including, without limitation, obtaining and maintaining the permit required by Chapter 9.35), and has not sold, transferred, or assigned operation of the business after the effective date of this Chapter to any other entity. If any such licenses or permits are revoked, the provisions of this Subsection are inapplicable and the locational restrictions in Subparagraphs B.2.a through B.2d of this Section shall apply. [Source: 18.25.160.C.1, modified]

2. The locational restrictions in Subparagraphs B.2.a through B.2.d of this Section shall be inapplicable to the sale or transfer to a new owner of any existing firearm sales business that meets the requirements of Paragraph D.1 of this Section if the operation of the firearm sales business by the new owner is at the same location or within the same shopping center or site as the prior owner’s permitted business. [Source:

18.25.160.C.2, modified]
E. Zoning Permit Required. No firearm sales business may be established in the city by right. All persons wishing to establish a firearm sales business within the city must submit an application for a Zoning Permit in accordance with Chapter 18.170 (Zoning Permit). It is the burden of the applicant to supply evidence to justify the approval of a Zoning Permit. [Source: 18.25.160.D, modified]
F. Applicability of Other Regulations. The provisions in this Chapter are not intended to provide exclusive regulation of firearm sales businesses. Any entity engaged in the business of firearms sales must comply with any and all applicable regulations imposed in other parts of the Zoning Ordinance, other City ordinances (including, but not limited to, Chapter 9.35), and State and Federal law. [Source: 18.25.160.E, modified]

18.25.090 Hazardous Materials Storage
A. Purpose. The regulations established in this Section are intended to ensure that the use, handling, storage, and transport of hazardous substances comply with all applicable requirements of the California Health and Safety Code and that the City is notified of emergency response plans, unauthorized releases of hazardous substances, and any substantial changes in facilities or operations that could affect the public health, safety, or welfare. It is not the intent Item 10.3
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of this Section to impose additional restrictions on the management of hazardous wastes. [Source: 18.25.080, modified]
B. Permit Required. A Use Permit is required for any new commercial, industrial, or institutional use or accessory use, including a major addition or alteration to an existing use, that involves the manufacture, storage, handling, or processing of hazardous substances in sufficient quantities to require a permit for hazardous chemicals under the California Fire Code.

Consumer propane tank collection facilities are allowed subject to review and approval of a Zoning Permit by the Zoning Administrator. [Source: 18.25.080.A, modified] C. Hazardous Materials Release Response Plans. Each business located in the city and required by the California Health and Safety Code to prepare a hazardous materials release response plan shall submit copies of all such approved plans, including any corrected plans or revised plans, to the Zoning Administrator once reviewed and approved by the public agency administering these provisions of the California Health and Safety Code. These submittal requirements shall be a condition of approval of a Zoning Permit for all new development where space may be occupied by such a business, and any alteration or addition to an existing building or structure occupied by a business subject to these provisions of the California Health and Safety Code. [Source: 18.25.080.B, modified]

1. Notify the Fire District of any unauthorized release of hazardous substances within 24 hours after the release has been detected and the steps taken to control the release; and [Source: 18.25.080.B.1, modified]

2. Notify the Fire District and the Public Works Director of any proposed abandoning, closing, or ceasing operation of an underground storage tank and the actions to be taken to dispose of any hazardous substances. [Source: 18.25.080.B.2, modified]

18.25.100 Hours of Operation in the PAO, C, and LI Zoning Districts Any use in the PAO, C, or LI zoning districts that have open parking or wall openings within 100 feet of a residential zoning district, including mixed-use zoning districts that are 100 percent residential, shall not operate between 10:00 p.m. and 7:00 a.m. without a Use Permit. [Source: 18.25.130, modified]

18.25.110 Live Entertainment
The following regulations apply to any use offering scheduled live entertainment, as defined in Section

18.210.030 (Commercial Land Use Classifications). [Source: 18.25.090, modified] A. General Requirements.

1. Exits, not limited to emergency use only, shall be directed away from any residential zoning district adjoining the site. [Source: 18.25.090.A, modified]

2. The live entertainment use shall be conducted in a manner that does not result in significant negative effects related to litter, noise, loitering, parking, or traffic circulation. [Source: 18.25.090.B, modified]
B. Types of Live Entertainment. Approval of a live entertainment use applies only to the type of entertainment specified on the permit, a change in the type of live entertainment use requires a separate permit approval from the City in accordance with Subsection D. [Source:

18.25.090.C, modified]
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C. Permit Required. The following permits are required for the different live entertainment types.

The zoning districts in which live entertainment is allowed are identified in the land use regulations table for the underlying zoning district. [Source: NEW]

1. Type A live entertainment requires the review and approval of a Zoning Permit.

2. Type B live entertainment requires the review and approval of a Use Permit

3. Type C live entertainment requires the review and approval of a Use Permit.

4. Permanent outdoor live entertainment of any type requires the review and approval of a Use Permit.

5. Temporary live entertainment events, as defined in Section 18.210.070 (Temporary Land Use Classifications) require the review and approval of a Temporary Use Permit; [Source: 18.25.090.D, modified]
D. Additional Requirements for Type B and Type C Live Entertainment Uses. The applicant and any employees, partners, directors, officers, or managers, may not have been convicted of any of the following offenses within the prior five years. The Police Department shall conduct a background investigation, which may be waived at the discretion of the Police Department. [Source: 18.25.090.E, modified]

1. A crime requiring registration under Penal Code Section 290; [Source: 18.25.090.E.1]

2. A violation of Penal Code Sections 311.2 and 311.4 through 311.7; [Source:

18.25.090.E.2]

3. Violation of Penal Code Sections 313.1 through 313.5; [Source: 18.25.090.E.3]

4. Violation of Penal Code Section 647, paragraph a, b, or d; [Source: 18.25.090.E.4]

5. Violation of Penal Code Section 315, 316, or 318; [Source: 18.25.090.E.5]

6. A crime involving the use of force or violence on another; or [Source: 18.25.090.E.6]

7. The maintenance of a nuisance in connection with the same or similar business operation. [Source: 18.25.090.E.7]
E. Adult Entertainment Uses. Any live adult entertainment must comply with Chapter 18.60 (Adult Businesses). [Source: 18.25.090.F, modified]
F. Permit Modification. The Zoning Administrator, at their discretion, may review and modify the permit for live entertainment if more than three separate and verified complaints are received during any 30-day period, or refer the matter to the Planning Commission. [Source:

18.25.090.G, modified]

18.25.120 Outdoor Sales Facilities
The following standards apply to outdoor sales facilities in the NB, RB, PAO, C, and LI zoning districts and any applicable mixed-use zoning districts. [Source: 18.25.100, modified] A. Where Permitted.

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1. A Minor Use Permit is required, in accordance with Chapter 18.155 (Use Permit), for outdoor display of sales of merchandise, materials, or equipment in an RB, C or LI zoning district, including display of merchandise, materials, and equipment for customer pick-up.

2. A sidewalk cafe and outdoor food service accessory to an eating and drinking establishment are permitted by-right in the NB, RB, and PAO zoning districts, subject to limitations imposed in Section 18.25.020 (Land Use Regulations for Commercial, Office, and Industrial Zoning Districts), provided no outdoor preparation of food or beverages is allowed. [Source: 18.25.100.A, modified]
B. Permit Conditions – Grounds for Denial. A Minor Use Permit for uses established in Paragraph A.1 may include a condition to require setbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the General Plan. If such impacts cannot be prevented, the Zoning Administrator shall deny the Minor Use Permit application. [Source: 18.25.100.B, modified] C. Screening.

1. Screening shall be provided as prescribed by the Minor Use Permit. [Source:

18.25.100.C, modified]

2. Each vending machine located or within 300 feet of a residential use, except for a machine located on the site of a service station, shall be buffered from view from the public right-of-way. [Source: 18.25.100.C, modified]

18.25.130 Outdoor Donation Collection Facilities
The following standards apply to outdoor donation collection facilities in the NB, RB, PAO, C and LI zoning districts and any applicable mixed-use zoning districts: [Source: 18.25.105, modified] A. Where Permitted. A Minor Use Permit, in accordance with Chapter 18.155 (Use Permit) is required for outdoor donation collection of clothes, books, equipment, merchandise, or similar items. [Source: 18.25.105.A, modified]
B. Permit Conditions – Grounds for Denial. A Minor Use Permit for outdoor donation collection facilities may include a condition to require setbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the General Plan. If such impacts cannot be prevented, the Zoning Administrator shall deny the Use Permit application. [Source: 18.25.105.B, modified] C. Screening.

1. Screening shall be provided as prescribed by the Minor Use Permit. [Source:

18.25.105.C, modified]

2. Any outdoor donation collection facility located within 300 feet of a residential use shall be buffered from view from the public right-of-way. [Source: 18.25.105.C, modified]

18.25.140 Recycling Facilities
The following standards govern recycling facilities including collection and processing facilities. [Source: 18.25.140, modified]
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A. Permits Required. The placement, construction, or operation of any recycling facility requires a Minor Use Permit (MUP) and, if required, an Architectural Review Permit (ARP) as follows:
[Source: 18.25.140.A, modified]
Table 18.25-C
Recycling Facility Permit Requirements
B. Permits for Multiple Sites. The Zoning Administrator may grant a Minor Use Permit to allow more than one reverse vending machine or small collection facility located on different sites, provided the operator of each of the proposed facilities is the same and the proposed facilities are determined by the Zoning Administrator to be similar in nature, size, and intensity of activity.

All other facility types require separate permit applications for each site. [Source: 18.25.140.B, modified]
C. Design Criteria and Standards. [Source: 18.25.140.C]

1. Setbacks.
a. All collection facilities shall be set back at least 20 feet from a street property line and 10 feet from an interior property line. In addition, a collection facility with more than 500 square feet of floor area shall be located at least 150 feet from a residential zoning district. [Source: 18.25.140.C.1, modified] b. A container for the 24-hour donation of materials shall be at least five feet from the boundary of a residential zoning district. [Source: 18.25.140.C.4, modified]

2. Machine Signs. Each machine in a collection facility shall be clearly marked with a sign that identifies the type of material to be deposited, operating instructions, and the identity and phone number of the operator or responsible person to call if the machine is inoperative. [Source: 18.25.140.C.2, modified]

3. A reverse vending machine installation shall use exterior materials and colors that are compatible with adjacent residential uses and other businesses on the site. [Source:

18.25.140.C.3]

4. No collection facility shall be used at any time for collection of refuse or hazardous waste, except used motor oil accepted for recycling in accord with California Health and Safety Code Section 25250.11. [Source: 18.25.140.C.5, modified]

5. Processing Facilities.

Type of Facility Zoning Districts Permit Required
Single-Feed Reverse Vending
Machine(s) RB, NB, C and LI None
Bulk Reverse Vending Machine and
Small Collection Facilities (500 sq. ft.
or less) RB, NB and LI MUP, ARP
Large Collection Facility (Over 500 sq.
ft.) RB, NB, and LI MUP, ARP
Light Processing Facility (Less than
45,000 sq. ft.) C and LI MUP, ARP
Heavy Processing Facility (Over
45,000 sq. ft.) LI MUP, ARP
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a. In a processing facility, mechanical operations such as flattening, sorting, compacting, bailing, shredding and grinding shall take place within a fully enclosed building or within an area enclosed by a solid wood or masonry fence at least eight feet in height and at least 150 feet from a residential zoning district. [Source: 18.25.140.C.6, modified]
b. A processing facility shall be buffered by a landscape strip at least 10 feet wide along each property line. [Source: 18.25.140.C.7]
c. No processing facility shall operate between 8:00 p.m. and 8:00 a.m. if the facility is located within 500 feet of residential zoning district. [Source:

18.25.140.C.8, modified]
D. Site Clean-Up Required. The operator and host business of any recycling, collection or processing facility shall, on a daily basis, remove any and all recyclable materials or refuse which has accumulated or is deposited outside the containers, bins or enclosures intended as receptacles for such materials. Failure to remove such materials or refuse after notice by the City shall constitute grounds for permit revocation, in accordance with Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.25.140.D, modified]

18.25.150 Service Station and Automobile Washing
The following development standards shall apply to the “automobile service station” and “automobile washing and exterior protection” use classifications. [Source: 18.25.120, modified] A. Landscaping.

1. Perimeter planting areas shall comply with the standards for parking lots as established in Section 18.80.120 (Screening, Lighting, and Landscaping), except where a building adjoins an interior property line. [Source: 18.25.120.A, modified

2. A minimum of 15 percent of the site area shall be landscaped. [Source: 18.25.120.A, modified]
B. Storage of Materials and Equipment. A display rack for automobile products no more than four feet wide may be maintained at each pump island of a service station. If a display rack is not located on a pump island, it shall be placed within three feet of the principal building, and there may be no more than one per street frontage. [Source: 18.25.120.B, modified] C. Storage of Vehicle Parts and Dismantled Vehicles. All discarded parts, dismantled vehicles, wrecked vehicles, or vehicles under repair shall be stored or located in an enclosed storage area. [Source: 18.25.120.C, modified]

18.25.160 Vehicle Storage
The following standards apply to any areas designated for vehicle storage use: [Source: 18.25.150, modified]
A. The vehicle storage lot area shall be entirely screened with a solid, aesthetically pleasing barrier at least eight feet in height. [Source: 18.25.150.A, modified] B. The storage facilities shall incorporate sound attenuation solutions to comply with Chapter

18.85 (Performance Standards). [Source: 18.25.150.B, modified] Item 10.3
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C. When within 100 feet of a residential zoning district, the use shall not operate between the hours of 10:00 p.m. and 7:00 a.m. without the approval of a Use Permit. [Source: 18.25.150.C, modified]
D. The use shall comply with the City’s national pollutant discharge elimination system (NPDES) regulations as established in Chapter 15.05. [Source: 18.25.150.D, modified] Item 10.3
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Chapter 18.30
Planned Unit Development
(PUD) and Precise Plan
Districts (PPD)
Item 10.3
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Chapter 18.30 Planned Unit Developments (PUD) and
Precise Plan Districts (PPD)
Sections

18.30.010 Purpose

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

18.30.030 Land Use Regulations for PUDs and PPDs

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

18.30.050 Concept Plan

18.30.060 Establishment of a PUD Zoning District

18.30.070 Development Plan and Architectural Review

18.30.080 Zoning Map Designation

18.30.010 Purpose
In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the planned unit development and precise plan zoning districts are to: [Source:

18.30.010, modified]
A. Establish a procedure for the development of large lots of land to reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small lots. [Source: 18.30.010.A, modified] B. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.30.010.B]
C. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenities. [Source: 18.30.010.C] D. Encourage allocation and improvement of common open space in residential areas and provide for maintenance of the open space at the expense of those directly benefiting from it. [Source:

18.30.010.D, modified]
E. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods. [Source: 18.30.010.E]

18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD)
Land use and development regulations for a PUD or PPD existing as of October 21, 1995 (the date of adoption of Ordinance No. 710), shall be determined in accordance with Table 18.05-A_(Zoning Districts and General Plan Land Use Designations Consistency) in Part 1 of this Title, unless the existing PUD or PPD has an adopted land use and development schedule. In the event of a conflict Item 10.3
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between applicable zoning district regulations, the more restrictive provisions shall apply unless otherwise determined by the Zoning Administrator based on physical site characteristics. [Source:

18.30.020, modified]

18.30.030 Land Use Regulations for PUDs and PPDs
The following land uses are allowed in a PUD and PPD:

A. No use other than an existing use is allowed on a lot in a PUD or PPD zoning district except in accordance with an approved PUD or Specific Plan.

B. Any permitted or conditional use authorized by this Title may be included in an approved PUD or an adopted Specific Plan provided it is consistent with the underlying General Plan land use designation(s) for the lot(s) in which the PUD is located. [Source: 18.30.020, modified]

18.30.040 Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD)
A. Minimum Area. The minimum area of a PUD shall be four contiguous acres. The City Council may approve a PUD that is less than four acres, if one of the following applies: [Source:

18.30.040.A, modified]

1. Is at least two acres, upon a finding that special site characteristics exist; or[Source:

18.30.040.A, modified]

2. Is at least one acre if the project site is located in a nonresidential General Plan land use classification, upon a finding that special site characteristics exist. [Source:

18.30.040.A, modified]
B. Residential Unit Density. The total number of dwelling units in a PUD shall not be below the minimum density allowed by the applicable General Plan land use designation for the total area allocated to residential use unless findings under Government Code Section 65589.5 are met.

In no instance shall the maximum number of dwelling units exceed the maximum allowed by the applicable General Plan land use designation unless a density bonus is approved under Section 18.15.110 (Density Bonus). [Source: 18.30.040.B, modified] C. Performance Standards. The performance standards established in Chapter 18.85 (Performance Standards) shall apply to all PUDs and PPDs. [Source: 18.30.040.C, modified] D. Other Development Standards. All development in a PUD or PPD shall comply with all other development standards established in the approved PUD or Specific Plan. [Source:

18.30.040.D, modified]
E. Accessory Dwelling Units. Any accessory dwelling unit(s) approved within a PUD shall comply with all applicable standards established in Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)). [Source: 18.30.040.D, modified]

18.30.050 Concept Plan
For a site to be rezoned to PUD, a written concept plan shall be adopted as part of the ordinance. The concept plan shall include a text and diagram(s) that specify: [Source: 18.30.050, modified] Item 10.3
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A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the PUD. [Source: 18.30.050.A, modified]
B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities proposed to be located in the area covered by the PUD and needed to support the land uses described in the PUD. [Source: 18.30.050.B, modified]
C. Standards and criteria by which development will proceed, and standards for conservation, development, and utilization of natural resources including geological features, where applicable. [Source: 18.30.050.C, modified]
D. A land use regulation table defining the permitted, conditional, temporary, and accessory uses allowed in the PUD. [Source: 18.30.050.D, modified]
E. A development regulation table establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source:

18.30.050.E, modified]
F. Design criteria for all landscaped areas, buildings, and structures. [Source: 18.30.050.F, modified]
G. A statement on the relationship of the proposed rezoning to the General Plan. [Source:

18.30.050.G modified]

18.30.060 Establishment of a PUD Zoning District
A. Application Process and Procedure.

1. Application. For a site to be rezoned to a PUD, the applicant shall submit an application to initiate an amendment to the Zoning Map and Zoning Ordinance in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed PUD Concept Plan that complies with Section 18.30.050 (Concept Plan) or a Specific Plan, if prepared. [Source: NEW]

2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Planning Commission consideration of the PUD request for rezoning, the Architectural Review Commission shall review and make recommendations to the Planning Commission. [Source: 18.30.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a PUD or PPD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the PUD or Specific Plan in accordance with this Section.

C. Architectural Review Commission Recommendation. The Architectural Review Commission may recommend approval or conditional approval of a PUD application to the Planning Commission upon finding that: [Source: 18.30.060.A, modified] Item 10.3
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1. The design of the structures conforms to the topographic features of the site; [Source:

18.30.060.A.1, modified]

2. The design of the structures enhances the natural attributes of the site; [Source:

18.30.060.A.2, modified]

3. The scale and bulk of the structures are appropriate to the site; and [Source:

18.30.060.A.3, modified]

4. The landscape plan is appropriate to the site. [Source: 18.30.060.A.4, modified] D. Planning Commission Recommendation. The Planning Commission shall consider an application for rezoning to a PUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed PUD plan or Specific Plan accompanying the application. A Planning Commission recommendation to rezone to a PUD zoning district shall be accompanied by a recommendation to approve a PUD Concept Plan or Specific Plan. The Planning Commission may recommend approval or conditional approval of a PUD Concept Plan and a request to rezone to a PUD or PPD zoning district or recommend approval or conditional approval of a Specific Plan upon finding that: [Source: 18.30.060.B, modified]

1. The PUD or Specific Plan is consistent with the General Plan and other applicable policies and is compatible with surrounding development; [Source: 18.30.060.B.1, modified]

2. The PUD or Specific Plan will enhance the potential for superior urban design in comparison with the development under the underlying zoning district regulations that would apply if the plan were not approved; [Source: 18.30.060.B.2, modified]

3. Deviations from the underlying zoning district regulations are justified through compensating benefits of the PUD or Specific Plan; [Source: 18.30.060.B.3, modified]

4. The PUD or Specific Plan includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.30.060.B.4, modified]

5. The PUD or Specific Plan has been considered by the Architectural Review Commission in accordance with Subsection C of this Section. [Source: 18.30.060.B.5, modified]
E. City Council Action. After a public hearing, the council shall approve, modify, or reject the Planning Commission’s recommendation; provided, that a modification not previously considered by the Planning Commission shall be referred to the Planning Commission for a report before adoption of an ordinance amending the zoning regulations or map. Failure of the Planning Commission to report within 60 days after referral, or other period designated by City Council, shall be deemed an approval by the Planning Commission of the proposed modification. Prior to adoption of an ordinance establishing a PUD zoning district or a resolution adopting a Specific Plan, the City Council shall make findings that the proposed ordinance or map amendment and the PUD or Specific Plan is consistent with the policies of the General Plan and the notice and hearing provisions of this Title. [Source: 18.30.060.C, modified] Item 10.3
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F. Concurrent Submittal. A Development Plan, Architectural Review Permit, Use Permit, and/or any associated permits may be submitted for review concurrently with a PUD application. In a concurrent submittal, the City Council shall be the final decision-maker on all applications after considering recommendations from the Planning Commission and/or Architectural Review Commission as applicable. [Source: 18.30.060.D, modified]

18.30.070 Development Plan and Architectural Review
A. Plans for a project within a PUD or PPD shall be accepted for Development Plan review in accordance with Chapter 18.125 (Development Plan) and Architectural Review in accordance with Chapter 18.120 (Architectural Review Permits) only if they are consistent with an approved PUD or PPD or Specific Plan for that PUD or PPD zoning district. No project may be approved and no Building Permit issued unless the project, alteration, or use is consistent with an approved PUD or PPD Concept Plan or an approved Specific Plan. [Source: 18.30.080, modified]
B. Changes to a PUD or PPD.

1. Minor changes to an existing PUD or PPD, as determined by the Zoning Administrator, are not subject to Chapter 18.120 (Architectural Review Permits). [Source: 18.30.080, modified]

2. The Zoning Administrator shall determine what is major or minor change and has the discretion to make minor changes to an existing PUD or PPD ministerially. Any interested person may appeal the Zoning Administrator’s determination under Chapter

18.185 (Appeals and Calls for Review). [Source: 18.30.080, modified]

18.30.080 Zoning Map Designation
A PUD or PPD zoning district shall be noted on the Zoning Map by the designations “PUD” or “PPD,” followed by the approved ordinance number of the rezoning. An approved Specific Plan shall also be noted on the Zoning Map. [Source: 18.30.070, modified]
Item 10.3
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Chapter 18.35
Hillside Planned Unit
Development (HPUD)
Item 10.3
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Chapter 18.35 Hillside Planned Unit Development
(HPUD)
Sections

18.35.010 Purpose

18.35.020 Applicability and Exemptions

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

18.35.040 Development Standards for Hillside Development

18.35.050 Design Standards for Hillside Development

18.35.060 Concept Plan

18.35.070 Establishment of an HPUD Zoning District

18.35.080 Development Plan and Architectural Review

18.35.090 Zoning Map Designation

18.35.010 Purpose
In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the Hillside Planned Unit Development (HPUD) zoning district are to: [Source:

18.35.010, modified]
A. Preserve the physical and visual identity of the hills and ridgelines of Pleasant Hill and the natural geologic conditions consistent with the City-Wide Design Guidelines while allowing controlled development. [Source: 18.35.010.A, modified] B. Utilize performance standards and specific regulations to ensure that utilization of land for urban purposes is kept in balance with the need to conserve natural resources and protect life and property from natural hazards. [Source: 18.35.010.B] C. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.35.010.C]

18.35.020 Applicability and Exemptions
A. Applicability. The HPUD zoning district shall be imposed upon any lot or site that has a residential General Plan land use designation and an average slope of 15 percent or greater.

Residential lots, with an average slope of 15 percent or greater, which are subdivided to their maximum density and in a zoning district other than HPUD shall be subject only to the standards established in Subsections B, D, and E of Section 18.35.040 (Development Standards for Hillside Development) and Section 18.35.050 (Design Standards for Hillside Development). [Source: 18.35.020, modified]
B. Exemptions. The following Housing Opportunity sites, as identified in the 6th Cycle Housing Element, are exempt from the regulations established in this Chapter. [Source: NEW] Item 10.3
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1. APN - 154-140-015 (Morello Terraces)

2. APN 152-010-004 (Paso Nogal)

18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD)
Table 18.35-A (Hillside Planned Unit Development Land Use Regulations) sets forth the land use regulations for the HPUD district as established by letter designations as follows: [Source: 18.35.030] Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Residential Uses
Accessory dwelling unit P Section 18.15.050
Accessory dwelling unit, junior P Section 18.15.050
Employee housing P
Family day care home P
Home occupation P Section 18.15.130.

Residential care facility, small, licensed P
Residential care facility, small,
unlicensed
P
Single-family residential P
with boarder or lodger P No more than 3 boarders or lodgers in rooms with no kitchen facilities.

Supportive Housing P
Transitional Housing P
Public and Semipublic Uses
Day care, general U
Park and recreational facilities U
Place of assembly U
Public safety facilities U
Offender rehabilitation services –
Residential Care facility, large, licensed
or unlicensed
U
Item 10.3
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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
School, college and university U
School, private U
School, technical/trade and vocational U
Utilities, major U
Utilities, minor P
Commercial Uses
Animal boarding L-1
Horticulture, limited P
Riding academy L-1
Accessory Uses
Accessory Uses P/U L-2
Temporary Uses
Agricultural sales T
Commercial filming, limited T
Personal property sales P Section 18.210.070 and Chapter 18.160.

Street fairs T
Limitations on Specific Use Classifications
L-1 The keeping of large animals on a site of at least one acre is permitted with no more than two large animals per acre. Any barn, stable or other structure used to house large animals shall be located at least 100 feet from the boundary line of a street or public road and at least 50 feet from a side, front or rear property line.

L-2 Domestic and small animals are permitted, except no more than three mature dogs and no more than five mature cats or rabbits and five hens may be kept, harbored, possessed or maintained on any parcel. Farm animals including roosters, geese, turkeys, pigs, goats and sheep are not permitted.

Item 10.3
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18.35.040 Development Standards for Hillside Development A. Residential Unit Density. The number of residential units allowed on a site in the HPUD zoning district shall be computed based on the average percent of slope of the natural terrain of the site and the allowable density per net acre associated with that average percentage, as shown in Table 18.35-B (Slope Density Regulations). Any existing legal lot within the HPUD zoning district, with a slope equal to or greater than 15 percent and containing less than 15,000 square feet of gross lot area, may be developed with one single-family dwelling unit and an accessory dwelling unit subject to compliance with all other applicable development standards and design guidelines. Fractional average percent of slope shall be rounded upward to the next whole number, but the maximum number of units allowed on a site in the HPUD zoning district shall not be rounded upward to the nearest whole number. Table 18.35-B (Slope Density Regulations) also shows in column (2) the average lot area that must be achieved for each slope percentage based upon the maximum allowable density. [Source: 18.35.040.A, modified] B. Performance Standards. [Source: 18.35.040.B, modified]

1. Grading. On lots with 15 percent to 29.9 percent slopes, the grading is limited to no more than 30 percent of the gross site area. On slopes in excess of 29.9 percent, the grading is limited to no more than 15 percent of the gross site area. [Source:

18.35.040.B.1, modified]

2. Impervious Surface Coverage. Impervious surfaces are those which do not absorb water; including all buildings, parking areas, driveways, roads, sidewalks, and any areas of concrete or asphalt. On lots with 15 percent to 29.9 percent slopes, the impervious surface coverage is limited to 15 percent of the gross site area. On slopes in excess of 30 percent, the impervious surface coverage is limited to eight percent of the gross site area. [Source: 18.35.040.B.2, modified]

3. Noncompliance. If the grading or impervious surface coverage standards are not met, allowable density shall be reduced until both standards are met. [Source:

18.35.040.B.3]
C. Reduced Density for Environmental Impact Mitigation. The Planning Commission shall reduce the allowable number of residential dwelling units allowed on a site, but not to a number below the minimum density, upon finding that such reduced density is required to preserve the physical and visual identity of the hills and ridgelines, protect natural vegetation including trees, retain scenic corridors, or provide for adequate drainage or appropriate internal circulation, and upon making the required findings under Government Code Section 65589.5. [Source:

18.35.040.C, modified]
D. Height. No dwelling or structure shall exceed a height of 35 feet. [Source: 18.35.040.D, modified]
E. Other Development Regulations. The requirements and standards for setbacks applicable to a development in an HPUD zoning district are those standards established for residential zoning districts that have the same General Plan Land Use Classification as the proposed development unless modified by the design standards in Section 18.35.050 (Design Standards Item 10.3
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for Hillside Planned Unit Development Zoning District). The requirements and standards for public improvements are those which apply in other residential zoning districts in the city, unless modified by the Planning Commission because of special topographical and design considerations. [Source: 18.35.040.E, modified]
Table 18.35-B: Slope Density Regulations
15 2.904 15,000
16 2.848 15,294
17 2.734 15,932
18 2.624 16,664
19 2.489 17,501
20 2.360 18,457
21 2.227 19,559
22 2.000 21,780
23 1.954 22,292
24 1.815 24,000
25 1.678 25,959
26 1.541 28,267
27 1.406 30,981
28 1.275 34,164
29 1.147 37,977
30 1.025 42,497
31 0.908 47,973
32 0.798 55,209
33 0.696 62,586
34 0.601 72,479
35 0.515 84,582
36 0.438 99,225
37 0.372 117,096
38 0.315 138,285
39 0.270 161,081
40 0.236 184,576
41 0.213 204,507
42 0.201 216,716
43 or more 0.200 217,800

18.35.050 Design Standards for Hillside Development
A. Grading. Streets, buildings, and other structures shall be designed to complement the natural terrain and landscape. [Source: 18.35.050.A]
B. Ridge Views. The location of structures shall not disrupt the natural silhouette of prominent ridges as viewed from a public street. [Source: 18.35.050.B, modified] C. Landscaping. Landscaping of areas around structures shall provide a smooth transition and blend into the natural landscape. Native and other drought-tolerant plants shall be used except immediately adjacent to residential structures. Graded areas shall be replanted to protect them from soil erosion and to eliminate visual scarring. [Source: 18.35.050.C] D. Building Design. To reduce visual impacts and the amount of grading, both upslope and downslope units are encouraged. [Source: 18.35.050.D, modified] Average Percent Slope Allowable Density
(Dwelling Units per Net Acre)
Average Lot Area Required
(Sq. Ft.)
Item 10.3
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E. Street Design. The pattern of roadways in the hillsides shall be based upon good engineering practice and upon the general policy of maintaining the natural environmental setting of the hillside. In response to this policy, public rights-of-way shall be aligned in a manner to avoid existing trees and riparian environments. In cases where it is necessary to place rights-of-way on or near the ridge tops, grading for roadways shall be minimized to reduce visual scarring.

The specific road alignments shall be based upon the following constraints: [Source:

18.35.050.E, modified]

1. Volume of traffic; [Source: 18.35.050.E.1]

2. Topography; [Source: 18.35.050.E.2]

3. Public safety; [Source: 18.35.050.E.3]

4. Lot size and on-street parking needs; and [Source: 18.35.050.E.4]

5. Drainage requirements. [Source: 18.35.050.E.5]
F. Visitor Parking. Parking bays for visitor parking are encouraged. [Source: 18.35.050.F, modified]
G. Emergency Access. Emergency access shall be provided to open space areas, especially to the rear of dwellings or dwelling groups. [Source: 18.35.050.G, modified] H. Nonvehicular Circulation. Separate pedestrian circulation and trail plans, according to the General Plan, shall be provided. [Source: 18.35.050.H, modified] I. Clustering. Encourage clustering of homes to assist in the protection of natural features such as large trees, knolls, rock, outcroppings, riparian areas, and scenic corridors. [Source:

18.35.050.I, modified]

18.35.060 Concept Plan
The City Council shall approve a Concept Plan at the same time that it adopts an ordinance establishing an HPUD zoning district. The Concept Plan shall include a text and diagram or diagrams which specify:
[Source: 18.35.060, modified]
A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. [Source: 18.35.060.A, modified]
B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities. [Source: 18.35.060.B, modified]
C. Standards and criteria by which development will proceed, and standards for conservation, development and utilization of natural resources, where applicable. [Source: 18.35.060.C, modified]
D. A development regulation schedule establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source: 18.35.060.D, modified]
E. Design criteria and placement for all buildings and structures. [Source: 18.35.060.E, modified] Item 10.3
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F. A statement on the relationship of the proposed rezoning to the General Plan. [Source:

18.35.060.F, modified]

18.35.070 Establishment of an HPUD Zoning District
A. Application Process and Procedure.

1. Application. For a site to be rezoned to a HPUD zoning district, the applicant shall submit an application to initiate an amendment to the Zoning Map in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed HPUD Concept Plan that complies with Section 18.30.050 (Concept Plan). [Source: NEW]

2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Planning Commission’s consideration of the HPUD request for rezoning, the Architectural Review Commission shall review and make recommendations to the Planning Commission. [Source: 18.35.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a HPUD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the HPUD or Specific Plan in accordance with this Section. [Source: NEW]
C. Architectural Review Commission Recommendation. The Architectural Review Commission shall recommend approval or conditional approval of a proposed HPUD concept plan upon finding that: [Source: 18.35.070.A, modified]

1. The design of the structures conforms to the topographic features of the particular site; [Source: 18.35.070.A.1]

2. The design of the structures enhances the natural attributes of the particular site; [Source: 18.35.070.A.2]

3. The scale and bulk of the structures are appropriate to the particular site; and [Source:

18.35.070.A.3]

4. The HPUD is in substantial compliance with City-Wide Design Guidelines. [Source:

18.35.070.A.4, modified]
D. Planning Commission Recommendation. The Planning Commission shall consider an application for rezoning to a HPUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed HPUD Concept Plan submitted with the application. A Planning Commission recommendation to rezone to a HPUD zoning district shall be accompanied by a recommendation on the HPUD Concept Plan. The Planning Commission may approve or conditionally approve an HPUD Concept Plan upon finding that: [Source: 18.35.070.B, modified]
Item 10.3
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1. The HPUD Concept Plan is consistent with the adopted General Plan and other applicable policies and is compatible with surrounding development; [Source:

18.35.070.B.1, modified]

2. Deviations from the base district regulations are justified by compensating benefits of the HPUD plan; [Source: 18.35.070.B.2]

3. The HPUD Concept Plan includes adequate provisions for utilities services and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.35.070.B.3, modified]

4. The HPUD Concept Plan has been reviewed by the Architectural Review Commission. [Source: 18.35.070.B.4, modified]
E. City Council Action. After a public hearing, the City Council shall approve, modify, or reject the Planning Commission’s recommendation; provided, that any modification not previously considered by the Planning Commission shall be referred to the Planning Commission for a report prior to adoption of an ordinance amending the Zoning Ordinance or Zoning Map. Failure of the Planning Commission to report within 60 days after referral, other period designated by City Council, shall be deemed approval by the Planning Commission of the proposed modification. Before adoption of an ordinance, the City Council shall make findings that the proposed Zoning Ordinance or Zoning Map Amendment is consistent with the policies of the General Plan and the notice and hearing provisions of this Title. [Source: 18.35.070.C, modified]
F. Concurrent Submittal. A Development Plan, Architectural Review Permit, Use Permit, and/or any associated permits may be submitted for review concurrently with an HPUD Concept Plan.

In a concurrent submittal, the City Council shall be the final decision-maker on all applications after considering recommendations from the Planning Commission and/or Architectural Review Commission as applicable. [Source: 18.35.070.D, modified]

18.35.080 Development Plan and Architectural Review
A. Plans for a project in an HPUD zoning district shall be accepted for final development site plan review in accordance with Chapter 18.125 (Development Plan) and architectural review in accordance with Chapter 18.120 (Architectural Review Permits), only if they are consistent with a valid HPUD plan. [Source: 18.35.090, modified]
B. Changes to a HPUD Plan.

1. Minor changes to an existing HPUD plan, as determined by the Zoning Administrator, shall not be subject to Chapter 18.120 (Architectural Review Permits). [Source:

18.35.090, modified]

2. The Zoning Administrator shall determine what is major or minor change and has the discretion to make minor changes to an existing HPUD plan ministerially. Any interested person may appeal the Zoning Administrator’s determination under Chapter

18.185 (Appeals and Calls for Review). [Source: 18.35.090, modified] Item 10.3
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18.35.090 Zoning Map Designation
An HPUD zoning district shall be noted on the Zoning Map by the designation “HPUD,” followed by the ordinance number of the rezoning approving the HPUD plan. [Source: 18.35.080, modified] Item 10.3
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Chapter 18.40
Overlay Districts
Item 10.3
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Chapter 18.40 Overlay Districts
Sections

18.40.010 General Provisions

18.40.020 Historic Districts and Cultural Resources Districts (H, CR)

18.40.010 General Provisions
A. Purpose and Applicability. Overlay districts are zoning districts established to carry out specific land use or design purposes in addition to the land use and development standards of the underlying zoning district. They are governed by a set of regulations that address specific subjects, such as historic districts and cultural resources. Overlay districts may be initially established by adding a specific Section to this Chapter, without being actually delineated on the Zoning Map. At a later time, when an opportunity arises to carry out the intended purpose(s) for one or more sites that meet the criteria for the overlay district, the City Council may adopt an ordinance amending the Zoning Map to delineate the boundaries of the overlay district. The provisions of the overlay district then will be combined with the provisions of the underlying zoning district for that site or sites to which the overlay district applies. When there is a conflict between the standards of the underlying zoning district and the overlay district, the provisions of the overlay district shall apply. [Source: 18.40.010, modified] B. Initiation – Review and Approval. The Planning Commission or the City Council may initiate an amendment to the Zoning Ordinance to establish an overlay district under the procedures established in Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). The Planning Commission may recommend and the City Council may adopt an ordinance enacting overlay district provisions under the requirements and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) after duly noticed public hearings. [Source: 18.40.020, modified]

18.40.020 Historic Districts and Cultural Resources Districts (H, CR) A. Specific Purposes. The specific purposes of the historic districts and cultural resources overlay districts are to prevent neglect of historic or architecturally significant buildings, encourage public appreciation of the city’s past, foster civic and neighborhood pride, enhance property values and increase economic and financial benefits to the city, and encourage public participation in identifying and preserving historical and architectural resources. The historic districts and cultural resources overlay districts are intended to: [Source: 18.45.020, modified]

1. Promote the conservation, preservation, protection, and enhancement of cultural resources, landmarks and historic districts, sites, buildings, structures, and objects significant in history, architecture, archaeology, and culture which impart a distinct aspect to the city and serve as visible reminders of the city’s culture and heritage; [Source: 18.45.020.A, modified]
Item 10.3
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2. Deter demolition, destruction, alteration, misuse, or neglect of historically, culturally, archaeologically or architecturally significant districts, sites, buildings, and objects that form an important link to the city’s past; [Source: 18.45.020.B, modified]

3. Encourage development tailored to the character and significance of each historic district or landmark through an historic district conservation plan that includes goals, objectives, and design standards; [Source: 18.45.020.C]

4. Provide a review process for the appropriate preservation and development of important cultural, architectural, and historical resources; and [Source: 18.45.020.D, modified]

5. Promote maintenance of a harmonious outward appearance of both historic and modern structures through complementary scale, form, color, proportion, texture, and material. [Source: 18.45.020.E, modified]
B. Identifying and Establishing Historic and Cultural Resources

1. Identification. It is the responsibility of the Architectural Review Commission to:
[Source: 18.45.020.A, modified]
a. Establish criteria and conduct a comprehensive survey in conformance with State survey standards and guidelines of cultural heritage resources within the boundaries of the city, notify property owners of cultural heritage resources identified by the survey, publicize the results of the survey with the consent of each cultural heritage resource owner, and periodically update the survey results. [Source: 18.45.020.A.A.1, modified]
b. Recommend to the Planning Commission and City Council the designation of cultural resources and historic districts determined to be appropriate for historic preservation. [Source: 18.45.020.A.2, modified] c. Maintain a local register of cultural resources within the city including all information required for such designation. The register shall remain in the possession of the City and be accessible to the public. [Source: 18.45.020.A.3, modified]
d. Review and comment upon public and private land use proposals, programs, and related environmental documents, as they pertain to designated or nominated cultural resources of the community or to the property upon which a cultural resource is located, including all public and private land use proposals located within 100 feet of such cultural resource. [Source:

18.45.020.A.4]
e. Approve, approve with conditions, or disapprove permit applications to construct additions, change, alter, modify, remodel, remove, or otherwise significantly affect any designated or nominated cultural resource. [Source:

18.45.020.A.5, modified]
f. Recommend that the City purchase property, grant or acquire easements, and employ other mechanisms for purposes of cultural heritage resources preservation. [Source: 18.45.020.A.6, modified]
Item 10.3
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g. Investigate the use of various Federal, State, local, and private funding sources and mechanisms for cultural resource management. [Source:

18.45.020.A.7, modified]

2. Establishment. An “H” historic district designation or “CR” cultural resources designation may be combined with any base zoning district. An “H” historic district designation or a “CR” cultural resources designation may be adopted only as an amendment to the Zoning Map pursuant to the procedures and criteria of Chapter

18.180 (Amendments – Zoning Ordinance and Zoning Map), and the criteria in Subsection G of this Section. [Source: 18.45.020.B, modified]

3. Certificate of Appropriateness Required. A Certificate of Appropriateness is required before development, exterior alteration, restoration, or relocation of any structure or site in an “H” historic district or a designated cultural resource (“CR”). The certificate must be obtained before issuance of a Zoning Permit or a Building Permit, unless the development, alteration, restoration, or relocation is exempt under Subsection K of this Section. [Source: 18.45.020.C, modified]

4. Demolition Review. Approval of the Architectural Review Commission is required before demolition of any structure or site in an “H” historic district or of a designated cultural resource (“CR”); see Subsection L of this Section. [Source: 18.45.020.D, modified]
C. Zoning Map Designators. Each “H” historic district or “CR” cultural resources designation shall be shown on the Zoning Map by adding an “-H” or a “-CR” designator, respectively, to the base zoning district designation followed by the number of the “H” historic district or “CR” cultural resources designation, based on its order of adoption with reference to the enacting ordinance. [Source: 18.45.030, modified]
D. Initiation and Notification.

1. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources designation may be initiated by the City Council, the Planning Commission, the Architectural Review Commission, or the affected property owner. [Source: 18.45.040, modified]

2. If an application for a designation is initiated under this Section, the Zoning Administrator shall provide copies of this Section and of the City’s cultural resources management guidelines to all property owners that would be subject to the designation and inform them in writing of the restrictions that will be placed on their property as a result of such designation. [Source: 18.45.040, modified] E. Land Use and Property Development Regulations. The land use regulations and development regulations applicable to a building, structure, or area subject to an “H” historic district or “CR” cultural resources designation shall be as prescribed for the base zoning district with which it is combined, unless modified by the ordinance establishing the “H” historic district or “CR” cultural resources designation. If conflicts arise, the criteria and requirements of any applicable historic district conservation plan shall govern. [Source: 18.45.050, modified] Item 10.3
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1. Ordinary Maintenance and Repair. The requirements of this Section are not intended to prohibit ordinary maintenance or repair of any exterior or interior architectural features in or on any property subject to an “H” or “CR” overlay district designation that does not involve a change in design, material, or external appearance. Nor does this Section intend to prohibit the construction, reconstruction, alteration, restoration, demolition, or removal of any such architectural feature when the Zoning Administrator certifies to the Architectural Review Commission that such action is required for the public safety, due to an unsafe or dangerous condition which cannot be otherwise rectified. [Source: 18.45.050.A, modified]

2. Preservation Easements. In order to implement the provisions of this Section, preservation easements on the facades of buildings designated as a cultural resource may be acquired by the City or a nonprofit group through purchase, donation, or condemnation pursuant to Civil Code Section 815. [Source: 18.45.050.B, modified]

3. State Historical Building Code. The California State Historical Building Code provides alternative building regulations for the rehabilitation, preservation, restoration, or relocation of structures designated as cultural resources. Such work on designated cultural resources shall be subject to the provisions of the California State Historical Building Code rather than the California Building Standards Code (Title 24). [Source:

18.45.050.C, modified]

4. The Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. “The Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings” (Revised 1983) shall be used by the Architectural Review Commission as guidelines in carrying out their responsibilities under this Section. [Source: 18.45.050.D, modified]

5. Financial Incentives. The City is supportive of financial incentives to carry out historical preservation, and endorses the Mills Act (Government Code Section 50280 et seq.) as a viable means of providing property owners such incentive for their participation. [Source: 18.45.050.E, modified]
F. Procedure.

1. General. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources designation shall be processed pursuant to the procedures and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) and the criteria of this Section. [Source: 18.45.060.A, modified]

2. Additional Application Contents. [Source: 18.45.060.B, modified] a. Historic District Application. In addition to the application contents required for an amendment to the Zoning Map in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), an application for an amendment to the Zoning Map for an “H” historic district designation shall include a proposed historic district conservation plan for the “H” historic district containing all of the following materials. Where an “H” historic district designation is initiated by the City, the Architectural Review Commission shall Item 10.3
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assist in the preparation of the historic district conservation plan. [Source:

18.45.060.B.1, modified]
i. A map and description of the proposed “H” historic district, including boundaries; photographs of buildings in the proposed district; an inventory of the age, setting, character and architectural, cultural, or historical significance of structures in the proposed district; and proposed objectives to be achieved in the “H” historic district; [Source:

18.45.060.B.1.a, modified]
ii. A statement of the architectural, cultural, or historical significance of the proposed “H” historic district and a description of structures and features to be preserved; [Source: 18.45.060.B.1.b]
iii. A list of specific categories of exterior alterations that require approval of a Certificate of Appropriateness to preserve the architectural or historical integrity of the proposed “H” historic district; and [Source:

18.45.060.B.1.c]
iv. A set of specific performance guidelines and standards for reviewing applications for demolition of buildings, new construction and exterior alterations, signs, landscape and streetscape features that will preserve the integrity of the “H” historic district. [Source:

18.45.060.B.1.d]
v. Except when initiated by the City, a form bearing the signatures of all of the property owners within the proposed “H” historic district requesting the designation must be submitted at the time the application is filed. [Source: 18.45.060.B.1, modified] b. Cultural Resources District Application. In addition to the application contents required for an amendment to the Zoning Map in accordance with Chapter

18.180 (Amendments – Zoning Ordinance and Zoning Map), an application for an amendment to the Zoning Map for a “CR” cultural resources designation shall include the following: [Source: 18.45.060.B.2, modified] i. A map showing the location of the building or structure and building plans or photographs of the building exterior; [Source:

18.45.060.B.2.a]
ii. A statement of the cultural significance of the building or structure, and a description of the particular features that should be preserved; and [Source: 18.45.060.B.2.b]
iii. Except when initiated by the City, the consent of the owner or authorized agent of the building or structure proposed for designation. [Source: 18.45.060.B.2.c, modified]

3. Review and Action
Item 10.3
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a. Zoning Administrator Review and Action. Upon determination that the application for amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources designation is complete, the Zoning Administrator shall prepare a staff report. [Source: 18.45.060.B.3, modified] b. Architectural Review Commission Review and Action. After completion of the staff report, but before scheduling the Planning Commission public hearing, the Zoning Administrator shall refer the application to the Architectural Review Commission for review and recommendation to the Planning Commission and the City Council. [Source: 18.45.060.B.4, modified]
c. Planning Commission Review and Action. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources is subject to review by the Planning Commission through a public hearing for recommendation to City Council. [Source: 18.45.06.B.50, modified] d. City Council Review and Action. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources is subject to review by the City Council through a public hearing. The City Council shall review the recommendations from the Architectural Review Commission and Planning Commission and render a final decision on the application. [Source: 18.45.06.B.50, modified]
G. Criteria for Establishment of Historic Districts and Cultural Resources Designations.

1. General Criteria. In addition to the criteria for amendments to the Zoning Map established in Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), the City Council shall consider the following criteria in determining whether to adopt an ordinance designating an “H” historic district or “CR” cultural resources: [Source:

18.45.070.A, modified]
a. The area, structures, or site possesses value as a visible reminder of the cultural heritage of the city. [Source: 18.45.070.A.1, modified] b. The area, structure, or site is identified with a person, group, or event that contributed significantly to the cultural or historical development of the city. [Source: 18.45.070.A.2, modified]
c. Structures within the area exemplify a particular architectural style or way of life important to the city. [Source: 18.45.070.A.3]
d. Structures within the area are the best remaining examples of an architectural style in a neighborhood. [Source: 18.45.070.A.4]
e. The area or its structures are identified as the work of a person or group whose work has influenced the heritage of the city. [Source: 18.45.070.A.5] f. The area or its structures embody elements of outstanding attention to architectural or landscape design, detail, materials, or craftsmanship. [Source:

18.45.070.A.6]
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g. The area is related to a designated historic or landmark building or district in such a way that its preservation is essential to the integrity of the building or district. [Source: 18.45.070.A.7]
h. Specific evidence exists that unique archaeological resources are present. [Source: 18.45.070.A.8]

2. Adoption of a Historic District Conservation Plan. In addition, the ordinance establishing an “H” historic district shall include an historic district conservation plan, in the form submitted or as revised by the City Council. [Source: 18.45.070.B, modified] H. Amendments. An amendment to an “H” historic district and historic district conservation plan or “CR” cultural resources designation shall only be approved as an amendment to the Zoning Ordinance and Zoning Map under the procedures and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). [Source: 18.45.080, modified] I. Waiver from Base Zone Land Use Regulations.

1. Applicability. The Planning Commission, after receiving a recommendation from the Architectural Review Commission, may grant a Use Permit for a waiver of the land use regulations of the base zoning district with which an “H” historic district or “CR” cultural resources designation is combined, when such a waiver is necessary to allow the preservation or restoration of an historic or architecturally significant building, structure or site, consistent with the purposes of this Section, the general purposes of this Zoning Ordinance, the applicable historic district conservation plan, and the General Plan. [Source: 18.45.090, modified]

2. Application and Procedure. An application for a Use Permit shall be reviewed under the procedures and standards of Chapter 18.155 (Use Permits), except that the Zoning Administrator shall refer applications for a Use Permit under this Section to the Architectural Review Commission for review and recommendation before the application is submitted to the Planning Commission. [Source: 18.45.090, modified]

3. Decision. In making a decision, the Planning Commission shall make a written finding of the facts relied upon and the basis for determining consistency with the purposes of this Section, the general purposes of this Zoning Ordinance, the applicable historic district conservation plan, and the General Plan. [Source: 18.45.090, modified] J. Maintenance of Structures and Premises.

1. General. All property owners in “H” historic districts and property owners subject to a “CR” cultural resources designation shall have the obligation to maintain structures and premises in good repair, and no owner shall permit the property to fall into a serious state of disrepair which results in deterioration of any architectural feature that would, in the judgment of the Architectural Review Commission, produce a detrimental effect upon the character of the “H” historic district or the life and character of an individual cultural resource. [Source: 18.45.100.A, modified]

2. Standards of Review. The standards of review for good repair and disrepair as follows:
[Source: 18.45.100.B, modified]
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a. Good repair includes and is defined as the level of maintenance that ensures the continued availability of the structure and premises for a lawfully permitted use, and prevents unreasonable deterioration, dilapidation, and decay of the exterior portions of the structure and premises. Structures and premises shall be considered in good repair if there is no evidence of disrepair or material variance in the condition compared to surrounding structures that are in compliance with this Section. [Source: 18.45.100.B.1, modified] b. Disrepair includes but is not limited to unreasonable deterioration of exterior walls, plaster, mortar, or vertical or horizontal supports; deterioration of roofs and exterior chimneys; ineffective waterproofing, including broken windows or doors; or the deterioration of any other exterior feature that would create a hazardous or unsafe condition. [Source: 18.45.100.B.2, modified] K. Certificate of Appropriateness. A Certificate of Appropriateness is required before development, exterior alteration, restoration, rehabilitation, or relocation of any structure or site in an historic district, or of a designated cultural resource, that would affect its appearance and cohesiveness. The purpose of this requirement is to ensure the integrity of structures and the general character in historic districts or the integrity and general character of designated cultural resources. [Source: 18.45.110, modified]

1. Authority. The Architectural Review Commission has the authority to review and approve, approve with conditions, or disapprove a Certificate of Appropriateness under this Section. [Source: 18.45.110.A, modified]

2. Exemptions. No Certificate of Appropriateness is required for ordinary maintenance and any development, alteration, restoration, rehabilitation, or relocation that is not specifically described as critical to maintaining the historical or architectural integrity of the historic district or designated cultural resource. [Source: 18.45.110.B]

Pleasant Hill City CouncilOctober 20, 2025

Pleasant Hill City Council
October 20, 2025