1 Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 1 – Enactment and
Applicability
PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.05 PURPOSE AND ORGANIZATION ..................................................................... 3
18.05.010 Title................................................................................................................................... 3
18.05.020 Purpose, Intent, and Authority.......................................................................................... 3
18.05.030 Organization of the Zoning Ordinance ............................................................................. 4
18.05.040 Severability and Partial Invalidation ................................................................................. 4
18.05.050 Establishment of Zoning Districts..................................................................................... 4 CHAPTER 18.10 APPLICABILITY AND INTERPRETATION........................................................ 9
18.10.010 Purpose and Applicability ................................................................................................. 9
18.10.020 General Rules for Applicability of Zoning Ordinance ....................................................... 9
18.10.030 Rules for Construction of Language............................................................................... 10
18.10.040 Rules of Interpretation of Text and Zoning Map............................................................. 11 Chapter 18.05 Purpose and Organization
2 Chapter 18.05
Purpose and Organization
Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – October 2025
3 Chapter 18.05 Purpose and Organization
Sections
18.05.010 Title
18.05.020 Purpose, Intent, and Authority
18.05.030 Organization of the Zoning Ordinance
18.05.040 Severability and Partial Invalidation
18.05.050 Establishment of Zoning Districts
18.05.010 Title
This titleTitle 18 of the municipal codePleasant Hill Municipal Code, containing the City's zoning regulations, shall be known and cited as the zoning ordinance."Zoning Ordinance." A copy of the zoning regulationsthis Zoning Ordinance and the zoning mapZoning Map, together with a record of all amendments, shall be kept on file by the city clerk. (Ord. 710 § 35-1.1, 1996; 1991 code § 35-1.1)City Clerk. [Source: 18.05.010]
18.05.020 Purpose, Intent, and Authority
The broad purposes of the zoning ordinance areZoning Ordinance is to protect and promote the public health, safety, and general welfare, and to implement the policies of the City of Pleasant Hill General Plan. More specifically, the zoning ordinanceZoning Ordinance is intended to: [Source: 18.05.020] A. ProvidePurpose and Intent. This Zoning Ordinance is intended to provide a precise guide for the physical development of the cityCity in order to: [Source: 18.05.020.A]
1. Preserve the character and quality of residential neighborhoods; [Source:
18.05.020.A.1]
2. Foster convenient, harmonious, and workable relationships among land uses; and [Source: 18.05.020.A.2]
3. Achieve the arrangement of land uses described in the general plan.General Plan; [Source: 18.05.020.A.3]
B.4. Promote the economic stability of existing land uses.; [Source: 18.05.020.B] C.5. Prevent excessive population densities and overcrowding of land or buildings.structures; [Source: 18.05.020.C]
D.6. Ensure the provision of adequate open space for light, air, and fire safety.; and [Source:
18.05.020.D]
E.7. Ensure that service demands of new development will not exceed the capacities of existing streets, utilities, or public services. (Ord. 710 § 35-1.4, 1996; 1991 code § 35-
1.4) [Source: 18.05.020.E]
F.B. Authority. This Zoning Ordinance is enacted based on the authority vested in the City by the State of California, including but not limited to the State Constitution; the Planning and Zoning Chapter 18.05 Purpose and Organization
4 Law (Government Code Sections 65000 et seq.); and the California Environmental Quality Act (Public Resources Code Sections 21000 et seq.). [Source: 18.05.020.F]
18.05.02018.05.030Organization of the Zoning Ordinance
Part 1: General Provisions - Enactment and Applicability establishes the overall organization and applicability of the regulations and includes use classifications. Zoning Ordinance. [Source: 18.05.030] Part 2: Base - Zoning District Regulations specifyand Development Standards establishes the permitted or conditionally permitted land uses permitted or conditionally permitted in each residential, commercial and industrial zoning district, and include any special requirements, if any, that are applicable to specific uses. Base district regulations This Part also include establishes the development standards to specific to each zoning district (e.g., regulations that control the height, bulk, location, and appearance of structures on development sites, and requirements for landscaping.). [Source:
18.05.030]
Part 3: Overlay District - Regulations modify base district regulations for specific purposes. The overlay district enables the cityApplicable to designate historic districts and cultural resources. [Source: 18.05.030]Part 4: Regulations Applying in All Zoning Districts include supplemental site developmentcontains zoning regulations, parking and loading requirements, sign controls, and provisions for nonconforming uses, structures, and signs. which apply citywide (zoning regulations not specific to a particular zoning district or land use). [Source: 18.05.030] Part 4 - Permit and Entitlement Processing Procedures establishes the processing procedures for Zoning Ordinancerequired permits and other entitlements. These regulations include the purpose and applicability of each permit/entitlement, application requirements, filing procedures, and applicable conditions of approval. [Source: 18.05.030, modified]
Part 5: - Zoning Ordinance Administration contains detailed procedures for the administration of the zoning ordinanceZoning Ordinance, including requirements for development plans, planned unit developments (including hillside PUDs), precise plan districts, tree removal permits, minor exceptions, reasonable accommodations, zoning permits, use permits, sign permits, variances, architectural review, development agreements, amendments to the ordinance and zoning map, appeals of zoning decisions and calls for review, and enforcement. [Source: 18.05.030] Part 6: General Terms - Definitions and Land Use Classifications includes a list of terms used in the ordinanceZoning Ordinance, with cross-references, and definitions for general terms; it also includes rules for measurement of distances, heights, lot widths, depths and areas, and setback averaging. land use classifications. [Source: 18.05.030]
18.05.040 Severability and Partial Invalidation
If any portion of this Zoning Ordinance is held to be invalid, unconstitutional, or unenforceable by a court of competent jurisdiction, the determination shall not affect the validity of the remaining portions of this Zoning Ordinance. The City Council hereby declares that this Zoning Ordinance and each part, chapter, section, subsection, paragraph, and portion thereof is adopted without regard to the fact that one or more portions of this Zoning Ordinance may be declared invalid, unconstitutional, or unenforceable. [Source: New]
18.05.03018.05.050Establishment of Zoning Districts
Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – October 2025
5 A. Establishment of baseGeneral. The City shall be divided into zoning districts. Base which implement the General Plan. The zoning districts into which the city is divided shown in Table
18.05-A (Zoning Districts and General Plan Land Use Designations Consistency) are hereby established as follows:and shall be shown on the Zoning Map. [Source: New] B. Base Zoning Districts. Every lot shall have a base zoning district that establishes the primary type and intensity of land use allowed, along with development standards for that particularthe type and intensity of land use. [Source: 18.10.050.A]
A.C. Overlay Zoning Districts. An overlay zoning district supplements the base zoning district for the purpose of establishing special land use allowances, limitations, or development standards and regulations for a particular area, in addition to the provisions of the underlying base zoning district. In the event of conflict between the base zoning district regulations and the overlay zoning district regulations, the provisions of the overlay zoning district shall apply. [Source:
18.10.050.B]
B. Establishment of overlay zoning districts. Overlay zoning districts, one or more of which may be combined with a base district, are established as follows: [Source: 18.10.050.B]
1. CR – Cultural Resource Overlay District; [Source: 18.10.050.B.1]
2. H – Historic Overlay District. (Ord. 796 § 1, 2005; Ord. 710 § 35-2.8, 1996; 1991 code § 35-2.8) [Source: 18.10.050.B.2]
Chapter 18.05 Purpose and Organization
6 Table 18.05-A
Zoning Districts and General Plan Land Use Designations Consistency Zoning Map
Symbol Zoning District Name Density and/orFAR
Corresponding General
Plan Land Use
Designation(s)
R-20
Single-Family Residential Zoning
District
(Min. lot size: 20,000 sq. ft.)
1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-15
Single-Family Residential Zoning
District
(Min. lot size: 15,000 sq. ft.)
1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-10
Single-Family Residential Zoning
District
(Min. lot size: 10,000 sq. ft.)
3.1 – 4.5 du/ac Single-Family Medium-Density
(SFMD)
R-10A Single-Family Residential District:
Minimum lot size: 10,000 sq. ft. 3.1 – 4.5 du/ac Single-Family Medium-Density (SFMD) R-7
Single-Family Residential (Min. lot
size: 7,000 sq. ft.)
3.1 – 4.54.6 – 6.9 du/ac Single-Family HighMediumDensity (SFHMD) R-6
Single-Family Residential Zoning
District
(Min. lot size: 6,313 sq. ft.)
4.6 – 6.9 du/ac Single-Family High-Density
(SFHD)
RMD Mangini Delu Residential Zoning
District 4.6 - 13 du/acre Mangini-Delu Residential (MDR) MFRVL Very Low Density Multi-Family
Residential Zoning District 7.0 – 12.0 du/ac Multi-Family Very Low-Density (MFVLD) MFRL
Low Density Multi-Family
Residential 12.1 – 20.0 du/ac Multi-Family Low-Density (MFLD) MFRM
Medium Density Multi-Family
Residential Zoning District 20.1 – 30.0 du/ac Multi-Family Medium-Density (MFMD) MFRH
High Density Multi-Family
Residential Zoning District 30.1 – 40.0 du/ac Multi-Family High-Density (MFHD) MFRVH Very High Density Multi-Family
Residential Zoning District 40.1 – 73.0 du/ac Multi-Family Very High-Density (MFVHD) MX-NB Neighborhood Business MixedUse Zoning District
1.3 – 20.0 du/ac
0.0 – 0.75 FAR Mixed-Use Neighborhood (MUD)
MX Mixed-Use Zoning District 12.0 – 40.0 du/ac
0.4 – 0.75 FAR Mixed-Use (MU)
MX-HD High Density Mixed-Use Zoning
District
40.1 – 70 du/ac
0.4 – 0.75 FAR Mixed-Use High-Density (MUHD)
MX-VHD Very High Density Mixed-Use
Zoning District
70.1 – 100 du/ac
0.4 – 0.85 FAR
Mixed-Use Very High-Density
(MUVHD)
NB Neighborhood Business Zoning
District 0.0 – 0.35 FAR Neighborhood Business (NB)
RB Retail Business Zoning District 0.0 – 0.4 Commercial and Retail (CR) PAO Professional and Administrative
Office Zoning District 0.0 – 0.4 FAR Office (O)
C
General Commercial Zoning
District 0.0 – 0.4 FAR Commercial and Retail (CR)
LI Limited Industrial Zoning District 0.0 – 0.35 FAR Light Industrial (I) PUD/PPD Planned Unit Development or
Precise Plan Zoning District
N/AAs established in
underlying General Plan
Land Use Designation
Can be applied in any land use
designation
HPUD Hillside Planned Unit Development
Zoning District
N/AAs established in
underlying General Plan
Land Use Designation
Corresponds with any residential
Single-Family (SF) or Multi-Family
(MF) land use designation
OS Open Space No minimum or maximum
density established Open Space (OS)
REC Parks and Recreation Zoning
District
No minimum or maximum
density established Parks (P)
H Historic Overlay No minimum or maximum
density established N/A
Can be applied in any land use
designation
CR Cultural Resource Overlay No minimum or maximum
density established N/A
Can be applied in any land use
designation
In R-10A, the average lot size shall be at least 10,000 sq. ft. Smaller lots may be allowed, but not less than 7,000 sq. ft.
All zoning designations established by this Title are consistent with and implement the School (S) and Semi-Public And Institutional (SPI) General Plan land use designations.
Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – October 2025
7 Chapter 18.10 Applicability and Interpretation
8 Chapter 18.10
Applicability and Interpretation
Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – October 2025
9 Chapter 18.10 Applicability and Interpretation
Sections
18.10.010 Purpose and Applicability
18.10.020 General Rules for Applicability of Zoning Ordinance
18.10.030 Rules for Construction of Language
18.10.040 Rules of Interpretation of Text and Zoning Map
18.10.010 Purpose and Applicability
The purpose of this chapterChapter is to provide precision in the interpretation of the zoning regulations.Zoning Ordinance. The meaning and construction of words and phrases definedestablished in this chapterChapter apply throughoutto the zoning regulationsentire Zoning Ordinance, except where the context requires a different meaning. (Ord. 710 § 35-2.1, 1996; 1991 code § 35-2.1) [Source:
18.10.010]
18.10.020 General Rules for Applicability of Zoning Ordinance A. Applicability to property. Zoning Property. The regulations established in this Zoning Ordinance shall apply to all land within the cityCity, including land owned by the cityCity and other local, stateState, or federalFederal agencies to the extent allowed by law, with the exception of cityCity-funded projects on property owned by a public agency-owned property. Application.
The application of regulations to specific lots shall be governed by the zoning mapZoning Map. [Source: 18.10.020.A]
B. Applicability to streetsStreets and rightsRights-of-wayWay. Public streets, utilityutilities, and other rights-of-way shall be in the same zoning district as contiguous property. Where contiguous properties are classified in different zoning districts, the centerline of the street or right-of-way shall be the zoning district boundary, unless otherwise depicted on the zoning mapZoning Map. [Source: 18.10.020.B]
C. Compliance with regulationsRegulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved inwithin any zoning district except in accordaccordance with this titleTitle. [Source: 18.10.020.C] D. Public nuisanceNuisance. Neither the provisions of this titleTitle nor the approval of any permit authorized byunder this titleTitle shall authorize the maintenance of a public nuisance. A violation of any provision of this titleTitle is a public nuisance. (Reference: PHMC § 18.135.010.) [Source: 18.10.020.D]
E. Compliance with public notice requirements.Public Notice Requirements. Compliance with public notice requirements prescribed by this titleTitle shall be deemed sufficient notice to allow the cityCity to proceed with a public hearing and take action on an application, regardless of actual receipt of mailed or delivered notice. [Source: 18.10.020.E] Chapter 18.10 Applicability and Interpretation
10 F. Requests for notice.Notice for an Application on File with the City. Where this titleTitle requires that notice be given by first class mail to “any person who has filed a written request for such notice,” the request shall be filed with the zoning administratorZoning Administrator and shall be subject to the applicable fees set to cover mailing costs. A request for mailing of a single notice of a single decision shall not require payment of a fee. [Source: 18.10.020.F] G. Conflict with other regulations.Other Regulations. Where conflict occurs between the provisions of this titleTitle and any other city codePleasant Hill Municipal Code, chapter, resolution, guideline, or regulation, the more restrictive provision shall control unless otherwise specified in this chapterChapter. [Source: 18.10.020.G]
H. Relation to private agreements.Private Agreements. This titleTitle shall not interfere with or annul any easement, covenant, or other City recognized and/or recorded agreement now in effect. [Source: 18.10.020.H]
I. Relation to prior ordinance.Prior Ordinance. The provisions of this titleTitle supersede all prior zoning ordinancesZoning Ordinances of the cityCity. [Source: 18.10.020.I] J. Extension of timeTime for holidaysHolidays and weekendsWeekends. If a deadline falls on a weekend or holiday, the time for performing an act shall be extended to the next nonholiday weekday (Monday through Friday) working day. [Source: 18.10.020.J] K. Zoning of land proposedLand Proposed for annexationAnnexation. The zoning administratorZoning Administrator shall recommend prezoning consistent with the general planGeneral Plan land use designation for land within the city’sCity’s sphere of influence. If prezoning is approved by the planning commissionPlanning Commission and the city councilCity Council, the zoning shall become effective upon annexation. [Source: 18.10.020.K] L. Application during local emergency.During a Local Emergency. The city councilCity Council, or its authorized designee, may authorize a deviation from a provision of this titleTitle during a local emergency declared and ratified under the municipal codeCity of Pleasant Hill Municipal Code in accordance with the California Emergency Services Act (Gov’t Code § 8550 et seq.). (Ord. 934 § 2, 2019; Ord. 890 § 3, 2015; Ord. 710 § 35-2.2, 1996; 1991 code § 35-2.2) [Source:
18.10.020.L]
18.10.030 Rules for Construction of Language
In addition to the general provisions of the Pleasant Hill Municipal Code, the following rules of construction shall apply to this Zoning Ordinance:
A. The particular controls the general. [Source: 18.10.030.A] A. The Specific Controls the General. Specific provisions take precedence over general onesprovisions. When two statutory provisions of this Title conflict (one being general and the other specific) the City shall apply the more specific provision as an exception to the general oneprovision. [Source: 18.10.030.A, modified]
B. Unless the context clearly indicates the contraryotherwise stated, the following conjunctions shall be interpreted as follows:
1. “And” indicates that all connected words or provisions shall apply; [Source:
18.10.030.A.1]
Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – October 2025
11 2. “Or” indicates that the connected words or provisions may apply singly or in any combination; and [Source: 18.10.030.A.2]
3. “Either ... or” indicates that the connected words or provisions shall apply singly but not in combination. [Source: 18.10.030.A.3]
C. In case of conflict between the text and a diagram, the text controls. [Source: 18.10.030.C] D. A reference to a public official in the cityCity is to that person who performs the function referred to and includes a designated deputy of such official. [Source: 18.10.030.D] E. All references to days are to calendar days unless otherwise indicated. [Source: 18.10.030.E] F. Section headings shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any sectionSection. [Source: 18.10.030.F] G. The words activities and facilities include any part thereof. (Ord. 727 § 2, 1998; Ord. 710 § 35-
2.4, 1996; 1991 code § 35-2.4) [Source: 18.10.030.G]
18.10.040 Rules of Interpretation of Text and Zoning Map A. Zoning regulationsRegulations. Where uncertainty exists regarding the interpretation of a provision of this titleTitle or its application to a specific sitelot, the zoning administratorZoning Administrator shall determine the intent of the provision. [Source: 18.10.040.A] B. Zoning mapMap. Where uncertainty exists regarding the boundary of a zoning district, the following rules shall apply: [Source: 18.10.040.B]
1. District Zoning district boundaries shown as approximately following the property line of a lot shall be construedinterpreted to follow the property line. [Source:
18.10.040.B.1]
2. On unsubdivided land, or where a zoning district boundary divides a lot, the location of the zoning district boundary shall be determined by using the scale appearing on the zoning mapZoning Map, unless the boundary location is indicated by dimensions printed on the map. [Source: 18.10.040.B.2]
3. DistrictZoning district boundaries shown as approximately following the right-of-way line of a freeway, street, railroad, or other identifiable boundary line shall be construedinterpreted to follow the right-of-way or boundary line. [Source:
18.10.040.B.3]
4. DistrictZoning district boundaries shown as lying within the right-of-way lines of a freeway, street, railroad, or other identifiable boundary line shall be construedinterpreted to follow the centerline of the right-of-way or boundary line. [Source: 18.10.040.B.4]
5. If any uncertainty remains as to the location of a zoning district boundary or other feature shown on the zoning mapZoning Map, the location shall be determined by the zoning administrator.Zoning Administrator. [Source: 18.10.040.B.5] Chapter 18.10 Applicability and Interpretation
12 C. Record of interpretation.Interpretation. The zoning administratorZoning Administrator shall keep a record of interpretations made under this sectionSection which shall be available to the public. (Ord. 710 § 35-2.6, 1996; 1991 code § 35-2.6[Source: 18.10.040.C]