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........................................................ 7
18.10.010 Purpose and Applicability ................................................................................................. 7
18.10.020 General Rules for Applicability of Zoning Ordinance ....................................................... 7
18.10.030 Rules for Construction of Language................................................................................. 8
18.10.040 Rules of Interpretation of Text and Zoning Map............................................................... 9 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
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] Chapter 18.05 Purpose and Organization
4 18.05.030 Organization of the Zoning Ordinance
Part 1 - Enactment and Applicability establishes the overall organization and applicability of the Zoning Ordinance. [Source: 18.05.030]
Part 2 - Zoning District Regulations and Development Standards establishes the permitted or conditionally permitted land uses in each zoning district and include any special requirements applicable to specific uses. This Part also establishes the development standards specific to each zoning district (e.g., regulations that control the height, bulk, location, and appearance of structures). [Source: 18.05.030]
Part 3 - Regulations Applicable to All Zoning Districts contains zoning regulations which apply citywide (zoning regulations not specific to a particular zoning district or land use). [Source: 18.05.030] Part 4 - Permit and Entitlement Processing Procedures establishes the processing procedures for required permits and entitlements. These regulations include the purpose and applicability of each permit/entitlement, application requirements, filing procedures, and applicable conditions of approval. [Source: 18.05.030, modified]
Part 5 - Zoning Ordinance Administration contains procedures for the administration of the Zoning Ordinance, including requirements for development agreements, amendments, appeals of zoning decisions and calls for review, and enforcement. [Source: 18.05.030] Part 6 - Definitions and Land Use Classifications includes a list of terms used in the Zoning Ordinance, with cross-references, and definitions for land use classifications. [Source: 18.05.030]
18.05.040 Severability and Partial Invalidation
If any portion of this Zoning Ordinance is held to be invalid, unconstitutional, or unenforceable by a court of competent jurisdiction, the determination shall not affect the validity of the remaining portions of this Zoning Ordinance. The City Council hereby declares that this Zoning Ordinance and each part, chapter, section, subsection, paragraph, and portion thereof is adopted without regard to the fact that one or more portions of this Zoning Ordinance may be declared invalid, unconstitutional, or unenforceable. [Source: New]
18.05.050 Establishment of Zoning Districts
A. General. The City shall be divided into zoning districts which implement the General Plan. The zoning districts shown in Table 18.05-A (Zoning Districts and General Plan Land Use Designations Consistency) are hereby established and shall be shown on the Zoning Map. [Source: New]
B. Base Zoning Districts. Every lot shall have a base zoning district that establishes the primary type and intensity of land use allowed, along with development standards for the type and intensity of land use. [Source: 18.10.050.A]
C. Overlay Zoning Districts. An overlay zoning district supplements the base zoning district for the purpose of establishing special land use allowances, limitations, or development standards and regulations for a particular area, in addition to the provisions of the underlying base zoning district. In the event of conflict between the base zoning district regulations and the overlay zoning district regulations, the provisions of the overlay zoning district shall apply. [Source:
18.10.050.B]
Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – October 2025
5 Table 18.05-A
Zoning Districts and General Plan Land Use Designations Consistency Zoning Map
Symbol Zoning District Name Density and/orFAR
Corresponding General
Plan Land Use
Designation(s)
R-20
Single-Family Residential Zoning
District
(Min. lot size: 20,000 sq. ft.)
1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-15
Single-Family Residential Zoning
District
(Min. lot size: 15,000 sq. ft.)
1.3 – 3.0 du/ac Single-Family Low-Density (SFLD)
R-10
Single-Family Residential Zoning
District
(Min. lot size: 10,000 sq. ft.)
3.1 – 4.5 du/ac Single-Family Medium-Density
(SFMD)
R-10A Single-Family Residential District:
Minimum lot size: 10,000 sq. ft. 3.1 – 4.5 du/ac Single-Family Medium-Density (SFMD) R-7 Single-Family Residential (Min. lot
size: 7,000 sq. ft.) 4.6 – 6.9 du/ac Single-Family High-Density (SFHD) R-6
Single-Family Residential Zoning
District
(Min. lot size: 6,313 sq. ft.)
4.6 – 6.9 du/ac Single-Family High-Density
(SFHD)
RMD Mangini Delu Residential Zoning
District 4.6 - 13 du/acre Mangini-Delu Residential (MDR) MFVL Very Low Density Multi-Family
Residential Zoning District 7.0 – 12.0 du/ac Multi-Family Very Low-Density (MFVLD) MFL Low Density Multi-Family
Residential 12.1 – 20.0 du/ac Multi-Family Low-Density (MFLD) MFM Medium Density Multi-Family
Residential Zoning District 20.1 – 30.0 du/ac Multi-Family Medium-Density (MFMD) MFH High Density Multi-Family
Residential Zoning District 30.1 – 40.0 du/ac Multi-Family High-Density (MFHD) MFVH Very High Density Multi-Family
Residential Zoning District 40.1 – 73.0 du/ac Multi-Family Very High-Density (MFVHD) MX-NB Neighborhood Business MixedUse Zoning District
1.3 – 20.0 du/ac
0.0 – 0.75 FAR Mixed-Use Neighborhood (MUD)
MX Mixed-Use Zoning District 12.0 – 40.0 du/ac
0.4 – 0.75 FAR Mixed-Use (MU)
MX-HD High Density Mixed-Use Zoning
District
40.1 – 70 du/ac
0.4 – 0.75 FAR Mixed-Use High-Density (MUHD)
MX-VHD Very High Density Mixed-Use
Zoning District
70.1 – 100 du/ac
0.4 – 0.85 FAR
Mixed-Use Very High-Density
(MUVHD)
NB Neighborhood Business Zoning
District 0.0 – 0.35 FAR Neighborhood Business (NB)
RB Retail Business Zoning District 0.0 – 0.4 Commercial and Retail (CR) PAO Professional and Administrative
Office Zoning District 0.0 – 0.4 FAR Office (O)
C General Commercial Zoning
District 0.0 – 0.4 FAR Commercial and Retail (CR)
LI Limited Industrial Zoning District 0.0 – 0.35 FAR Light Industrial (I) PUD/PPD Planned Unit Development or
Precise Plan Zoning District
As established in
underlying General Plan
Land Use Designation
Can be applied in any land use
designation
HPUD Hillside Planned Unit Development
Zoning District
As established in
underlying General Plan
Land Use Designation
Corresponds with any residential
Single-Family (SF) or Multi-Family
(MF) land use designation
OS Open Space No minimum or maximum
density established Open Space (OS)
REC Parks and Recreation Zoning
District
No minimum or maximum
density established Parks (P)
H Historic Overlay No minimum or maximum
density established
Can be applied in any land use
designation
CR Cultural Resource Overlay No minimum or maximum
density established
Can be applied in any land use
designation
In R-10A, the average lot size shall be at least 10,000 sq. ft. Smaller lots may be allowed, but not less than 7,000 sq. ft.
All zoning designations established by this Title are consistent with and implement the School (S) and Semi-Public And Institutional (SPI) General Plan land use designations.
Chapter 18.10 Applicability and Interpretation
6 Chapter 18.10
Applicability and Interpretation
Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – October 2025
7 Chapter 18.10 Applicability and Interpretation
Sections
18.10.010 Purpose and Applicability
18.10.020 General Rules for Applicability of Zoning Ordinance
18.10.030 Rules for Construction of Language
18.10.040 Rules of Interpretation of Text and Zoning Map
18.10.010 Purpose and Applicability
The purpose of this Chapter is to provide precision in the interpretation of the Zoning Ordinance. The meaning and construction of words and phrases established in this Chapter apply to the entire Zoning Ordinance, except where the context requires a different meaning. [Source: 18.10.010]
18.10.020 General Rules for Applicability of Zoning Ordinance A. Applicability to Property. The regulations established in this Zoning Ordinance shall apply to all land within the City, including land owned by the City and other local, State, or Federal agencies to the extent allowed by law, with the exception of City-funded projects on property owned by a public agency. The application of regulations to specific lots shall be governed by the Zoning Map. [Source: 18.10.020.A]
B. Applicability to Streets and Rights-of-Way. Public streets, utilities, and other rights-of-way shall be in the same zoning district as contiguous property. Where contiguous properties are classified in different zoning districts, the centerline of the street or right-of-way shall be the zoning district boundary, unless otherwise depicted on the Zoning Map. [Source: 18.10.020.B] C. Compliance with Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved within any zoning district except in accordance with this Title. [Source: 18.10.020.C]
D. Public Nuisance. Neither the provisions of this Title nor the approval of any permit authorized under this Title shall authorize the maintenance of a public nuisance. A violation of any provision of this Title is a public nuisance. [Source: 18.10.020.D] E. Compliance with Public Notice Requirements. Compliance with public notice requirements prescribed by this Title shall be deemed sufficient notice to allow the City to proceed with a public hearing and take action on an application, regardless of actual receipt of mailed or delivered notice. [Source: 18.10.020.E]
F. Requests for Notice for an Application on File with the City. Where this Title requires that notice be given by first class mail to “any person who has filed a written request for such notice,” the request shall be filed with the Zoning Administrator and shall be subject to the applicable fees set to cover mailing costs. A request for mailing of a single notice of a single decision shall not require payment of a fee. [Source: 18.10.020.F]
Chapter 18.10 Applicability and Interpretation
8 G. Conflict with Other Regulations. Where conflict occurs between the provisions of this Title and any other Pleasant Hill Municipal Code, chapter, resolution, guideline, or regulation, the more restrictive provision shall control unless otherwise specified in this Chapter. [Source:
18.10.020.G]
H. Relation to Private Agreements. This Title shall not interfere with or annul any easement, covenant, or other City recognized and/or recorded agreement now in effect. [Source:
18.10.020.H]
I. Relation to Prior Ordinance. The provisions of this Title supersede all prior Zoning Ordinances of the City. [Source: 18.10.020.I]
J. Extension of Time for Holidays and Weekends. If a deadline falls on a weekend or holiday, the time for performing an act shall be extended to the next nonholiday weekday (Monday through Friday) working day. [Source: 18.10.020.J]
K. Zoning of Land Proposed for Annexation. The Zoning Administrator shall recommend prezoning consistent with the General Plan land use designation within the City’s sphere of influence. If prezoning is approved by the Planning Commission and the City Council, the zoning shall become effective upon annexation. [Source: 18.10.020.K] L. Application During a Local Emergency. The City Council, or its authorized designee, may authorize a deviation from a provision of this Title during a local emergency declared and ratified under the City of Pleasant Hill Municipal Code in accordance with the California Emergency Services Act (Gov’t Code § 8550 et seq.). [Source: 18.10.020.L]
18.10.030 Rules for Construction of Language
In addition to the general provisions of the Pleasant Hill Municipal Code, the following rules of construction shall apply to this Zoning Ordinance:
A. The Specific Controls the General. Specific provisions take precedence over general provisions. When two statutory provisions of this Title conflict (one being general and the other specific) the City shall apply the more specific provision as an exception to the general provision. [Source: 18.10.030.A, modified]
B. Unless otherwise stated, the following conjunctions shall be interpreted as follows:
1. “And” indicates that all connected words or provisions shall apply; [Source:
18.10.030.A.1]
2. “Or” indicates that the connected words or provisions may apply singly or in any combination; and [Source: 18.10.030.A.2]
3. “Either ... or” indicates that the connected words or provisions shall apply singly but not in combination. [Source: 18.10.030.A.3]
C. In case of conflict between the text and a diagram, the text controls. [Source: 18.10.030.C] D. A reference to a public official in the City is to that person who performs the function referred to and includes a designated deputy of such official. [Source: 18.10.030.D] E. All references to days are to calendar days unless otherwise indicated. [Source: 18.10.030.E] Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – October 2025
9 F. Section headings shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any Section. [Source: 18.10.030.F] G. The words activities and facilities include any part thereof [Source: 18.10.030.G]
18.10.040 Rules of Interpretation of Text and Zoning Map A. Zoning Regulations. Where uncertainty exists regarding the interpretation of a provision of this Title or its application to a specific lot, the Zoning Administrator shall determine the intent of the provision. [Source: 18.10.040.A]
B. Zoning Map. Where uncertainty exists regarding the boundary of a zoning district, the following rules shall apply: [Source: 18.10.040.B]
1. Zoning district boundaries shown as approximately following the property line of a lot shall be interpreted to follow the property line. [Source: 18.10.040.B.1]
2. On unsubdivided land, or where a zoning district boundary divides a lot, the location of the zoning district boundary shall be determined by using the scale appearing on the Zoning Map, unless the boundary location is indicated by dimensions printed on the map. [Source: 18.10.040.B.2]
3. Zoning district boundaries shown as approximately following the right-of-way line of a freeway, street, railroad, or other identifiable boundary line shall be interpreted to follow the right-of-way or boundary line. [Source: 18.10.040.B.3]
4. Zoning district boundaries shown as lying within the right-of-way lines of a freeway, street, railroad, or other identifiable boundary line shall be interpreted to follow the centerline of the right-of-way or boundary line. [Source: 18.10.040.B.4]
5. If any uncertainty remains as to the location of a zoning district boundary or other feature shown on the Zoning Map, the location shall be determined by the Zoning Administrator. [Source: 18.10.040.B.5]
C. Record of Interpretation. The Zoning Administrator shall keep a record of interpretations made under this Section which shall be available to the public. [Source: 18.10.040.C]