1 18 – Zoning Code
Part 2 – Zoning District
Regulations and Development
Standards
PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.15 RESIDENTIAL ZONING DISTRICTS ................................................................. 5
18.15.010 Purpose and Intent of Residential Zoning Districts ......................................................... 5
18.15.020 Land Use Regulations for Residential Districts............................................................. 98
18.15.030 Development Standards for Residential Districts...................................................... 1211
18.15.040 Additional Development Standards........................................................................... 1513
18.15.050 Accessory Dwelling Units (ADU and JADU) ............................................................. 1917
18.15.060 Accessory Structures and Uses: Residential Districts .............................................. 3530
18.15.070 Permanent Basketball Hoops.................................................................................... 3732
18.15.080 Swimming Pools and Hot Tubs ................................................................................. 3732
18.15.090 Animals...................................................................................................................... 3732
18.15.100 Container or Storage Units........................................................................................ 3833
18.15.110 Density Bonus ........................................................................................................... 3833
18.15.120 Emergency Shelters .................................................................................................. 4439
18.15.130 Home Occupations.................................................................................................... 4843
18.15.140 Inclusionary Housing................................................................................................. 5347
18.15.150 Manufactured Homes................................................................................................ 5852
18.15.160 Residential Care Facilities......................................................................................... 6053
18.15.170 Single Room Occupancy (SRO) ............................................................................... 6255
18.15.180 Two-Unit Projects ...................................................................................................... 6457
18.15.190 Urban Lot Splits......................................................................................................... 7667 Chapter 18.15 Residential Zoning Districts
2 CHAPTER 18.20 MIXED-USE DISTRICTS .............................................................................. 9075
18.20.010 Purpose and Intent of Mixed-Use Districts................................................................ 9075
18.20.020 Land Use Regulations for Mixed-Use Districts.......................................................... 9176
18.20.030 Development Standards for Mixed-Use Districts ...................................................... 9680
18.20.040 Additional Development Standards........................................................................... 9882
18.20.050 Outdoor Retail Sales Facilities ................................................................................ 10486
18.20.060 Outdoor Donation Collection Facilities .................................................................... 10487 CHAPTER 18.25 COMMERCIAL, OFFICE, AND INDUSTRIAL ZONING DISTRICTS ........ 10689
18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts......................... 10689
18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts .................. 10891
18.25.030 Development Standards for Commercial, Office, and Industrial Districts ............... 11698
18.25.040 Additional Development Standards....................................................................... 118100
18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts...... 121102
18.25.060 Container or Storage Units.................................................................................... 121103
18.25.070 Eating and Drinking Establishments ..................................................................... 122103
18.25.080 Firearm Sales ........................................................................................................ 122104
18.25.090 Hazardous Materials Storage................................................................................ 125106
18.25.100 Hours of Operation in the PAO, C, and LI Zoning Districts................................... 126107
18.25.110 Live Entertainment ................................................................................................ 126107
18.25.120 Outdoor Sales Facilities ........................................................................................ 127108
18.25.130 Outdoor Donation Collection Facilities .................................................................. 128109
18.25.140 Recycling Facilities................................................................................................ 128109
18.25.150 Service Station and Automobile Washing............................................................. 130111
18.25.160 Vehicle Storage ..................................................................................................... 131111 CHAPTER 18.30 PLANNED UNIT DEVELOPMENTS AND PRECISE PLAN DISTRICTS 133114
18.30.010 Purpose ................................................................................................................. 133114
18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD) ..... 133114
18.30.030 Land Use Regulations for PUDs and PPDs.......................................................... 134115
18.30.040 Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD).............................................................................................................................. 134115
18.30.050 Concept Plan......................................................................................................... 135115
18.30.060 Establishment of a PUD Zoning District................................................................ 136116
18.30.070 Development Plan and Architectural Review........................................................ 137118
18.30.080 Zoning Map Designation ....................................................................................... 138118 CHAPTER 18.35 HILLSIDE PLANNED UNIT DEVELOPMENT (HPUD)............................ 140120
18.35.010 Purpose ................................................................................................................. 140120 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
3 18.35.020 Applicability and Exemptions ................................................................................ 140120
18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD) ... 141121
18.35.040 Development Standards for Hillside Development ............................................... 143123
18.35.050 Design Standards for Hillside Development.......................................................... 145124
18.35.060 Concept Plan......................................................................................................... 146125
18.35.070 Establishment of an HPUD Zoning District ........................................................... 147126
18.35.080 Development Plan and Architectural Review........................................................ 148127
18.35.090 Zoning Map Designation ....................................................................................... 149127 CHAPTER 18.40 OVERLAY DISTRICTS............................................................................. 151129
18.40.010 General Provisions ................................................................................................ 151129
18.40.020 Historic Districts and Cultural Resources Districts (H, CR)................................... 151129 CHAPTER 18.45 PARKS AND RECREATION ZONING DISTRICT ................................... 166143
18.45.010 Purpose and Intent of the Parks and Recreation Zoning District.......................... 166143
18.45.020 Permitted Land Uses and Activities ...................................................................... 167144
18.45.030 Development Standards for the Parks and Recreation Zoning District ................ 167144
18.45.040 Required Permits and Entitlements....................................................................... 168145
18.45.050 Appeals.................................................................................................................. 169146 CHAPTER 18.50 OPEN SPACE ZONING DISTRICT.......................................................... 171148
18.50.010 Purpose and Intent of the Open Space Zoning District......................................... 171148
18.50.020 Permitted Land Uses and Activities ...................................................................... 171148
18.50.030 Development Standards for the Open Space Zoning District ............................... 172149 Chapter 18.15 Residential Zoning Districts
4 Chapter 18.15
Residential Zoning Districts
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
5 Chapter 18.15 Residential Zoning Districts
Sections
18.15.010 Purpose and Intent of Residential Zoning Districts
18.15.020 Land Use Regulations for Residential Districts
18.15.030 Development Standards for Residential Districts
18.15.040 Additional Development Standards
18.15.050 Accessory Dwelling Units (ADU and JADU)
18.15.060 Accessory Structures and Uses: Residential Districts
18.15.070 Permanent Basketball Hoops
18.15.080 Swimming Pools and Hot Tubs
18.15.090 Animals
18.15.100 Container or Storage Units
18.15.110 Density Bonus
18.15.120 Emergency Shelters
18.15.130 Home Occupations
18.15.140 Inclusionary Housing
18.15.150 Manufactured Homes
18.15.160 Residential Care Facilities
18.15.170 Single Room Occupancy (SRO)
18.15.180 Two-Unit Projects
18.15.190 Urban Lot Splits
18.15.010 Purpose and Intent of Residential Zoning Districts A. Specific Ppurposes. In addition to the general purposes listed in PHMC §Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of residential zoning districts are to:
[Source: 18.20.010.A]
1. Preserve, protect, and enhance appropriately located areas for residential land use, consistent with the city-wide design guidelines, Ggeneral Pplan, Citywide Design Guidelines, and the standards of public health and safety. [Source: 18.20.010.A.1]
2. Minimize the impacts of uses. Protect residents from the harmful effects of excessive noise, overcrowding, excessive traffic, excessive on-street parking, insufficient parking and other adverse environmental effects. [Source: 18.20.010.A.2] Chapter 18.15 Residential Zoning Districts
6 3. Achieve design compatibility between new multi-family residential developments and surrounding less intensivelower density residential neighborhoods by establishing physical development standards and performance standards. [Source: 18.20.010.A.3]
4. Ensure adequate provisions for sites, with reasonable access to public services, for appropriate public and semipublic land uses, including care facilities, needed to complement or exist within residential development or that require a residential environment. At the same time, while protecting protect the relatively quiet, primarily noncommercial, family atmosphere of neighborhoods. [Source: 18.20.010.A.4]
5. Minimize the out-of-scale appearance of large homes, parking areas, and other development relative to their lot size and to other homes in a neighborhood. [Source:
18.20.010.A.5]
6. Minimize transient occupancy (other than transitional housing), where occupants may have few or no bonds with the community, thereby diminishing the sense of community in a particular neighborhood. [Source: 18.20.010.A.6]
7.6. Provide for certain care facilities, emergency shelters, and supportive/transitional housing to meet current and projected need while ensuring compatibility with surrounding neighborhoods to benefit disabled persons while ensuring that such uses do not create an institutional environment that would defeat the purpose of communitybased care (either by overconcentration or by impacts of the use). [Source:
18.20.010.A.7, modified]
B. Summary of Rresidential Zoning Ddistricts. The specific purpose and intent of each of the eEleven residential zoning districts are established to carry out these purposesas follows:
[Source: 18.20.010.B, modified]
1. R-20, and R-15 - Low Density Ssingle-Ffamily Rresidential Zoning Ddistricts. The purpose of the R-20 and R-15 zoning districts allow is to allow for low density singlefamily residential land usedevelopment (1.3 to 3 dwelling units per acre) on larger lots ranging from 15,000 square feet in the R-15 zoning district to 20,000 square feet in the R-20 zoning district, at densities from 1.3 to 3 units per net acre subject to appropriate standards. In the R-20 district the minimum lot size is 20,000 square feet. In the R-15 district, the minimum lot size is 15,000 square feet. The R-15 and R-20 zoning districts implement the Single-Family Low Density (SFLD) General Plan land use designations. [Source: 18.20.010.B.1, modified]
2. R-10 and R-10A - Ssingle-Ffamily Medium Density Rresidential Zoning Ddistricts. The purpose of the R-10 and R-10A zoning districts allow is to allow for for low and medium density single-family residential land usedevelopment (3.1 to 4.5 dwelling units per acre) at densities from 3.1 to 4.5 units per net acre, subject to appropriate standards.
The minimum lot size in the R-10 zoning district is 10,000 square feet. The minimum lot size in the R-10A zoning district is 7,000 square feet with an average lot size of 10,000 square feetIn the R-10 district the minimum lot size is 10,000 square feet. In the R-10A district, the average lot size is 10,000 square feet or more and the minimum lot size is 7,000 square feet. The R-10 and R-10A zoning districts implement the Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
7 Single-Family Medium Density (SFMD) General Plan land use designation. [Source:
18.20.010.B.2, modified]
3. R-7 and R-6 - Ssingle-Ffamily High-Density Rresidential Zoning Ddistricts. The purpose of the R-7 and R-6 zoning districts is to allow for higher density single-family and lower-density multi-family residential developments (e.g., duplexes, triplexes) and other compatible uses that promote neighborhoods with a mixture of housing types and sizes to meet community needs. high density single-family residential land use The R-7 and R-6 zoning districts allow for densities between at densities from 4.6 to
7.36.9 dwelling units per net acre.subject to appropriate standards. In tThe R-67 zoning district the has a minimum lot size is of 6,3137,000 square feet, whereas the.
In the R-76 zoning district has, the a minimum lot size is 6,000 of 7,000 square feet.
The R-6 and R-7 zoning districts implement the Single-Family High-Density (SFHD) General Plan land use designation. [Source: 18.20.010.B.3, modified]
4. RMD – Mangini Delu Residential Zoning District. The purpose of the RMD Zoning District is to allow for the development of a variety of housing types on the ManginiDelu property while preserving natural open space. The RMD zoning district allows for densities between 4.6 to 13 dwelling units per acre to provide for a range of singlefamily and low-density multifamily housing options. Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, site wide master plan to be approved prior to any development onsite, unless otherwise provided in this Chapter. The RMD zoning district implements the Mangini-Delu Residential (MDR) General Plan land use designation. [Source: NEW]
3.5. MRVLMFVL- V very Llow Ddensity Mmultiple-Ffamily Rresidential Zoning Ddistrict.
The purpose of the MRVLMFVL zoning district is to allows for higher density singlefamily residential uses and very low-density multi-family residential uses (e.g., duplexes, townhouses, triplexes)., including duplexes, townhouses and attached or detached single-family homes on small lots; all with landscaped open space The MFVL zoning district allows for at a density densities between 7 and 11.912 dwelling units per acre and implements the Multi-Family Very Low-Density (MFVLD) General Plan land use designation.. [Source: 18.20.010.B.4, modified]
4.6. MRLMFL – Llow- dDensity Mmultiple-Ffamily Rresidential Zoning Districtdistrict. The purpose of the MRLMFL zoning district allows is to allow for higher density singlefamily residential uses or low-density multi-family residential uses including duplexes, townhousestriplexes, and single-family attached homes with zero lot line, mobile homesmanufactured housing, or cluster housingsmall condominiums or apartments.; all with landscaped open space The MFL zoning district allows for at a density densities between 12.1 and 19.9 20 dwelling units per acre and implements the Multi-Family Low-Density (MFLD) General Plan land use designation. [Source: 18.20.010.B.5, modified]
5.7. MRMMFM – Mmedium- Ddensity Mmultiple-Ffamily Rresidential districtZoning District.
The purpose of the MRMMFM zoning district allows is to allow for multi-family residential uses including townhouses, mobile homesmanufactured housing, and mid- Chapter 18.15 Residential Zoning Districts
8 sized condominiums or apartments at a with densitiesty between 20.1 and 29.9 30 dwelling units per acre. The MFM zoning district implements the Multi-Family Medium Density (MFMD) General Plan land use designation. [Source: 18.20.010.B.6, modified]
6.8. MRHMFH - Hhigh Ddensity Mmultiple-Ffamily Rresidential Zoning Ddistrict. The purpose of the MRHMFH zoning district is to allowallows for more intensive multi-family residential uses including townhouses, condominiums and apartments with a density rangewith densities between 30.1 and 40 dwelling units per acre. The MFH zoning district implements the Multi-Family High-Density (MFHD) General Plan land use designation. [Source: 18.20.010.B.7, modified]
7.9. MRVHMFVH - Very Hhigh Ddensity Mmulti-Ffamily Rresidential Zoning Ddistrict. The purpose of the MRVHMFVH zoning district is to allow for allows for intensive multifamily residential uses at higher densities (40.1 to 73 dwelling units per acre) including studio flats, condominiums, and apartment complexess with a density range between 40 and 73 units per acre. The MFVH zoning district implements the Multi-Family Very High-Density (MFVHD) General Plan land use designation. [Source: 18.20.010.B.8, modified]
8.10. HPUD – Hillside Planned Unit Development Residential Zoning District.residential hillside planned unit development The purpose of the HPUD zoning district is to allows for limited residential development including townhouses, condominiums and singlefamily homes on parcels having an average slope of 15 percent% or greater. The HPUD zoning district implements various single-family and multi-family General Plan land use designations. The following parcels shall be exempt from the HPUD standards established in this Parttitle: (Reference: PHMC Chapter 18.35 (Hillside Planned Unit Development (HUP))) [Source: 18.20.010.B.9, modified]
a. 152-010-004 (off of Paso Nogal Road)
b. 154-140-015 (off of Morello Avenue)
9.11. PUD/PPD - Rresidential Pplanned Uunit Ddevelopment or Precise Plan District. The purpose of the PUD/PPD zoning district is to allows for residential development with a total number of dwelling units that does not fall below the minimum number or exceed the maximum numberfalls within the density range permitted by the asscoated Ggeneral Pplan land use designation for the total area allocated to residential use. (See also Gov’t Government Code § Section 65589.5.) (Ord. 967 § 3, 2024; Ord. 867 § 4, 2012; Ord. 856 § 2 (Exh. A), 2011; Ord. 796 § 2, 2005; Ord. 710 § 35-5.1, 1996; 1991 code § 35-5.1) [Source: 18.20.010.10, modified]
C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i) lower-income sites including: those in the sites inventory with a proposed zoning change to meet the RHNA shortfall, vacant sites identified in two previous housing elements, and nonvacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By-right” means that a Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
9 Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.20.010.C]
18.15.020 Land Use Regulations for Residential Districts A. Residential Land Use Classifications. In Schedule 18.20.020Table 18.15-A (Residential Land Use Regulations) establishes the land uses allowed within each residential zoning district.
Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source:
18.20.020, modified], the uses allowed for each residential zoning district are established by letter designations as follows:
“P” designates use classifications permitted in residential districts. “U” designates use classifications permitted on approval of a use permit. “T” designates use classifications permitted on approval of a temporary use permit. “L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule.
“P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use.
B. Zoning Permit Required. Each land use listed in Table 18.15-A (Residential Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before the establishment of a new use or issuance of a Building Permit. [Source: NEW]
C. Other Permits and Entitlements. In addition to the permits listed in Table 18.15-A (Residential Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements unless stated otherwise in this Title. Applicants should consult the Planning Division regarding any permits or entitlements required for a project. [Source: NEW]
D. Uses Not Listed. The usesLand uses not listed in Table 18.15-A (Residential Land Use Regulations) are based on the use classifications set forth in PHMC Chapter 18.15. Use classifications not listed are prohibited not allowedunless authorized by zoning administrator resolution under PHMC § 18.15.010.
E. Applicability of Land Use Regulations in RMD Zoning District. Land use regulations for all development in the RMD zoning district shall be established in a comprehensive, site- wide master plan to be approved prior to any development onsite, unless otherwise stated in this Title. [Source: NEW]
B.F. The “Additional Use Regulations.” The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ttitle. [Source: 18.20.020, modified]
Chapter 18.15 Residential Zoning Districts
10 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7
RMD MFRVL MFRL MFRM MFRH MFRVH
R-15 R-10A R-6
Residential Uses
Accessory dwelling unit See Section 18.15.050 PHMC § 18.20.095.
Accessory, junior,
dwelling unit, junior
See Section 18.15.050 PHMC § 18.20.095.
Bed and breakfast – – – – – – – – –
Emergency homeless
shelter
U U U U – – – – – Only on church or
school sites. See
Section 18.15.120
PHMC § 18.20.085.B
and C.
Employee housing P P P P P P P P P
Family day care home,
up to 14 children
P P P P P P P P P
Group residential – – – P P P P P P
Home occupation
P P P P P P P P P See Section
18.15.130 PHMC
§ 18.20.070.
Mobile/manufactured
housing
P P P P – – – – –
Multifamily residential
Two-unit P P P P P P P P P L-8
Three-unit U U U P P P P P P
Four-unit U U U P P P P P P
Five or more units - - - P P P P P P
Residential Ccare
facility, small, licensed
P P P P P P P P P See Section
18.15.160 PHMC
§ 18.20.075.
Residential Ccare
facility, small,
unlicensed
PU PU PU P PU PU PU PU PU
Senior housing P P P P P P P P P
Single-room occupancy
– – – U U U U U U See Section
18.15.170 PHMC
§ 18.20.085.
Single-family residential P P P P P P P P P
With boarder or lodger P P P P P P P P P No more than 3 boarders or lodgers.
Supportive housing P P P P P P P P P
Transitional housing P P P P P P P P P
Public and Semipublic Uses
Residential Ccare
facility, large licensed or
U- -U -U P PU PU PU PU PU Section 18.15.160
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
11 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7
RMD MFRVL MFRL MFRM MFRH MFRVH
R-15 R-10A R-6
unlicensed
Cemetery U U U U U U U U U
Clubs and lodges U U U U U U U U
Community center U U U U U U U U U
Cultural institutions U U U U U U U U U
Day care, general U U U U U U U U U L-1
Park and recreational
facilities
U U U U U U U U U
Public safety facilities U U U U U U U U U
Offender rehabilitation
services
– – – - – – – – –
Religious Place of
assembly
U U U U U U U U U
School, college and
universitys, public or
private
U U U U U U U U U
School, private U U U U U U U U U
Utilities, major U U U U U U U U U
Utilities, minor P P P P P P P P P
Wireless
telecommunications
facility
L-3 L-3 L-3 L-3 L-3 L-3 L-3 L-3 L-3 See PHMC Chapter
18.67.Chapter 18.110
Commercial Uses
Animal sales and
service
– – – – – – – – – Only animal boarding
and riding academies.
Horticulture, limited U U U U U U U U U
Accessory Uses
Accessory Uses P/U P/U P/U P/U P/U P/U P/U P/U P/U See PHMC §
18.20.050.Section
18.15.060
Temporary Uses
Agricultural sales T T – – – – – – – L-7.
Animal shows or sales – T T T – – – – – L-2 and L-5.
Arts and crafts show
outdoors
– T T T – – – – – L-2 and L-5.
Christmas tree sales – T T T – – – – – L-2 and L-7.
Civic and community
events
– T T T – – – – – L-2 and L-6.
Commercial filming, – T T T – – – – – L-2 and L-6.
Chapter 18.15 Residential Zoning Districts
12 18.15.030 Development Standards for Residential Districts A. Schedule 18.20.030Table 18.15-B (Development Standards – Residential Zoning Districts) prescribes development regulations for all development in for residential zoning districtss. The “Additional Development Regulations” column refers to PHMC § 18.20.040, identifies additional development regulations, or refers to other applicable regulations located elsewhere in this chapterZoning Ordinance. [Source: 18.20.030.A, modified] B. Supplemental Development Standardsregulations. Sections 18.15.040 through 18.15.190 are applicable to all development in all residential zoning R districts are in PHMC § 18.20.050 through § 18.20.140; they set forth requirements for accessory structures, affordable housing, home occupations, large family day care, second units, and swimming pools and hot tubs. [Source: 18.20.030.B, modified]
Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7
RMD MFRVL MFRL MFRM MFRH MFRVH
R-15 R-10A R-6
limited
Religious or gGroup
assembly events
– T T T – – – – – L-2 and L-6.
Live entertainment
events
– T T T – – – – – L-2, L-4 and L-6.
Outdoor exhibits – T T T – – – – – L-2 and L-6.
Personal property sales P P P P P P P P P L-5.
Pumpkin sales – T T T – – – – – L-2 and L-7.
Recreational events – T T T – – – – – L-2 and L-6.
Street fairs T T T T T T T T T L-7.
Swap meet – T T T – – – – – L-2 and L-5.
Trade fairs – T T T – – – – – L-2 and L-5.
Limitations on Specific Use Classifications
L-1 Minimum site area of 10,000 square feet.
L-2 Minimum site area of one acre.
L-3 Minimum site area of three acres.
L-4 See Section 18.25.110 for live entertainment standards.
L-5 Not more than six occurrences during a calendar year. Each occurrence shall not exceed two consecutive days.
L-6 Not more than four occurrences during a calendar year. Each occurrence shall not exceed seven consecutive days.
L-7 Not more than six occurrences during a calendar year, for not more than 14 consecutive days per occurrence.
L-8 When located in a single-family zoning district (R-20, R-15, R-10, R-10A, R-7, and R-6), two-unit residential dwellings shall only be allowed "P" when in compliance with Chapter 18.15.180 (Two Unit Projects) or Chapter 18.15.190 (Urban Lot Split). * Only applicable to projects as determined in Subsection 18.15.020.E (Applicability of Land Use Regulations in RMD Zoning District).
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
13 C. Applicability of Development Standards in RMD Zoning District. Development standards for all development in the RMD zoning district shall be established in a comprehensive, site wide master plan, to be approved prior to any development onsite, unless otherwise stated in this Title. [Source: NEW]
C.D. Additional Regulations. The following development standards are applicable to all zoning districts, included in Part 4, set forth requirements for and can be found in Part 3 and Part 5 of this Title.: [Source: 18.20.030.C, modified]
1. Additional site development regulationsGeneral Site and Development Standards (PHMC Chapter 18.5018.55); [Source: 18.20.030.C.1, modified]
2. Off-Sstreet Pparking and Lloading (PHMC Chapter 18.5580); [Source: 18.20.030.C.2, modified]
3. Signs (PHMC Chapter 18.6095); and [Source: 18.20.030.C.3, modified]
4. Nonconforming uses and structuresProvisions (PHMC Chapter 18.20065). [Source:
18.20.030.C.4, modified]
4.5. Tree Preservation (Chapter 18.100). [Source: NEW]
Chapter 18.15 Residential Zoning Districts
14 Table 18.15-B: Development Standards – Residential Zoning Districts Development
Standard
(minimum unless
stated otherwise)
Zoning District
Additional
Development
Regulations
(see corresponding
letter in Section
18.15.040)
R-20R-15R-10
R-10A
R-7R-6
RMD*
MFRVL
MFRL
MFR
M
MFR
H
MFRVH
Single-Family
Residential
All Other Land
Use
Classifications
Parcel Dimensions
Site Area per
Dwelling Unit (sq. ft.)
–
20,000
–
15,000
–
10,000
10,000 –7,000 –6,000 –* –* –3,500 –2,500 –1,500 –1,150 –600 Lot Area (sq. ft.) 20,000 15,000 10,000 7,0001 7,000 6,000 6,000* –* – 10,000
–
10,000
–8,500 –8,000 –8,000 A, B, K
Width (ft) 100 100 80 70 70 60 60* 70* 70 70 80 80 80
Depth (ft) 120 100 90 90 90 90 90* 90* 90 90 90 90 90
Setbacks
Front (ft) 25 20 20 20 1520 1520 15* 15* 15 15 10 10 10 C Rear (ft) 15 15 15 15 15 15 15* 15* 15 15 15 15 15 D, J Side (ft) 15 10 5 5 5 5 5* 10* 10 10 10 5 5 D, E, J
Corner Lot (ft) 15 15 15 15 15 15 15* 15* 15 15 10 10 10 C, D, J Aggregate Side (ft) 35 25 15 15 15 15 15* 20* 20 20 20 10 10 D, E, J Creek Setback
– – – – – – –* –* – – – – – Section
18.50.150Chapter
18.70 Height and Lot Coverage (maximum)
Building Height (ft) 35 35 35 35 35 35 35* 35* 35 35 40 50 7560 Maximum Number of
Stories
2.5 2.5 2.5 2.5 2.5 2.5 - - - - - - -
Lot Coverage 25% 25% 30% 35% 35% 35% 35%* 50%* 5040% 5040% 50% 60% 70% M Floor Area Ratio 40% 40% 40% 40% 40% 40% 40%* –* – – – – – N Other Standards
Open Space – – – – – – –* –* – – – – – F, G
Scenic Route
Setback (ft)
2550 2550 2550 2550 2550 2550 25* 25* 2550 2550 2550 2550 2550 Chapter 18.90 Site Landscaping – – – – – – –* 35%* 35% 35% 30% 25% 15% H Fences and Walls – – – – – – –* –* – – – – – JI
Nonconforming
Structures
– – – – – – –* –* – – – – – Section 18.200.040.
City-Wide Objective
Design Standards
– – – – – – –* –* – – – – – Section 18.15.040
L.
* See Subsection 18.15.030.C (Applicability of Development Standards in RMD Zoning District). 1 In the R-10A zoning district, the average lot size is 10,000 square feet or more and the minimum lot size is 7,000 square feet.
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
15 18.15.040 Additional Development Standards
A. Minimum site area for certain uses. The minimum site area shall be 10,000 square feet for the following use classifications:
1. Day care, generalgeneral day care, [Source: 18.20.040.A, modified]
2. general residential careCare facilities, large [Source: 18.20.040.A, modified]
1.3. and public or private schools. Schools, public or private [Source: 18.20.040.A, modified]
B. Minimum required Llot Aarea. Minimum required lot area shall be “net” as defined in PHMC Section § 18.140.01018.215.0140 (“N” Definitions),; except, for minor subdivisions comprising of no more than two parcels and located within the R-6, R-7, R-10A, and R-10 through R-10 zone zoning districts, in which case,comprised of not more than two parcels, the following exception(s) may be approved by the Zzoning Aadministrator and/or the Pplanning Ccommission when considering approval of the minor subdivision: [Source: 18.20.040.B, modified]
1. The area of any private driveway access easement required to meet minimum fire district standards, up to a maximum of 30 percent% of the gross lot area, may be included in determining compliance with minimum lot area requirements; provided, that the decision-making authority on the minor subdivision finds that there is no other feasible method for the minor subdivision to comply with minimum fire district standards and also comply with minimum lot area requirements; and [Source: 18.20.040.B.1, modified]
2. The gross lot area of each parcel lot in the proposed minor subdivision complies with the lot area required by the Ggeneral Pplan. [Source: 18.20.040.B.2, modified] C. Garages. Any garage structure with the garage door or driveway facing a property line shall be set back a minimum of 20 feet from that property line and/or from a private vehicular access easement. [Source: 18.55.150.D, modified]
D. Corner or and Ddouble-Ffrontage Llot Setbackss.
1. Double-Ffrontage Llots. Double-frontage lots, as defined in Section 18.215.120 (“L” Definitions” – Lot Types),1 shall have ameet the minimum front yardsetback requirement for the zoning district on each street frontage. [Source: 18.20.040.C, modified]1
2. Corner Llots. shall have a front yard on each frontage: the front side and the corner side yard (usually the longest frontage; see PHMC Chapter 18.140, definition of “yard types”). On a corner lotOn a corner lot any street side frontage may be used as the front setback, given the following conditions:
a. where the The entry to the dwelling is shall be located on the frontage designated as the front setbackon the corner side, [Source: 18.20.040.C, modified]
Chapter 18.15 Residential Zoning Districts
16 b. this corner side may be used as the front yard; provided, that: (1) all other yard setbacks are in compliance with PHMC § 18.20.030All other setback requirements are met, in compliance with this Chapter, in the event the front setback is switched; and (2) [Source: 18.20.040.C, modified] a. garages (attached or detached) with driveway access from the corner side property line are set back a minimum of 20 feet from the corner side property line. (See off-street parking and loading regulations, PHMC § 18.55.150.) [Source: 18.20.040.C]
C.E. Buildings Over 35 Feet height, required yards, and stepbacks. In addition to all applicable standards established in this Cchapter, buildings taller than 35 feet in height located on a parcel lot adjacent to a single-family residential zoning district (R-6, R-7, R-10A, R-10, R-15, R-20)e shall use a minimum of one of the following techniquesincorporate one of the following:
[Source: 18.20.040.D, modified]
1. Stepbacks. Any portionThe building shall be designed to “stepback” upper floors of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet. See Figure 18.15-1 (Additional Setbacks for Buildings Over 35 Feet)For example, consider a building with a proposed height of 40 feet. The height of the main wall of the building base would start at 35 feet at the required side and/or rear yard line, then increase by one foot for every foot beyond the side/rear yard line until it attains the height of 40 feet at a minimum distance of five feet behind the side/rear yard line [Source: 18.20.040.D.1, modified]
2. Additional Sside and Rrear yard Setback Areaarea. The required side and rear yards setbacks established in Table 18.15-B (Development Standards – Residential) shall be increased by one foot for every one foot of structure height in excess ofexceeding 35 feet, but not to exceednot exceeding 10 additional feet. For example, a building with a proposed height of 40 feet would have side and rear setbacks that are five feet to be set back an additional five feet from more than the required side/year and rear yard linessetbacks established in Table 18.15-B (Development Standards – Residential).
See Figure 18.15-1 (Additional Setbacks for Buildings Over 35 Feet). [Source:
18.20.040.D.1, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
17 Figure 18.15-1: Additional Setbacks for Buildings Over 35 Feet D.F. Zero-Lot Lineside yard Ddevelopment. A structure legally constructed in conformance with the standards for zero-side lot linet yard development in effect immediately before this Cchapter was adopted shall not be considered a nonconforming structure subject to PHMC Chapter
18.65200 (Nonconforming Provisions); provided, that an exterior addition or enlargement shall require a Uuse Ppermit issued by the Zzoning Aadministrator, and no addition or enlargement shall increase the existing floor area by more than 10 percent% nor increase the lot coverage to more than 50 percent%. [Source: 18.20.040.E, modified] E.G. Open Sspace. Total usable open space on a site having three or more dwelling unitsMultifamily residential developments shall have shall be at least 200 square feet of usable open space per dwelling unit. This requirement shall be met by providing private open space, shared common open space, or a combination of the two in compliance with the Citywide Residential Guidelines and Objective Design Standards. No common open space area shall have a dimension less than 10 feet. [Source: 18.20.040.F, modified]
1. Private open space. Private open space areas must comply with sections II.B.8 and II.B.9 of the adopted Residential Guidelines and Objective Design Standards (city council Resolution No. 18-22).
2. Shared open space. To satisfy the open space requirement, shared open space must be provided by interior side yards, patios and terraces, each designed so that a horizontal rectangle inscribed within it has no dimension less than 10 feet. The open space must be open to the sky, and may not include driveways or parking areas, or area required for front or corner side yards unless these yard areas are landscaped and usable.
F.H. Park Lland Ddedication. Each residential unit is subject to the park land dedication requirements of the Pleasant Hill Ssubdivision Oordinance (PHMC Title 17).
Chapter 18.15 Residential Zoning Districts
18 G.I. Planting Aareas. In addition to the minimum percentage of the site to be landscaped, listed in the scheduleTable 18.15-B (Development Standards for Residential Districts), the following requirements apply:
1. Yards Setback Areas Aadjoining Sstreets. All visible portions of a required yard setback areas adjoining a street that are not used for driveways or walkways shall be landscaped. In R (single-family) zoning districts, a minimum of 50 percent% of the required front yard setback areas shall be maintained as landscaped area.
Recreational vehicles, utility trailers, unmounted camper tops, boats, cars, trucks, motorcycles, or other vehicles shall not be parked or stored within a required landscaped area. Landscaped area shall consist of plantings, lawn, mulch, decorative bark, approved decorative landscape features, and other decorative pervious surfaces subject to the approval of the Zzoning Aadministrator. [Source: 18.20.040.D.1, modified]
2. Interior Setback Areas yards. In the MRVLMFVL and MRLMFL zoning districts, at least 50 percent% of each required interior side yard setback area and rear yard setback areas shall be landscaped having a minimum width of five seven and one-half feet adjoining a side or rear property line. The width of a required landscaped area may be reduced to three feet in one side or rear yard setback areas adjoining a driveway or patio, and a nonresidential accessory structure may occupy a portion of the landscaped area in a rear yardsetback area. [Source: 18.20.040.D.2, modified]
3. Notwithstanding Ssubsection IH.2 of this Ssection and Ssections II.A.9 and II.B.13 in the adopted ciCity-wide Design Guidelines and Objective Design Standards(city council Resolution No. 18-22) a continuous landscaped area having a minimum width of five feet shall be provided along interior property lines when an MRVLMFVL, MRLMFL, MRMMFM, MRHMFH, MRVHMFVH zoninge district adjoins an R (singlefamily) zoning district. [Source: 18.20.040.D.3, modified]
4. Exception. Up to 50 percent% of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas subject to Aarchitectural Rreview Commission or Pplanning Ccommission approval as part of a proposed project (see PHMC § 18.52.030.FChapter 18.105 (Water-Efficient Landscaping)). [Source: 18.20.040.D.4, modified]
J. Fences and Wwalls. All fences and walls in residential zoning districts shall comply with the standards established in Chapter 18.75 (Fences, Walls, and Screening).
H. The maximum height of any fence or wall (including a retaining wall) is six feet, except three feet within required front and corner side yards, unless otherwise specified below. For singlefamily residences on corner lots, a five-foot setback from the corner side property line is required for a wall or fence over three feet in height. (See also subsection C of this section.) Height is measured pursuant to PHMC § 18.145.050.B. [Source: 18.20.040.I]
1. Key lots. Where a corner lot abuts a key lot, a triangular area, 12 feet on each side, must remain unfenced. [Source: 18.20.040.I.1]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
19 2. Rear property line exceptions. On a lot with a rear lot line abutting a public trail, canal, East Bay Municipal Utility District right-of-way or public street, the maximum rear yard fence height is eight feet. [Source: 18.20.040.I.2]
3. Fences with retaining walls. The height is measured as the combined height of a retaining wall, fence, wall or screen (not to exceed a maximum height of six feet measured from the higher side of the adjacent grade). A retaining wall is not included in the measurement if it is located so that its horizontal distance from the fence is equal to or greater than the height of the retaining wall. Height is measured pursuant to PHMC § 18.145.050.B. [Source: 18.20.040.I.3]
4. Sight distance. All fences are subject to the visibility requirements of PHMC §
18.50.100. [Source: 18.20.040.I.4]
I. Prohibited fences. High voltage electrical fences, razor wire, barbed wire, and other materials which pose a safety hazard are strictly prohibited. [Source: 18.20.040.I.5] J.K. Setbacks from Vvehicular Eeasements. Minimum required yard setbacks shall be provided and measured from vehicular easement boundaries in the same manner that such setbacks are provided and measured from a public right-of-way. [Source: 18.20.040.J, modified] K.L. Cityw-wide Design Guidelines and Oobjective Ddesign Sstandards. All single-family residential and multi-family residential development shall comply with objective design standards, as adopted by city council resolutionthe Residential Design Guidelines and Objective Design Standards. If a proposed rResidential development projects that qualifyies for streamlined permit review, as determined by Sstate law, shall be reviewed by the Zzoning Aadministrator shall review the proposed project to verify compliance with the applicable objective design standards applicable to such projects. Proposed residential development pQualifying projects that comply with all applicable objective design standards shall be subject to a processed mministerially Architectural Review Permit. Qualifying projects that do not comply with the all applicable objective design standards shall be subject to the discretionary Aarchitectural Rreview Ppermit process, as specified established in PHMC Chapter 18.115120 (Architectural Review Permits). [Source: 18.20.040.K, modified]
L.M. Lot Coverage for Accessory Dwelling Units. The floor area dedicated to an accessory dwelling unit that is Up to 800 square feet or less of floor area dedicated to an existing or proposed Accessory Dwelling Unit shall be exempt from the maximum lot coverage calculations. [Source:
18.20.040.L]
M.N. Floor area ratio (FAR) for accessory dwelling units. The floor area dedicated to an accessory dwelling unit that is Up to 800 square feet or less of floor area dedicated to an existing or proposed Accessory Dwelling Unit shall be exempt from the maximum FAR calculations. [Source: 18.20.040.M]
18.15.050 Accessory Dwelling Units (ADU and JADU)
A. A. Purpose and Intent.
1. Purpose. The purpose of this Ssection is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Chapter 18.15 Residential Zoning Districts
20 Division 1 of Title 7 of the California Government Code sections 65852.2 and 65852.22. [Source: 18.20.095.A, modified]
2. Intent. The regulations of this Section are intended to: [Source: NEW] a. Implement the provisions of the General Plan Housing Element. b. Assure compliance with State law.
c. Encourage the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).
d. Streamline and minimize governmental constraints on residential development a.e. Minimize potential adverse impacts on public health, safety, and general welfare that may be associated with accessory dwelling units.
B. Applicability. This Section contains all applicable zoning standards for accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs). No additional standards from other chapters or sections of the Zoning Ordinance shall apply. [Source: NEW] B.C. Building Code Compliance Required. Any construction, establishment, alteration, enlargement or modification of an ADU or JADU shall comply with the requirements of this Section and the California Building Code. B. Effect of conforming. An ADU or JADU that conforms to the standards in this Ssection will not be: [Source: 18.20.095.B, modified]
1. 1. Deemed to be inconsistent with the Gcity’s general Pplan and zoning designation zoning district for the lot on which the ADU or JADU is located. [Source: 18.20.095.B.1, modified]
2. 2. Deemed to exceed the allowable density for the lot on which the ADU or JADU is located. [Source: 18.20.095.B.2]
3. 3. Considered in the application of any local ordinance, policy, or program to limit residential growth. [Source: 18.20.095.B.3]
4. 4. Required to correct a nonconforming zoning condition, as defined in Ssubsection C.8 of this Ssection. This does not prevent the Ccity from enforcing compliance with applicable building standards in accordance compliance with California Health and Safety Code Ssection 17980.12. [Source: 18.20.095.B.4, modified] C.D. C. Definitions. As used in this Ssection, terms are defined as follows additional terms: [Source:
18.20.095.C]
1. 1. Accessory Ddwelling Uunit or (ADU). An attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family primary dwelling unit is situated. An accessory dwelling unit also includes the following:means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following: [Source: 18.20.095.C.1, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
21 a. a. An efficiency unit, as defined by California Health and Safety Code section 17958.1; and [Source: 18.20.095.C.1.a]
b. b. A manufactured home, as defined by California Health and Safety Code section 18007. [Source: 18.20.095.C.1.b]
2. 2. Accessory structure means a structure that is accessory and incidental to a primary dwelling located on the same lot. [Source: 18.20.095.C.2]
3.2. 3. Complete Iindependent Lliving Ffacilities. means pPermanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. [Source: 18.20.095.C.3, modified]
4.3. 4. Attached. An attached means a structure that shares a common wall with the primary residential dwelling structure on a lot. A structure that is connected to the primary residential dwelling solely by a breezeway shall not be considered attached. [Source:
18.20.095.C.4]
5.4. 5. Efficiency Kkitchen. means a A removable kitchen that does not exceed six lineal feet and includes each of the following: [Source: 18.20.095.C.5, modified] a. a. A cooking facility with appliances Examples of appliances that may be used include microwaves, two-burner electric stove tops refrigerators, freezers, toaster ovens. [Source: 18.20.095.C.5.a, modified]
b. b. A food preparation counter and storage cabinets that are of a reasonable size in relation to the size of the JADU. [Source: 18.20.095.C.5.b] c. c. Food storage cabinets that total at least 30 square feet of shelf space. [Source: 18.20.095.C.5.c]
6.5. 6. Junior Aaccessory Ddwelling Uunit (JADU). A JADU is a or JADU means a residential unit that satisfies all of the following: does not exceed 500 square feet and is contained entirely within an existing or proposed structure and includes an efficiency kitchen and access to either private or shared sanitation facilities within the existing structure. [Source: 18.20.095.C.6, modified]
a. a. Is no more than 500 square feet in size; [Source: 18.20.095.C.6.a] b. b. Is contained entirely within an existing or proposed single-family structure (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure); [Source: 18.20.095.C.6.b]
c. c. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure; [Source:
18.20.095.C.6.C]
d. d. If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed singlefamily structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling; and [Source: 18.20.095.C.6.d] Chapter 18.15 Residential Zoning Districts
22 e. e. Includes an efficiency kitchen, as defined in subsection C.5 of this section. [Source: 18.20.095.C.6.e]
7.6. Livable space means a space in a dwelling intended for human habitation including living, sleeping, eating, cooking, or sanitation. [Source: 18.20.095.C.7]
8.7. 7. Living Aarea. means tThe interior habitable area of a dwelling unit, includesing basements and attics, butattics but does not include a garage or any accessory structure. [Source: 18.20.095.C.8, modified]
9.8. 8. Nonconforming Zzoning Ccondition. means aA physical improvement on a property that does not conform with current zoning standards. [Source: 18.20.095.C.9, modified]
10.9. 9. Passageway. means aA pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU. [Source: 18.20.095.C.10, modified]
11.10. 10. Proposed Ddwelling. means a A dwelling that is the subject of a permit application and that meets the requirements for permitting. [Source: 18.20.095.C.11, modifed]
11. 11. Public Ttransit. means aA location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. [Source: 18.20.095.C.12, modified]
12. Setback. The required front, side, and rear setback for an ADU is measured from the furthest projection of the structure (such as an eave) to the corresponding property line. [Source: NEW]
13. 12. Tandem Pparking. means that When two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another, such that the front vehicle may not be retrieved without the rear vehicle being moved. [Source:
18.20.095.C.13]
E. Types of Accessory Dwelling Units. An ADU approved under this Section may be one of the following types: [Source: NEW]
1. Attached. An accessory dwelling unit that is created in whole or in part from newly constructed space that is attached to the proposed or existing primary dwelling, such as through a shared wall, floor, or ceiling. [Source: NEW]
2. Detached. An accessory dwelling unit that is created in whole or in part from newly constructed space that is detached or separated from the proposed or existing primary dwelling The detached accessory dwelling unit shall be located on the same lot as the proposed or existing primary dwelling. [Source: NEW]
3. Converted. An accessory dwelling unit that is entirely located within the proposed or existing primary dwelling or accessory structure, including but not limited to attached garages, storage areas, or similar uses; or an accessory structure including but not limited to studio, pool house, or other similar structure. Converted spaces may include an expansion of not more than 150 square feet beyond the same physical dimensions of the existing space for the sole purpose of accommodating ingress and egress to the unit. [Source: NEW]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
23 4. Junior Accessory Dwelling Unit. A junior accessory dwelling unit is a unit that meets all the following: [Source: NEW]
a. Shall only be allowed on lots zoned for single-unit residences and that include an existing or proposed single-family dwelling. [Source: NEW] b. Is entirely located within a proposed or existing primary single-family dwelling (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure). [Source: NEW]
c. Has independent exterior access from the primary dwelling. [Source: NEW] d. Has sanitation facilities that are either shared with or separate from those of the primary dwelling. [Source: NEW]
e. Includes an efficiency kitchen as defined in Subparagraph C.4 of this Section. [Source: NEW]
D.F. D. ApprovalsGeneral Requirements for Approval. The following approvals apply to ADUs and JADUs under this Ssection: [Source: 18.20.095.D]
1. Building Ppermit Oonly. If an ADU or JADU complies with each of the general requirements in subsection E of this section, it is allowed with only a building permit in the following scenariosAn application for a Building Permit within a residential or mixeduse zone for any of the following shall be approved ministerially if all applicable requirements are met: [Source: 18.20.095.D.1, modified] a. One Converted ADUUnit and One JADU on a Single-Family Lot. One converted ADU as defined in Subparagraph D.3 of this Section and one JADU shall be allowed on a lot with a proposed or existing single-family dwelling if all of the following apply: Converted on single-family lot. One ADU and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU: [Source: 18.20.095.D.1.a, modified]
i. Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and [Source: 18.20.095.D.1.a.i]
ii.i. The converted ADU hHas exterior access that is independent of that for from the single-family dwelling; and [Source: 18.20.095.D.1.a.ii, modified]
iii.ii. Has The converted ADU has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes. [Source:
18.20.095.D.1.a.iii, modified]
Chapter 18.15 Residential Zoning Districts
24 iv.iii. The JADU, if applicable, complies with the requirements of Chapter 13 of Division 1 of Title 7 of the California Government Code section 65852.22. [Source: 18.20.095.D.1.a.iv, modified]
b. LimitedOne Ddetached ADU and One JADU on a Ssingle-Ffamily Llot. One detached, new-construction ADU and one JADU shall be allowed on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection D.1.a of this section), if the detached ADU satisfiesall the following conditions limitationsare met: [Source: 18.20.095.D.1.b, modified]
i. The side- and rear-yard setbacks of the detached ADU are at least four feet. [Source: 18.20.095.D.1.b.i, modified]
ii. The total floor area of the detached ADU is 800 square feet or smaller. [Source: 18.20.095.D.1.b.ii, modified]
iii. The peak height above finished grade does not exceed the applicable height limit in subsection Subparagraphs EE.2.a through E.2.c of this Ssection. [Source: 18.20.095.D.1.b.i.iii, modified]
iv. The JADU, if applicable, complies with the requirements of Government Code Sections 66333 through 66339. [Source:
18.20.095.D.1.a.iv, modified]
c. One Converted ADU(s) on a Mmulti-Ffamily Llot. One or more ADUs within portions of existing multi-family dwelling structures that are not used as livable space, including but not limited to (e.g., storage rooms, boiler rooms, passageways, attics, basements, or garages), if each converted ADU complies with Sstate building standards for dwellings. AUnder this subsection D.1.c, at least one converted ADU shall be is allowed within an existing multifamily dwellingstructure, up to a quantity equal to 25 percent% of the existing multi-family dwelling units in the structure. [Source: 18.20.095.D.1.c, modified] d. Limited dDetached ADU on a Mmulti-Ffamily Llot. No more than two detached ADUs on a lot that haswith a proposed multi-family dwelling, or up to eight detached ADUs on a lot with an existing multi-family dwelling, if each detached ADU satisfies the following limitations: [Source: 18.20.095.D.1.d, modified] i. The side- and rear-yard setbacks are at least four feet. If the existing multi-family dwelling has a rear - or side-yard setback of less than four feet, the Ccity will not require any modification to the multi-family dwelling as a condition of approving the ADU. [Source:
18.20.095.D.1.d.i, modified]
ii. The peak height above finished grade does not exceed the applicable height limit in subsection Subparagraphs EE.2.a through E.2.c of this Ssection. [Source: 18.20.095.D.1.d.ii, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
25 iii. If the lot has an existing multi-family dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot. [Source: 18.20.095.D.1.d.iii]
2. ADU Ppermit. [Source: 18.20.095.D.2, modified]
a. Except as allowed under subsection Subparagraph DE.1 of this Ssection, no ADU may be created without a Bbuilding Ppermit and an ADU Ppermit in compliance with the standards set forth established in Ssubsections EE and FF of this Ssection. [Source: 18.20.095.D.2.a, modified] a.b. An ADU Permit shall be processed in compliance with the standards established in Chapter 18.170 (Zoning Permit).
b.c. The Ccity may charge a fee to reimburse it for costs incurred in processing ADU Ppermits, including the any costs of adopting or amending the Ccity’s ADU ordinance. The ADU Ppermit processing fee is determined by the Zzoning Aadministrator and approved by the Ccity Ccouncil by resolution. [Source: 18.20.095.D.2.b, modified]
3. Process and Ttiming. [Source: 18.20.095.D.3]
a. An ADU Ppermit is shall be considered and approved ministerially, without discretionary review or a hearing. [Source: 18.20.095.D.3.a, modified] b. The Ccity must approve or deny an application to create an ADU or JADU within 60 days from the date that the Ccity receives a completed application.
If the Ccity has not approved or denied the completed application within 60 days, the application is shall be deemed approved unless either: [Source:
18.20.095.D.3.b, modified]
i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or [Source:
18.20.095.D.3.b.i]
ii. When aAn application to create an ADU or JADU is submitted with a permit application to create a new single-family or multi-family dwelling on the lot, in which case the Ccity may delay acting on the permit application for the ADU or JADU until the Ccity acts on the permit application to create for the new single-family or multi-family dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. [Source:
18.20.095.D.3.b.ii, modified]
c. If the Ccity denies an application to create an ADU or JADU, the Ccity must shall provide the applicant with written comments that include , among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day Chapter 18.15 Residential Zoning Districts
26 time period established by Ssubsection ED.3.b of this Ssection. [Source:
18.20.095.D.3.c, modified]
d. A demolition permit for a detached garage that is to be replaced with an ADU is shall be reviewed with the application for the ADU and issued at the same time. [Source: 18.20.095.D.3.d, modified]
E.G. General ADU and JADU Development Rrequirements. The following requirements apply to all ADUs and JADUs that are approved under Ssubsection ED.1 or ED.2 of this Ssection: [Source:
18.20.095.E, modified]
1. Zoning. [Source: 18.20.095.E.1]
a. An ADU or JADU subject only to a Bbuilding Ppermit under Ssubsection ED.1 of this Ssection may be created on any lot in a residential or mixed-use zoning districte. [Source: 18.20.095.E.1.a, modified]
b. An ADU or JADU subject to an ADU Ppermit under Subsection ED.2 of this Ssection may be created on any lot that is in a zoned zoning district that to allow allows single-family dwelling residential uses or multi-family dwelling residential uses. [Source: 18.20.095.E.1.b, modified]
2. Height. All ADUs shall comply with the following height requirements, measured above finished grade to the peak of the structure: [Source: 18.20.095.E.2, modified] a. Except as otherwise provided by subsections Subparagraphs FE.2.b and FE.2.c of this Ssection, a detached ADU created on a lot with an existing or proposed single-family or multi-family dwelling unit may not exceed 16 feet in height. [Source: 18.20.095.E.2.a, modified]
b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single-family or multi-family dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as those terms are defined in Ssection 21155 of the California Public Resources Code, and . Tthe ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit. [Source:
18.20.095.E.2.b, modified]
c. A detached ADU created on a lot with an existing or proposed multi-family dwelling that has more than one story above finished grade may not exceed 18 feet in height. [Source: 18.20.095.E.2.c]
d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone zoning district that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoingThis requirement shall not require the City to , allow an ADUs ADU subject to this subsection E.2.d may not exceed two storiesto exceed two stories. [Source: 18.20.095.E.2.d, modified]
e. For purposes of this subsection E.2, height is measured above existing grade to the peak of the structure. [Source: 18.20.095.E.2.e] Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
27 3. Fire sprinklers. [Source: 18.20.095.E.3]
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence. [Source: 18.20.095.E.3.a]
b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling. [Source: 18.20.095.E.3.b]
4. 4. Rental Tterm. An ADU or JADU may be rented separate from the primary residence for No ADU or JADU may be rented for a rental term that is of shorter than 30 days or longer. [Source: 18.20.095.E.4, modified]
5. 5. No sSeparate Cconveyance. An ADU or JADU may be rented, but no ADU or JADU may shall not be sold or otherwise conveyed separately from the lot and the primary dwelling residence (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot), except as allowed under Government Code Section 66341. [Source: 18.20.095.E.5, modified, State law]
5.6. 6. Septic Ssystem. If the ADU or JADU will connect to an on-site water-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.095.E.6, modified]
6.7. 7. Owner Ooccupancy. [Source: 18.20.095.E.7]
a. a. ADUs are not subject to owner-occupancy requirements. [Source:
18.20.095.E.7.a]
b. c. As required by state law, all JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person’s legal domicile and permanent residence. However, the owner-occupancy requirement of this subsection does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. [Source:
18.20.095.E.7.c, modified]
7.8. 8. Deed restriction. Prior to issuance of a Bbuilding Ppermit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the Ccounty Rrecorder’s Ooffice and a copy filed with the Aadministrator. The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the Ccity and must provide that: [Source: 18.20.095.E.8] a. a. The ADU or JADU may not be sold separately from the primary dwelling except as allowed under State law. [Source: 18.20.095.E.8.a, modified] b. b. The ADU or JADU is restricted to the approved size and to other attributes allowed by this Ssection. [Source: 18.20.095.E.8.b, modified] c. c. The deed restriction runs with the land and may be enforced against future property owners. [Source: 18.20.095.E.8.c]
Chapter 18.15 Residential Zoning Districts
28 d. d. The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of to the Zzoning Aadministrator, providing evidence that the ADU or JADU has in fact been eliminated. The Zzoning Aadministrator may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated.
Appeal may be taken from the Zzoning Aadministrator’s determination consistent with other provisions of this code. If the ADU or JADU is not entirely physically removed, butremoved but is only eliminated by virtue of having a necessary component of an ADU or JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this codeMunicipal Code. [Source: 18.20.095.E.8.d, modified] e. e. The deed restriction is enforceable by the Zzoning Aadministrator or his or her their designee for the benefit of the Ccity. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the Ccity is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit. [Source: 18.20.095.E.8.e, modified]
8.9. Income reporting. In order to facilitate the Ccity’s obligation to identify adequate sites for housing in accordance with Chapter 13 of Division 1 of Title 7 of California Government Code, each Bbuilding -Ppermit application must include an estimate of the projected annualized rent that will be charged for the ADU or JADU. [Source:
18.20.095.E.9, modified]
9.10. 10. Building and Ssafety. [Source: 18.20.095.E.10, modified] a. a. Must comply with Bbuilding Ccode. Subject to Ssubsection FE.10.b of this Ssection, all ADUs and JADUs must comply with all local building code requirements. [Source: 18.20.095.E.10.a, modified]
b. b. No Cchange of Ooccupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Ssection 310 of the California Building Code, unless the Bbuilding Oofficial or a Ccode Eenforcement Oofficer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this Ssubsection FE.10.b prevents the Ccity from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this Ssection. [Source: 18.20.095.E.10.b, modified]
F.H. F. Specific ADU Rrequirements. The following requirements apply only to ADUs that require an ADU Ppermit under subsection Paragraph ED.2 of this Ssection. No application of any requirements in this Subsection shall prevent the construction of an attached or detached ADU of at least 800 square feet with four-foot side and rear setbacks: [Source: 18.20.095.F, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
29 1. 1. Maximum Unit Ssize. [Source: 18.20.095.F.1, modified] a. a. The maximum size of a detached or attached ADU subject to this Ssubsection is 1,200 square feet. [Source: 18.20.095.F.1.a, modified] b. b. An attached ADU that is created on a lot with an existing primary dwelling is further limited to 50 percent% of the floor area of the existing primary dwelling. [Source: 18.20.095.F.1.b, modified]
c. c. Application of other development standards in this subsection, such as FAR or lot coverage, might further limit the size of the ADU, but no application of FAR, lot coverage, front setback, landscaping or open-space requirements may require the ADU to be less than 800 square feet. [Source:
18.20.095.F.1.c]
2. 2. Setbacks. ADUs subject to this Ssubsection shall comply with the following setbacks, subject to subsection GF.1.c of this Ssection. Setbacks are measured from property lines or vehicular easements, whichever is applicable. [Source:
18.20.095.F.2, modified]
a. a. Attached and Ddetached ADUs. [Source: 18.20.095.F.2.a, modified] i. i. Front yard Ssetbacks. Front setback requirements shall comply with the following: [Source: 18.20.095.F.2.a.i, modified]
(1) 1. Single-Ffamily Rresidential Zzoning Ddistrict R-20: – 25 feet.; [Source: 18.20.095.F.2.a.i, modified]
(2) 2. Single-Ffamily Rresidential Zzoning Ddistricts PUD/PPD, R-15, R-10, R-10A, R-7, R-6, and Single-Family PUDs/PPDs:
– 20 feet.; [Source: 18.20.095.F.2.a.i, modified]
(3) Mangini-Delu Residential Zoning District RMD: 15 feet. [Source: NEW]
(2)(4) 3. Multiple-Ffamily Rresidential Zzoning Ddistricts MFRM, MFRH, MFRVH: – 10 feet; [Source: 18.20.095.F.2.a.i,
modified]
(5) 4. Multiple-Ffamily Rresidential Zzoning Ddistricts PUD/PPD, MFRL, MFRVL: – 15 feet. [Source: 18.20.095.F.2.a.i]
(3)(6) Mixed-Use Zoning Districts MX-N and MX: 15 feet. [Source:
18.20.095.F.5]
(4)(7) Mixed-Use Zoning District MX-HD: 10 feet. [Source:
18.20.095.F.6]
(5)(8) Mixed Use Zoning District MX-VHD: 5 feet. [Source:
18.20.095.F.7]
Chapter 18.15 Residential Zoning Districts
30 ii. ii. Side and Rrear yard Ssetbacks. The side and rear setbacks for all ADUs shall be a minimum of four feet. [Source: 18.20.095.F.2.a.ii, modified]
iii. iii. No setback is required for an ADU that is subject to this subsection F iIf the ADU is constructed in the same location and to the same dimensions as an existing structure, no additional setbacks are required. [Source: 18.20.095.F.2.a.iii, modified]
3. Floor Aarea Rratio (FAR). No ADU subject to this Ssubsection Fmay shall cause the total FAR of the lot to exceed 40% in single-family zoning districts with no limitation in multifamily and mixed use that of the underlying zoning districts, subject to subsection F.1.c of this section. [Source: 18.20.095.F.3, modified]
4. Lot coverage. No ADU subject to this Subsection, may shall cause the total lot coverage to exceed the maximum lot coverage requirements of the underlying zoning district as follows: limitations as noted below, except as noted in subsection F.1.c of this section [Source: 18.20.095.F.4, modified]
a. Single-Family Residential Zoning Districts R-20 and, R-15: – 25 percent% maximum lot coverage.; [Source: 18.20.095.F.4.a, modified] b. Single-Family Residential Zoning Districts R-10 –: 30 percent% maximum lot coverage.; [Source: 18.20.095.F.4.b, modified]
c. Single-Family Residential Zoning Districts PUD/PPD, R-10A, R-7, R-6 – and Single-Family PUD/PPDs: 35 percent% maximum lot coverage.; [Source:
18.20.095.F.4.c, modified]
c.d. Mangini-Delu Residential Zoning District RMD: 70 percent maximum lot coverage. [Source: NEW]
e. Multiple-Ffamily Rresidential Zzoning Ddistricts PUD/PPD, MFRVL, and MFRL: 40 percent maximum lot coverage. [Source: 18.20.095.F.4.d, modified],
f. Multiple-Family Residential Zoning District MRMMFM: – 50 percent% maximum lot coverage. [Source: 18.20.095.F.4.e, modified] d.g. Multiple-Family Residential Zoning District MFRH: 60% percent maximum lot coverage. [Source: 18.20.095.F.4.f, modified]
h. Multiple-Family Residential Zoning District MFRVH: 70 percent maximum lot coverage [Source: 18.20.095.F.4.g, modified]
e.i. Mixed-Use Zoning Districts MX-N, MX, MX-HD, MX-VHD: There is no lot coverage or FAR maximum established for residential uses in mixed-use zoning districts. [Source: 18.20.095.F.4.h, modified]
5. Oopen Sspace. No ADU subject to this subsection F may cause the project site to be less than the following open space provisions for multi-family and mixed-use zoning districts:noted below, subject to subsection F.1.c of this section: [Source:
18.20.095.F.5, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
31 a. a. Total usable open space on a site having three or more dwelling units shall be at least 200 square feet per dwelling unit. This requirement shall be met by providing private open space, shared open space, or a combination of the two. [Source: 18.20.095.F.5.a]
b. i. Private Oopen Sspace. To satisfy the open space requirement, private open space must be on a patio or balcony, within which a horizontal rectangle has no dimension less than six feet. [Source: 18.20.095.F.5.a.i, modified] c. ii. Shared Oopen Sspace. To satisfy the open space requirement, shared open space must be provided by interior side yards, patios and terraces, each designed so that a horizontal rectangle inscribed within it has no dimension is less than 10 feet. The open space must be open to the sky, andsky and may not include driveways or parking areas or area required for front or corner side yards. [Source: 18.20.095.F.5.a.ii, modified]
6. 6. Landscaping. No ADU(s) in single-family or multifamily residential zoning districts subject to this subsection F mayshall cause the total landscaping of the lot to be less than as noted below, subject to subsection F.1.c of this section:that required in the underlying zoning district as follows: [Source: 18.20.095.F.6, modified] a. a.
b. Single-Ffamily Rresidential Zzoning Ddistricts (including PUD and PPD singlefamily residential): . [Source: 18.20.095.F.6.a] a. i. Minimum of 50 percent% of the front yard setback (yard) area is to be landscaped. [Source: 18.20.095.F.6.a.i, modified]
b. Mangini-Delu Residential Zoning District RMD: At least 35 percent of the site shall be landscaped. [Source: NEW]
c. b. Multiple-Ffamily Rresidential Zzoning Ddistricts. [Source: 18.20.095.F.6.b, modified]
i. i. Multiple-Ffamily Rresidential Zzoning Ddistricts MFRVL and MFRL:
At least 35 percent of the site shall be landscaped. – 35% landscaping; [Source: 18.20.095.F.6.b.i, modified]
ii. ii. Multiple-Ffamily Rresidential Zzoning Ddistrict MFRM – : At least 30 percent of the site shall be% landscapinglandscaped; [Source:
18.20.095.F.6.b.ii, modified]
iii. iii. Multiple-Ffamily Rresidential Zzoning Ddistricts PUD/PPD and, MFRH: – 25% landscaping At least 25 percent of the site shall be landscaped. [Source: 18.20.095.F.6.b.iii, modified]
iii.iv. Multiple-Ffamily residential zoning district MFRVH -– 15percent% landscaping. [Source: 18.20.095.F.6.b.iii, modified]
d. Mixed-Use Zoning Districts. [Source: 18.20.095.F.6.c] Chapter 18.15 Residential Zoning Districts
32 iv.i. Mixed-Use Zoning District MX-N: At least 25% percent of the site shall be landscaped. [Source: 18.20.095.F.6.c.i, modified]
v.ii. Mixed-Use Zoning Districts MX, MX-HD, and MX-VHD: At least 15 percent of the site shall be landscaped. [Source:Source:
18.20.095.F.6.c.i, modified]
7. 7. Passageway. No passageway, as defined by Ssubsection C.59 of this Ssection, is required for an ADU. [Source: 18.20.095.F.7, modified]
8. 8. Parking. [Source: 18.20.095.F.8]
a. a. General Requirementsly. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection C.12 of this section. The size of the off-street parking necessary for the ADU shall be eight and one-half feet wide by 19 feet deep (if enclosed the space shall be 10 feet wide by 22 feet deep, with a ninefoot-wide door opening) with a 10-foot-wide paved vehicular access from/to the public right-of-way and shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base. [Source: 18.20.095.F.8.a, modified]
b. b. Exceptions. No parking under subsection F.8.a of this sectionOff-street parking for ADUs is not required in the following situations: [Source:
18.20.095.F.8.b, modified]
i. i. The ADU is located within one-half mile walking distance of public transit, as defined in Paragraphsubsection C.610 of this Ssection. [Source: 18.20.095.F.8.b.i, modified]
ii. ii. The ADU is located within an architecturally and historically significant historic district. [Source: 18.20.095.F.8.b.ii] iii. iii. The ADU is located fully ing withinpart of the proposed or existing primary residence or an existing accessory structure under subsection D.1.a of this section. [Source: 18.20.095.F.8.b.iii, modified] iv. iv. When on-street parking permits are required but not offered to the occupant of the ADU. [Source: 18.20.095.F.8.b.iv]
v. v. When there is an established car share vehicle stop located within one block of the ADU. [Source: 18.20.095.F.8.b.v]
vi. vi. When the permit application to create an ADU is submitted with an application to create a new single-family or multi-family dwelling on the same lot; provided, that the ADU or the lot satisfies any other criteria listed in Ssubsections F.8.b.i through v of this Ssection. [Source:
18.20.095.F.8.b.vi, modified]
c. c. No Rreplacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
33 ADU, those off-street parking spaces are not required to be replaced. [Source:
18.20.095.F.8.c, modified]
9. 9. Architectural Rrequirements. [Source: 18.20.095.F.9] a. a. The materials and colors of the exterior walls, roof, and windows, and doors must match the appearance and architectural design of those of the primary dwelling. [Source: 18.20.095.F.9.a, modified]
b. b. The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code. [Source: 18.20.095.F.9.b] c. c. The ADU must have an independent exterior entrance, apart from that of the primary dwelling. The ADU entrance shall not be on the same side of the primary dwelling entrance, unless this entrance is screened from public views. [Source: 18.20.095.F.9.c]
d. d. The roof slope must match that of the dominant roof slope of the primary dwelling. The dominant roof slope is the slope shared by the largest portion of the roof. [Source: 18.20.095.F.9.d]
10. 10. Screening. A ground-level ADU shall incorporate and maintain one of the following screening methods to provide privacy [Source: 18.20.095.F.10]
11.10. a. Evergreen landscape or fence screening must be planted or installed and maintained between the ADU and adjacent parcels as follows: [Source:
18.20.095.F.10.a, modified]
a. Fence. A solid fence at least six feet in height;
b. Landscaping. A landscape screen at least six feet in height that complies with the following requirements:
i. Trees. i. For a single-story ground-level ADU, at At least one 15-gallon size evergreen tree that is six feet tall at the time of installation shall be provided for every 10 linear feet of exterior wall of the ADU or a solid fence of at least six feet in height may be installed;. [Source:
18.20.095.F.10.a.i, modified]
ii. ii. Landscaping must shall be drought-tolerant. [Source:
18.20.095.F.10.a.ii]
12.11. 11. Historical Pprotections. The following requirements apply to ADUs on or within 600 feet of real property that is listed in the California Register of Historic Resources: the architectural treatment of an ADU to be constructed on a lot that has an identified historical resource listed on the federal, state, or local register of historic places must be located so as to not be visible from any public right-of-way. [Source: 18.20.095.F.11] G.I. G. Fees. [Source: 18.20.095.G]
1. 1. Impact fees. [Source: 18.20.095.G.1]
Chapter 18.15 Residential Zoning Districts
34 a. a. No impact fee is required for an ADU that is less than 750 square feet in size. [Source: 18.20.095.G.1.a]
b. b. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of the primary dwelling, divided by the floor area of the ADU, times the typical fee amount charged for a new dwelling). Impact fee here does not include any connection fee or capacity charge for water or sewer service. [Source: 18.20.095.G.1.b]
2. 2. Waiving of Ffees. The Ccity shall waive fees for ADUs in the following manner:
[Source: 18.20.095.G.2]
a. a. Building and planning permit fees shall be waived if the ADU is deedrestricted for 55 years at the low-income affordable level. [Source:
18.20.095.G.2.a]
b. b. Building, planning, and traffic mitigation fees shall be waived if the ADU is deed-restricted for 55 years at the very low-income affordable level. [Source:
18.20.095.G.2.b, modified]
H.J. H. Nonconforming Zzoning code Cconditions, Bbuilding Ccode Vviolations, and Uunpermitted Sstructures. [Source: 18.20.095.H, modified]
1. 1. General Requirementsly. The Ccity will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU. [Source: 18.20.095.H.1, modified]
2. 2. Unpermitted ADUs and JADUs Cconstructed Bbefore 2018. [Source: 18.20.095.H.2, modified]
a. a. Permit to Llegalize. As required by Sstate law, the Ccity may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2018, if denial is based on either of the following grounds: [Source: 18.20.095.H.2.a, modified]
i. i. The ADU or JADU violates applicable building standards; or [Source:
18.20.095.H.2.a.i]
ii. ii. The ADU or JADU does not comply with Sstate ADU or JADU law (Chapter 13 of Division 1 of Title 7 of the California Government Code) or this the standards of this SectionADU ordinance. [Source:
18.20.095.H.2.a.ii, modified]
b. b. Exceptions. [Source: 18.20.095.H.2.b]
i. i. Notwithstanding subsection Subparagraph IH.2.a of this Ssection, the Ccity may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2018, if the Ccity makes a finding that correcting a violation is necessary to comply with Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
35 the standards specified in California Health and Safety Code section 17920.3. [Source: 18.20.095.H.2.b.i, modified]
ii. ii. SubsectionSubparagraph H.2.a of this Ssection does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code Ssection 17920.3. [Source:
18.20.095.H.2.b.ii, modified]
I.K. I. Nonconforming ADUs and Ddiscretionary Aapproval. Any proposed ADU or JADU that does not conform to the objective standards set forth in subsections A through G of this section established in this Section may be allowed by the Ccity with a conditional Uuse Ppermit, in accordance with the other provisions of this Ttitle. [Source: 18.20.095.I, modified]
18.15.060 Accessory Structures and Uses: Residential Districts The following regulations apply to accessory structures in R residential zoning districts. Accessory dwelling units are excluded from these provisions and are subject to the regulations in Section
18.15.050: [Source: 18.20.050, modified]
A. On parcels zoned R-6, R-7, R-10, R-10A and comparable PUDs: [Source: 18.20.050.A] A. Total Floor Area. The total floor area of accessory structures shall comply with the following standards: [Source: NEW]
1. R-6, R-7, R-10, R-10A, or RMD Zoning District and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the property lot shall not exceed 600 square feet. [Source: 18.20.050.A.1, modified]
2. R-15 and R-20 Zoning Districts and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 800 square feet. [Source: 18.20.050.B.1, modified]
3. MFVL, MFL, MFM, MFH, or MFVH Zoning Districts and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 600 square feet. [Source: 18.20.050.C.1, modified]
4. All Other Residential Zoning Districts. For all other residential zoning districts not listed in Paragraphs A.1 through A.4, the total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 600 square feet. [Source:
18.20.050.C.1, modified]
1. B. Height. The height of an accessory structure shall not exceed 12 feet for a flat roof and 14 feet for a pitched roof: [Source: 18.20.050.A.2, modified]
1. The height measurement is taken to the highest point of the structure. [Source:
18.20.050.A.2.a]
Chapter 18.15 Residential Zoning Districts
36 2. Roof decks and railings, windscreens, or similar rooftop structures are prohibited on accessory structures. [Source: 18.20.050.A.2.b, modified]
3. Shed roof structures shall be sited with the high point of the structure located away from the nearest property line. [Source: 18.20.050.A.2.c] C. Setbacks. The following applicable side and rear yard setbacks from property line shall beapply to all accessory structures: Setbacks for accessory structures are to be measured from the outer-most structure projection. [Source: 18.20.050.A.3, modified]
1. Structure less than or equal to 18 inches in height: none required. [Source:
18.20.050.A.3.a]
2. Structure between 18 inches and eight feet in height: minimum of three feet. [Source:
18.20.050.A.3.b]
3. Structure greater than eight feet in height: minimum of three feet plus an additional setback equal to the height that the accessory structure is above eight feet, but not to exceed the applicable minimum required side yard setback for that the underlying zoning district. For example, if an accessory structure is nine feet in height, the minimum side and rear setback would be four feet. [Source: 18.20.050.A.3.c, modified] D. Accessory structures shall be reviewed for substantial conformance with the adopted Ccitywide Ddesign Gguidelines and Objective Design Standards. [Source: 18.20.050.A.4, modified] E. On parcels zoned R-15, R-20 and comparable PUDs: [Source: 18.20.050.B]
1. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the property shall not exceed 800 square feet. [Source: 18.20.050.B.1]
2. The accessory structure shall comply with subsections A.2 through A.4 of this section. [Source: 18.20.050.B.2]
F. On multifamily residential zoned parcels and comparable PUDs: [Source: 18.20.050.C]
1. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the property shall not exceed 600 square feet. [Source: 18.20.050.C.1]
2. The accessory structure shall comply with subsections A.2 through A.4 of this section. [Source: 18.20.050.C.2]
G. In all other zoning districts: [Source: 18.20.050.D]
1. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the property shall not exceed 800 square feet. [Source: 18.20.050.D.1]
2. The accessory structure shall comply with subsections A.2 through A.4 of this section. [Source: 18.20.050.D.2]
H.E. Arbors and trellises shall not be counted in determining accessory structure compliance with the floor area limitations specified in Ssubsections A through D of this Ssection, provided they Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
37 have no solid, covered walls and do not have a solid, covered roof. For the purposes of this Section, solid is considered any material that has a visibility percentage of 50 percent or less. [Source: 18.20.050.E, modified]
I.F. Any accessory structure in a creek setback area shall comply with PHMC §
18.50.150.DChapter 18.70 (Creek Setbacks). [Source: 18.20.050.F, modified] J.G. An accessory structure in a required front or corner side yard setback shall not exceed three feet in height except that arbors are allowed within the required front or corner side yardsetback, subject to the following standards: [Source: 18.20.050.G]
1. Substantial compliance with Ccity-wide Ddesign Gguidelines and Objective Design Standards; [Source: 18.20.050.G.1, modified]
2. Not located in the public right-of-way; [Source: 18.20.050.G.2]
3. Not more than eight feet in height from existing finished grade; [Source: 18.20.050.G.3]
4. Not more than 15 square feet of covered area; and [Source: 18.20.050.G.4]
5. Subject to compliance with PHMC § 18.50.100, Sight obstructions at intersections and drivewaysSection 18.55.070 (Traffic Safety Visibility Area). (Ord. 949 § 7, 2021; Ord. 938 § 4, 2020; Ord. 928 § 4, 2019; Ord. 915 § 5, 2017; Ord. 890 § 12, 2015; Ord. 856 § 2 (Exh. A), 2011; Ord. 844 § 4, 2010; Ord. 710 § 35-5.6, 1996; 1991 code § 35-
5.6(a)) [Source: 18.20.050.G.5, modified]
18.15.070 Permanent Basketball Hoops
A basketball hoop with a permanent foundation is allowed within any setback in residential zoning districts, provided it is set back a minimum of five feet from any property line, is not located within any Traffic Safety Visibility Area (see Section 18.55.070), and it is no higher than 15 feet above finished grade. A Zoning Permit is required prior to installation of any permanent basketball hoop. [Source:
18.20.145, modified]
18.15.080 Swimming Pools and Hot Tubs
A. Swimming pools and hot tubs shall be fenced as required by the California Building Code. [Source: 18.20.110.A]
B. In-ground swimming pools and hot tubs shall be set back a minimum of three feet from the exterior edge of the pool or hot tub to property lines and structures. [Source: 18.20.110.B] K.C. Above-ground swimming pools and hot tubs are subject to the setback requirements specified in Section 18.15.060 (Accessory Structure and Use: Residential Zoning Districts). [Source:
18.20.110.C, modified]
18.15.07018.15.090Animals
A. Large Ddomestic or Nnondomestic Aanimals. The keeping of large domestic or nondomestic animals, other than roosters, as defined in Section 18.215.010 (“A” Definitions) in Part 6, on a site of at least one acre is permittedallowed, so long as there are no more than two mature large domestic or nondomestic animals per acre. Any barn, stable, or other structure used to house large domestic or nondomestic animals shall be located at least 100 feet from the Chapter 18.15 Residential Zoning Districts
38 boundary line of a street or public road and at least 50 feet from a side, front or rear property line. [Source: 18.20.130.A, modified]
B. Small Ddomestic Aanimals. Small domestic animals, as defined in Section 18.215.010 (“A” Definitions) in Part 6, kept as pets are permittedallowed, except no more than three mature dogs and no more than five mature cats, hens, rabbits, or similar-sized animals may be kept, harbored, possessed, or maintained on any residential parcellot. Roosters are not permitted allowed to be kept for any purpose. (Ord. 949 § 8, 2021; Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(i)) [Source: 18.20.130.B, modified]
18.15.08018.15.100Container or Storage Units
A container or storage unit, as defined in Section 18.215.030 (“C” Definitions) in Part 6, is allowed for up to 10 calendar days, or for a longer period if there is a Ggrading Permit or Bbuilding Ppermit for construction on the site and a Zzoning Ppermit has been issued for the container or storage unit. (Ord. 757 § 1, 2001; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(j)) [Source: 18.20.140, modified]
18.15.09018.15.110Density Bonus
A. Purpose and Intent
1. Purpose. This Chapter provides for additional density, waivers, concessions, and other incentives for affordable housing for qualifying persons, projects, and facilities. [Source: NEW]
2. Intent. The provisions established in this Chapter are intended to encourage affordable housing development and facilitate the granting of various incentives, waivers, and concessions for qualifying persons, projects, and facilities in compliance with the City’s Housing Element and Government Code Section 65915 et. seq. [Source: NEW] B. Authority and Conflicts
1. Authority. This chapter and the provisions contained herein are adopted under the authority of Government Code Section 65915 et. seq. [Source: 18.20.150]
2. Conflicts. Where regulations are not specifically addressed in this Chapter, or in the event of a conflict between the provisions of this Chapter and the Government Code, the provisions of the Government Code, as amended over time, shall apply. [Source:
NEW]
C. Eligibility and Types of Bonuses and Incentives
1. Compliance with State and Local Regulations. To be eligible for a density bonus, incentive, or concession under this Chapter, a proposed housing development project must satisfy the eligibility requirements established in Government Code Section 65915(b)(1) and comply with all other applicable provisions of this Zoning Ordinance, unless otherwise allowed by this Chapter. [Source: NEW]
2. Eligible Projects. Excluding any units allowed by the density bonus, the City shall grant a density bonus or incentive for eligible projects, if requested by the applicant, in compliance with Government Code Sections 65302, 65913, and 65915 et. seq. Eligible facilities include:
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
39 a. Very-low income housing with at least five percent of the total units restricted for sale or occupancy to very low income households in compliance with Government Code Section 65915(b)(1)(B);
b. Low-income housing with at least 10 percent of the total units restricted for sale or occupancy to low income households in compliance with the requirements of Government Code Section 65915(b)(1)(A); c. Moderate-income housing with at least 10 percent of the total units restricted for sale to moderate income households in compliance with the requirements of Government Code Section 65915(b)(1)(D);
d. Land Donations in compliance with the requirements of Government Code Section 65915(g);
e. Senior citizen housing developments in compliance with the requirements Government Code Section 65915(b)(1)(C);
f. Student housing developments with at least 20 percent of the total units restricted for lower income students in compliance with the requirements Government Code Section 65915(b)(1)(F)
g. Housing developments with at least 10 percent of the total units restricted for transitional foster youth, disabled veteran, or homeless persons in compliance with the requirements of Government Code Section 65915(b)(1)(E) [Source:
NEW]
h. Housing development projects with 100 percent of the units, exclusive of a manager's unit or units, restricted for lower income households, except that up to 20 percent of the total units and density bonus units may be for moderate income households, in compliance with the requirements of Government Code Section 65915(b)(1)(G).
3. Density Bonus.
a. Eligible development projects shall be granted a density bonus in compliance with Government Code Sections 65915-65918.
b. The density bonus shall be an increase in the number of units allowed beyond what is typically permitted by the General Plan, or any applicable provision of the Zoning Ordinance, specific plan, master plan or Land Use Element, depending on the percentage of affordable units provided. The amount of the bonus varies based on the type of affordable housing offered and shall be determined in compliance with Government Code Section 65915. The density bonus shall be set forth in a written agreement that is recorded against the property and subject to review and approval as established in Subparagraph (F) of this Section. [Source: NEW]
4. Concessions and Incentives.
Chapter 18.15 Residential Zoning Districts
40 a. Applicants can request a number of concessions or incentives that is allowed based upon the percentage of affordable units as established in Government Code Section 65915.
b. The types of incentives and concessions available to eligible applicants are established in Government Code Section 65915, and include, but are not limited to: [Source: NEW]
i. Reduction in development standards or a modification of zoning code requirements or architectural requirements, provided the reduction or modification exceeds the minimum building standards approved by the California Building Standards Commission in accordance with Part
2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code;
ii. Parking requirement reductions;
iii. Increased building height or floor area ratio (FAR); iv. Approval of mixed-use zoning in conjunction with the housing development project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing development project and the existing planned development in the area where the proposed project is located; v. Other regulatory incentives or concessions proposed by the developer or the City that result in identifiable and actual cost reductions to provide affordable housing costs, as defined in Health and Safety Code Section 50052.5, or affordable rent, as defined in Health and Safety Code Section 50053.
c. The requested concessions or incentives are subject to review and approval as established in Subparagraph (F) of this Section.
d. Notwithstanding anything to the contrary in this Section, the City shall not be required to approve any incentive or concession that is not required by Government Code Section 65915.
D. Waivers.
1. Requests. An applicant may request a waiver of any development standard that will have the effect of physically precluding the construction of a housing development project at the densities or with the concessions or incentives permitted for the project.
The waiver may provide complete relief or partial reduction from a development standard.
2. Number of Waivers. A housing development that receives a waiver of any maximum controls on density in compliance with Government Code Section 65915 shall only receive a waiver to allow a height increase of up to three additional stories, or 33 feet, in compliance with Government Code Section 65915(e)(3).
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
41 3. The waivers are subject to review and approval as set forth in Subparagraph (F) of this Section.
4. Notwithstanding anything to the contrary in this Section, the City shall not be required to approve any waiver that is not required by Government Code Section 65915.
E. Parking. Upon the written request of the developer of a housing development that qualifies for a density bonus, the City shall permit vehicle parking ratios, inclusive of handicapped and guest parking, which do not exceed the parking ratios established pursuant to Government Code Section 65915.
F. Application Submittal and Processing.
1. Requests. Requests for a density bonus, incentive, waiver, or concession shall comply with the following:
a. An applicant for a density bonus which satisfies the eligibility requirements established in Section 18.190.030 (Eligibility and Requirements), shall submit a request for the specific density bonus, incentive, or concession established in California Government Code Sections 65915-65918. [Source: NEW] b. Requests shall be made by filing a complete application along with all required information to the Planning Division in the form approved by the Zoning Administrator. [Source: NEW]
c. The applicant may file a request either before filing a development or entitlement approval of a proposed project or concurrently with an application for project approval. [Source: NEW]
2. Determination of Complete Request. Within 30 calendar days of filing the application, the Zoning Administrator shall notify the applicant in writing whether the application is complete and provide the applicant a determination as to: [Source: NEW] a. The amount of the density bonus for which the project is eligible; b. The parking ratio for which the project is eligible, if requested by the applicant; and
a.c. If a concession, incentive or waiver is requested, whether the applicant has provided enough information for the City to decide if the application is eligible for a concession, incentive, or waiver. [Source: NEW]
3. Review of Complete Application for Density Bonus.
a. An application for a density bonus, incentive, concession, waiver, modification, or revised parking standard shall be considered by and acted upon by the approval body with authority to approve the housing development. Any decision regarding a density bonus, incentive, concession, waiver, modification, or revised parking standard may be appealed to the Planning Commission and from the Planning Commission to the City Council. b. The applicant and City staff shall prepare a proposed written density bonus agreement with terms, conditions, covenants and restrictions for any density Chapter 18.15 Residential Zoning Districts
42 bonus, incentive, concession, waiver, modification or revised parking standard. The proposed density bonus agreement shall be presented to the approval body for review and approval or disapproval based upon the requirements of Government Code Section 65915 and this Section of the Municipal Code.
4. Consideration of Request for Concessions and Incentive. The City shall grant an incentive or concession requested by the applicant, unless the City makes a written finding, based on substantial evidence, of any the following: [Source: NEW] a. The concession or incentive does not result in identifiable and actual cost reductions, consistent with Government Code Section 65915(k) to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c). [Source: NEW]
b. The concession or incentive would have a specific, adverse impact, as defined in Government Code Section 65589.5(d)(2), upon the public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. [Source: NEW] c. The concession or incentive would be contrary to State or Federal law. [Source: NEW]
5. Consideration of Request for Waivers. The City shall grant a waiver requested by the applicant, unless the City makes a written finding, based on substantial evidence, of either of the following:
a. The waiver would have a specific, adverse impact on health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
b. The requested waiver would have an adverse impact on any real property that is listed in the California Register of Historical Resources. c. The waiver would be contrary to state or federal law.
6. Requirements for Density Bonus Agreement.
a. The density bonus agreement shall include the following items:
i. The total number of units including restricted units approved for the housing development, the number of density bonus units granted, and the number, type, location, unit size (square footage), number of bedrooms, tenure of restrictions and affordability, and level of affordability of restricted units.
ii. Standards for determining affordable rent or affordable ownership cost for the restricted units.
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
43 iii. A schedule for completion and occupancy of restricted units in relation to construction of nonrestricted units.
iv. A description of any incentive, concession, waiver, modification, or revised parking standard being provided by the City.
v. Provisions to ensure affordability of the restricted units, including but not limited to, and where applicable, tenure and conditions governing the initial sale of for-sale restricted units.
vi. Where applicable, tenure and conditions establishing rules and procedures for qualifying tenants and prospective purchasers, setting rental rates, filling vacancies, and operating and maintaining units for rental restricted units.
vii. A description of remedies for breach of the agreement by either party.
The City may identify tenants or qualified purchasers as third-party beneficiaries under the agreement.
viii. The required term setting forth the duration of the density bonus agreement, which shall be at least fifty five (55) years for affordable units designated as rental housing, and forty five (45) years for affordable units designated as for-sale units.
ix. Other provisions to ensure implementation and compliance with this article and Government Code Section 65915-65918.
b. Execution and Recording.
i. The density bonus agreement approved by the City shall be executed by the applicant, property owner, or other person authorized to impose covenants, conditions, and restrictions on the property and the proposed housing development.
ii. Prior to issuance of a building permit, the density bonus agreement shall be recorded against the property in the Official Records of the County to ensure the housing development will comply with the affordability covenants for the duration of the density bonus agreement term.
c. Development and Operation.
i. The affordable units within a housing development that approved under this Section shall be constructed concurrently with the unrestricted units, except as specifically set forth in the density bonus agreement.
ii. Residents of the affordable units shall be entitled to use all of the same amenities within the housing development.
Chapter 18.15 Residential Zoning Districts
44 iii. The number of bedrooms of the affordable units shall be proportional to the number of bedrooms in the unrestricted units of the housing development.
iv. The exterior appearance of the affordable units shall be of the same design and appearance as the overall housing development by having the same building form, exterior construction materials, roof form, siding and trim, and window placement and type.
v. Housing developments shall comply with all applicable development standards, except those that may be modified as provided by this Section. In addition, all units in housing developments subject to this article must comply with all applicable California Building Standards Codes, including but not limited to residential and fire code requirements.
vi. No building permit shall be issued, nor any development approval granted, for any improvements within a housing development subject to this Section which do not meet the requirements of this Section. vii. No affordable unit shall be rented or sold except in accordance with this Section and the recorded density bonus agreement.
viii. The entry into and execution of a density bonus agreement shall be a condition of any application for a discretionary land use permit, including but not limited to subdivision maps, site plans, and conditional use permits, for a housing development proposed under this Section.
G. Severability. If any provision of this Section or the application thereof to any person or circumstance is held invalid, the remainder of the Section and application of the provisions to other persons not similarly situated or to other circumstances shall not be effected thereby.
18.15.10018.15.120Emergency Shelters
A. General. An emergency shelter facility, as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions), shall comply with all the required development and operational standards of the zoning district in which it is located. [Source: NEW]
1. Specific Standards. In addition to the development standards in the underlying zoning district, emergency shelters shall comply with the standards established in this Section.
In the event of conflict between these standards and the underlying zoning regulations, the provisions of this Section shall apply. [Source: NEW] B.
1.2. No overconcentrationProximity to Similar Facilities. An emergency shelter (or any part of it) shall be no closer than 300 feet to a similar facility. [Source: 18.20.075.E, modified, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
45 2. Emergency homeless shelter management standards. Each emergency homeless shelter shall comply with the following management standards: [Source: 18.20.085.B]
3. 1. Management Pplan. The operator of an emergency homeless shelter shall be qualified to operate the facility and shall prepare and submit a management plan in consultation with the Zzoning Aadministrator prior to commencement of facility operations that includes the following: [Source: 18.20.085.B.1, modified] a. Aadequate security measures to protect shelter residents and surrounding uses; [Source: 18.20.085.B.1]
b. Aa description of services provided to assist residents with obtaining permanent shelter and income; [Source: 18.20.085.B.1]
c. Aa description of the screening process for prospective residents to ensure compatibility with services provided at or through the shelter; [Source:
18.20.085.B.1]
d. Hhours of operation for the facility; [Source: 18.20.085.B.1] e. Pprovisions to ensure that the area surrounding the facility is maintained free of litter or debris; [Source: 18.20.085.B.1]
f. Aa program for providing staff training to meet the needs of shelter residents; [Source: 18.20.085.B.1]
g. Aa program for providing community outreach regarding the construction and operation of the facility; and [Source: 18.20.085.B.1]
a.h. Aa description of any support services provided on site (support services shall be for the on-site residents only and shall be limited to services provided within the building only). [Source: 18.20.085.B.1]
3.4. 2. Length of Sstay. No individual or family shall reside in an emergency homeless shelter for more than 180 consecutive days. A with minimum of 60 days shall be required between stays. The operator of the emergency homeless shelter shall maintain adequate documentation to demonstrate compliance with this provision. [Source: 18.20.085.B.2, modified]
4.5. 3. Hours of Ooperation. An operational emergency homeless shelter shall remain open 24 hours a day, seven days a week. [Source: 18.20.085.B.3, modified]
5.6. 4. Proximity to Ppublic Ttransit and Sservices. An emergency homeless shelter shall be located near public transportation, supportive services, and commercial services to meet the daily needs of shelter residents. If necessary, an emergency homeless shelter shall ensure a means of transportation for shelter residents to travel to and from case management appointments if scheduled off- site. [Source: 18.20.085.B.4, modified]
6.7. 5. Noise/Nnuisances. All activities associated with an emergency homeless shelter shall be conducted entirely within the building. Noise shall be limited so as not to create an adverse impact on surrounding uses. No loudspeakers or amplified sound shall be Chapter 18.15 Residential Zoning Districts
46 placed within, or project outside of, the emergency homeless shelter. [Source:
18.20.085.B.5, modified]
7.8. 6. Off-Sstreet Pparking. An emergency homeless shelter shall comply with all applicable provisions of PHMC Chapter 18.55 80 (Off-Street Parking and Loading Regulations). On-site parking for eIn zoning districts where emergency homeless shelters are allowed by righta permitted use, within the LI zone district shall be a minimum of one space per 750 square feet of gross floor area plus at least one onsite parking space shall be provided for every two employees working in the emergency shelter. In addition, if a facility vehicle is maintained on site, one additional on-site parking space for this vehicle shall be provided. In zoning districts where emergency shelters are allowed through a Use Permit, the number of parking spaces required Parking for emergency homeless shelters in other zone districts shall be as specified by in the Uuse Ppermit based on review of the operational characteristics of the proposed use. [Source: 18.20.085.B.6, modified]
9. 7. On-Ssite Mmanagement.
a. An on-site staff person shall be designated as a neighborhood liaison to respond to, and address, any questions or concerns from surrounding residents regarding facility operations. “Good behavior” and “good neighbor” policies shall be described in the management plan and shall be implemented and enforced at all times by on-site management. Such policies shall include, but not be limited to, prohibition of use or possession of controlled substances by residents; rules concerning the use or possession of alcohol; curfew; prohibition of loitering; and any other provisions necessary to ensure compatibility with surrounding uses. Clients Residents shall be screened for compatibility with shelter resources and for compliance with applicable Sstate and Ffederal laws. Individuals Residents who do not meet the screening criteria shall not be accepted into the facility. [Source: 18.20.085.B.7, modified] b. On-site management, including employees, partners, directors, officers, or managers, shall be screened prior to issuance of certificate of occupancy to confirm that they have no history of a previously failed emergency shelter (or similar facility) due to the fault of the operator, and have not been convicted of any of the following offenses within the prior five years: [Source:
18.20.085.B.7]
i. A crime requiring registration under Penal Code Ssection 290; [Source: 18.20.085.B.7.a, modified]
ii. A violation of Penal Code Ssections 311.2 and 311.4 through 311.7; [Source: 18.20.085.B.7.b, modified]
iii. Violation of Penal Code Ssections 313.1 through 313.5; [Source:
18.20.085.B.7.c, modified]
iv. Violation of Penal Code Ssection 647(a), (b), or (d); [Source:
18.20.085.B.7.d, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
47 v. Violation of Penal Code Ssection 315, 316, or 318; [Source:
18.20.085.B.7.e, modified]
vi. A felony crime involving the use of force or violence on another; or [Source: 18.20.085.B.7.f]
vii. The maintenance of a nuisance in connection with the same or similar business operation. [Source: 18.20.085.B.7.g]
c. The Ppolice Ddepartment shall also conduct a background investigation on all applicants. [Source: 18.20.085.B.7, modified]
10. On-Ssite Ssecurity.
d.a. Security measures shall be sufficient to protect clients shelter residents and neighbors. On-site security shall be provided during the hours when the emergency homeless shelter is in operation and at all times when clients shelter residents are present on site. [Source: 18.20.085.B.8, modified] e.b. In the event that at least five external, verified complaints concerning unlawful activities at the facility have been received over a 30-day period by the Ppolice Ddepartment, the facility shall be required to provide additional on-site security staff to the satisfaction of the Cchief of Ppolice and the Zzoning Aadministrator. [Source: 18.20.085.B.8, modified]
8.11. External Llighting. The emergency homeless shelter shall provide external lighting in accordance with the requirements contained in PHMC § 18.55.140.B 18.70.120.B (Lighting) to maintain a safe and secure environment. Exterior lighting shall be shielded and directed towards the ground and away from surrounding properties. [Source:
18.20.085.B.9, modified]
9.12. City, Ccounty and Sstate requirements. An emergency homeless shelter shall obtain and maintain in good standing required licenses, permits, and approvals from Ccity, Ccounty, and Sstate agencies or departments and demonstrate compliance with applicable building and fire codes. An emergency homeless shelter shall comply with all Ccounty and Sstate health and safety requirements for food, medical, and other supportive services provided on site. [Source: 18.20.085.B.10, modified]
10.13. Number of Bbeds. An individual emergency homeless shelter shall have no more than 50 beds. [Source: 18.20.085.B.11, modified]
11.14. Entrance Llobby/Iintake Aarea. The intake area of an emergency homeless shelter shall be a minimum of 100 square feet, located entirely within the building. The entrance to the intake area shall not be located directly facing a public street. Hours of client intake shall be posted. Clients shall not be allowed to form a queue outside the facility. [Source: 18.20.085.B.12, modified]
12.15. Location. There shall be no less than 300 feet between emergency homeless shelters in any zone district. [Source: 18.20.085.B.13]
Chapter 18.15 Residential Zoning Districts
48 13.16. Smoking Oordinance. Emergency homeless shelters shall comply with the provisions of PHMC Chapter 9.45 (Ssmoking Oordinance). [Source: 18.20.085.B.14, modified]
14. Design Review. New construction and/or exterior alterations to an existing site or building are subject to administrative design review by the Zoning Administrator to ensure substantial conformance with the Citywide Design Guidelines. [Source:
18.20.085.B.15, modified]
15.17. Additional Rrequirements. Each emergency homeless shelter shall provide: [Source:
18.20.085.B.16, modified]
a. Lockers or closets for personal property adequate for the number of clientsshelter residents. [Source: 18.20.085.B.16.a, modified] b. Clothes washing station(s) or machine(s) adequate for the number of clientsshelter residents. [Source: 18.20.085.B.16.b, modified] C.B. Emergency homeless Sshelter Ffees. Prior to issuance of a Bbuilding Ppermit for any emergency homeless shelter, any fees or exactions authorized by law, that are applicable to residential development, and that are determined by the Ccity to be essential to provide necessary public services and facilities for the emergency homeless shelter, shall be paid by the operator of the emergency shelter to the city and/or to other applicable public agencies. In the event that the operation of the facility results in a need for additional police and public safety services or resources to ensure the public health, safety, and welfare of the community, the operator may be required to reimburse the city for any documented costs incurred for providing such additional services and/or resources. (Ord. 890 § 14, 2015; Ord. 874 § 5, 2013; Ord. 867 § 10, 2012)[Source: 18.20.085.C, modified]
18.15.11018.15.130Home Occupations
A. General. The following supplemental regulations shall apply to home occupations as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions).
Restrictions upon home occupations are an accommodation between the values fostered by the preservation of areas for residential living, and the liberty to conduct private, nonintrusive economic activity in one’s home. The standards set forthestablished in this Ssection are intended to guide the review of home occupation applications and to encourage the accommodation of those values when deciding to grant or deny Hhome Ooccupation Ppermits. [Source: 18.20.070, modified]
B. Permit Rrequired. In order to engage in a home occupation an person individual must first obtain a Hhome Ooccupation Ppermit from the Zzoning Aadministrator. A Home Occupation Permit shall be required if any of the following exist: The existence of any of the following shall create a presumption that there is a home occupation for which a permit is required: [Source:
18.20.070.A, modified]
1. Activities related to retail and/or pPersonal service businesses conducted for pay on the premises; [Source: 18.20.070.A.1]
2. The maintenance on the premises of an inventory of materials used in producing a commercial product; [Source: 18.20.070.A.2]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
49 3. The regular advertising of the residential address; [Source: 18.20.070.A.3]
4.3. A residential address is designated as the business location on the business license application. (sSee Section 5.05.040 (Bbusiness Llicenses, PHMC § 5.05.040); or [Source: 18.20.070.A.4, modified]
5.4. Rooms are rented to more than one boarders or or lodgers. [Source: 18.20.070.A.5, modified]
C. Duties of the Zzoning Aadministrator.
1. Upon receipt of a complete application for a Hhome Ooccupation Ppermit, the Zzoning Aadministrator may issue a Hhome Ooccupation Ppermit. The permit may be issued without a public hearing only if all of the following apply:
a. The applicant will not store significant product inventory or materials related to the occupation at the on-site;
b. Tthe occupation will generate little or no pedestrian or vehicular traffic; and c. Tthe occupation will involve the provision of a service at a location other than the applicant’s home (e.g., gardening, housekeeping, etc.), or will be limited to the drafting and mailing of written documents (e.g., bookkeeping, typing services, etc.).
d. Compliance with Home Occupation Standards as noted in Subsection D.
2. In all other cases, the Zzoning Aadministrator shall hold a public hearing under Subparagraph F.2subsection F of this section and determine, based upon substantial evidence, whether the proposed occupation would be in compliance with the standards specified in Ssubsection DC of this section and/or whether any exceptions to those standards should be approved under Ssubsection FF of this Ssection. The Zzoning Aadministrator shall issue a Hhome Ooccupation Ppermit if he or she they finds thatall the following to be true: [Source: 18.20.070.B, modified] a. (1) Tthe home occupation will conform to the standards specified in Ssubsection DC of this section, or [Source: 18.20.070.B, modified] a.b. (2) aAn exception to the standards as provided for in Ssubsection FF of this section can be approved. [Source: 18.20.070.B, modified] C.D. Standards. A home occupation shall comply with the following standards and conditions, unless granted an exception as noted inunder Ssubsection FF of this section: [Source: 18.20.070.C, modified]
1. The home occupation is conducted entirely within the dwelling unit unless otherwise allowed under Ssubsection GF of this section; [Source: 18.20.070.C.1, modified]
2. There are no retail sales or personal service uses provided to customers at the premises; [Source: 18.20.070.C.2]
3. There is no more than one vehicle used primarily in connection with the home occupation; [Source: 18.20.070.C.3]
Chapter 18.15 Residential Zoning Districts
50 4. There is no on-site sign associated with the home occupation or its products or services, nor signage signs on or within any vehicle owned or leased by the operator of the home occupation listing the street address of the home occupation or indicating the existence of the home occupation on site; [Source: 18.20.070.C.4, modified]
5. There is no storage on the premises within public view of materials, products, equipment, fuel, or other substances not commonly associated in kind or amount with residential use; [Source: 18.20.070.C.5, modified]
6. The street address of the home occupation is not listed in the telephone book, newspaper, Internet site, or other published advertising media or flyers; [Source:
18.20.070.C.6]
7. The home occupation does not generate traffic in excess of that which is normally associated with residential use and requires no additional parking spaces; [Source:
18.20.070.C.7, modified]
8. The home occupation does not require reconstruction or alteration of the exterior of the dwelling unit; [Source: 18.20.070.C.8]
9. The home occupation does not cause smoke, dust, light, odor, noise, or other emissions which would otherwise interfere with the residential use of the zonezoning district; [Source: 18.20.070.C.9, modified]
10. The home occupation does not generate quantities or types of refuse or trash which would be abnormal for residential pick-up and collection services; [Source:
18.20.070.C.10]
11. The home occupation does not involve more than one nonresident employee or volunteer on site at any time; [Source: 18.20.070.C.11]
12. The applicant timely obtains a Ccity business license; and [Source: 18.20.070.C.12, modified]
13. The home occupation does not involve any of the following:
a. Iillegal conduct including, but not limited to, operation of a business without a business license,or r [Source: 18.20.070.C.13, modified] b. Result in any other encroachment upon the values served by residential use restrictions including, but not limited to, the deterioration of the physical appearance of the property,or h [Source: 18.20.070.C.13, modified] a.c. Have any other substantial detrimental impact upon adjacent residents. [Source: 18.20.070.C.13, modified]
D.E. Prohibited Aactivities. Home occupations may not include: [Source: 18.20.070.D, modified]
1. Activities that involve use of loud power equipment, or otherwise create excessive noise, which interferes with the surrounding residential use; [Source: 18.20.070.D.1]
2. Activities that generate exhaust or other air pollutants or emissions; [Source:
18.20.070.D.2]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
51 3. Activities which involve the raising or slaughtering of animals; [Source: 18.20.070.D.3]
4. On-premises vehicle repair;or [Source: 18.20.070.D.4, modified]
5. Activities that involve engaging in the business of firearm sales. Any entity or person engaged in the business of firearm sales pursuant to an existing, approved Hhome Ooccupation Ppermit before January 4, 2016, in effect as of the effective date of the ordinance codified in this section shall be exempt from this Ssubsection and the locational restrictions for firearm sales in established in PHMC Chapter 18.25 Section
18.25.080 (Firearm Sales) (except as to ammunition sales) if the home occupation use is limited solely to those activities that were both permitted allowed by terms of the permit issued before the effective date of the ordinance codified in this section and legally engaged in by the entity or person at the home-based location before the effective date of the ordinance codified in this section before January 4, 2016. Any such entity or person may continue firearm sales at its existing home-based location pursuant to any valid permits and licenses so long as the operator obtains and maintains all applicable remains fully licensed by permits and licenses required by all agencies (including, without limitation, obtaining and maintaining the permit required by PHMC under Chapter 9.35 (Firearms)), and has not sold, transferred, or assigned operation of the business afterthe effective date of the ordinance codified in this section to any other entity January 4, 2016DATE. [Source: 18.20.070.D.5, modified]
6. Any commercial cannabis uses or activities, including, but not limited to, the operation of a cannabis retailer, cannabis delivery service, and/or the storage of cannabis in excess of those amounts permitted allowed for personal use pursuant in compliance with to Health and Safety Code Ssection 11362.1 et seq. [Source: 18.20.070.D.6, modified]
E.F. Exceptions. [Source: 18.20.070.E]
1. Cottage Ffood Ooperation. Under Government Code Ssection 51035, and notwithstanding the home occupation standards in Ssubsection DC of this section, the Zzoning Aadministrator shall approve a Hhome Ooccupation Ppermit for a proposed cottage food operation which meets the following standards: [Source: 18.20.070.E.1, modified]
a. Meets the definitions of “cottage food operation” and “cottage food products” in California Health and Safety Code Ssection 113758; [Source:
18.20.070.E.1.a, modified]
b. Has a valid registration, permit, or license from the Contra Costa County Hhealth Ddepartment, issued pursuant toin compliance with California Health and Safety Code Ssection 114365, that specifies the same person, location, type of food sales, and distribution activity specified in the application for the Hhome Ooccupation Ppermit; [Source: 18.20.070.E.1.b, modified] c. Complies with the all requirements of established in the California Health and Saf. Safety Code applicable to cottage food operations (including, without Chapter 18.15 Residential Zoning Districts
52 limitation, Chapter 11.5 (commencing with section 114365) of Part 7 of Division 104 of the Health and Safety Code). [Source: 18.20.070.E.1.c, modified]
2. Exceptions to standards for all Oother Hhome Ooccupations. If an application for a home occupation, other than a cottage food operation, deviates does not comply with the standards from the standards listed in subsection C of this established in Subsection D and E of this Ssection or requires an opportunity for public input (in the opinionat the discretion of the Zzoning Aadministrator), the Zzoning Aadministrator shall provide notice of the application under PHMC Chapter 18.8018.205 (Noticing Requirements) and shall conduct a public hearing before taking action on the application. [Source: 18.20.070.F, modified]
a. Referral. The Zzoning Aadministrator, at his or her their discretion, may refer a Hhome Ooccupation Ppermit application directly to the Pplanning Ccommission. [Source: 18.20.070.F, modified]
d.b. Conditions of Approval, The Zzoning Aadministrator or Pplanning Ccommission may impose reasonable conditions on the Hhome Ooccupation Ppermit to ensure compliance with the standards of this Ssection and/or to ensure the home occupation will not have an adverse effect on the neighborhood. [Source: 18.20.070.F, modified]
e.c. Exceptions. An exception to the standards established in this Section may be approved if the decision-makerreview-authority finds that conditions of approval and/or applicant-proposed operational restrictions placed on the home occupation will ensure that the home occupation will not have an adverse effect on the neighborhood. [Source: 18.20.070.F, modified] F.G. Lapse of Aapproval. A Hhome Ooccupation Ppermit lapses one year 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless the home occupation is established. Once established, a Home Ooccupation Ppermit automatically lapses if there is a discontinuance of the exercise of the home occupation for six or more consecutive months or more. [Source: 18.20.070.G, modified] G.H. Transferability. The validity of a Hhome Ooccupation Ppermit shall not be affected by a change in home ownership or residency, provided the new owner or resident applies to the Zzoning Aadministrator for a transfer within six months from the time the previous owner/resident ends his or her business. No notice or public hearing is required for a transfer. [Source: 18.20.070.H, modified]
H.I. Changes to Ppermit. A request for a change in the Hhome Ooccupation Ppermit or a change to a condition of approval requires a new application. Any amendment or change in a condition of approval to an existing Hhome Ooccupation Ppermit shall be reviewed and approved by the final decision-makerreview authority that originally approved the home occupation permit. [Source: 18.20.070.I, modified]
I.J. Revocation. A home occupation exercised in violation of this Ssection or a condition of approval may be revoked, as provided in PHMC § 18.135.040Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.20.070.J, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
53 J.K. Resubmittal of Aapplication. Following denial of a Hhome Ooccupation Ppermit, no new application for the same, or substantially the same, home occupation shall be accepted within one year 12 months of the date of denial, unless the denial was made without prejudice. (Ord. 931 § 5, 2019; Ord. 895 § 2, 2016; Ord. 890 § 13, 2015; Ord. 881 § 3, 2014; Ord. 856 § 2 (Exh.
A), 2011; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(c)) [Source: 18.20.070.K, modified]
18.15.12018.15.140Inclusionary Housing
The following supplemental requirements are intended to implement assist in the implementation of the Hhousing Eelement of the Ggeneral Pplan by providing affordable housing, as defined in Section
18.215.010 (“A” Definitions), for households with low- and very low- incomes in R residential zoning districts: [Source: 18.20.060, modified]
A. Requirement. Each housing development of five or more dwelling units shall include one of the following: [Source: 18.20.060.A]
1. At least 10 percent% of the dwelling units as inclusionary units for occupancy by lowincome households; or [Source: 18.20.060.A.1, modified]
2. At least 5 percent% of the dwelling units as inclusionary units for occupancy by very low-income households; or [Source: 18.20.060.A.2, modified]
3. At least 25 percent% of the dwelling units for qualifying senior residents as defined in California Civil Code sections 51.2 and 51.3; or [Source: 18.20.060.A.3]
4. At least 20 percent% of the dwelling units as inclusionary accessory dwelling units for occupancy by low-income households. [Source: 18.20.060.A.4] B. Design Sstandards and Cconstruction Ttiming. [Source: 18.20.060.B, modified]
1. Location and Ddesign. Inclusionary units shall be dispersed throughout the project.
The developer shall construct the inclusionary units in a manner which is representative of the project as a whole, with comparable types of units, bedroom mix, and exterior appearance. From the street, the inclusionary units must not be distinguishable from other units in the project. The average number of bedrooms for all inclusionary units in a project must equal the average number of bedrooms for all other units in the project, up to a limit of 3.0three bedrooms per unit. The number of bathrooms per bedroom must equal the proportion of bathrooms in the market-rate units. Inclusionary units may be smaller in aggregate size and have different interior finishes and features than market-rate units so long as the interior features are durable, of good quality, and consistent with contemporary standards for new housing. [Source:
18.20.060.B.1, modified]
2. Timing of Cconstruction. The developer shall construct the inclusionary units concurrently with other units, unless the conditions of approval provide otherwise, or unless the Ccity and developer agree in writing to an alternative schedule for development. [Source: 18.20.060.B.2, modified]
C. Duration of Rrestrictions. The developer shall assure the affordability of the inclusionary units by a deed restriction, with of 55 or more years for for-sale housing and rental housing. [Source:
18.20.060.C, modified]
Chapter 18.15 Residential Zoning Districts
54 D. Resale and Rrental Rrestriction Aagreement. Before approval of a final map (for a subdivision) or issuance of a Bbuilding Ppermit (for a project not involving a subdivision), the developer shall enter into a resale and rental restriction agreement in a form approved by the Ccity Aattorney in consultation with the Zoning AdministratorCcity’s Hhousing Ccoordinator. The agreement shall be recorded concurrently with the final map and shall include all of the following: [Source: 18.20.060.D, modified]
1. The number of inclusionary dwelling units by type, location, and number of bedrooms and bathrooms. [Source: 18.20.060.D.1, modified]
2. Standards for maximum qualifying incomes and maximum sales prices or rents. [Source: 18.20.060.D.2]
3. Applicable certification procedures, including the party responsible for certifying rents and sales prices, and the process that will be used to annually certify incomes of tenants and purchasers. [Source: 18.20.060.D.3]
4. Resale controls and deed restrictions that are binding on the property upon sale or transfer. [Source: 18.20.060.D.4]
5. A liquidated damages provision making a developer or successor who violates these affordable housing restrictions subject to a $750.00 fine per month per unit from the date of original noncompliance. [Source: 18.20.060.D.5, modified] E. Security. When a developer intends to construct the inclusionary units, he or shethey must provide security to satisfy this requirement before approval of any final map (for a subdivision) or before a Bbuilding Ppermit is issued (if there is not a subdivision). The security shall be appropriate to the intended method of compliance, including one or more of the following:
[Source: 18.20.060.E, modified]
1. A deed restriction on specific lots totaling the correct percent of the reserved residential lots on the map, and a bond to cover the cost of constructing homes on those lots which are affordable to low- or very low-income households; [Source: 18.20.060.E.1]
2. A bond to cover the housing in-lieu fee (see Ssubsection G of this section); [Source:
18.20.060.E.2, modified]
3. A written agreement, with financial security, to provide accessory dwelling units or offsite construction; or [Source: 18.20.060.E.3]
4. Other appropriate security approved in writing by the Ccity Aattorney. [Source:
18.20.060.E.4, modified]
F. Off-Ssite Aalternatives. As a complete or partial alternative to the provision of on-site inclusionary units pursuant to this Ssection, the developer may propose a plan for providing affordable units that would otherwise be required to be provided on the project site at either:
[Source: 18.20.060.F, modified]
1. An off-site location within the city by acquiring existing unrestricted single-family or multi-family units located within the city that are not currently income restricted and rehabilitating those dwelling units. At least four rehabilitated dwelling units shall be provided for each inclusionary unit required. These units shall comply with all Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
55 provisions of Ssubsections C and D of this section; or [Source: 18.20.060.F.1, modified]
2. An off-site location within the city, in conjunction with a third partythird-party nonprofit affordable housing provider, by constructing, or funding the construction of, the equivalent number of required affordable units off- site subject to Ccity Ccouncil approval of an off-site affordable housing agreement. The Ccity may allow off-site construction if the proposal meets all of the following conditions: [Source:
18.20.060.F.2, modified]
a. Financing or a viable financing plan, which may include public funding, shall be in place for the off-site affordable units; [Source: 18.20.060.F.2.a] b. Construction of the off-site affordable units must be completed, or provision of funding by the developer for construction of the affordable units must be provided, as specified in a phasing/financing plan subject to Ccity Ccouncil approval; [Source: 18.20.060.F.2.b, modified]
c. The third- party nonprofit affordable housing developer shall enter into an affordable housing covenant with the Ccity to ensure that the affordable housing units shall meet all applicable requirements of the city’s inclusionary housing ordinancethis Section; and [Source: 18.20.060.F.2.c, modified] d. The units shall be in compliancecomply with the provisions of Ssubsections C and D of this section. [Source: 18.20.060.F.2.d, modified] The Ccity may require that completion of off-site affordable units be secured as provided in Ssubsection E of this section. [Source: 18.20.060.F.2, modified] G. In-Llieu Ffees.
1. Approval Ccriteria. In extraordinary circumstances, the approving body may authorize the payment of a fee in lieu of providing the inclusionary units required under Ssubsection A of this section as follows if any of the following circumstances apply: (a) a. Ffor projects of nine units or less; (b) f[Source: 18.20.060.G.1] b. For any fractional unit in projects of 10 or more units; or (c) iI [Source:
18.20.060.G.1]
c. If the developer demonstrates, in connection with the first approval for the development (tentative subdivision map, or development plan if no subdivision is involved), that specific characteristics of the development site make the site unsuitable for households at the required income levels. [Source:
18.20.060.G.1]
a.d. Whenever the approving body authorizes the payment of an in-lieu fee, the inlieu fee determination shall be automatically referred to the Ccity Ccouncil or redevelopment agency, as appropriate, for review and approval. [Source:
18.20.060.G.1]
2. Calculation of Ffee.
Chapter 18.15 Residential Zoning Districts
56 b.a. The in-lieu fee shall be established annually by resolution of the Ccity Ccouncil in an amount sufficient to represent a reasonable portion of the gap between the affordable sales price (at the low- income level of affordability) and the market-rate sales price for single-family housing. [Source: 18.20.060.G.2, modified]
b. In order to determine the in-lieu fee, theThe in lieu fee shall be based on the average (mean) of the following amounts shall be calculated: (a) a developer’s cost to construct a dwelling less the affordable sales price (the “developer’s difference”) and (b) the market-rate purchase price less the affordable sales price (the “market-rate difference”). The in-lieu fee can be expressed as follows: [Source: 18.20.060.G.2, modified]
𝐷𝑒𝑣𝑒𝑙𝑜𝑝𝑒𝑟
′
𝑠 𝐷𝑖𝑓𝑓𝑒𝑟𝑒𝑛𝑐𝑒 + 𝑀𝑎𝑟𝑘𝑒𝑡 𝑅𝑎𝑡𝑒 𝐷𝑖𝑓𝑓𝑒𝑟𝑒𝑛𝑐𝑒
2 = 𝐼𝑛 𝐿𝑖𝑒𝑢 𝐹𝑒𝑒
c. The in-lieu fee shall be based upon the average of the developer difference and the market-rate differencecalculated for each of the following home sizes:
[Source: 18.20.060.G.2, modified]
i. a A 1,200 square foot, two-bedroom home; [Source: 18.20.060.G.2, modified]
ii. Aan 1,800 square foot, three-bedroom home; and [Source:
18.20.060.G.2, modified]
i.iii. Aa 2,200 square foot, four-bedroom home. The in-lieu fee can be expressed as follows: [Source: 18.20.060.G.2, modified] Developer Difference + Market-Rate Difference ÷ 2 = In-lieu fee c.d. The following guidelines shall apply to the calculation of the in-lieu fee:
i. The developer cost to construct the dwelling is shall be equivalent to the dwelling square footage times multiplied by thea per foot average amount that it costscost to construct a dwelling in the city. The per foot cost to construct the dwelling shall be determined annually as set forthestablished in Exhibit D of the Inclusionary Housing Ordinance InLieu Fee Study dated September 15, 2004. [Source: 18.20.060.G.2.a, modified]
ii. The affordable sales price is shall be based on income limits published established by the State of California Department of Housing and Community Development Department, adjusted for number of bedrooms in the dwelling (see California Health and Safety Code Ssection 50052.5). [Source: 18.20.060.G.2.b, modified]
iii. The market-rate purchase price is shall be based on a survey of current sale prices of similar sized units in the Pleasant Hill area in the real estate section of the Contra Costa Times newspaper at the time the fees are established. [Source: 18.20.060.G.2.c, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
57 iv. For any annual period for which the Ccity Ccouncil does not review the fee, up to a maximum of three years in a row, the fee amount may be adjusted by the Ccity Mmanager based upon the percentage change in the Building Valuation Data published by the International Code Council from the previous year. [Source: 18.20.060.G.2.d, modified]
2.3. Time of Ppayment. The in-lieu fee shall be paid prior to the issuance of a Certificate of Occupancybuilding permit or as otherwise provided in the conditions of approval. [Source: 18.20.060.G.3, modified]
4. Use of Ffees. The Ccity will deposit all housing in-lieu fees in an affordable housing fee fund. The Ccity will shall use the fees, and all interest earned on the account, only for the following usesfor use in the development or maintenance of affordable housing in the city:
a. Mmortgage subsidies and down payment assistance;
b. Ssite acquisition;
c. Bbanking of land for use in the development of affordable housing; d. Rrental subsidies for very-low or low-income households; e. Cconstruction financing;
f. Iissuance of bonds;
g. Pproviding predevelopment funds;
h. Pproviding rehabilitation funds to preserve existing affordable housing stock; i. Pproviding loan security; and
a.j. Aany other assistance that will serve to increase or maintain the supply of affordable housing in the city. [Source: 18.20.060.G.4, modified]
5. Refunds. The Ccity may refund an in-lieu fee, authorized by City Council resolution, if all of the following apply: [Source: 18.20.060.G.5, modified] a. Aa Bbuilding Ppermit or Zzoning use Ppermit expires and no extension is granted; [Source: 18.20.060.G.5, modified]
b. Nno construction or use occurs; and [Source: 18.20.060.G.5, modified] b.c. Tthe applicant applies for a refund within one year 12 months after the expiration of the Bbuilding or Zzoning use Ppermit. The refund must be authorized by city council resolution. [Source: 18.20.060.G.5, modified]
3.6. Fees Nnot Ssubject to Mitigation Fee Act. The Ccity Ccouncil finds that this in-lieu fee is not a fee subject to the Mitigation Fee Act (Government Code Ssection 66000 and following) because these fees are an alternative to requiring that inclusionary units be included within the development rather than a fee required of all developers. Payment Chapter 18.15 Residential Zoning Districts
58 of the fee is at the request of the developer, with the Ccity’s consent. [Source:
18.20.060.G.6, modified]
H. Redevelopment projects. The city council or redevelopment agency may approve a reduction or waiver of the requirements of this section for projects located within a redevelopment project area which: (1) are the subject of a disposition and development agreement, owner participation agreement, acquisition agreement, or other contractual arrangement with the redevelopment agency, and (2) are receiving assistance from the redevelopment agency, such as relocation of occupants, acquisition and disposition of land for site assemblage, use of eminent domain, write-down of land costs, fee waivers, or other forms of direct agency assistance. Any developer requesting such a reduction or waiver must submit a pro forma and such other financial analysis sufficient to support a determination that the reduction or waiver is necessary to ensure the economic feasibility of the redevelopment project. (Ord. 928 § 6, 2019; Ord. 915 § 6, 2017; Ord. 906 §§ 2 – 4, 2016; Ord. 800 § 1, 2005; Ord. 791 § 1, 2004; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(b)) [Source: 18.20.060.H]
18.15.13018.15.150Manufactured Homes
The following supplemental regulations are to provide opportunities for the placement of manufactured homes in residential zoningR districts and to ensure that such manufactured homes are designed and located so as to be harmonious within the context of the surrounding houses and neighborhood. [Source: 18.20.090, modified]
A. General Rrequirements. A manufactured home may be used for residential purposes if it has been approved by the Aarchitectural Rreview Ccommission, and has been granted a Ccertificate of Ccompatibility by the Zzoning Aadministrator, and is located in an R districtan allowed use in the underlying zoning district. A manufactured home may also be used for temporary uses, subject to the requirements of a temporary use permit issued under PHMC Chapter 18.100. [Source: 18.20.090.A, modified]
B. Requirements for Ccertificate of Ccompatibility. The Zzoning Aadministrator shall issue a Ccertificate of Ccompatibility if the manufactured home meets the design and locational criteria of this Ssubsection. The certificate is valid for two years and may be renewed for subsequent periods of two- year periodss if the location and design criteria of this Ssection are met. More specifically, the location and design of a manufactured home shall comply with the following criteria in order to protect neighborhood integrity, provide for harmonious relationship between a manufactured home and surrounding uses, and minimize problems that could occur as a result of locating a manufactured home on a residential lot. [Source: 18.20.090.B, modified]
1. Location Ccriteria. Manufactured homes are not allowed: [Source: 18.20.090.B.1, modified]
a. On substandard lots that do not meet the dimensional standards ofPHMC §
18.20.030 Section 18.15.030 (Development Standards for Residential Districts); or [Source: 18.20.090.B.1.a, modified]
b. On a lot with an average slope of more than 10 percent%, or on any portion of a lot where the slope exceeds 15 percent%. [Source: 18.20.090.B.1.b, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
59 Except as modified herein, all other provisions contained in this section shall remain in full force and effect. [Source: 18.20.090.B.1]
2. Design Ccriteria. A manufactured home shall be compatible in design and appearance with residential structures in the vicinity and shall meet the following standards:
[Source: 18.20.090.B.2, modified]
a. It must be built on a permanent foundation approved by the Cchief Bbuilding Oofficial; [Source: 18.20.090.B.2.a, modified]
b. It must have been constructed after June 15, 1976, and must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974; [Source: 18.20.090.B.2.b]
c. The unit’s skirting must extend to the finished grade; [Source: 18.20.090.B.2.c] d. Exterior siding must be compatible with adjacent residential structures., and sShiny or metallic finishes are prohibited; [Source: 18.20.090.B.2.d, modified] e. The roof must be of concrete or asphalt tile, shakes or shingles complying with the most recent edition of the adopted building codes under PHMC Title 14; [Source: 18.20.090.B.2.e, modified]
f. The roof must have eaves or overhangs of not less than one foot; [Source:
18.20.090.B.2.f]
g. The floor must be no higher than 20 inches above the exterior finished grade; and [Source: 18.20.090.B.2.g]
h. Required covered parking shall be compatible with the manufactured home design and with other buildings in the area. [Source: 18.20.090.B.2.h] C. Cancellation of Sstate Rregistration. Whenever a manufactured home is installed on a permanent foundation, any registration of the manufactured home with the State of California shall be canceled, pursuant to Sstate laws and regulations. Before any occupancy certificate may be issued for use of such a manufactured home, the owner shall provide to the Cchief Bbuilding Oofficial satisfactory evidence showing that the Sstate registration of the manufactured home has been, or will be, with certainty, canceled; or, if the manufactured home is new and has never been registered with the Sstate, the owner shall provide the Cchief Bbuilding Oofficial with a statement to that effect from the dealer selling the home. (Ord. 928 § 5, 2019; amended during 2005 recodification; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(e)) [Source: 18.20.090.C, modified]
18.15.140 Permanent Basketball Hoops
A basketball hoop with a permanent foundation is allowed within any yard, within residential zoning districts, provided it is set back a minimum of five feet from any property line, is not located within any intersection sight obstruction, and it is no higher than 15 feet above existing grade. A zoning permit is required prior to installation of any basketball hoop. (Ord. 903 § 2, 2016) [Source: 18.20.145] Chapter 18.15 Residential Zoning Districts
60 18.15.15018.15.160Residential Care Facilitiesy
When a Uuse Ppermit is required for a residential care facility, group residential, or single-occupancy unit in a single-family or multi-family residential zoning district (see Schedule 18.20.020)as established in Section 18.15.020 (Land Use Regulations for Residential Zoning Districts) for a care facility, group residential, or single-occupancy unit, the following general standards specified below shall apply:
[Source: 18.20.075, modified]
A. Pre-Aapplication Rreview. A person applying for a Uuse Ppermit in a residential zoning district, when the permitproposed project involves converting an existing building, the applicant shall submit, together with the Uuse Ppermit application, a letter or other written comments indicating that the facility is capable of meeting applicable code requirements, from the Ccity Bbuilding Ddivision, the Ffire Mmarshal, and any other agencies as determined by Ccity staff. [Source:
18.20.075.A, modified]
B. Licensing and Ccompliance. Facilities shall operate in accordance with Sstate and Ffederal law and established industry standards. [Source: 18.20.075.B, modified]
1. Licensed Ffacilities. A facility required to have a Sstate license shall maintain that license and operate in compliance with it. [Source: 18.20.075.B.1, modified]
2. Unlicensed Ffacilities. To ensure that unlicensed residential care facilities are operating in a manner that is consistent with Sstate and Ffederal law and established industry standards, the following standards shall apply: [Source: 18.20.075.B.2, modified]
a. No Vviolation of state licensing requirements. If the facility is not required to be licensed by the Sstate, the owners, managers, operators, and residents shall not provide any services on site which would require licensure under California State law. [Source: 18.20.075.B.2.a, modified]
b. Certification. If certification by a sState or Ffederal agency specific to the type of facility is required, the facility shall receive and maintain that certification. [Source: 18.20.075.B.b, modified]
c. Owner and Ooperator Iinformation. The applicant shall provide a list of the addresses of all similar facilities in the Sstate operated by the owner, operator, or any affiliated organization within the past five years, and shall certify under penalty of perjury that none of the facilities have been found to be operating in violation of Sstate or local law. [Source: 18.20.075.B.c, modified] C. Location, Pparking, and Lloading. In a single-family zoning district (or PUD zoning district planned for single-family residential use) the following standards shall apply: [Source:
18.20.075.C, modified]
1. The facility shall be located where there is reasonable access to services, including public transportation; [Source: 18.20.075.C.1]
2. There may be oAny off-site or shared parking facilities shall only be located on property which is immediately adjacent to the proposed use, and subject to PHMC § Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
61 18.55.040Section 18.80.040 (Shared Parking Facilities); and [Source: 18.20.075.C.2, modified]
3. Loading areas, if required, shall be screened from the view of other residences. [Source: 18.20.075.C.3]
D. Operations. The owner, operator, or manager shall operate the facility in a manner that does not disrupt the neighborhood or interfere with the residential characteristics of the neighborhood regarding noise, loitering, traffic and deliveries, parking, or littering. The operator shall provide to the Ccity (on an ongoing basis) a name and 24-hour contact telephone number applicable for the person responsible for the facility. Each facility shall comply with the following operations requirements: [Source: 18.20.075.D, modified] Each facility shall comply with the following operations requirements: [Source: 18.20.075.D]
1. Residents Pper Rroom. There shall be no more than two residents per bedroom in a single-family residence that has been converted to another residential use care facility as specified in this Ssection. The hearing body has the discretion to set a lower occupancy limit based on evidence as to what is appropriate to the site, including characteristics of the structure, whether there will be an impact on traffic and parking, and whether the public health, safety, peace, comfort or welfare of persons residing in the facility or adjacent to it will be impacted. [Source: 18.20.075.D.1, modified]
2. Staff on Dduty. If the proposed use has seven residents or more, the operator shall have qualified staff on duty at the facility at all times. [Source: 18.20.075.D.2, modified]
3. Substance Ttesting. If the facility is designed for alcohol or drug rehabilitation, the operator shall arrange for ongoing, random alcohol and illegal substance testing of the residents by a qualified, independent third party. [Source: 18.20.075.D.3, modified]
4. Good Nneighbor Ppolicy. The operator shall develop, post prominently, and enforce a good neighbor policy. The policy shall include: [Source: 18.20.075.D.4, modified] a. Designation of an on-site staff member who will be available to respond to any community concerns regarding the facility or residents. If the Ccity receives a complaint involving the facility or residents, the designated staff member shall attempt to resolve the issue within a reasonable time frame. [Source:
18.20.075.D.4.a, modified]
b. Prohibition of lewd or abusive speech or behavior, or profanity, by staff or clients residents if audible to neighboring residents. [Source: 18.20.075.D.4.b, modified]
c. Compliance with Ccity noise regulations, and prohibition of amplified sound outdoors. [Source: 18.20.075.D.4.c, modified]
d. Maintaining a log of each violation of the good neighbor policy and making this log available for review by Ccity staff at any time. The log shall include the date and time of the violation, description, name of violator, and resolution. [Source:
18.20.075.D.4.d, modified]
Chapter 18.15 Residential Zoning Districts
62 5. Management Pplan. The operator shall submit a management plan with the Uuse Ppermit application subject to review and approval by the Ccity. The management plan must address management and operation of the facility, safety and security of residents, and building maintenance and staffing, including whether an on-site manager will be present. [Source: 18.20.075.D.5, modified] E. No overconcentration. If a care facility (or any part of it) is classified as one of the following, it shall be no closer to a similar facility than the distance shown: [Source: 18.20.075.E]
1. Care facility, large licensed (See Care facility, large, licensed; Health facility, at PHMC § 18.15.020): [Source: 18.20.075.E]
a. Intermediate care facility for the developmentally disabled – nursing. (Health and Saf. Code §§ 1267.8, 1267.9): 300 feet [Source: 18.20.075.E] b. Congregate living health facility. (Health and Saf. Code §§ 1267.8, 1267.9):
1,000 feet [Source: 18.20.075.E]
2. Residential care facility, but not applicable to a foster family home, residential care facility for the elderly, or transitional care facility: 300 feet [Source: 18.20.075.E]
18.15.16018.15.170Single Room Occupancy (SRO)
A. Single-room occupancy.General. Single-room occupancy (“SRO”) units are subject to the standards listed below. The purpose of this subsection Section is to provide opportunities for the development of single-room occupancy (SRO) units, as defined in Section 18.210.060 (Residential Land Use Classifications) or Part 6, of that encourage the development of permanent, affordable housing for small households and for people with special needs in proximity to transit and services, and to establish standards for these small units. [Source:
18.20.085.A, modified]
A.B. Standards. SRO units are subject to the following standards:
1. Location. An SRO facility may be proposed and approved in the multifamily, retail business and professional and administrative office zoning districtsSRO units are allowed with a Use Permit in multi-family residential zoning districts and the MX-VDH zoning district. [Source: 18.20.085.A.1, modified]
2. Project Rreview and Aapproval. A proposed SRO requires design review approval in compliance with PHMC Chapter 18.11518.120 (Architectural Review Permits) and a Uuse Ppermit pursuant to in compliance with PHMC Chapter 18.9518.155 (Use Permit). [Source: 18.20.085.A.2, modified]
3. Development Sstandards. [Source: 18.20.085.A.3, modified] a. Single-Rroom Ooccupancy Ffacilities. The following standards apply to buildings in which multiple SRO units are provided [Source: 18.20.085.A.3.a, modified]
i. Density. The maximum potential number of single-room occupancy units allowable allowed within an SRO facility building shall be determined based on compliance with applicable zoning ordinance Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
63 development standards of the underlying zoning district (e.g., height, floor area ratio, setbacks, lot coverage, parking, open space, etc.). [Source: 18.20.085.A.3.a.i, modified]
ii. Common Aarea. Four square feet of common area per living unit shall be provided, with at least 200 square feet in area of interior common space, excluding janitorial storage, laundry facilities, and common hallways. [Source: 18.20.085.A.3.a.ii, modified]
iii. Laundry Ffacilities. Laundry facilities must be provided in a separate room at the ratio of one washer and one dryer for every 20 units or fractional number thereof, with at least one washer and dryer per floor. [Source: 18.20.085.A.3.a.iii, modified]
iv. Cleaning Ssupply Rroom. A cleaning supply room or utility closet with that includes a wash tub with hot and cold running water shall be provided on each floor of the SRO facility. [Source: 18.20.085.A.3.a.iv, modified]
b. Single-Rroom Ooccupancy Uunits. The following standards apply to individual SRO units. [Source: 18.20.085.A.3.b, modified]
i. Unit Ssize. An SRO unit shall have a minimum size of 150 square feet and a maximum size of 400 square feet. The average SRO unit size within an SRO facility shall not exceed 275 square feet. [Source:
18.20.085.A.3.b.i]
ii. Occupancy. An SRO unit shall accommodate a maximum of two persons. [Source: 18.20.085.A.3.b.ii]
iii. Bathroom Facilities. An SRO unit may, but is not required to, but may, contain partial or full bathroom facilities. A partial bathroom facility shall have include at least a toilet and sink.; Aa full facility shall have include a toilet, sink, and bathtub, shower, or bathtub/shower combination. If a full bathroom facility is not provided in-unit, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bathroom per floor. [Source: 18.20.085.A.3.b.iii, modified] iv. Kitchen. An SRO unit may, but is not required to, but may, contain partial or full kitchen facilities. A full kitchen includes a sink, a refrigerator, and a stove, range top, or oven. A partial kitchen is missing at least one of these appliances. If a full kitchen is not provided in-unit, common kitchen facilities shall be provided with at least one full kitchen per floor. [Source: 18.20.085.A.3.b.iv, modified] v. Closet. Each SRO unit shall have a separate closet. [Source:
18.20.085.A.3.b.v]
Chapter 18.15 Residential Zoning Districts
64 vi. Interior Aaccess. Individual SRO units shall not have separate external entryways. [Source: 18.20.085.A.3.b.vi, modified] vii. Code Ccompliance. SRO units shall comply with all requirements of the California Building Code and all other applicable codes. [Source:
18.20.085.A.3.b.vii, modified]
4. Accessibility. All SRO units shall comply with all applicable accessibility and adaptability (ADA) requirements. All common areas shall be fully accessible. [Source:
18.20.085.A.4, modified]
5. Management. [Source: 18.20.085.A.5]
a. Facility Mmanagement. An SRO facility with seven or more residents shall provide on-site management and an on-site management office. [Source:
18.20.085.A.5.a, modified]
b. Management Pplan. A management plan shall be submitted with the development application for an SRO facility and shall be subject to review and approval by the Ccity. The management plan must address management and operation of the facility, rental procedures, safety and security of residents, and building maintenance and staffing, including whether an on-site manager will be present. [Source: 18.20.085.A.5.b, modified]
6. Parking. Off-street parking and secure bicycle parking shall be provided as required by PHMC Chapter 18.55, Parking18.80 (Off-Street Parking and Loading). [Source:
18.20.085.A.6, modified]
7. Tenancy. Tenancy of SRO units shall be for at leasta minimum of 30 consecutive or more days. [Source: 18.20.085.A.7, modified]
8. Existing Sstructures. An existing structure may be converted to an SRO facility, consistent with the provisions of this subsectionSection. [Source: 18.20.085.A.8, modified]
18.15.170 Swimming Pool and Hot Tub
A. Swimming pools and hot tubs shall be fenced as required by the California Building Code. [Source: 18.20.110.A]
B. In-ground swimming pools and hot tubs shall be set back a minimum of three feet from the exterior edge of the pool or hot tub to property lines and structures. [Source: 18.20.110.B] C. Above-ground swimming pools and hot tubs are subject to the setback requirements specified in PHMC § 18.20.050, Accessory structures. (Ord. 856 § 2 (Exh. A), 2011; Ord. 710 § 35-5.6, 1996; 1991 code § 35-5.6(g)) [Source: 18.20.110.C]
18.15.180 Two-Unit ProjectProjects
A. Purpose. The purpose of this Ssection is to allow and appropriately regulateestablish standards for the development of two-unit residential projects within single-family residential zoning districts in accordance with Government Code Ssection 65852.21. [Source: 18.20.105.A, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
65 A.B. Applicability. The requirements of this Section shall apply to the development and use of twounit residential dwelling developments in single-family residential zoning districts. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), singlefamily residential zoning districts include R-20, R-15, R-10, R-10A, R-7, R-6, and single-family residential PUDs. Two-unit projects in accordance with this Section are prohibited in all other zoning districts. [Source: NEW]
C. Definitions.
1. Two-Unit Project. A “two-unit project” means the a proposed housing development of two primary dwelling units containing no more than two primary residential units on a legally subdivided lot in a single-family residential zoning district or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this Ssection. [Source: 18.20.105.B, modified]
1.2. Individual Property Owner. A natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, limited partnership, limited liability company, C corporation, S corporation, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source:
18.20.105.C.1, modified]
2.3. Urban Lot Split. An “urban lot split” means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of Section 18.15.190 (Urban Lot Splits)this section and as defined by Government Code Section 66411.7. [Source: 18.20.097.B, modified]
3. B.D. Application and Processing Procedures. [Source: 18.20.105.A.C, modified]
1. Eligibility. Only individual property owners may apply for a two-unit project. “Individual property owner” means a natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source: 18.20.105.C.1, modified]
2. Application. An The applicant shall submit an application for a two-unit project must be submitted on the city’s approved formusing the approved form provided by the City.
Only a complete application will be considered. The City shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source:
18.20.105.C.2, modified]
3. Certificate of Compliance. The applicant must obtain a certificate of compliance with the Subdivision Map Act for the lot and provide the certificate with the application. [Source: 18.20.105.C.3, modified]
Chapter 18.15 Residential Zoning Districts
66 4. Only a complete application will be considered. The city will inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source:
18.20.105.C.4]
5.4. Fees. The Ccity may establish a fee to recover its costs for adopting, implementing, and enforcing this Ssection of the code, in accordance with applicable law. The Ccity Ccouncil may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.105.C.5, modified]
C.E. ApprovalDecision. [Source: 18.20.105.D, modified]
1. An application for a two-unit project is shall be approved or denied ministerially, by the Bbuilding Oofficial, without discretionary review if all the requirements established in Subsection F are met. [Source: 18.20.105.D.1, modified]
2. The ministerial approval of a two-unit project does not take effect until the Ccity has confirmed that the required documents have been recorded, such as the deed restriction and easements. [Source: 18.20.105.D.2, modified]
3. The approval must require the owner and applicant to hold the Ccity harmless from all claims and damages related to the approval and its subject matter. [Source:
18.20.105.D.3, modified]
4. The approval must require the owner and applicant to reimburse the Ccity for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this codeTitle. [Source: 18.20.105.D.4, modified] D.F. Qualifying Requirements. A proposed two-unit project under this Section must satisfy each of the following requirements to qualify for ministerial review, in compliance with this Section and California Government Code Sections 65852.21: [Source: 18.20.105.E, modified]
1. Map Act Ccompliance. The lot must have been legally subdivided. [Source:
18.20.105.E.1, modified]
2. The lot is located in a single-family residential zone as established in Subsection B.
For purposes of this section, a single-family residential zone is a zone where the only residential use that is allowed as a primary use is a single residential dwelling on a lot (R-20, R-15, R-10, R-10A, R-7, R-6, and appropriate PUDs). [Source: 18.20.105.E.2, modified]
3. Lot location.The proposed lot does not include any of the following: [Source:
18.20.105.E.3, modified]
a. a. The lot is not located on a site that is any of the following: [Source:
18.20.105.E.3.a]
b.a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:
18.20.105.E.3.a.i]
c.b. A wetland. [Source: 18.20.105.E.3.a.ii]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
67 d.c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
e.d. A hazardous waste site that has not been cleared for residential use. [Source:
18.20.105.E.3.a.iv]
f.e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:
18.20.105.E.3.a.v]
g.f. Within a 100-year flood hazard area, unless the site has either: [Source:
18.20.105.E.3.a.vi]
i. Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or [Source: 18.20.105.E.3.a.vi.(A)]
ii. Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. [Source: 18.20.105.E.3.a.vi.(B)] h.g. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.105.E.3.a.vii]
i.h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.105.E.3.a.viii]
j.i. Habitat for protected species. [Source: 18.20.105.E.3.a.ix] k.j. Land under conservation easement. [Source: 18.20.105.E.3.a.x] l.k. The purposeAny other site location of subsection E.3.a of this section is merely to summarize the requirements of identified in Paragraph (a)(6) of Government Code Ssections 65913.4(a)(6)(B) through (K). (See Gov’t. Code § 66411.7(a)(3)(C).) [Source: 18.20.105.E.3.b, modified]
4. 4. Not historic. The lot is not located within a historic district or on property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or a must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a by the Ccity or County county landmark or as a historic property or district. [Source: 18.20.105.E.4, modified]
5. No impact on protected housing. The two-unit projectproposed development does must not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified]
a. Housing that is income-restricted for households of moderate-, low-, or very low- income. [Source: 18.20.105.E.5.a, modified]
Chapter 18.15 Residential Zoning Districts
68 b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Gov’t.Government Code §§ Sections 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified] d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The Ccity may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the Ccity may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]
6. The following additional requirements shall apply to urban lot split applications. d.a. Compliance with the city’s subdivision regulations. The urban lot split must conform to comply with all applicable objective requirements of the Ccity’s subdivision regulations (PHMC Title 17, Subdivisions) except that no dedication of rights-of-way or construction of off-site improvements are required for an urban lot split. [Source: 18.20.097.E.2, modified] e.b. No prior urban lot split. [Source: 18.20.097.E.6]
i. The lot to be splitproposed to be subdivided shall not have been was not established through a prior urban lot split. [Source:
18.20.097.E.6.a, modified]
ii. The lot to be splitlot proposed to be subdivided is not adjacent to any lot that was established through a prior urban lot split by the same owner of the proposed lot of the lot to be split or by any person acting in concert with the owner. For the purposes of this Section anyAny person acting “in concert” with the owner here includes any third party that coordinates or assists the owners of two adjacent lots with their respective urban lot splits. [Source: 18.20.097.E.6.b, modified] E.G. Regulation of Uses. [Source: 18.20.105.E.9, modified]
1. Residential Only. Nonresidential uses are prohibited on any lot created through an urban lot split or containing a two-unit residential development. [Source:
18.20.105.E.9.a, modified]
2. No Short-Term Rentals. No dwelling unit on a lot created through an urban lot split or containing a two-unit development may be rented for a period of less than 30 days. [Source: 18.20.105.E.9.b, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
69 3. Owner Occupancy. The individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile. [Source: 18.20.105.E.9.c, modified]
F.H. Dwelling Unit Standards. All two-unit residential developments shall comply with the following objective design and development standards, in addition to those imposed by the underlying zoning district. [Source: 18.20.105.E.6, modified]
1. General Requirements.
a. Unless otherwise stated in this Subsection, all two-unit residential dwellings shall comply with the objective design and development standards of the underlying zoning district. [Source: NEW]
a.b. The objective development standards in this Subsection may only be enforced to the extent that they do not prevent the construction of two primary dwelling units measuring 800 square-feet each. [Source: 18.20.105.E.6.b.iii, modified] b.c. The dDwelling units developed on a lot resulting from an urban lot split must conform to the objective development standards that are imposed through the corresponding zone based on the resulting gross lot area (Schedule
18.20.030, Minimum Lot Area) and as outlined in subsections E.11.c through f of this section. [Source: 18.20.097.E.11.b.i]
c.d. If a resulting urban lot split size is in between the minimum lot size of two corresponding zones, the default zoning will be the smaller of the two singlefamily residential zoning districts. [Source: 18.20.097.E.11.b.ii]
2. Number of Dwelling Units Allowed. The number of dwelling units allowed on a qualifying lot shall comply with the following: [Source: 18.20.105.E.5.6.a, modified] a. Urban Lot Split. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this subsection, “dwelling unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this Section of this code, an accessory dwelling unit (ADU), or a junior accessory dwelling unit (JADU). [Source: 18.20.105.E.6.a.i, modified]
b. Two-Unit Residential Development. On lots not created through an urban lot split, two dwelling units are allowed in compliance with the requirements in this Section, plus any ADU or JADU in compliance with Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU). See Figure 18.15-22. [Source:
18.20.105.E.6.a.ii, modified]
Chapter 18.15 Residential Zoning Districts
70 Figure 18.15-2: Number of Units Allowed on Qualifying Lots2 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
71 2.3. Dwelling Uunit Ssize. [Source: 18.20.105.E.6.b, modified] i. The dwelling units must conform to the objective development standards that are imposed through the existing zone and as outlined in subsections E.6.c through E.6.g of this section. [Source:
18.20.105.E.6.b.i]
b.a. Any lot with an gross floor area less than 6,313000 square feet shall be subject to the standards of the R-6 zoning district. [Source: 18.20.105.E.6.b.ii, modified]
c.b. The minimum size of each primary dwelling unit is shall be 500 square feet.
The objective development standards may only be enforced to the extent that they do not prevent two 800-square-foot primary dwelling units on a lot. [Source: 18.20.105.E.6.b.iii, modified]
c. Any required enclosed parking space is shall not be calculated as part of the dwelling unit size. [Source: 18.20.105.E.6.b.iv]
d.
i.
3.4. Height Rrestrictions. [Source: 18.20.105.E.6.c]
a. Except as otherwise provided in this Subsection subsection E.6.c.ii of this section, no primary dwelling unit that is developed on the lot may exceed one story or 16 feet in height. [Source: 18.20.105.E.6.c.i, modified] b. If a primary dwelling unit on the lot complies with the setback standards set forth established in PHMC § Section 18.15.030 (Development Standards for Residential Districts)18.20.030, then the height of a primary dwelling may exceed 16 feet, up to the objective height limit that is imposed through the corresponding zone zoning district(Schedule 18.20.030, Maximum Building Height (feet)). Notwithstanding the foregoing, no primary dwelling unit may exceed two stories. [Source: 18.20.105.E.6.c.ii, modified] c. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure. [Source: 18.20.105.E.6.c.iii] d. Any portion of a new primary dwelling unit that exceeds one story under subsection E.6.c.ii of this sectionthis Subsection must be stepped back by an additional five feet from the ground floor. [Source: 18.20.105.E.6.c.iv, modified] e. No balcony, deck, or other portion of the second story may project into the stepped back area of the dwelling. [Source: 18.20.105.E.6.c.v] f. No rooftop deck is permitted on any new or remodeled dwelling unit or structure for a two-unit project or resulting from an urban lot split. [Source:
18.20.105.E.6.c.vi, modified]
Chapter 18.15 Residential Zoning Districts
72 4.5. Demolition Ccap. The A two-unit project may not involve the demolition of more than 25 percent% of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years. [Source: 18.20.105.E.6.d, modified]
5.6. Lot Ccoverage. Lot coverage must conform tocomply with the objective lot coverage requirements that are imposed throughof the underlying zonezoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts) (Schedule
18.20.030, Maximum Lot Coverage). This lot coverage standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source: 18.20.105.E.6.e, modified]
6.7. Floor Aarea Rratio. Floor area ratio (FAR) must conform tocomply with the objective FAR requirements that are imposed throughof the underlying zone zoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts).(Schedule 18.20.030, Maximum Floor Area Ratio). This floor area ratio standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source: 18.20.105.E.6.f, modified]
7. Setbacks.
8. Generally. All setbacks must conform to thosecomply with the objective setbacks that are imposed through of the underlying zone zoning district (see Section 18.15.030, Development Standards for Residential Zoning Districts), except as provided below:(Schedule 18.20.030, Minimum Yards). [Source: 18.20.105.E.6.g.i, modified] a. Exceptions. Notwithstanding subsection E.6.g.i of this section: [Source:
18.20.105.E.6.g.ii]
b.a. Existing Sstructures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure. [Source:
18.20.105.E.6.g.ii.(A), modified]
c.b. Structures Measuring Eight hundred square feet800 Square Feet. ; four-foot side and rear. The setbacks imposed by the underlying zone zoning district must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line. [Source: 18.20.105.E.6.g.ii.(B), modified]
9. Parking. Each new primary dwelling unit must have at least one off-street, covered and enclosed parking space per primary dwelling unit unless one of the following applies:
[Source: 18.20.105.E.6.h, modified]
a. The lot is located within one-half mile walking distance of either: [Source:
18.20.105.E.6.h.i]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
73 i. A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or [Source:
18.20.105.E.6.h.i.(A)]
ii. A site that contains: [Source: 18.20.105.E.6.h.i.(B)] (1) An existing rail or bus rapid transit station; [Source:
18.20.105.E.6.h.i.(B)(1)]
(2) A ferry terminal served by either a bus or rail transit service; or [Source: 18.20.105.E.6.h.i.(B)(2)]
(3) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. [Source:
18.20.105.E.6.h.i.(B)(3)]
b. The site is located within one block of a car-share vehicle location. [Source:
18.20.105.E.6.h.ii]
c. If construction of both a primary dwelling unit measuring 800 square feet or less in floor area and the required enclosed parking space would cause development on the lot to exceed the objective lot coverage requirement of the underlying zonezoning district, then the unit’s off-street parking space must be unenclosed. [Source: 18.20.105.E.6.h.iii, modified]
10. Design standards for two-unit projects, attached or detached dwelling unitsDesign Standards. Each All new primary dwelling units that is developed on a lot must conform to comply with the objective design standards outlined in the city of Pleasant Hill’s “City Wide Design Guidelines and Objective Design Standards” (PHMC § 18.20.040.K). The objective design standards are only enforced to the extent they do not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source:
18.20.105.E.6.i, modified]
11. Nonconforming conditions. A two-unit project may only be approved if all nonconforming zoning conditions are corrected. [Source: 18.20.105.E.6.j]
12.11. Utilities. [Source: 18.20.105.E.6.k]
a. Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider. [Source: 18.20.105.E.6.k.i] b. Each primary dwelling unit on the lot that is or that is proposed to be connected to an on-site wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.105.E.6.k.ii]
13.12. Building and Ssafety. All structures built on the lot must comply with all current local building standards. A project under this Ssection is a change of use and subjects the whole of the lot, and all structures, to the Ccity’s current code. [Source: 18.20.105.E.6.l, modified]
Chapter 18.15 Residential Zoning Districts
74 14.13. Fire Ssafety. All structures built on the lot must comply with all current fire safety measures required by the Contra Costa County Fire Protection District. [Source:
18.20.105.E.6.m, modified]
15.14. Stormwater and Sstormwater Rrunoff. The development must comply with the following standards: [Source: 18.20.105.E.8, modified]
a. Compliance with California’s Stormwater C.3 requirements. [Source:
18.20.105.E.8.a]
b. The development shall not contribute any net addition to stormwater runoff. A stormwater plan is required to demonstrate compliance and shall include the following: [Source: 18.20.105.E.8.b]
i. Stormwater Ccalculations. [Source: 18.20.105.E.8.b.i, modified] (1) Establish Calculate the total disturbed area (TDA) as follows:
[Source: 18.20.105.E.8.b.i.(A)]
𝑇𝐷𝐴 = 𝑁𝑒𝑤 𝐼𝑚𝑝𝑒𝑟𝑣𝑖𝑜𝑢𝑠 𝐴𝑟𝑒𝑎 (𝑠𝑓) + 𝑅𝑒𝑝𝑙𝑎𝑐𝑒𝑑 𝐼𝑚𝑝𝑒𝑟𝑣𝑖𝑜𝑢𝑠 𝐴𝑟𝑒𝑎 (𝑠𝑓) TDA = New Impervious area [sf] + Replaced Impervious area [sf] [Source: 18.20.105.E.8.b.i.(A)]
(2) Calculate storage requirement as follows: [Source:
18.20.105.E.8.b.i.(B)]
𝑆𝑡𝑜𝑟𝑎𝑔𝑒 𝑅𝑒𝑞𝑢𝑖𝑟𝑒𝑚𝑒𝑛𝑡 = 0.28 (𝑔𝑎𝑙 / 𝑠𝑓) * TDA
Storage Requirement = 0.28 [gal/sf] * TDA [Source:
18.20.105.E.8.b.i.(B)]
ii. SelectIdentify means of storage from the following (a combination of different types is acceptable). Storage retention devices must meet total increased storage requirement: [Source: 18.20.105.E.8.b.ii, modified]
(1) Rain barrels. [Source: 18.20.105.E.8.b.ii.(A)]
(2) Detention ditches. [Source: 18.20.105.E.8.b.ii.(B)] (3) Underground storage tanks. [Source: 18.20.105.E.8.b.ii.(C)]
16. Regulation of uses. [Source: 18.20.105.E.9]
a. Residential only. No nonresidential use is permitted on the lot. [Source:
18.20.105.E.9.a]
b. No short term rentals (STRs). No dwelling unit on the lot may be rented for a period of less than 30 days. [Source: 18.20.105.E.9.b]
c. Owner occupancy. Unless the lot was formed by an urban lot split, the individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile. [Source: 18.20.105.E.9.c]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
75 17.15. Specific Aadverse Iimpacts. [Source: 18.20.105.F] a. Notwithstanding anything else in this Ssection, the Ccity may deny an application for a two-unit project or an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific, adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. [Source:
18.20.105.F.1, modified]
b. “Specific adverse impact” has the same meaning as in Government Code Ssection 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code section 214(g). [Source:
18.20.105.F.2, modified]
c. The Bbuilding Oofficial may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact. [Source:
18.20.105.F.3, modified]
G.I. Separate Cconveyance. [Source: 18.20.105.E.7]
1. Primary dwelling units on the lot may not be owned or conveyed separately from each other. [Source: 18.20.105.E.7.a]
2. Condominium airspace divisions and common interest developments are not permitted within the lot. [Source: 18.20.105.E.7.b]
3. All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners. [Source: 18.20.105.E.7.c]
3.4. Between Lots Resulting from an Urban Lot Split. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. [Source: 18.20.097.E.12.b, modified] H.J. 10. Deed Rrestriction. The owner must record a deed restriction for a two-unit project on a form approved by the city, that does each of the following: [Source: 18.20.105.E.10]
1. Expressly prohibits any rental of any dwelling unit on the property for a period of less than 30 days. [Source: 18.20.105.E.10.a]
2. Expressly prohibits any nonresidential use of the lot. [Source: 18.20.105.E.10.b] Chapter 18.15 Residential Zoning Districts
76 3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.105.E.10.c]
4. Development on the lot is limited to development of residential units under this Section, except as required by State law. [Source: 18.20.105.E.10.e.ii, modified]
3. 5. If the lot is not created by an urban lot split,, must expressly state:
a. That requires the individual property owner(s) are required to live in one of the dwelling units on the lot as the owners’ primary residence and legal domicile. [Source: 18.20.105.E.10.d]
4. States that: [Source: 18.20.105.E.10.e]
a.b. The site is a two-unit project and is therefore subject to the Ccity’s two-unit regulations, including all applicable limits on dwelling size and development. [Source: 18.20.105.E.10.e.i]
b. Development on the lot is limited to development of residential units under this section of this code, except as required by state law. [Source:
18.20.105.E.10.e.ii]
I.K. Remedies. If a two-unit project violates any part of this code or any other legal requirement:
[Source: 18.20.105.G]
1. The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract. [Source: 18.20.105.G.1]
2. The Ccity may: [Source: 18.20.105.G.2, modiifed]
a. Bring an action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.105.G.2.a]
b. Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.105.G.2.b] c. Pursue criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.105.G.2.c]
d. Record a notice of violation. [Source: 18.20.105.G.2.d] e. Withhold any or all future permits and approvals. [Source: 18.20.105.G.2.e] f. Pursue all other administrative, legal, or equitable remedies that are allowed by law or the city’s codeMunicipal Code.(Ord. 957 § 3, 2022; Ord. 951 § 3, 2021) [Source: 18.20.105.G.2.f, modified]
18.15.190 Urban Lot Splits
A. Purpose. The purpose of this Section is to allow and appropriately establish standards for the development of two-unit residential projects within single-family residential zoning districts in Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
77 accordance with The purpose of this section is to allow and appropriately regulate urban lot splits in accordance with Government Code Ssection 66411.7. [Source: 18.20.097.A] B. Applicability. The requirements of this Section shall apply to urban lot splits in single-family residential zoning districts and the development and use of residential dwelling developments on the resulting lots. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), single-family residential zoning districts include R-20, R-15, R-10, R-10A, R7, R-6, and single-family residential PUDs. Urban lot splits, in accordance with this Section, are prohibited in all other zoning districts. [Source: NEW, modified] C. Definitions.
1. Urban Lot Split. An “urban lot split” means is the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of this Ssection and as defined by Government Code Section 66411.7. [Source: 18.20.097.B, modified]
2. Individual Property Owner. A natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, limited partnership, limited liability company, C corporation, S corporation, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source:
18.20.105.C.1, modified]
B.D. Application and Processing Procedures. [Source: 18.20.097.C, modified]
1. Application Requirements.
a. Eligibility. Only individual property owners may apply for an urban lot split. “Individual property owner” means a natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source: 18.20.097.C.1, modified]
b. Application Form. An application for an urban lot split must be submitted on the Ccity’s approved form. Only a complete application will be considered. The Ccity will shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source: 18.20.097.C.2, modified] c. Fee. The Ccity may establish a fee to recover its costs for adopting, implementing, and enforcing this Ssection of the code, in accordance with applicable State law. The Ccity Ccouncil may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.097.C.3]
2. ApprovalDecision and Approval. [Source: 18.20.097.D, modified] Chapter 18.15 Residential Zoning Districts
78 a. Parcel Map. An application for a parcel map for an urban lot split is approved or denied ministerially, by the Bbuilding Oofficial, without discretionary review. [Source: 18.20.097.D.1, modified]
b. Tentative Parcel Map. A tentative parcel map for an urban lot split is shall be approved ministerially if it complies with all the requirements of this Ssection.
The tentative parcel map may not be recorded. A final parcel map is may be approved in accordance with Subparagraph 2.b ministerially as well, but not until only once the owner demonstrates that the required documents have been recorded, such as the deed restriction and easements. The A tentative parcel map expires six months after approvalin accordance with the Subdivision Map Act. [Source: 18.20.097.D.2, modified]
c. The approval must require the owner and applicant to hold the Ccity harmless from all claims and damages related to the approval and its subject matter. [Source: 18.20.097.D.3, modified]
d. The approval must require the owner and applicant to reimburse the Ccity for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this codeSection. [Source: 18.20.097.D.4, modified]
E. Qualifying Requirements. To qualify for ministerial review, a proposed urban lot split under this Section must satisfy all qualifying requirements listed below well as the following additional Map Act compliance requirements: An urban lot split must satisfy each of the following requirements: [Source: 18.20.097.E, modified]
1. Map Act Compliance. The lot must have been legally subdivided. [Source:
18.20.105.E.1]
2. The lot is located in a single-family residential zone. [Source: 18.20.105.E.2
3. The proposed lot does not include any of the following: [Source: 18.20.105.E.3, modified]
a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:
18.20.105.E.3.a.i]
b. A wetland. [Source: 18.20.105.E.3.a.ii]
c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
d. A hazardous waste site that has not been cleared for residential use. [Source:
18.20.105.E.3.a.iv]
e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:
18.20.105.E.3.a.v]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
79 f. Within a 100-year flood hazard area, unless the site has either: [Source:
18.20.105.E.3.a.vi]
i. Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or [Source: 18.20.105.E.3.a.vi.(A)]
ii. Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. [Source: 18.20.105.E.3.a.vi.(B)] g. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.105.E.3.a.vii]
h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.105.E.3.a.viii]
i. Habitat for protected species. [Source: 18.20.105.E.3.a.ix] j. Land under conservation easement. [Source: 18.20.105.E.3.a.x] k. Any other site location identified in Paragraph (a)(6) of Government Code Section 65913.4. [Source: 18.20.105.E.3.b, modified]
4. The lot is not located within a historic district or on property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or a site that is designated by the City or County landmark or as a historic property or district. [Source: 18.20.105.E.4, modified]
5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified] Chapter 18.15 Residential Zoning Districts
80 3.6. The urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Gov’tGovernment. Code Section§ 66410 et seq., “SMA”), including implementing requirements in this code, except as otherwise expressly provided in this Ssection. [Source: 18.20.097.E.1.a, modified]
4.7. If an urban lot split violates any part of the SMA, the Ccity’s subdivision regulations, including this section, or any other legal requirement: [Source: 18.20.097.E.1.b, modified]
a. The buyer or grantee of a lot that is created by the urban lot split has all the remedies available under the SMA, including but not limited to an action for damages or to void the deed, sale, or contract. [Source: 18.20.097.E.1.b.i] b. The Ccity has all the remedies available to it under the SMA, including but not limited to the following: [Source: 18.20.097.E.1.b.ii, modified] i. An action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.097.E.1.b.ii.(A)]
ii. An action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.097.E.1.b.ii.(B)] iii. Criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.097.E.1.b.ii.(C)]
iv. Record a notice of violation. [Source: 18.20.097.E.1.b.ii.(D)] v. Withhold any or all future permits and approvals. [Source:
18.20.097.E.1.b.ii.(E)]
c. Notwithstanding Government Code section 66411.1 (SMA), no dedication of rights-of-way or construction of off-site improvements is required for an urban lot split. [Source: 18.20.097.E.1.c]
5.8. Compliance with the Ccity’s subdivision regulations. The urban lot split must conform to all applicable objective requirements of the Ccity’s subdivision regulations (PHMC Title 17, Subdivisions) except that no dedication of rights-of-way or construction of offsite improvements are required for an urban lot split. [Source: 18.20.097.E.2]
6.9. Zone. The lot to be split is designated as a standard single-family residential zone district. For purposes of this section, a single-family residential zone is a zone where the only residential use that is allowed as a primary use is a single residential dwelling on a lota single-family residence is allowed by-right. (R-20, R-15, R-10, R-10A, R-7, R6, and appropriate PUDs). [Source: 18.20.097.E.3]
7.10. Lot location. [Source: 18.20.097.E.4]
a. The lot to be split is not located on a site that is any of the following: [Source:
18.20.097.E.4.a]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
81 i. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source: 18.20.097.E.4.a.i]
ii. A wetland. [Source: 18.20.097.E.4.a.ii]
iii. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing fire and building standards. [Source: 18.20.097.E.4.a.iii]
iv. A hazardous waste site that has not been cleared for residential use. [Source: 18.20.097.E.4.a.iv]
v. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source: 18.20.097.E.4.a.v]
vi. Within a 100-year flood hazard area, unless the site has either:
[Source: 18.20.097.E.4.a.vi]
(1) Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the
local jurisdiction; or [Source: 18.20.097.E.4.a.vi.(A)] (2) Meets Federal Emergency Management Agency
requirements necessary to meet minimum floodplain
management criteria of the National Flood Insurance
Program. [Source: 18.20.097.E.4.a.vi.(B)]
vii. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.097.E.4.a.vii] viii. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.097.E.4.a.viii] ix. Habitat for protected species. [Source: 18.20.097.E.4.a.ix] x. Land under conservation easement. [Source: 18.20.097.E.4.a.x] b. The purpose of subsection E.4.a of this section is merely to summarize the requirements of Government Code sections 65913.4(a)(6)(B) through (K). (See Gov’t. Code § 66411.7(a)(3)(C).) [Source: 18.20.097.E.4.b]
8. Not historic. The lot to be split must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a city or county landmark or as a historic property or district. [Source: 18.20.097.E.5]
9. No prior urban lot split. [Source: 18.20.097.E.6]
Chapter 18.15 Residential Zoning Districts
82 a. The lot to be split was not established through a prior urban lot split. [Source:
18.20.097.E.6.a]
b. The lot to be split is not adjacent to any lot that was established through a prior urban lot split by the owner of the lot to be split or by any person acting in concert with the owner. Any person acting “in concert” with the owner here includes any third party that coordinates or assists the owners of two adjacent lots with their respective urban lot splits. [Source: 18.20.097.E.6.b]
10. No impact on protected housing. The urban lot split must not require or include the demolition or alteration of any of the following types of housing: [Source:
18.20.097.E.7]
a. Housing that is income-restricted for households of moderate, low, or very low income. [Source: 18.20.097.E.7.a]
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its policy power. [Source: 18.20.097.E.7.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Gov’t. Code §§ 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.097.E.7.c]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which an urban lot split is sought must provide a sworn statement as to this fact with the application for the parcel map. The city may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the city may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.097.E.7.d]
C.F. Regulation of Uuses. [Source: 18.20.097.E.14, modified]
1. Residential Oonly. No nonresidential use is permitted on any lot created by urban lot split. [Source: 18.20.097.E.14.a, modified]
2. No Sshort- Tterm Rrentals (STRs). No dwelling unit on a lot that is created by an urban lot split may be rented for a period of less than 30 days. [Source: 18.20.097.E.14.b, modified]
3. Owner Occupancy. The applicant for an urban lot split must sign an affidavit stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant’s principal residence for a minimum of three years after the urban lot split is approved. [Source: 18.20.097.E.14.c, modified] D.G. Lot Ssize. [Source: 18.20.097.E.8, modified]
1. The lot to be split must be at least 2,400 square feet. [Source: 18.20.097.E.8.a]
2. The resulting newly created lots resulting from the urban lot split must each be at least 1,200 square feet. [Source: 18.20.097.E.8.b, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
83 3. Each of the resulting lots must be between 60 percent% and 40 percent% of the total square footage of the original lot area. [Source: 18.20.097.E.8.c, modified] E.H. Easements. [Source: 18.20.097.E.9]
1. The owner, if required, must enter into an easement agreement with each publicservice provider to establish easements that are sufficient for the provision of public services and facilities to each of the resulting lots. [Source: 18.20.097.E.9.a]
2. Each easement must be shown on the tentative parcel map. [Source: 18.20.097.E.9.b]
3. Copies of the unrecorded easement agreements must be submitted with the application. The easement agreements must be recorded against the property before the final map may be approved, in accordance with subsection D.2 of this section. [Source: 18.20.097.E.9.c]
4. If an easement is recorded and the project is not completed, making the easement moot, the property owner may request, and the Ccity will provide, a notice of termination of the easement, which the owner may record. [Source: 18.20.097.E.9.d, modified]
F.I. Lot Aaccess. Each resulting newly created lot resulting from the urban lot split must have access, or be adjacent to the public right-of-way, that satisfies the objective provisions of the Subdivision Map Act and emergency access provisions of the Contra Costa County Fire Department Standards. [Source: 18.20.097.E.10, modified] G.J. Dwelling Uunit Sstandards. A dwelling unit developed on a lot resulting from an urban lot split shall comply with the design and development standards established in Subsection H of Section 18.15.180 (Two-Unit Projects) based on the resulting gross lot area for each lot. [Source: 18.20.097.E.11, modified]
a. Quantity. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this subsection, “dwelling unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a dwelling unit created under PHMC § 18.20.105, an accessory dwelling unit (ADU), or a junior accessory dwelling unit (JADU). See below: [Source:
18.20.097.E.11.a]
b. Dwelling unit size. [Source: 18.20.097.E.11.b]
i. The dwelling units developed on a lot resulting from an urban lot split must conform to the objective development standards that are imposed through the corresponding zone based on the resulting gross lot area (Schedule 18.20.030, Minimum Lot Area) and as outlined in subsections E.11.c through f of this section. [Source:
18.20.097.E.11.b.i]
ii. If a resulting urban lot split size is in between the minimum lot size of two corresponding zones, the default zoning will be the smaller of the two single-family residential zoning districts. [Source:
18.20.097.E.11.b.ii]
Chapter 18.15 Residential Zoning Districts
84 iii. Any lot resulting from an urban lot split with a resulting site area less than 6,000 square feet shall be subject to the standards of the R-6 zoning district. [Source: 18.20.097.E.11.b.iii]
iv. The minimum size of each primary dwelling unit is 500 square feet and the objective development standards may only be enforced to the extent that they do not prevent two 800-square-foot primary dwelling units on a lot. [Source: 18.20.097.E.11.b.iv]
v. Any required enclosed parking space is not calculated as part of the dwelling unit size. [Source: 18.20.097.E.11.b.v]
c. Height restrictions. [Source: 18.20.097.E.11.c]
i. Except as otherwise provided in subsection E.11.c.ii of this section, no primary dwelling unit that is developed on a resulting lot may exceed one story or 16 feet in height. [Source: 18.20.097.E.11.c.i] ii. If a primary dwelling unit on the lot complies with the setback standards set forth in PHMC § 18.20.030, then the height of a primary dwelling unit may exceed 16 feet, up to the objective height limit that is imposed through the underlying zone (Schedule 18.20.030, Maximum Building Height (feet)). Notwithstanding the foregoing, no primary dwelling unit may exceed two stories. [Source:
18.20.097.E.11.c.ii]
iii. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure. [Source:
18.20.097.E.11.c.iii]
iv. Any portion of a new primary dwelling unit that exceeds one story under subsection E.11.c.ii of this section must be stepped back by an additional five feet from the ground floor. [Source: 18.20.097.E.11.c.iv] v. No balcony, deck, or other portion of the second story may project into the stepped back portion of the primary dwelling unit. [Source:
18.20.097.E.11.c.v]
vi. No rooftop deck is permitted on any new or remodeled dwelling unit or structure on a lot resulting from an urban lot split. [Source:
18.20.097.E.11.c,vi]
d. Lot coverage. Lot coverage must conform to the objective lot coverage requirements that are imposed through the corresponding zone (Schedule
18.20.030, Maximum Lot Coverage). This lot coverage standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source: 18.20.097.E.11.d] e. Floor area ratio. Floor area ratio (FAR) must conform to the objective FAR requirements that are imposed through the corresponding zone. This FAR standard is only enforced to the extent that it does not prevent two primary Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
85 dwelling units on the lot measuring 800 square feet each. [Source:
18.20.097.E.11.e]
f. Setbacks. [Source: 18.20.097.E.11.f]
i. Generally. All setbacks must conform to those objective setbacks that are imposed through the corresponding zone (Schedule 18.20.030, Minimum Yards). [Source: 18.20.097.E.11.f.i]
ii. Exceptions. Notwithstanding subsection E.11.f of this section:
[Source: 18.20.097.E.11.f.ii]
(1) Existing structures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure. [Source:
18.20.097.E.11.f.ii.(A)]
(2) Eight hundred square feet; four-foot side and rear. The setbacks imposed by the underlying zone must yield to the degree necessary to avoid physically precluding the
construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line. [Source: 18.20.097.E.11.f.ii.(B)] g. Parking. Each new primary dwelling unit that is built on a lot after an urban lot split must have at least one off-street, covered and enclosed parking space per primary dwelling unit unless one of the following applies: [Source:
18.20.097.E.11.g]
i. The lot is located within one-half mile walking distance of either:
[Source: 18.20.097.E.11.g.i]
(1) A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or [Source: 18.20.097.E.11.g.i.(A)]
(2) A site that contains: [Source: 18.20.097.E.11.g.i.(B)] (a) An existing rail or bus rapid transit station, [Source:
18.20.097.E.11.g.i.(B).(1)]
(b) A ferry terminal served by either a bus or rail transit service, or [Source: 18.20.097.E.11.g.i.(B).(2)]
(c) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less
during the morning and afternoon peak commute
periods. [Source: 18.20.097.E.11.g.i.(B).(3)]
Chapter 18.15 Residential Zoning Districts
86 ii. The site is located within one block of a car-share vehicle location. [Source: 18.20.097.E.11.g.ii]
iii. If the construction of both a primary dwelling unit measuring 800 square feet or less in floor area and the required enclosed parking space would cause development on the lot to exceed the objective lot coverage requirement of the underlying zone, then the unit’s off-street parking space must be unenclosed. [Source: 18.20.097.E.11.g.iii] h. Design standards. All new primary dwelling units that are developed on a lot resulting from an urban lot split must conform to the objective design standards outlined in the city of Pleasant Hill’s “City-Wide Design Guidelines and Objective Design Standards” (PHMC § 18.20.040.K). The objective design standards are only enforced to the extent that they do not prevent two primary dwelling units on the lot measuring 800 square feet each. [Source:
18.20.097.E.11.h]
i. Nonconforming conditions. An urban lot split may be approved without requiring a legal nonconforming zoning condition to be corrected. [Source:
18.20.097.E.11.i]
j. Utilities. [Source: 18.20.097.E.11.j]
i. Each primary dwelling unit on the resulting lots must have its own direct utility connection to the utility service provider. [Source:
18.20.097.E.11.j.i]
ii. Each primary dwelling unit on the resulting lots that is or that is proposed to be connected to an on-site wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.097.E.11.j.ii]
k. Building and safety. All structures built on the lot must comply with all current local building standards. An urban lot split is a change of use. [Source:
18.20.097.E.11.k]
l. Fire safety. All structures built on the lot must comply with all current fire safety measures required by the Contra Costa County Fire Protection District. [Source: 18.20.097.E.11.l]
H.K. Separate Cconveyance. [Source: 18.20.097.E.12]
1. Within a resulting lot. [Source: 18.20.097.E.12.a]
a. Primary dwelling units on a lot that is created by an urban lot split may not be owned or conveyed separately from each other. [Source: 18.20.097.E.12.a.i] b. Condominium airspace divisions and common interest developments are not permitted on a lot that is created by an urban lot split. [Source:
18.20.097.E.12.a.ii]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
87 c. All fee interest in a lot and all dwellings on the lot must be held equally and undivided by all individual property owners. [Source: 18.20.097.E.12.a.iii]
2. Between Rresulting Llots. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. [Source: 18.20.097.E.12.b, modified]
3. Stormwater and stormwater runoff. The development must comply with the following standards: [Source: 18.20.097.E.13]
a. Compliance with California’s Stormwater C.3 requirements. [Source:
18.20.097.E.13.a]
b. The development shall not contribute any net addition to stormwater runoff. A stormwater plan is required to demonstrate compliance and shall include the following: [Source: 18.20.097.E.13.b]
i. Stormwater calculations. [Source: 18.20.097.E.13.b.i] (1) Establish the total disturbed area (TDA): TDA = New Impervious area [sf] + Replaced Impervious area [sf] [Source:
18.20.097.E.13.b.i.(A)]
(2) Calculate storage requirement: Storage Requirement = 0.28 [gal/sf] * TDA [Source: 18.20.097.E.13.b.i.(B)]
ii. Identify means of storage from the following (a combination of different types is acceptable). Storage retention devices must meet total increased storage requirement: [Source: 18.20.097.E.13.b.ii] (1) Rain barrels. [Source: 18.20.097.E.13.b.ii.(A)]
(2) Detention ditches. [Source: 18.20.097.E.13.b.ii.(B)] (3) Underground storage tanks. [Source: 18.20.097.E.13.b.ii.(C)] I.L. Deed Rrestriction. The owner must record a deed restriction, on each lot that results from the urban lot split, on a form approved by the Ccity, that does each of the following: [Source:
18.20.097.E.15, modified]
1. Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days. [Source: 18.20.097.E.15.a]
2. Expressly prohibits any nonresidential use of the lots created by the urban lot split. [Source: 18.20.097.E.15.b]
Chapter 18.15 Residential Zoning Districts
88 3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.097.E.15.c]
4. Limits development of the lot to residential standards that comply with the requirements of this section, except as required by state law. [Source: 18.20.097.E.15.d] J. Specific adverse impacts. [Source: 18.20.097.F]
1. Notwithstanding anything else in this section, the city may deny an application for an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. [Source:
18.20.097.F.1]
2. “Specific adverse impact” has the same meaning as in Government Code section 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” and does not include (a) inconsistency with the zoning ordinance or general plan land use designation or (b) the eligibility to claim a welfare exemption under Revenue and Taxation Code section 214(g). [Source: 18.20.097.F.2]
3. The building official may consult with and be assisted by planning staff and others as necessary in making a finding of specific adverse impact. (Ord. 957 § 2, 2022; Ord. 951 § 2, 2021) [Source: 18.20.097.F.3]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
89 Chapter 18.20
Mixed-Use Districts
Chapter 18.20 Mixed-Use Districts
90 Chapter 18.20 Mixed-Use Districts
Sections
18.20.010 Purpose and Intent of Mixed-Use Districts
18.20.020 Land Use Regulations for Mixed-Use Districts
18.20.030 Development Standards for Mixed-Use Districts
18.20.040 Additional Development Standards
18.20.050 Outdoor Retail Sales Facilities
18.20.060 Outdoor Donation Collection Facilities
18.20.010 Purpose and Intent of Mixed-Use Districts
A. Specific Ppurposes. In addition to the general purposes listed in PHMC § Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of mixed-use zoning districts are to:
[Source: 18.22.010.A, modified]
1. Ensure mixed-use development is consistent with the overall community character and serves the existing and future needs of residents and visitors. [Source: 18.22.010.A.1]
2. Allow a variety of compatible land uses that provide flexibility to property and/or business owners. [Source: 18.22.010.A.2]
3. Achieve compatibility between new mixed-use development and surrounding less intensive residential and commercial uses by establishing physical development standards and performance standards. [Source: 18.22.010.3]
4. Ensure adequate development standards and regulations are in place to foster successful and innovative mixed-use developments. [Source: 18.22.010.A.4] B. Summary of Mmixed-Uuse Ddistricts. The specific purposes and intent for each of the fFour mixed-use zoning districts are established to carry out these purposesas follows: [Source:
18.22.010.B, modified]
1. MX-NB - Mmixed-Uuse Nneighborhood Business districtsZoning District. The MX-NB zoning district allows a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments). It is the intent of this zone zoning district to provide a mix of compact single-family residential, multiplemulti-family residential, and small-scale commercial uses located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use) at low intensities to maintain the compatibility with adjacent lower density single-family neighborhoods. A variety of residential typologies are encouraged in the form of compact single-family in horizontal format, townhouses, condominiums, or apartments at a density between one 1.3 and 20 units per acre and a floor area ratio (FAR) of up to 0.75 for nonresidential uses. The MX-NB zoning district implements the Mixed-Use Neighborhood (MUD) General Plan land use designation. [Source: 18.22.010.B.1]
1. Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
91 2. MX - Mmixed-Uuse Zoning Ddistricts. The MX zoning district allows for higher the most intensive intensity uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixeduse) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multiplemulti-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 12 and 40 units per acre and an FAR of up to 0.75 for nonresidential uses. The MX zoning district implements the Mixed-Use (MU) General Plan land use designation. [Source: 18.22.010.B.2, modified]
3. MX-HD - Mmixed-Uuse Hhigh-Ddensity Zoning Ddistricts. The MX-HD zoning district allows for diverse uses, including residential, commercial, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). This zoning district encourages high intensity multiMultiplefamily residential uses include live-work units, townhouses, apartments, studio flats, and condominiums at a density between 40 and 70 units per acre and an FAR of up to
0.75 for nonresidential uses. The MX-HD zoning district implements the Mixed-Use High-Density (MUHD) General Plan land use designation. [Source: 18.22.010.B.3, modified]
4. MX-VHD - Mmixed-Uuse Vvery Hhigh-Ddensity Zoning Ddistrict. The MX-VHD zoning district allows for the most intensive uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multiplemulti-family residential uses including live-work units, townhouses, apartments, studio flats, and condominiums at a density between 70 and 100 units per acre and an FAR of up to
0.85 for nonresidential uses. The MX-VHD zoning district implements the Mixed-Use Very High-Density (MFVHD) General Plan land use designation. (Ord. 967 § 7, 2024) [Source: 18.22.010.B.4, modified]
C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i), lower-income sites included in the sites inventory with a proposed zoning change to meet the RHNA shortfall, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By-right” means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.22.010.C]
18.20.020 Land Use Regulations for Mixed-Use Districts
A. Residential Land Use Classifications. Table 18.20-A (Mixed-Use Land Use Regulations) establishes the land uses allowed within each mixed-use zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications).
Chapter 18.20 Mixed-Use Districts
92 In Schedule 18.22.020, the uses allowed for each mixed-use zoning district are established by letter designations as follows:[Source: 18.22.020, modified] B. “P” designates use classifications permitted in mixed-use districts. [Source: 18.22.020] C. “U” designates use classifications permitted on approval of a use permit. [Source: 18.22.020] D. “T” designates use classifications permitted on approval of a temporary use permit. [Source:
18.22.020]
E. “L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule. [Source: 18.22.020]
F. “P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use. [Source: 18.22.020] B. Zoning Permit Required. Each land use listed in Table 18.20-A (Mixed-Use Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] G.C. Other Permits and Entitlements. In addition to the permits listed in Table 18.20-A (Mixed-Use Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.20-A (Mixed-Use Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source:
18.22.020, modified]
H.E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.22.020, modified] The uses listed are based on the use classifications set forth in PHMC Chapter 18.15.
Use classifications not listed are prohibited unless authorized by zoning administrator resolution under PHMC § 18.15.010. The “Additional Use Regulations” column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this title. [Source: 18.22.020]
Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Residential Uses
Accessory dwelling unit See Section 18.15.050PHMC § 18.20.095.
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
Accessory , junior, dwelling unit,
junior
See Section 18.15.050 PHMC § 18.20.095.
Bed and breakfast – – – –
Emergency homeless shelter U U U P
Employee housing U U U U
Family day care home, up to 14
children
P P P P
Group residential – – – P
Home occupation P P P P Section
18.15.130PHMC
§ 18.20.070.
Low barrier navigation center P P P P
Mobile home park P P P P
Multifamily residential
Two-unit P P P P
Three-unit P P P P
Four-unit P P P P
Five or more units P P P P
Residential care facility, small,
licensed
P P P P
Residential care facility, small,
unlicensed
P P P P
Senior housing P P P P
Single-family residential P P P P
Single-room occupancy – – – U See Section 18.15.170
Supportive housing P P P P
Transitional housing P P P P
Public and Semipublic Uses
Clubs and lodges U U U U
Community center U U U U
Cultural institutions U U U U
Day care, general U U U U L-1
Park and recreational facilities U U U U
Religious Place of assembly U U U U
Public safety facilities U U U U
Offender rehabilitation services – – – –
Chapter 18.20 Mixed-Use Districts
94 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Residential Ccare facility, large,
licensed or unlicensed
P P P PU
School, public or private college and
university
U U U U
School, private U U U U
School, technical/trade and
vocational
U U U U
Utilities, major U U U U
Utilities, minor P P P P
Wireless telecommunications facility L-4 L-4 L-4 L-4 Chapter 18.110 PHMC Chapter 18.67.
Commercial Uses
Adult businesses – – – –
Animal boarding – – – –
Animal clinic U U U U
Animal day care U U U U
Animal grooming P P P P
Animal hospitals – – – –
Artists’ studios P P P P
Banks and savings and loans P P P P
With drive-through service – – – –
Cannabis retailer, medical – U U U Chapter 18.65
Cannabis retailer, adult-use – – – – Chapter 18.65
Catering services P P P P
Commercial parking facility – – – –
Eating and drinking establishments P P P P
With live entertainment/dancing inside of a building
Type A – P P P Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and
PHMC Chapter 18.70.
Type B – U U U Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and
PHMC Chapter 18.70
Type C – – – – Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and
PHMC Chapter 18.70.
Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
95 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
With up to 12 outdoor seats P P P P
With more than 12 outdoor seats U U U U
Fitness studio, less than 5,000
square feet
P P P P
Fitness studio, greater than 5,000
square feet
U U U U
Food and beverage sales P P P P
Hotels U U P P
Live entertainment
Type A – P P P Section 18.25.110
Type B – U U U Section 18.25.110
Type C – – – – Section 18.25.110
Medical marijuana dispensaries – – – –
Offices, general and medical, less
than 35 percent of the gross floor
area
P P P P
Personal improvement services U U U U
Personal services P P P P
Pharmacy P P P P
Retail sales, less than 20,000 square
feet
P P P P
Research and development U U U U
Retail sales, more than 20,000
square feet
L-3 U U U
Theaters – P P P
Travel services P P P P
Accessory Uses
Accessory Uses P/U P/U P/U P/U
Temporary Uses
Agricultural sales T T T – L-5.
Arts and crafts show outdoors – T T – L-1 and L-3.
Christmas tree sales – T T – L-1 and L-5.
Civic and community events – T T – L-1 and L-4.
Commercial filming, limited – T T – L-1 and L-4.
Religious or gGroup assembly events – T T – L-1 and L-4.
Live entertainment events – T T – L-1, L-2 and L-4.
Chapter 18.20 Mixed-Use Districts
96 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Outdoor exhibits – T T – L-1 and L-4.
Personal property sales P P P – L-69.
Pumpkin sales – T T – L-1 and L-5.
Recreational events – T T – L-1 and L-4.
Street fairs T T T T L-5.
Swap meet – T T – L-1 and L-3.
Trade fairs – T T – L-1 and L-3.
Limitations on Specific Use Classifications
L-1 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.
L-2 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.
L-3 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.
L-4 Permitted, subject to a setback of 200 feet from any residential use.
L-5 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.
L-69 Not more than four events during any calendar year for not more than two consecutive days per event.
L-710 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.
18.20.030 Development Standards for Mixed-Use Districts A. Schedule Table 18.20-B (Development Standards – Mixed-Use Zoning Districts)18.22.030 sets forthestablishes the development regulations for the MX-N, MX, MX-HD, and MX-VHD zoning districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following the schedule Table 18.20-B or to regulations located elsewhere in this Cchapter. [Source: 18.22.030.A]
B. Supplemental Development regulations Standards. Sections applicable to all development in the MX-N, MX, MX-HD, and MX-VHD zoning districts are in PHMC §§ 18.25.050 through
18.25.140Sections 18.25.040 through 18.25.160; they set forthestablish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing. [Source: 18.22.030.B, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
97 B.C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. Regulations applicable to all zoning districts, included in Part 4, include requirements for: [Source: 18.22.030.B, modified]
1. General Site and Development Standards (Chapter 18.55);Additional site development regulations (PHMC Chapter 18.50); [Source: 18.22.030.B.1]
2. Off-Street Parking and Loading (Chapter 18.80);Off-street parking and loading (PHMC Chapter 18.55); [Source: 18.22.030.B.2]
3. Signs (Chapter 18.95); Signs (PHMC Chapter 18.60); [Source: 18.22.030.B.3]
4. Nonconforming uses and structures (Chapter 18.200); Nonconforming uses and structures (PHMC Chapter 18.65); and [Source: 18.22.030.B.4]
5. Adult businesses (Chapter 18.60). [Source: 18.22.030.B.5, modified] Table 18.20-B: Development Standards – Mixed-Use Zoning Districts Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.1520.040)
MX-NB MX MX-HD MX-VHD
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 7,500 7,500
Lot Width (ft) 75 75 75 75
Setbacks
Front (ft) 15 15 10 5 (B.3), (H)
Side Setback (ft) 5 – – – (B.2), (B.3)
Corner Side Setback (ft) 15 10 10 5 (B.3)
Rear Setback (ft) – – 5 5 (B.2), (B.3)
Aggregate Side Setback
(ft)
– – – – (B.3)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.
Scenic Route Setback (ft) 2550 2550 2550 2550 Chapter 18.90 Height and Lot Coverage (maximum)
Building Height (ft) 35 4050 5060 6085
Gross Floor Area Ratio
(commercial)
0.75 0.75 0.75 0.85
Other Standards
Minimum Site Landscaping 25% 15% 15% 15% (C)
City-Wide Objective
Design Standards
Section 18.15.040.L (F)
Employee Eating Area (E)
Commercial Uses (A)
Storm Drain Outlets (G)
Chapter 18.20 Mixed-Use Districts
98 18.20.040 Additional Development Standards
A. Mixed -Use Projects on Housing Opportunity Sites. All mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, shall dedicate at least 75 percent of the gross floor area to residential uses. [Source: NEW] B. Mixed-Use Commercial useRequirements.
1. General. Mixed-use sites not identified as a housing opportunity site towards part of the Regional Housing Needs Assessment in the Pleasant Hill Sixth Cycle Housing Element (2023-2031) shall include a minimum percentage of commercial based on the total proposed square footage of the project. Table 18.22.040-118.20-C (Mixed-Use Zoning District Commercial Percentage) outlines the minimum percentage of commercial based on specific corridors within the Ccity. [Source: 18.22.040.A, modified]
2. ExceptionsMixed-use commercial exception. Any existing single-family use in a mixeduse zone (MX-N, MX, MX-HD, MX-VHD), or the replacement of an existing singlefamily use with another single-family use, is exempt from compliance with the mixeduse requirements for percentage of commercial uses outline in Table 18.22.040-1 the mixed-use commercial requirement established in Subparagraph A.1 and is considered a conforming use, for as long as the existing single-family use continues on the site. This exemption does not apply to: [Source: 18.22.040.B, modified] a. Sites designated as housing opportunity sites in the most recent certified Housing ElementPleasant Hill Sixth Cycle Housing Element (2023-2031). [Source: 18.22.040.B.1]
b. Sites that undergo a lot merger consolidation with adjacent sites. Any parcels that undergo a lot consolidation shall adhere to all mixed-use use and Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.1520.040)
MX-NB MX MX-HD MX-VHD
Supplemental Regulations Section 18.20.050 040 through 18.20.140 060 and Part 4.
Nonconforming Structures Chapter 18.200.040.
Table 18.20-C
Mixed-Use Zoneing District Commercial Percentage
25% Commercial Requirement (Of
Total Gross Floor Area)
15% Commercial Requirement (Of
Total Gross Floor Area)
10% Commercial Requirement (Of
Total Gross Floor Area)
Contra Costa Boulevard Gregory Lane All remaining areas Golf Club Drive Oak Park Boulevard
Monument Boulevard Pleasant Hill Road
Downtown Specific Plan Area Ellinwood Way
Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
99 development standard requirements established in this Chapter. [Source:
18.22.040.B.2, modified]
3. Reductions from the commercial requirement. A Uuse Ppermit is required for mixeduse developments seeking to reduce a reduction to the minimum mixed-use commercial requirements in Table 18.22.040-1 of this Subsection and that are not already exempt per subsection Subparagraph 2.B of this section. Additionally, aA market/retail feasibility study will shall be required submitted with the application for the Use Permit justifying the proposed reduction in the commercial requirement and why the required commercial is not feasible or that the net realized benefit to the city will be comparable to the minimum commercial percentage requirement. [Source:
18.22.040.C, modified]
B.C. MX-N, MX, MX-HD, and MX-VHD Mixed-Use Zoning Ddistricts Aadjoining Ssingle-Ffamily Rresidential Zoning Ddistricts. Developments in mixed-use zoning districts that adjoin a singlefamily residential zoning district shall comply with the following standards. [Source:
18.22.040.D, modified]
1. Planting Aarea. A continuous planting area having at least a minimum width of five feet at least five feet in width and at containing at least five trees per 100 linear feet shall be provided along interior property lines adjoining a single-family residential zoning district. [Source: 18.22.040.D.1, modified]
2. Fences and Wwalls. A required yard setback abutting a residential zoning district shall be enclosed by a solid wood, concrete, or masonry wall at least six feet, but not more than eight feet, in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height. (See also PHMC § Section 18.25.14018.75.020 (Height Limitations).) [Source: 18.22.040.D.2, modified]
Figure 18.20-1: Required Walls: Residential Use Abutting Nonresidential Use (The diagram is illustrative)
3. Building height, required yardsSetbacks, and Sstepbacks. In addition to all applicable standards established in this Cchapter, mixed-use developments with buildings taller more than 35 feet in height located on a parcel lot adjacent to a single-family residential Chapter 18.20 Mixed-Use Districts
100
zone zoning district shall use a minimum of one of the following techniquesincorporate at least one of the following: [Source: 18.22.040.E, modified] a. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet.tThe building shall be designed to “stepback” upper floors at least one foot for every one foot of increased building height above 35 feet. For example, consider a building with a proposed height of 40 feet.
The height of the main wall of the building base would start at 35 feet at the required side and/or rear yard line, then increase by one foot for every foot beyond the side/rear yard line until it attains the height of 40 feet at a minimum distance of five feet behind the side/rear yard line [Source: 18.22.040.E.1, modified]
b. Additional Sside and Rrear yard Setback Aarea. The required side and rear yards setbacks shall be increased by one foot for every one foot of structure building height in excess of 35 feet, not to exceed 10 additional feet. For example, a building with a proposed height of 40 feet would have to be set back an additional five feet from the required side/year yard setback lines. [Source: 18.22.040.E.2, modified]
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101
Figure 18.20-2: Building Height, And Required Yards, And StepbacksAdditional Setbacks for Buildings Over 35 Feet
D. Minimum Ssite Llandscaping Requirements.
4.1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.20-B (Development Standards – Mixed Use Zoning Districts) except as provided in Subparagraph D.2 belowas a matter of right. [Source: 18.22.040.F, modified]
5.2. Exception. Up to 50 percent% of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas, subject to with Aarchitectural Rreview Commission or Pplanning Ccommission approval as part of a proposed project (see PHMC § 18.52.030.F). [Source: 18.22.040.F, modified] Buildings with Office Space.
C. Buildings that incorporate over 10,000 square feet of office space shall provide eating facilities for employees. [Source: 18.22.040.H,]
D.E. Buildings that incorporate over 50,000 square feet of office space shall include, in addition to the requirements of Paragraph E.1, include employee showers, clothes changing rooms, and lockers. [Source: 18.22.040.G, modified]
F. City-Wwide Oobjective Ddesign Sstandards.
Chapter 18.20 Mixed-Use Districts
102
1. In addition to the development standards established in this Chapter, aAll mixed-use developments that include where two-thirds of the total gross floor area is dedicated to residential units shall comply with the multifamily residential objective design standardsMulti-Family Residential Objective Design Standards, as adopted by Ccity Ccouncil resolution. [Source: 18.22.040.I, modified]
2. Streamlined mixed-use projects that include two-thirds of the total gross floor area dedicated to residential units. If a proposed mixed-use project that includeswith twothirds of the total gross floor area dedicated to residential units qualifies for streamlined permit review, as determined by Sstate law, the Zzoning Aadministrator shall review the proposed project to verify compliance with the development standards established for mixed-use districts and the objective design standards applicable to such projects.
If the Proposed mixed-use projects that include two-thirds of the total gross floor area dedicated to residential units that proposed project comply complies with all development and objective design standards, the application shall be processed ministeriallythrough a ministerial Architectural Review Permit. If the proposed Qualifying projects that do does not comply with the objective design standards, the application shall be subject to discretionary review through the Aarchitectural Rreview Ppermit process, as specified in PHMC Chapter 18.11518.120 (Architectural Review Permits). [Source: 18.22.040.I.1, modified]
E.G. Storm Ddrains. All storm drain inlets in the MX-N, MX, MX-HD, and MX-VHDmixed use zoning districts shall comply with the Ccity’s national pollutant discharge elimination system (NPDES) regulations. (See PHMC as established in Chapter 15.05.) [Source: 18.22.040.J, modified] F.H. Hotels. Full-service hotels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms. [Source: 18.22.040.K] G.I. Vehicular Eeasements. A minimum required yard setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.22.040.L, modified]
H.J. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 18.22.040-2 18.20-D (Mixed-Use Zone Setback Encroachments for Mixed-Use Zoning Districts). [Source: 18.22.040.M, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
103
Table 18.20-D: Setback Encroachments for Mixed-Use Zone Zoning Districts Setback Encroachments
I.K. Windows. Not more than 30 percent% of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Aarchitectural Rreview Ccommission. Obstructions more than three feet away from windows are exempt. Product display spaces are allowed subject to review and approval by the Zzoning Aadministrator. [Source: 18.22.040.N, modified] J.L. Balconies. [Source: 18.22.040.O]
1. Balconies are only allowed on floors above the second floor on mixed-use structures. [Source: 18.22.040.O.1, modified]
2. Stepback Eencroachment. Balconies are only allowed to encroach up to 50 percent% into the required stepback area (see subsection B of this section). [Source:
18.22.040.O.2, modified]
K.M. Parking Sstructures. [Source: 18.22.040.P, modified]
1. Parking structures are allowed in the MX-VHD zoning district only as accessory to the primary uses of the site, not as a standalone use. [Source: 18.22.040.P.1, modified]
2. In addition to the off-street parking and loading regulations in PHMC Chapter 18.5580 (Off-Street Parking and Loading), parking garages in mixed-use zoning districts shall not be located on the ground floor of a structure unless the structure space designed for residential, commercial, or other nonresidential uses is located between the parking garage and the street. This requirement shall not prevent a parking garage entrance at the ground floor of a structure. [Source: 18.22.040.P.2, modified] L.N. Ground Ffloor Ccommercial Ffrontage. Ground floor commercial frontages shall comply with the following: [Source: 18.22.040.Q, modified]
1. Create transparent facades with windows or clear glazing for at least 70 percent% of the active frontage length along primary streets or public open spaces and 50 percent% Improvement Maximum Allowed Encroachment
Sills, eaves, cornices, canopies, and other similar
architectural features eight feet or more above surface finished grade.
Allowed in setback area
Movable tables, chairs, umbrellas, outdoor heaters. Allowed in setback area Movable partitions or planters to define an outdoor seating area not exceeding three feet in height.
Allowed in setback area
Front stoop or porch. Allowed in setback area
Bicycle racks. Allowed in setback area
Trees and tree wells. Allowed in setback area
Planters and planting beds extending not more than 18
inches into the setback area and not more than 18 inches in height above finished grade.
Allowed in setback area
Bay windows, on a foundation or cantilevered, chimneys, or wells for basement windows or stairs, occupying in the
aggregate not more than 20 percent% of the length of the side of the structure on which they are located.
Two feet into setback area
Utility structures less than six square feet in size. Allowed in setback area Chapter 18.20 Mixed-Use Districts
104
of the active frontage length along secondary streets. [Source: 18.22.040.Q.1, modified]
2. Windows and clear glazing on the ground floor facade must shall have no opaque or semi opaque building elements wider than two inches or spaced more closely than five feet between three to 10 vertical feet from the sidewalk. [Source: 18.22.040.Q.2, modified]
3. All ground floor commercial tenant spaces must be at least 45 feet deep for a minimum of 50 percent% of primary street building facades, and at least 25 feet deep for a minimum of 50 percent% of secondary street facades. [Source: 18.22.040.Q.3, modified]
4. Fences or plantings between an active frontage and the edge of sidewalk along a primary street shall be a maximum of three feet in height. [Source: 18.22.040.Q.4]
5. Ground floor commercial tenant spaces shall have a minimum floor plate/ceiling height of 10 feet. [Source: 18.22.040.Q.5]
6. Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses. [Source: 18.22.040.Q.6] M.O. Mixed-use Ffrontages. All mMixed-use buildings shall locate the primary building entrance for commercial uses at the building edge that faces a primary street or a public open space. (Ord. 967 § 7, 2024) [Source: 18.22.040.R, modified]
18.20.050 Outdoor Retail Sales Facilities
Outdoor retail sales facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.120 (Outdoor Sales Facility). [Source: NEW]
18.20.060 Outdoor Donation Collection Facilities
Outdoor donation collection facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.130 (Outdoor Donation Collection Facility). [Source: NEW]
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105
Chapter 18.25
Commercial, Office, and
Industrial Zoning Districts
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 106
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts
Sections
18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts
18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts
18.25.030 Development Standards for Commercial, Office, and Industrial Districts
18.25.040 Additional Development Standards
18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts
18.25.060 Container or Storage Units
18.25.070 Eating and Drinking Establishments
18.25.080 Firearm Sales
18.25.090 Hazardous Materials Storage
18.25.100 Hours of Operation in the PAO, C, and LI Zoning Districts
18.25.110 Live Entertainment
18.25.120 Outdoor Sales Facilities
18.25.130 Outdoor Donation Collection Facilities
18.25.140 Recycling Facilities
18.25.150 Service Station and Automobile Washing
18.25.160 Vehicle Storage
18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts A. Specific Purposes. In addition to the general purposes listed in PHMC § 18.05.020Section
18.05.020 (Purpose, Intent, and Authority), the specific purposes of commercial, retail business, neighborhood business, office, and light industrial districts regulations are to:
[Source: 18.25.010, modified]
1. Provide appropriately located areas consistent with the Ggeneral Pplan for a full range of office, retail commercial, industrial, and service commercial uses needed by Pleasant Hill’s the city’s residents, businesses, and workers. [Source: 18.25.010.A, modified]
2. Strengthen the city’s economic base, and provide employment opportunities close to home for residents of the city and surrounding communities. [Source: 18.25.010.B, modified]
3. Create suitable environments for various types of commercial, office, and industrial uses, and protect them from the adverse effects of inharmonious uses. [Source:
18.25.010.C, modified]
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107
4. Minimize the impact of commercial, office, and industrial development ofon adjacent residential zoning districts. [Source: 18.25.010.D, modified]
5. Ensure that the appearance and effects of commercial, office, and industrial buildings and uses are consistent with Ccity-Wwide Ddesign Gguidelines and are harmonious with the character of the area in which they are located. [Source: 18.25.010.E, modified]
6. Ensure the provision of adequate off-street parking and loading facilities. [Source:
18.25.010.F]
B. Summary of Commercial, Office, and Industrial Zoning Districts. The additional purposes of each zoning district are as follows: [Source: 18.25.010.G, modified]
1. NB - Nneighborhood Bbusiness Zoning Ddistrict. The purpose of the NB zoning district is to provide for areas of the city that accommodate for immediate small format, dayto-day convenience shopping and services to meet the needs of local residents and, and design at a scale that is compatible and in scale designed in a way that is compatible and in scale with the surrounding neighborhood. Examples of neighborhood-serving uses include, but are not limited to, a local retail businesses, florists, apparel shop, liquor store, grocery stores, fruit store, meat market, restaurants, soda fountain, drug or variety stores,; professional or business office; and service establishments, including banks, barbershops, beauty shops, launderettedry cleaners, shoe, and other and small repair facilitiesy. The NB zoning district implements the Neighborhood Business (NB) land use designation of the General Plan. [Source:
18.25.010.G.1, modified]
2. RB - Rretail Bbusiness Zoning Ddistrict. The purpose of the RB zoning district is to provide areas of the city that accommodate for commercial and retail businesses intended to serve the city and the region as a whole, including, but not limited to, shopping centers containing a wide variety of commercial establishments, such as retail stores and businesses selling home furnishings, apparel, durable goods and specialty items, restaurants, commercial recreation, service stations and business, and personal and financial services. The RB zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.2, modified]
3. PAO - Pprofessional and Aadministrative Ooffice Zoning Ddistrict. The purpose of the PAO zoning district is to provide areas for office buildings containing professional and administrative officebusiness, medical, and professional type uses on a scale compatible with the adjacent zoning districts. The PAO zoning district implements the Office (O) land use designation of the General Plan. [Source: 18.25.010.G.3, modified]
4. C - Ggeneral Ccommercial Zoning Ddistrict. The purpose of the C zoning district is to provide areas for higher intensity service commercial uses, including automobile sales and services, animal sales and services, building materials, retail sales, storage, and similar uses An office not accessory to a permitted use is excluded. The C zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.4, modified]
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 108
5. LI - Llight Iindustrial Zoning Ddistrict. The purpose of the LI zoning district is to provide for and protect areas of the city for research and development facilities, construction yards, warehousing, and light industrial activities in a landscaped setting, including the manufacture, assembly, distribution and storage of goods, but excluding no raw materials processing or bulk handling. The LI zoning district implements the Light Industrial (I) land use designation of the General Plan. [Source: 18.25.010.G.5, modified]
18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts A. Commercial, Office, and Industrial Land Use Classifications. Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) establishes the land uses allowed within each commercial, office, and industrial zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.25.020, modified] B. Zoning Permit Required. Each land use listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] C. Other Permits and Entitlements. In addition to the permits listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations)A, additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source: 18.25.020, modified]
E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.25.020, modified]
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
Residential Uses
Bed and breakfast – P P – –
Emergency homeless shelter – L-17 – – L-15 Section 18.15.120 PHMC § 18.20.085.B and C.
Employee housing – L-17 – – –
Home occupation – P P – – Section 18.15.130 PHMC
§ 18.20.070.
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
Low barrier navigation center – P P – –
Mobile/manufactured housing – P –
Multifamily residential
Two-unit – L-17 U – –
Three-unit – L-17 U – –
Four-unit – L-17 U – –
Five or more units – L-17 U – –
Residential care facility, small,
licensed
– P P – –
Residential care facility, small,
unlicensed
– P P – –
Single-family residential – L-17 – – –
Single-room occupancy – L-17 –U – – Section 18.15.170 PHMC § 18.20.085.
Supportive Housing – P P – –
Transitional Housing – P P – –
Public and Semipublic Uses
Club and lodge U U U U –
Community center P P P P –
Cultural institutions U U U – –
Day care, general – U U – –
Emergency medical care
facility
– U P – –
Government offices U U P – –
Park and recreational facilities – U U – –
Religious Place of assembly U U U U –
Public safety facilities U U U U U
Offender rehabilitation
services
– – – – U
Residential Ccare facility,
large, licensed or unlicensed
U U U U –
School, college and
universitypublic or private
– U U – –
School, private – U U – –
School, technical/trade and
vocational
– U U – –
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 110
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
Utilities, major U U U U U Section 18.25.140
Utilities, minor P P P P P Section 18.25.140
Wireless telecommunications
facility
L-6 L-6 L-6 L-6 L-6 Chapter 18.110
Commercial Uses
Adult businesses – U U U U Chapter 18.115 PHMC
Chapter 18.70.
Ambulance services – – U U –
Animal boarding U U U U U
Animal clinic U U U P –
Animal day care U U U U U
Animal grooming U P U P –
Animal hospitals U U U P –
Animals: retail sales P P – – –
Artists’ studio P P P P –
Automobile maintenance,
limited
– P – P P
Automobile service station U P – P P Section 18.25.150
Automobile,
vehicle/equipment broker
P L-3 P – L-3
Automobile,
vehicle/equipment repair
– – – P P
With body and fender work – – – U P
Automobile,
vehicle/equipment sales and
rentals
– U – P P
Automobile,
vehicle/equipment wholesaler
– – – P P Section 18.25.160 PHMC
§ 18.25.150.
Automobile washing and
exterior protection
– U – P P
Banks and savings and loans P P U – –
With drive-through up service U U U – –
Building materials and
services
– U – U U
Cannabis retailer, medical – L-18 U U U Chapter 18.65
Cannabis retailer, adult-use – – – – – Chapter 18.65
Cardrooms – U – – –
Catering services P P – P –
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111
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
Commercial filming – U U U U
Commercial parking facility – U U U P
Commercial recreation and
entertainment
U U L-1 – L-12
Communications facilitiesy U U P – P
Eating and drinking
establishments
L-7 P L-2 – L-2 Section 18.25.070.
with drive-through service – U – – –
with live entertainment/dancing
inside of a building
Type A – P P – – Section 18.25.070 and
Chapter 18.60 25.110Section
18.25.070 and Chapter 18.50
PHMC § 18.25.090 and
PHMC Chapter 18.70.
Type B – U U – – Section 18.25.070 and
Chapter 18.25.11060 Section
18.25.070 and Chapter 18.50
PHMC § 18.25.090 and
PHMC Chapter 18.70.
Type C – U – – – Section 18.25.070 and
Chapter 18.25.11060 Section
18.25.070 and Chapter 18.50
PHMC § 18.25.090 and
PHMC Chapter 18.70.
With up to 12 outdoor
seats
P P P – – Section 18.25.070.
With more than 12
outdoor seats
U U U – – Section 18.25.070.
Equipment and appliance
maintenance and repair
services
U P P – P
Fitness studio U U PU – L-12
Food and beverage sales P P U – –
Funeral and interment
services
– U – – U
Horticultural, limited – – – – –
Hotels – P P – –
Laboratories – – – U P
Live entertainment
Type A – P P – – Section 18.25.110 and
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 112
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
Chapter 18.60 PHMC
§ 18.25.090 and PHMC
Chapter 18.70.
Type B – U U – – Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and PHMC
Chapter 18.70.
Type C – U – – – Section 18.25.110 and
Chapter 18.60
PHMC§ 18.25.090 and
PHMC Chapter 18.70.
All types, outside of a
building
– U – – – Section 18.25.110 and
Chapter 18.60 PHMC
§ 18.25.090 and PHMC
Chapter 18.70.
Maintenance and service
facility
– U U – P
Maintenance services
establishment
– – – P P Section 18.25.150 PHMC
§ 18.25.150.
Medical marijuana
dispensaries
– – – – –
Motels – P – – –
Nurseries – P P – –
Offices, general and medical P L-3 P – L-3
With bail bonds – – U – –
Pawn shops – U – – –
Personal improvement
services
U U U – –
Personal services P P U – –
Pharmacy P P L-2 P L-4
Wholesale (no retail
services)
P P U P L-4
Research and development
services
– – U – P
Retail sales, less than 20,000
square feet
P P L-2 P L-4
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).
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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
With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Retail sales, more than 20,000
square feet
L-5 P L-2 P L-4
Automobile parts and
accessory sales with
incidental installation
located entirely within an
enclosed building
– P – P P
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).
With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Theaters – P – – –
Travel services P P – P –
Industrial Uses
Fuel storage and distribution – – – – U
Industry, custom – – – U P
Artisan/custom products – – – P P
Industry, custom, small-scale – – – P P
Industry, limited – – – U P
Industry, limited, smallscale
– – – P P
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 114
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
Research and development
industry
– – U P P
Vehicle storage facilities – – – P P Section 18.25.160
Warehousing and storage,
limited
– – – P P
Wholesaling, distribution and
storage
– – – P P Up to one dwelling unit
allowed per site as caretaker
housing
Temporary Uses
Agricultural sales T T – – – L-10.
Animal shows or sales T T – – – L-8.
Arts and crafts shows,
outdoors
– T – – – L-10.
Civic and community events T T T – – L-10.
Commercial filming, limited T T T T T L-8.
Eating and drinking use T T T T T
Farmer’s market – T – – – L-11.
Religious or gGroup assembly
events
– T – – – L-8.
Live entertainment events – T – – – L-8 and L-13.
Real estate sales T T T T T
Recreational events T T T – – L-10.
Retail sales, outdoor T T – T – L-10 and L-14.
Street fairs – T – – – L-10.
Swap meet – T – T – L-9.
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
Trade fairs – U – – –
Limitations on Specific Use Classifications
L-1 Only tennis/racquetball courts are allowed subject to approval of a use permit.
L-2 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.
L-3 Permitted on the second floor and above as the primary use, or on the ground floor when conducted as accessory to a permitted primary use, and occupying no more than 25% of the floor area of the primary use. Additional office floor area may be allowed upon approval of a use permit, or as part of a planned unit district (PUD).
L-4 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.
L-5 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district.
L-6 Permitted, subject to a setback of 200 feet from any residential use.
L-7 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.
L-8 Not more than four events during any calendar year for not more than seven consecutive or nonconsecutive days per event.
L-9 Not more than four events during any calendar year for not more than two consecutive days per event.
L-10 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.
L-11 Permitted as a regularly scheduled weekly event not to exceed 45 times a calendar year.
L-12 Only allowed through approval of a use permit, in the light industrial overlay zoning district. On-site childcare/day care is not permitted.
L-13 See Section 18.25.110 for live entertainment standards.
L-14 See Section 18.25.120 for outdoor sales standards. (Note that for temporary uses, the temporary use permit procedures apply and not the minor use permit mentioned in that section.) Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 116
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations
NB RB PAO C LI
L-15 Emergency homeless shelters are permitted “by right” in the limited industrial district (LI) subject to the development standards and regulations noted in Section 18.15.120. However, once the city’s local need for providing emergency homeless shelters is satisfied (based on the most current homeless Point-in-Time Count census data), a conditional use permit is required for any additional beds or emergency homeless shelters. In addition, no emergency homeless shelter is permitted on the Iron Horse Corridor (the area of the former Southern Pacific right-of-way owned by Contra Costa County as identified in Record of Survey RS 2330, filed for record on June 3, 1998, in Book 113 of Land Survey Maps at Page 46, Contra Costa County records) or on any parcel abutting the Iron Horse Corridor.
L-16 Permitted, subject to the requirements in Section 18.25.080 for firearm sales uses.
L-17 Only allowed through approval of a use permit when the underlying general plan land use designation is mixed use, otherwise not permitted.
L-18 Allowed on the second floor and above, through approval of a use permit.
18.25.030 Development Standards for Commercial, Office, and Industrial Districts A. Table 18.25-B (Development Standards – Commercial, Office, and Industrial Zoning Districts) Schedule 18.25.030 sets forthestablishes the development regulations for the NB, RB, PAO, C and LI districts. The first three columns set forth basic requirements for permitted and conditional uses in each district. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following the schedule Table 18.25-B or to regulations located elsewhere in this Cchapter. [Source: 18.25.030.A, modified] B. Supplemental regulations Development Standards. Sections 18.25.050 through 18.25.160 include supplemental development standards applicable to all development in the NB, RB, PAO, C and LI zoning districts are in PHMC §§ 18.25.050 through 18.25.140; they set forth establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing.
B.C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title.Regulations applicable to all zoning districts, included in Part 4, include requirements for: [Source: 18.25.030.B]
1. General Site and Development Standards (Chapter 18.55); [Source: 18.25.030.B.5, modified]
2. Off-Street Parking and Loading (Chapter 18.80); [Source: 18.25.030.B.5, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – October 2025
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3. Signs (Chapter 18.95); [Source: 18.25.030.B.5, modified]
4. Nonconforming uses and structures (Chapter 18.200); and [Source: 18.25.030.B.5, modified]
5. Adult businesses (Chapter 18.60). [Source: 18.25.030.B.5, modified]
1. 1. Additional site development regulations (PHMC Chapter 18.50); [Source:
18.25.030.B.1]
2. 2. Off-street parking and loading (PHMC Chapter 18.55); [Source: 18.25.030..B.2]
3. 3. Signs (PHMC Chapter 18.60); [Source: 18.25.030.B.3]
4. 4. Nonconforming uses and structures (PHMC Chapter 18.65); and [Source:
18.25.030.B.4]
Table 18.25.040-B (Development Standards Table- Commercial, Office, and Industrial Zoning Districts)5. Adult uses (PHMC Chapter 18.70). [Source:
18.25.030.B.5]
Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.1525.040)
NB RB PAO C LI
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 10,000 7,500 20,000
Lot Width (ft) 75 75 100 50 100
Setbacks
Front (ft) 25 25 20 10 20 (F)
Side (ft) – – 5 – – (A), (F)
Corner Side (ft) 25 25 20 10 20 (F)
Rear (ft) – – 20 – – (A), (F)
Aggregate Side (ft) – – 15 – – (F)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.
Scenic Route Setback (ft) 5025 2550 2550 2550 2550 Chapter 18.90 Height and Lot Coverage (maximum)
Building Height (ft) 35 35 35 35 35
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 118
18.25.040 Additional Development Standards
A. Developments Adjoining Residential Districts. Any proposed nonresidential use in a NB, RB, PAO, C, and LI zoning districts that adjoining adjoins a residential zoning districts, or mixeduse zoning district that only includes residential uses, shall comply with all of the following standards. [Source: 18.25.040.A, modified]
1. Additional Ssetbacks. In the NB, RB, PAO, C and LI districts, tThe side or rear yard setback along the property line(s) adjoining a residential zoning district or residential use shall be 25 feet in the RB, PAO, C, and LI zoning districts, and 15 feet in the NB zoning district if it adjoins an R district. [Source: 18.25.040.A.1, modified]
2. Planting Aarea. A continuous planting area having at least a minimum width of five feet and at least five trees per 100 linear feet shall be provided along interior property line(s) adjoining an R districta residential zoning district or mixed-use zoning district that includes a residential use. [Source: 18.25.040.A.2, modified]
3. Daylight Pplane Rrequirement. Structures shall not intercept a 30-degree daylight plane inclined inward from a height of six feet above existing grade at the R district boundaryproperty line of the residential zoning district or mixed-use district that include a residential use. See Figure 18.25-1 [Source: 18.25.040.A.3, modified]
4. Fences and Wwalls. A property line of a NB, RB, PAO, C, or LI zoning district A required yard abutting a residential zoning district, or mixed-use district that includes a residential use, shall be enclosed by a solid wood, concrete, or masonry wall at least six feet but not more than eight feet in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height (see Figure 18.25-2). This standard is not required for sides of the property that are abutting a nonresidential use.
Number of Stories 2.5 2.5 2.5 2.5 2.5
Gross Floor Area Ratio
(commercial)
0.35 0.4 0.35 0.35 0.4
Other Standards
Minimum Site Landscaping 25% 25% 30% 20% 20% Section 18.25.040 B Amenities for Bicyclists Section 18.80.090
Building Design (D)
Employee Eating Area (C)
Storm Drain Outlets (E)
Supplemental Regulations Section 18.2025.050 040 through 18.2025.140 160 and Part 4.
Nonconforming Structures Chapter 18.65Section 18.200.040.
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(See also PHMC §Section 18.2575.140030 (Fence and Wall Standards)..) [Source:
18.25.040.A.4, modified]
Figure 18.25-1: Required Daylight Plane at Adjoining Residential Districts Figure 18.25-2: Required Walls: Residential Use Abutting Nonresidential Use B. Minimum Ssite Llandscaping. [Source: 18.25.040.B, modified]
1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.25-B (Development Standards – Commercial Zoning Districts) except as provided Decorative hardscape, mulch or pervious pavement may not be used to meet minimum landscape requirements as a matter of right, except as follows:.
a. Up to 50 percent of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas, subject to with Architectural Review Commission or Planning Commission approval as part of a proposed project. However, up to 50% of the required landscaping may be provided through the use of decorative hardscape, mulch and/or pervious pavement areas and are to be treated as landscape areas (credited for up to 50% of required project landscaped area subject to architectural Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 120
review or planning commission approval) as part of a proposed project (see PHMC § 18.52.030.F). [Source: 18.25.040.B.1, modified]
a.b. The planning and architectural review commissions Architectural Review Commission and/or Planning Commission shall establish guidelines related to the use of decorative hardscape, mulch and pervious pavement. [Source:
18.25.040.B.1, modified]
2. PAO Zoning Ddistrict. On lots zoned PAO, aAt least 50 percent% of each required interior side and rear yard setback shall be planting area. [Source: 18.25.040.B.2, modified]
C. Office Building Amenities.
1. Office buildings over 5,000 square feet shall include eating facilities for employees. [Source: 18.25.040.D, modified]
3.2. Office buildings over 50,000 square feet shall include, in addition to the requirements in Paragraph C.1,. sShowers, clothes changing rooms, and lockers shall be provided for all office buildings and office complexes over 50,000 square feet. [Source:
18.25.040.C, modified]
C. Office buildings over 5,000 square feet. Eating facilities for employees shall be provided for all office buildings containing more than 5,000 square feet. [Source: 18.25.040.D] D. Design Ccompatibility. The exterior elevation design of all buildings shall be coordinated with regard to color, materials, architectural form and detailing to achieve design harmony, continuity and horizontal and vertical relief and interest The design of all buildings shall be compatible with the character of the neighboring areaconsistent with the City-Wide Design Guidelines. [Source: 18.25.040.E, modified]
E. Storm Ddrains. All storm drain inlets in the NB, RB, PAO, C, and LI districts shall comply with the Ccity’s national pollutant discharge elimination system (NPDES) regulations. (See established in PHMC Chapter 15.05.) [Source: 18.25.040.F, modified] F. Vehicular Eeasements. A minimum required yard setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.25.040.G, modified]
G. Windows and Visibility. Not more than 30 percent% of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Aarchitectural Rreview Ccommission or otherwise required by another Section of this Title. Any existing use that is not in compliance with this requirement at the time of adoption of the Oordinance codified in this Ssection shall bring the use into compliance within 12 months of the date of Oordinance adoption. The following exceptions apply:. [Source:
18.25.040.H]
1. Obstructions more than three feet away from windows are exempt from the requirement established in Paragraph G.1. [Source: 18.25.040.H] Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – October 2025
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2. Product display spaces are allowed and subject to review and approval by the Zzoning Aadministrator or Aarchitectural Rreview Ccommission. [Source: 18.25.040.H]
18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts
A. Development Standards. Accessory structures shall comply with the development regulations standards established in PHMC § Section 18.25.030 (Development Standards for Commercial, Office, and Industrial Districts). [Source: 18.25.060.A, modified] B. On-Site Accessory Uses. In the NB, RB, PAO, C, and LI districts, tThe following accessory uses are permitted allowed on site; no accessory uses are permitted off site. [Source:
18.25.060.B, modified]
1. Uses intended to serve only occupants of the building within which such uses are located. These uses may include, but are not limited to, restaurants, cafeterias, galleries, specialty shops. or gift shops, employee fitness facilities, first aid stations, community facilities, and business services necessary for the functioning of office uses or other commercial uses. The combined square footage of the accessory use(s) does not exceed 25 percent of the gross floor area of the ground floor level. [Source:
18.25.060.B.1, modified]
y are locaton the ground level, and
1.2. Parking facilities in conjunction with a principal use. [Source: 18.25.060.B.2]
3. Uses noted in subsection Paragraph B.1 of this Ssection that primarily serve the general public and/or that exceed 25 percent %of the ground level square footage may be allowed subject to approval of a conditional Uuse Ppermit from the Pplanning Ccommission and compliance with parking provisions contained established in PHMC Chapter 18.5580 (Off-Street Parking and Loading). [Source: 18.25.060.B.3, modified] C. Off-Site Accessory Uses. No accessory uses are allowed off-site. [Source: 18.25.060.B, modified]
18.25.060 Container or Storage Units
The following supplemental regulations apply to containers and storage units, as defined in Section
18.215.030 (“C” Definitions), in the NB, RB, PAO, C and LI zoning districts: [Source: 18.25.050, modified]
A. Permit Required. A container or storage unit is not allowed unless there is a Ggrading Permit or Bbuilding Ppermit for construction on the site and a zoning permit has been issued for the container or storage unit. The permitted container or storage unit will be allowed only during the construction period. [Source: 18.25.050.A, modified] B. General Standards. The container or storage unit shall comply with the following standards:
[Source: 18.25.050.B, modified]
1. Shall be Be located at least five feet from the property line of any adjacent residential use; [Source: 18.25.050.B.1, modified]
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 122
2. May not exceed Have a maximum heigh of 16 feet in height; [Source: 18.25.050.B.2, modified]
3. Must not obstruct sight distance visibility of pedestrians or motoristsComply with the Traffic Safety Visibility Area requirements established in Section 18.55.070 in Part 3 of this Title, and and must not impede emergency access; and. [Source: 18.25.050.B.3, modified]
4. Shall nNot displace necessary parking spaces. [Source: 18.25.050.B.4, modified] C. Exception. A transport trailer located inside a loading dock is not subject to the requirements of this Ssection. [Source: 18.25.050.C, modified]
18.25.070 Eating and Drinking Establishments with Take-Out Service or With Outdoor Seating
The following supplemental development regulations shall apply to eating and drinking establishments with regularly scheduled live entertainment, outdoor seating, or (i) take-out service, other thanexcept for limited take-out service, as defined in PHMC § 18.15.040 or (ii) outdoor seatingSection 18.210.030 (Commercial Land Use Classifications): [Source: 18.25.070, modified] A. Live Entertainment. Establishments that offer live entertainment or dancing inside of the building shall comply with all applicable standards established in Section 18.25.110 (Live Entertainment). [Source: NEW]
A.B. Take-Oout Sservice litter control. The area within at least a 300-foot radius of an establishment with take-out service shall be maintained free of debris originating from the establishment. If a Uuse Ppermit is required, the Uuse Ppermit may contain a condition requiring the operator to retain a contracted litter cleanup service or use identifiable containers and napkins for all carryout food if the Zzoning Aadministrator determines that a litter problem exists. [Source:
18.25.070.A, modified]
C. Outdoor Sseating.
1. Up to 12 Outdoor Seats. An establishment is allowed to provide upUp to 12 outdoor seats are allowed if all of the following are met: [Source: 18.25.070.B, modified] a. (1) nNo required parking spaces are eliminated or restricted in order to provide the outdoor seating; [Source: 18.25.070.B]
b. (2) aAll legal requirements for alcoholic beverage sales or services are being met; and [Source: 18.25.070.B]
c. (3) tThe use does not violate Sstate, Ffederal, or local laws for handicapped accessibility. [Source: 18.25.070.B, modified]
1.2. More than 12 Outdoor Seats. An establishment may be allowed to provide more than 12 outdoor seats with the approval of a Use Permit. [Source: NEW]
18.25.080 Firearm Sales
A. Purpose and Applicability.
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1. The following regulations standards apply to businesses that provide firearm sales as defined in Section 18.210.030 (Commercial Land Use Classifications)businesses. The findings set forthestablished in PHMC § Section 9.35.010.A (Findings) of Chapter 9.35 (Firearms) are hereby incorporated by reference.
1.2. The purpose of this Ssection is to advance the public health, safety, and welfare by imposing reasonable locational restrictions on any entity that establishes a firearm sales business in the city. For purposes of this section, “firearm sales” shall have the same meaning as set forth in PHMC § 18.15.040. [Source: 18.25.160, modified] B. Locational Rrestrictions. [Source: 18.25.160.A, modified]
1. Allowed Zoning Districts. Subject to the other limitations of this Cchapter and the Pleasant Hill Municipal Code, firearm sales may be located in any the RB, PAO, C, and LI general commercial district, retail business district, professional and administrative office district, light industrial district, and planned unit districtzoning districts provided all standards and requirements of this Section are met. [Source:
18.25.160.A.1, modified]
2. General Requirements. In those districts where a business engaged in firearm sales may otherwise be located, itIt shall be unlawful to establish any such firearm sales business in any zoning district where firearm sales are permitted unless the applicant provides proof that the property where the proposed firearm sales will be conducted is not: [Source: 18.25.160.A.2, modified]
a. Within 150 feet from any residence, when measured from the nearest property line of any residence to the door of the firearm sales business that is nearest to that same property line of the residence; [Source: 18.25.160.A.2.a, modified]
b. Within 1,000 feet of the exterior limits of any building site premises occupied by a day care that is designated as a large family day care, PHMC § 18.15.020, or general day care, PHMC § 18.15.030as defined in Section 18.210.050 (Public and Semi-Public Land Use Classifications), when measured from the closest points on of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied; [Source:
18.25.160.A.2.b, modified]
c. Within 1,000 feet of the property line of any elementary school, junior high school, high school, college or universityschool, whether public or private (public or private), as defined in Section 18.210.050 (Public and Semi-Public Land Use Classifications), or any college or university when measured from the closest points on of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied; [Source:
18.25.160.A.2.c, modified]
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 124
d. Within 500 feet of the property line of a public park, when measured from the closest points on the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied. [Source: 18.25.160.A.2.d]
3. C, RB, and Commercial PUD Zoning Districts. Notwithstanding any other provision of this Ssection, a firearm sales business may be located on any part of a parcel lot in a general commercial district, retail business district or planned unit districtC, RB, or Commercial PUD zoning district if an applicant provides proof that any portion of said parcel lot is not within the locational restrictions in subsections Subparagraphs BA.2.a through B.2d of this Ssection. [Source: 18.25.160.A.3, modified]
4. PAO Zoning District. Consistent with the use regulations in this Cchapter for any retail sales in a professional and administrative officePAO zoning district (see L-2 in PHMC § 18.25.020Table 18.25-A), a firearm sales business may only be located in a professional and administrative officePAO zoning district as an accessory use if limited to the ground floor, as specified in PHMC § 18.25.060Section 18.25.050 (Accessory Structures and Uses: Commercial, Office, and Industrial Districts). [Source:
18.25.160.A.4, modified]
5. LI Zoning District. Consistent with the use regulations in this Cchapter for any retail sales in a the light industrialLI zoning district (see L-4 in in Table 18.25-APHMC §
18.25.020), a firearm sales business may only be located in a light industrialthe LI zoning district as an accessory use to the primary use, occupying no more than 25 percent% of the floor area of the primary use. Retail sales by separate tenants are not allowed. [Source: 18.25.160.A.4, modified]
C. Timing and Nnonconforming Uuse. [Source: 18.25.160.B, modified]
1. The locational restrictions in subsections Subparagraphs BA.2.a through B.2.d of this Ssection shall apply as of the date the applicant submits an application for a Zzoning Ppermit under PHMCin accordance with Chapter 18.85 170 (Zoning Permit) to establish a firearm sales business. [Source: 18.25.160.B.1, modified]
2. Subject to Ssubsection DC of this Ssection, the establishment of any firearm sales business shall include the opening of such a business as a new business, the relocation of the business, the conversion of an existing business to any firearm sales use, or the transfer or sale of a firearm sales business to a new owner. Expansion or relocation of a firearm sales business at an existing location, including within the same shopping center or site, is not deemed a change in business location or relocation of such a business. [Source: 18.25.160.B.2, modified]
3. Any firearm sales business operating as a conforming use under this Cchapter with all applicable licenses and permits, including the businesses that are grandfathered in pursuant to subsection Paragraph DC.1 of this Ssection, shall not be rendered a legal nonconforming use as specified in PHMC § 18.65.020Section 18.200.050 (Nonconforming Uses) by the location of a residence, day care, school, or public park. [Source: 18.25.160.B.3, modified]
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D. Grandfathering Continued Operation for Eexisting Ffirearm Ssales Bbusinesses. [Source:
18.25.160.C, modified]
1. The locational restrictions in subsections Subparagraphs BA.2.a through B.2.d of this Ssection shall be inapplicable to any entity engaged in the business of firearm sales in the city and who or which has all valid permits and licenses required by the Ccity, and by Sstate and Ffederal law as of the effective date of the Oordinance codified in this Ssection. Any such entity may continue firearm sales at its existing location pursuant to any valid permits and licenses so long as the operator remains fully licensed by all agencies (including, without limitation, obtaining and maintaining the permit required by PHMC Chapter 9.35), and has not sold, transferred, or assigned operation of the business after the effective date of this Cchapter to any other entity. If any such licenses or permits are revoked, the provisions of this Ssubsection C are inapplicable and the locational restrictions in subsections Subparagraphs BA.2.a through B.2d of this Ssection shall apply. [Source: 18.25.160.C.1, modified]
2. The locational restrictions in Subparagraphs subsections BA.2.a through B.2.d of this Ssection shall be inapplicable to the sale or transfer to a new owner of any existing firearm sales business that meets the requirements of Paragraphsubsection DC.1 of this Ssection if the operation of the firearm sales business by the new owner is at the same location or within the same shopping center or site as the prior owner’s permitted business. [Source: 18.25.160.C.2, modified]
E. Zoning Ppermit Rrequired. No firearm sales business may be established in the city by right.
All persons wishing to establish a firearm sales business within the city must apply for and receive submit an application for a Zzoning Ppermit under PHMC in accordance with Chapter
18.85170 (Zoning Permit). It is the burden of the applicant to supply evidence to justify the grant approval of a Zzoning Ppermit. [Source: 18.25.160.D, modified] F. Applicability of Oother Rregulations. The provisions in this Cchapter are not intended to provide exclusive regulation of firearm sales businesses. Any entity engaged in the business of firearms sales must comply with any and all applicable regulations imposed in other parts of the Zzoning Oordinance, other Ccity ordinances (including, without limitationbut not limited to, PHMC Chapter 9.35), and Sstate and Ffederal law. [Source: 18.25.160.E, modified]
18.25.090 Hazardous Materials Storage
A. Purpose. The following supplemental regulations established in this Sectiiton are intended to ensure that the use, handling, storage, and transport of hazardous substances comply with all applicable requirements of the California Health and Safety Code and that the Ccity is notified of emergency response plans, unauthorized releases of hazardous substances, and any substantial changes in facilities or operations that could affect the public health, safety, or welfare. It is not the intent of these regulationsthis Section to impose additional restrictions on the management of hazardous wastes. [Source: 18.25.080, modified] B. Permit Rrequired. A Uuse Ppermit is required for any new commercial, industrial, or institutional use or accessory use, or including a major addition or alteration to an existing use, that involves the manufacture, storage, handling, or processing of hazardous substances in sufficient Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 126
quantities to require a permit for hazardous chemicals under the CaliforniaUniform Fire Code.
Consumer propane tank collection facilities are allowed subject to review and approval of a Zzoning Ppermit by the Zzoning Aadministrator. [Source: 18.25.080.A, modified] C. Hazardous Mmaterials Rrelease Rresponse Pplans. Each business located in the city and required by the California Health and Safety Code to prepare a hazardous materials release response plan shall submit copies of all such approved plans, including any corrected plans or revised plans, to the Zzoning Aadministrator once reviewed and approved by the public agency administering these provisions of the California Health and Safety Code. These submittal requirements shall be a condition of approval of a Zzoning Ppermit for (1)all new development where space may be occupied by such a business, and(2) any alteration or addition to an existing building or structure occupied by a business subject to these provisions of the California Health and Safety Code. [Source: 18.25.080.B, modified]
1. Notify the Ffire Ddistrict of any unauthorized release of hazardous substances within 24 hours after the release has been detected and the steps taken to control the release; and [Source: 18.25.080.B.1, modified]
2. Notify the Ffire Ddistrict and the Public Works Director director of public works and community development of any proposed abandoning, closing, or ceasing operation of an underground storage tank and the actions to be taken to dispose of any hazardous substances. [Source: 18.25.080.B.2, modified]
18.25.100 Hours of Operation in the PAO, C, and LI Zone Zoning Districts Any use in the PAO, C, or LI zoning districts having that have open parking or wall openings within 100 feet of a an R residential zoning district, including mixed-use zoning districts that are 100 percent residential, shall not operate between 10:00 p.m. and 7:00 a.m. without a Uuse Ppermit. [Source:
18.25.130, modified]
18.25.110 Live Entertainment
The following regulations apply to any use offering scheduled live entertainment, as defined in Section
18.210.030 (Commercial Land Use Classifications).: [Source: 18.25.090, modified] A. General Requirements.
1. Exits, not limited to emergency use only, shall generally be directed away from any residential zoning district adjoining the site.; [Source: 18.25.090.A, modified]
2. The live entertainment use shall be conducted in a manner that does not result in significant negative effects related to litter, noise, loitering, parking, or traffic circulation.; [Source: 18.25.090.B, modified]
B. Types of Live Entertainment. Approval of a live entertainment use applies only to the type of entertainment specified on the permit, and aa different change in the type of live entertainment use requires a separate permit approval from the Ccity in accordance with Subsection D.; [Source: 18.25.090.C, modified]
C. Permit Required. The following permits are required for the different live entertainment types.
The zoning districts in which live entertainment is allowed are identified in the land use regulations table for the underlying zoning district. [Source: NEW] Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – October 2025
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1. Type A live entertainment requires the review and approval of a Zzoning Ppermit.;
2. Type B live entertainment requires the review and approval of a Use Permitand
3. Type C live entertainment requiress the review and approval of a Uuse Ppermit.;
4. Ppermanent outdoor live entertainment of any type requires the review and approval of a Uuse Ppermit.; and
1.5. Ttemporary live entertainment events, as defined in Section 18.210.070 (Temporary Land Use Classifications) require the review and approval of a Ttemporary Uuse Ppermit; [Source: 18.25.090.D, modified]
C.D. Additional Requirements for For Type B and Type C Llive Eentertainment Uuses., Tthe applicant, and any including employees, partners, directors, officers, or managers, may not have been convicted of any of the following offenses within the prior five years. The Ppolice Ddepartment shall conduct a background investigation, which may be waived at the discretion of the Police Department. [Source: 18.25.090.E, modified]
1. A crime requiring registration under Penal Code Ssection 290; [Source: 18.25.090.E.1]
2. A violation of Penal Code Ssections 311.2 and 311.4 through 311.7; [Source:
18.25.090.E.2]
3. Violation of Penal Code Ssections 313.1 through 313.5; [Source: 18.25.090.E.3]
4. Violation of Penal Code Ssection 647, paragraph a, b, or d; [Source: 18.25.090.E.4]
5. Violation of Penal Code Ssection 315, 316, or 318; [Source: 18.25.090.E.5]
6. A crime involving the use of force or violence on another; or [Source: 18.25.090.E.6]
7. The maintenance of a nuisance in connection with the same or similar business operation. [Source: 18.25.090.E.7]
D.E. Adult Entertainment Uses. Any live adult entertainment must comply with PHMC Chapter
18.70Chapter 18.60 (Adult Businesses). [Source: 18.25.090.F, modified] E.F. Permit Modification. The Zzoning Aadministrator, at his/her their discretion, may review and modify the permit for live entertainment if more than three separate and verified complaints are received during any 30-day period, or refer the matter to the Pplanning Ccommission. [Source:
18.25.090.G, modified]
18.25.120 Outdoor Sales Facilities
The following supplemental regulations standards apply to outdoor sales facilities in the NB, RB, PAO, C, and LI zoning districts and any applicable mixed-use zoning districts. [Source: 18.25.100, modified] A. Where Ppermitted.
1. A Mminor Uuse Ppermit is required, in accordance with Chapter 18.155 (Use Permit), for outdoor display of sales of merchandise, materials, or equipment in an RB, C or LI zoning district, including display of merchandise, materials, and equipment for customer pick-up.
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 128
1.2. A sidewalk cafe and outdoor food service accessory to an eating and drinking establishment are permitted by-right in the NB, RB, and PAO zoning districts, subject to limitations imposed in PHMC § 18.25.020Section 18.25.020 (Land Use Regulations for Commercial, Office, and Industrial Zoning Districts), provided no outdoor preparation of food or beverages is allowed. [Source: 18.25.100.A, modified] B. Permit Cconditions – Grounds for Ddenial. A Mminor Uuse Ppermit for outdoor sales, display, or food serviceuses established in Paragraph A.1 may include a condition to require yardssetbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the Ggeneral Pplan. If such impacts cannot be prevented, the Zzoning Aadministrator shall deny the Minor Uuse Permitpermit application. [Source: 18.25.100.B, modified] C. Screening.
1. Screening shall be provided as prescribed by the Mminor Uuse Ppermit. [Source:
18.25.100.C, modified]
1.2. Each vending machine located in an R district or within 300 feet of an R a residential usedistrict, except for a machine located on the site of a service station, shall be buffered from view from the public right-of-way. [Source: 18.25.100.C, modified]
18.25.130 Outdoor Donation Collection Facilities
The following supplemental regulationsstandards apply to outdoor donation collection facilities in the NB, RB, PAO, C and LI zoning districts and any applicable mixed-use zoning districts: [Source:
18.25.105, modified]
A. Where Ppermitted. A Mminor Uuse Ppermit, in accordance with Chapter 18.155 (Use Permit) is required for outdoor donation collection of clothes, books, equipment, merchandise, etcor similar items. [Source: 18.25.105.A, modified]
B. Permit Cconditions – Grounds for Ddenial. A Mminor Uuse Ppermit for outdoor donation collection facilities may include a condition to require yardssetbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the Ggeneral Pplan. If such impacts cannot be prevented, the Zzoning Aadministrator shall deny the Uuse Ppermit application. [Source: 18.25.105.B, modified]
C. Screening.
1. Screening shall be provided as prescribed by the Mminor Uuse Ppermit. [Source:
18.25.105.C, modified]
1.2. Any outdoor donation collection facility located within 300 feet of an Ra residential usedistrict shall be buffered from view from the public right-of-way. [Source:
18.25.105.C, modified]
18.25.140 Recycling Facilities
The following supplemental regulationsstandards govern recycling facilities including collection and processing facilities. [Source: 18.25.140, modified]
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A. Permits Rrequired. No person shall permit tThe placement, construction, or operation of any recycling facility requires without first obtaininga Minor minor Uuse Ppermit (MUP) and, if required, an Aarchitectural Rreview Permit commission (ARCARP) approval as follows:
[Source: 18.25.140.A, modified]
Table 18.25-C
Recycling Facility Permit Requirements
B. Permits for Mmultiple Ssites. The Zzoning Aadministrator may grant a Mminor Uuse Ppermit to allow more than one reverse vending machine or small collection facility located on different sites, provided the operator of each of the proposed facilities is the same and the proposed facilities are determined by the Zzoning Aadministrator to be similar in nature, size, and intensity of activity. All other facility types require separate permit applications for each site. [Source: 18.25.140.B, modified]
C. Design Ccriteria and Sstandards. [Source: 18.25.140.C]
1. Setbacks.
a. All collection facilitiesy shall be set back at least 20 feet from a street property line and 10 feet from an interior property line. In addition, a collection facility with more than 500 square feet of floor area shall be located at least 150 feet from an Ra residential zoning district. [Source: 18.25.140.C.1, modified] b. A container for the 24-hour donation of materials shall be at least five feet from the boundary of an Ra residential zoning district. [Source: 18.25.140.C.4, modified]
1.2. Machine Signs. Each machine in a collection facility shall be clearly marked with a sign that identifies the type of material to be deposited, operating instructions, and the identity and phone number of the operator or responsible person to call if the machine is inoperative. [Source: 18.25.140.C.2, modified]
2.3. A reverse vending machine installation shall use exterior materials and colors that are compatible with adjacent residential uses and other businesses on the site. [Source:
18.25.140.C.3]
3. A container for the 24-hour donation of materials shall be at least five feet from the boundary of an R district. [Source: 18.25.140.C.4]
Type of Facility Zoning Districts Permitted Permit Required Single-Feed Reverse Vending
Machine(s) RB, NB, C and LI None
Bulk Reverse Vending Machine and
Small Collection Facilities (500 sq. ft.
or less) RB, NB and LI MUPUse Permit, ARC ARP Approval
Large Collection Facility (Over 500 sq.
ft.) RB, NB, and LI MUse PermitUP, ARC ARP Approval
Light Processing Facility (Less than
45,000 sq. ft.) C and LI MUse PermitUP, ARC ARP Approval Heavy Processing Facility (Over
45,000 sq. ft.) LI MUse PermitUP, ARC ARP Approval
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 130
4. No collection facility shall be used at any time for collection of refuse or hazardous waste, except used motor oil accepted for recycling in accord with California Health and Safety Code Ssection 25250.11. [Source: 18.25.140.C.5, modified]
5. Processing Facilities.
a. In a processing facility, mechanical operations such as flattening, sorting, compacting, bailing, shredding and grinding shall take place within a fully enclosed building or within an area enclosed by a solid wood or masonry fence at least eight feet in height and at least 150 feet froman R a residential zoning district. [Source: 18.25.140.C.6, modified]
b. A processing facility shall be buffered by a landscape strip at least 10 feet wide along each property line. [Source: 18.25.140.C.7]
c. No processing facility shall operate between 8:00 p.m. and 8:00 a.m. if the facility is located within 500 feet of an Rresidential zoning district. [Source:
18.25.140.C.8, modified]
D. Site Cclean-Uup Rrequired. The operator and host business of any recycling, collection or processing facility shall, on a daily basis, remove any and all recyclable materials or refuse which has accumulated or is deposited outside the containers, bins or enclosures intended as receptacles for such materials. Failure to remove such materials or refuse after notice by the Ccity shall constitute grounds for permit revocation, in accordance with PHMC §
18.135.040Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source:
18.25.140.D, modified]
18.25.150 Service Station and Automobile Washing
The following supplemental development regulationsdevelopment standards shall apply to the “automobile service station”s and “automobile washing and exterior protection” use classifications. [Source: 18.25.120, modified]
A. Planting areasLandscaping.
1. Perimeter planting areas are the same as those requiredshall comply with the standards for parking lots by PHMC § as established in Section 18.80.120 (Screening, Lighting, and Landscaping)18.55.140, except where a building adjoins an interior property line. [Source: 18.25.120.A, modified
1.2. A minimum of 15 percent% of the site area shall be landscaped. [Source: 18.25.120.A, modified]
B. Storage of Mmaterials and Eequipment. A display rack for automobile products no more than four feet wide may be maintained at each pump island of a service station. If a display rack is not located on a pump island, it shall be placed within three feet of the principal building, and there may be no more than one per street frontage. [Source: 18.25.120.B, modified] C. Storage of Vvehicle Pparts and Ddismantled Vvehicles. All discarded parts, dismantled vehicles, wrecked vehicles, or vehicles under repair shall be stored or located in an enclosed storage area. [Source: 18.25.120.C, modified]
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18.25.160 Vehicle Storage
The following regulations standards apply to any areas designated for vehicle storage use: [Source:
18.25.150, modified]
A. The vehicle storage lot area shall be entirely screened with an eight-foot-tall,a solid, aesthetically pleasing barrier at least eight feet in height. [Source: 18.25.150.A, modified] B. The storage facilities shall incorporate sound attenuation solutions to comply with PHMC §
18.50.060Chapter 18.85 (Performance Standards). [Source: 18.25.150.B, modified] C. When within 100 feet of a residential zoning district, the use shall not operate between the hours of 10:00 p.m. and 7:00 a.m. without the approval of a Uuse Ppermit. [Source:
18.25.150.C, modified]
D. The use shall comply with the Ccity’s national pollutant discharge elimination system (NPDES) regulations. (See as established in PHMC Chapter 15.05.) [Source: 18.25.150.D, modified] Chapter 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD)
132
Chapter 18.30
Planned Unit Development
(PUD) and Precise Plan
Districts (PPD)
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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 PHMC § 18.05.020Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the planned unit development and precise plan zoning districts are to: [Source: 18.30.010, modified]
A. Establish a procedure for the development of large parcels lots of land in order toto reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small parcelslots. [Source: 18.30.010.A, modified]
B. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.30.010.B]
C. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenities. [Source: 18.30.010.C] D. Encourage allocation and improvement of common open space in residential areas, andareas and provide for maintenance of the open space at the expense of those directly benefiting from it. [Source: 18.30.010.D, modified]
E. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods. [Source: 18.30.010.E]
18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD)
Land use and development regulations for a PUD or PPD existing as of October 21, 1995 (the date of adoption of Ordinance No. 710), shall be determined in accordance with Table 18.05-A_(Zoning District ClassificationsZoning Districts and General Plan Land Use Designations Consistency) in Part 1 of this Chapter 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD)
134
Title, unless the existing PUD or PPD has an adopted land use and development schedule. In the event of a conflict between applicable zoning district regulations, the more restrictive provisions shall apply unless otherwise determined by the Zoning Administrator based on physical site characteristics. [Source: 18.30.020, modified]
18.30.02018.30.030Land Use Regulations for PUDs and PPDs The following land uses are allowed in a PUD and PPD:
A. No use other than an existing use is permitted allowed in on a lot in a PUD or PPD zoning district except in accord accordance with an valid approved PUD or Sspecific Pplan.
A.B. Any permitted or conditional use authorized by this Ttitle may be included in an approved PUD plan or an adopted Sspecific Pplan provided it is consistent with the underlying Ggeneral Pplan land use designation(s) for the propertylot(s) in which the PUD is located. [Source: 18.30.020, modified]
18.30.03018.30.040Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD)
A. Minimum Aarea. The minimum area of a PUD district shall be four contiguous acres. The Ccity Ccouncil may approve a PUD district that contains is less than four acres, if one of the following applies: [Source: 18.30.040.A, modified]
1. but Is at least two acres, upon a finding that special site characteristics exist; or, [Source: 18.30.040.A, modified]
1.2. and Is at least one acre when if the project site is located in a nonresidential Ggeneral Pplan land use classification, upon a finding that special site characteristics exist. [Source: 18.30.040.A, modified]
B. Residential Uunit Ddensity. The total number of dwelling units in a PUD plan shall not exceed be below the minimum number density permitted allowed by the applicable Ggeneral Pplan land use designation for the total area allocated to residential use unless findings under General Plan Land Use
Designation
Applicable Zoning District(s) Land Use aand Development Standard Tables
Single-Family Low Density R-20 and R-15 Table 18.15-1; Table 18.15-2 Single-Family Medium Density R-10 and R-10A 18.20.020Table 18.15-1;
18.20.030Table 18.15-2
Single-Family High Density R-7 and R-6 18.20.020Table 18.15-1;
18.20.030Table 18.15-2
Multiple-Family Very Low Density MRVL 18.20.020Table 18.15-1;
18.20.030Table 18.15-2
Multiple-Family Low Density MRL 18.20.020Table 18.15-1;
18.20.030Table 18.15-2
Multiple-Family Medium Density MRM 18.20.020Table 18.15-1;
18.20.030Table 18.15-2
Multiple-Family High Density MRH 18.20.020Table 18.15-1;
18.20.030Table 18.15-2
Commercial/Retail RB Table 18.25-1; Table 18.25-2
Office PAO Table 18.25-1; Table 18.25-2
Limited Industrial LI Table 18.25-1; Table 18.25-2
Park R-20 Table 18.25-1; Table 18.25-2
Open Space R-20 18.20.020Table 18.15-1;
18.20.030Table 18.15-2
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Government Code Ssection 65589.5 are met. and in In no instance shall the maximum number of dwelling units exceed the maximum permitted allowed by the applicable Ggeneral Pplan land use designation unless a density bonus is approved under PHMC § 18.20.150Section
18.15.110 (Density Bonus). [Source: 18.30.040.B, modified] C. Performance Sstandards. The performance standards prescribed by PHMC §
18.50.060established in Chapter 18.85 (Performance Standards) shall apply to all PUDs and PPDs. [Source: 18.30.040.C, modified]
D. Other Ddevelopment Standardsregulations. All development in a PUD or PPD shall comply with all oOther development regulations standards shall be as prescribedestablished in the by approved the PUD or Sspecific Pplan. [Source: 18.30.040.D, modified] E. Accessory Ddwelling Uunits. Any accessory dwelling unit(s) or units approved within a PUD shall comply with all applicable regulations standards contained established in PHMC §
18.20.095Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)). [Source:
18.30.040.D, modified]
18.30.04018.30.050Concept Plan
Each For a site to be rezoned rezoning to PUD, shall have a written concept plan shall be adopted as part of the ordinance. The concept plan shall include a text and diagram(s) or diagrams that specify:
[Source: 18.30.050, modified]
A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the planPUD. [Source: 18.30.050.A, modified] B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities proposed to be located in the area covered by the plan PUD and needed to support the land uses described in the planPUD. [Source: 18.30.050.B, modified] C. Standards and criteria by which development will proceed, and standards for conservation, development, and utilization of natural resources including geological features, where applicable. [Source: 18.30.050.C, modified]
D. A land use regulation schedule table defining the permitted, conditional, temporary, and accessory uses allowed in the PUD. [Source: 18.30.050.D, modified] E. A development regulation schedule table establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source: 18.30.050.E, modified]
F. Design criteria for all landscaped areas, buildings, and structures. [Source: 18.30.050.F, modified]
G. A statement of on the relationship of the proposed rezoning to the Ggeneral Pplan. [Source:
18.30.050.G modified]
Chapter 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD)
136
18.30.05018.30.060Review Authority and ActionEstablishment of a PUD Zoning District
A. Application Process and Procedure.
1. Application. For a site to be rezoned to a PUD, the applicant shall submit an application to initiate an amendment to the Zoning Map and Zoning Ordinance in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed PUD Concept Plan that complies with Section 18.30.050 (Concept Plan) or a Specific Plan, if prepared. [Source: NEW]
1.2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Pplanning Ccommission consideration of the PUD request for rezoning, the Aarchitectural Rreview Ccommission shall review and make recommendations to the Pplanning Ccommission. The planning commission shall consider an application for rezoning to a PUD district as prescribed in PHMC Chapter 18.125, and shall, at the same time, consider the proposed PUD concept plan or specific plan accompanying the application. A commission recommendation to rezone to a PUD district shall be accompanied by a resolution approving a PUD concept plan or recommending a specific plan. [Source: 18.30.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a PUD or PPD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the PUD or Specific Plan in accordance with this Section.
B.C. Architectural Rreview Ccommission Recommendationaction. The Aarchitectural Rreview Ccommission may recommend approval or conditional approval of a PUD applicationconcept plan to the Planning Commission upon finding that: [Source: 18.30.060.A, modified]
1. The design of the structures conforms to the topographic features of the particular site; [Source: 18.30.060.A.1, modified]
2. The design of the structures enhances the natural attributes of the particular site; [Source: 18.30.060.A.2, modified]
3. The scale and bulk of the structures are appropriate to the particular site; and [Source:
18.30.060.A.3, modified]
4. The landscape plan is appropriate to the particular site. [Source: 18.30.060.A.4, modified]
C.D. Planning Ccommission Recommendationaction. The Planning Commission shall consider an application for rezoning to a PUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed PUD plan or Specific Plan accompanying the application. A Planning Commission recommendation to rezone to a PUD zoning district shall be accompanied by a Part 2 – Zoning District Regulations and Development Standards Chapter 18.30 Public Review Draft – October 2025
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recommendation to approve a PUD Concept Plan or Specific Plan. The Pplanning Ccommission may recommend approval or conditional approval of a PUD Concept Pplan and a request to rezoning rezone to a PUD or PPD zoning district or recommend approval or conditional approval of a Sspecific Pplan upon finding that: [Source: 18.30.060.B, modified]
1. The PUD plan or Sspecific Pplan is consistent with the Ggeneral Pplan and other applicable policies and is compatible with surrounding development; [Source:
18.30.060.B.1, modified]
2. The PUD plan or Sspecific Pplan will enhance the potential for superior urban design in comparison with the development under the base underlying zoning district regulations that would apply if the plan were not approved; [Source: 18.30.060.B.2, modified]
3. Deviations from the base underlying zoning district regulations are justified by through compensating benefits of the PUD plan or Sspecific Pplan; [Source: 18.30.060.B.3, modified]
4. The PUD plan or Sspecific Pplan includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.30.060.B.4, modified]
5. The PUD plan or Sspecific Pplan has been considered by the Aarchitectural Rreview Ccommission in accordance with Subsection C of this Section. [Source: 18.30.060.B.5, modified]
D.E. City Ccouncil actionAction. After a public hearing, the council shall approve, modify, or reject the Pplanning Ccommission’s recommendation; provided, that a modification not previously considered by the Pplanning Ccommission shall be referred to the Pplanning Ccommission for a report before adoption of an ordinance amending the zoning regulations or map. Failure of the Pplanning Ccommission to report within 40 60 days after referral, or such longer period as may be designated by the council other period designated by City Council, shall be deemed an approval by the Planning Commission of the proposed modification. Prior to adoption of an ordinance establishing a PUD zoning district or a resolution adopting a Sspecific Pplan, the City Ccouncil shall make findings that the proposed regulation ordinance or map amendment and the PUD plan or Sspecific Pplan is consistent with the policies of the Ggeneral Pplan and the notice and hearing provisions of this Ttitle. [Source: 18.30.060.C, modified] E.F. Concurrent Ssubmittal. A Ddevelopment Pplan, Aarchitectural Rreview Ppermit, Uuse Ppermit, and/or any associated permits may be submitted for review concurrently with a PUD planapplication. In a concurrent submittal, the Ccity Ccouncil shall be the final decision-maker on all applications after considering recommendations from the Pplanning Ccommission and/or Aarchitectural Rreview Ccommission as applicable. [Source: 18.30.060.D, modified]
18.30.06018.30.070Development Plan and Architectural Review A. Plans for a project within a PUD or PPD district shall be accepted for Ddevelopment Pplan review as prescribed by PHMC Chapter 18.90 in accordance with Chapter 18.125 (Development Plan) and Aarchitectural Rreview as prescribed by PHMC Chapter 18.115 in accordance with Chapter 18.120 (Architectural Review Permits) only if they are consistent with Chapter 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD)
138
an approved PUD or PPD plan or Sspecific Pplan for that PUD or PPD zoning district. No project may be approved and no Bbuilding Ppermit issued unless the project, alteration, or use is consistent with an approved PUD or PPD Cconcept Pplan or an approved Sspecific Pplan. [Source: 18.30.080, modified]
B. Changes to a PUD or PPD.
1. Minor changes to an existing PUD or PPD plan, as determined by the Zzoning Aadministrator, are not subject to PHMC Chapter 18.115, Architectural Review PermitsChapter 18.120 (Architectural Review Permits). [Source: 18.30.080, modified]
2. The Zzoning Aadministrator shall determine what is major or minor change and has the discretion to make minor changes to an existing PUD or PPD .administrativelyministerially. Any interested person may appeal the Zzoning Aadministrator’s determination under PHMC Chapter 18.130Chapter 18.185 (Appeals and Calls for Review). [Source: 18.30.080, modified]
18.30.07018.30.080Zoning Map Designation
A PUD or PPD zoning district shall be noted on the Zzoning Mmap by the designations “PUD” or “PPD,” followed by the approved ordinance number of the rezoning. An approved Sspecific Pplan shall also be noted on the Zzoning Mmap. [Source: 18.30.070, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.35 Public Review Draft – October 2025
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Chapter 18.35
Hillside Planned Unit
Development (HPUD)
Chapter 18.35 Hillside Planned Unit Development (HPUD)
140
Chapter 18.35 Hillside Planned Unit Development
(HPUD)
Sections
18.35.010 Purpose
18.35.020 Applicability and Exemptions
18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD)
18.35.040 Development Standards for Hillside Development
18.35.050 Design Standards for Hillside Development
18.35.060 Concept Plan
18.35.070 Establishment of an HPUD Zoning District
18.35.080 Development Plan and Architectural Review
18.35.090 Zoning Map Designation
18.35.010 Purpose
In addition to the general purposes listed in PHMC § 18.05.020Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the Hillside Planned Unit Development (HPUD) zoning district are to: [Source: 18.35.010, modified]
A. Preserve the physical and visual identity of the hills and ridgelines of Pleasant Hill and the natural geologic conditions consistent with the Ccity-Wwide Ddesign Gguidelines while allowing controlled development. [Source: 18.35.010.A, modified] B. Utilize performance standards and specific regulations to ensure that utilization of land for urban purposes is kept in balance with the need to conserve natural resources and protect life and property from natural hazards. [Source: 18.35.010.B] C. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.35.010.C]
18.35.020 Applicability and Exemptions
A. Applicability. The HPUD zoning district shall be imposed upon any parcel lot or site that has a residential Ggeneral Pplan residential land use designation and with an average slope of 15 percent% or greater. Residential parcelslots, with an average slope of 15 percent% or greater, which are subdivided to their maximum density and in a zoning district other than HPUD shall be subject only to the standards established in Subsections B, D, and E of Section 18.35.040 (Development Standards for Hillside Development) PHMC § 18.35.040.B, D and E and PHMC § 18.35.050Section 18.35.050 (Design Standards for Hillside Development). [Source:
18.35.020, modified]
B. Exemptions. The following Housing Opportunity sites, as identified in the 6 th Cycle Housing
Element, are exempt from the regulations established in this Chapter. [Source: NEW] Part 2 – Zoning District Regulations and Development Standards Chapter 18.35 Public Review Draft – October 2025
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1. APN - 154-140-015 (Morello Terraces)
1.2. APN 152-010-004 (Paso Nogal)
18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD)
Schedule 18.35.030 Table 18.35-A (Hillside Planned Unit Development Land Use Regulations) sets forth the land use regulations for the HPUD district as established by letter designations as follows:
[Source: 18.35.030]
Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Residential Uses
Accessory dwelling unit P Section 18.15.050 PHMC § 18.20.095.
Accessory dwelling unit, junior P Section 18.15.050
Congregate care, limited U
Day care, limited P
Employee housing P
Family day care home P
Home occupation UP Section 18.15.130PHMC § 18.20.070.
Residential care, limited P
Residential care facility, small, licensed P
Residential care facility, small,
unlicensed
P
Single-family residential P
with boarder or lodger P No more than 3 boarders or lodgers in rooms with no kitchen facilities.
Supportive Housing P
Transitional Housing P
Public and Semipublic Uses
Day care, large family U See PHMC § 18.20.080.
Day care, general U
Park and recreational facilities U
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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Religious Place of assembly U
Public safety facilities U
Offender rehabilitation services –
Residential Care facility, large, licensed
or unlicensed
U
Residential care, general U
School, public or private college and
university
U
School, private U
School, technical/trade and vocational U
Utilities, major U
Utilities, minor P
Commercial Uses
Animal sales and service L-1 Only animal boarding and riding academies.
Animal boarding L-1
Horticulture, limited P
Riding academy L-1
Accessory Uses
Accessory Uses P/U L-2
Temporary Uses
Agricultural sales T
Commercial filming, limited T
Personal property sales P Section 18.210.070 and Chapter 18.160.
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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Street fairs T
Limitations on Specific Use Classifications
L-1 The keeping of large animals on a site of at least one acre is permitted with no more than two large animals per acre. Any barn, stable or other structure used to house large animals shall be located at least 100 feet from the boundary line of a street or public road and at least 50 feet from a side, front or rear property line.
L-2 Domestic and small animals are permitted, except no more than three mature dogs and no more than five mature cats or rabbits and five hens may be kept, harbored, possessed or maintained on any parcel. Farm animals including roosters, geese, turkeys, pigs, goats and sheep are not permitted. “P” designates use classifications permitted in residential districts. [Source: 18.35.030] “U” designates use classifications permitted on approval of a use permit. [Source: 18.35.030] “T” designates use classifications permitted on approval of a temporary use permit. [Source: 18.35.030] “L” followed by a number designates use classifications subject to certain limitations listed by number following the schedule. [Source: 18.35.030]
“P/U” designates use classifications permitted on the site of a permitted use, but requiring a use permit on the site of a conditional use. [Source: 18.35.030]
The uses listed are based on the use classifications set forth in PHMC Chapter 18.15. Use classifications not listed are prohibited unless authorized by zoning administrator resolution under PHMC § 18.15.010. The “Additional Use Regulations” column includes specific limitations applicable to the use classifications or refers to regulations located elsewhere in this chapter. [Source: 18.35.030]
18.35.040 Development Standards for Hillside Planned Unit Development Zoning DistrictDevelopment
A. Residential Uunit Ddensity. The number of residential units allowed on a site in the HPUD zoning district shall be computed based on the average percent of slope of the natural terrain of the site and the allowable density per net acre associated with that average percentage, as shown in Schedule 18.35.040Table 18.35-B (Slope Density Regulations). Any existing legal parcel lot within the HPUD zoning district, with a slope equal to or greater than 15 percent% and containing less than 15,000 square feet of gross lot area, may be developed with one single-family dwelling unit (and, if approved, and an accessory dwelling unit) subject to Chapter 18.35 Hillside Planned Unit Development (HPUD)
144
compliance with all other applicable development standards and design guidelines. Fractional average percent of slope shall be rounded upward to the next whole number, but the maximum number of units allowed on a site in the HPUD zoning district shall not be rounded upward to the nearest whole number. Table 18.35-B (Slope Density Regulations)Schedule 18.35.040 also shows in column (2) the average lot area that must be achieved for each slope percentage based upon the maximum allowable density. [Source: 18.35.040.A, modified] B. Performance Sstandards. [Source: 18.35.040.B, modified]
1. Grading. On parcels lots with 15 percent% to 29.9 percent% slopes, the grading is limited to no more than 30 percent% of the gross site area. On slopes in excess of 29.9 percent%, the grading is limited to no more than 15 percent% of the gross site area. [Source: 18.35.040.B.1, modified]
2. Impervious Ssurface Ccoverage. Impervious surfaces are those which do not absorb water; including all buildings, parking areas, driveways, roads, sidewalks, and any areas of concrete or asphalt. On parcels lots with 15 percent% to 29.9 percent% slopes, the impervious surface coverage is limited to 15 percent% of the gross site area. On slopes in excess of 30 percent%, the impervious surface coverage is limited to 8%eight percent of the gross site area. [Source: 18.35.040.B.2, modified]
3. Noncompliance. If the grading or impervious surface coverage standards are not met, allowable density shall be reduced until both standards are met. [Source:
18.35.040.B.3]
C. Reduced Ddensity for Eenvironmental Iimpact Mmitigation. The Pplanning Ccommission shall reduce the allowable number of residential dwelling units allowed on a site, but not to a number below the minimum density, upon finding that such reduced density is required to preserve the physical and visual identity of the hills and ridgelines, protect natural vegetation including trees, retain scenic corridors, or provide for adequate drainage or appropriate internal circulation, and upon making the required findings under Government Code Ssection 65589.5. [Source:
18.35.040.C, modified]
D. Maximum number of stories and maximum building Hheight. No dwelling or structure shall exceed a height of 35 feet. [Source: 18.35.040.D, modified] E. Other Ddevelopment Rregulations. The requirements and standards for yards or setbacks applicable to a developmenthillside planned unit development in an HPUD zoning district are those standards established for residential zoning districtsset forth for the R district(s) similar in nature and function to that have the same General Plan Land Use Classification as the proposed planned unit development unless modified by the design standards in PHMC §
18.35.050Section 18.35.050 (Design Standards for Hillside Planned Unit Development Zoning District). The requirements and standards for public improvements are those which apply in other R district(s)residential zoning districts in the city, unless modified by the Pplanning Ccommission because of special topographical and design considerations. [Source:
18.35.040.E, modified]
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Table 18.35-B: Slope Density Regulations
15 2.904 15,000
16 2.848 15,294
17 2.734 15,932
18 2.624 16,664
19 2.489 17,501
20 2.360 18,457
21 2.227 19,559
22 2.000 21,780
23 1.954 22,292
24 1.815 24,000
25 1.678 25,959
26 1.541 28,267
27 1.406 30,981
28 1.275 34,164
29 1.147 37,977
30 1.025 42,497
31 0.908 47,973
32 0.798 55,209
33 0.696 62,586
34 0.601 72,479
35 0.515 84,582
36 0.438 99,225
37 0.372 117,096
38 0.315 138,285
39 0.270 161,081
40 0.236 184,576
41 0.213 204,507
42 0.201 216,716
43 or more 0.200 217,800
18.35.050 Design Standards for Hillside Planned Unit Development District (HPUD)Development
A. Grading. Streets, buildings, and other manmade structures shall be designed to complement the natural terrain and landscape. [Source: 18.35.050.A] B. Ridge Vviews. The location of structures shall not disrupt the natural silhouette of prominent ridges as viewed from a public street. [Source: 18.35.050.B, modified] C. Landscaping. Landscaping of areas around structures shall provide a smooth transition and blend into the natural landscape. Native and other drought-tolerant plants shall be used except immediately adjacent to residential structures. Graded areas shall be replanted to protect them from soil erosion and to eliminate visual scarring. [Source: 18.35.050.C] D. Building Ddesign. To reduce visual impacts and the amount of grading, both upslope and downslope units are encouraged. [Source: 18.35.050.D, modified] E. Street Ddesign. The pattern of roadways in the hillsides shall be based upon good engineering practice and upon the general policy of maintaining the natural environmental setting of the hillside. In response to this policy, public rights-of-way shall be aligned in a manner to avoid existing trees and riparian environments. In cases where it is necessary to place rights-of-way Average Percent Slope Allowable Density
(Dwelling Units per Net Acre)
Average Lot Area Required
(Sq. Ft.)
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146
on or near the ridge tops, grading for roadways shall be minimized to reduce visual scarring.
The specific road alignments shall be based upon the following constraints: [Source:
18.35.050.E, modified]
1. Volume of traffic; [Source: 18.35.050.E.1]
2. Topography; [Source: 18.35.050.E.2]
3. Public safety; [Source: 18.35.050.E.3]
4. Lot size and on-street parking needs; and [Source: 18.35.050.E.4]
5. Drainage requirements. [Source: 18.35.050.E.5]
F. Visitor Pparking. Parking bays for visitor parking are encouraged. [Source: 18.35.050.F, modified]
G. Emergency Aaccess. Emergency access shall be provided to open space areas, especially to the rear of dwellings or dwelling groups. [Source: 18.35.050.G, modified] H. Nonvehicular Ccirculation. Separate pedestrian circulation and trail plans, according to the Ggeneral Pplan, shall be provided. [Source: 18.35.050.H, modified] I. Clustering. Encourage clustering of homes and requireto assist in the protection of natural features such as large trees, knolls, rock, outcroppings, riparian areas, and scenic corridors. [Source: 18.35.050.I, modified]
18.35.060 Concept Plan
The Ccity Ccouncil shall approve a Cconcept Pplan at the same time that it adopts an ordinance establishing an HPUD zoning district. The Cconcept Pplan shall include a text and diagram or diagrams which specify: [Source: 18.35.060, modified]
A. A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. [Source: 18.35.060.A, modified] B. B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities. [Source: 18.35.060.B, modified]
C. C. Standards and criteria by which development will proceed, and standards for conservation, development and utilization of natural resources, where applicable. [Source: 18.35.060.C, modified]
D. D. A development regulation schedule establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source: 18.35.060.D, modified]
E. E. Design criteria and placement for all buildings and structures. [Source: 18.35.060.E, modified]
F. F. A statement of on the relationship of the proposed rezoning to the Ggeneral Pplan. [Source:
18.35.060.F, modified]
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18.35.070 Establishment of an HPUD Zoning District
A. Application Process and Procedure.
1. Application. For a site to be rezoned to a HPUD zoning district, the applicant shall submit an application to initiate an amendment to the Zoning Map in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed HPUD Concept Plan that complies with Section 18.30.050 (Concept Plan). [Source: NEW]
2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Planning Commission’s consideration of the HPUD request for rezoning, the Architectural Review Commission shall review and make recommendations to the Planning Commission. [Source: 18.35.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a HPUD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the HPUD or Specific Plan in accordance with this Section. [Source: NEW]
A. Before planning commission consideration of a proposed HPUD district, the architectural review commission shall review the proposal and make recommendations to the planning commission. The planning commission shall consider an application for rezoning to an HPUD district as prescribed in PHMC Chapter 18.125, and shall at the same time consider the proposed HPUD concept plan accompanying the application. A planning commission recommendation to rezone to the HPUD district shall be accompanied by a resolution approving an HPUD concept plan. [Source: 18.35.070]
B.C. Architectural Rreview Ccommission Recommendationaction. The Aarchitectural Rreview Ccommission may shall recommend approval or conditional approval of a proposed HPUD concept plan upon finding that: [Source: 18.35.070.A, modified]
1. The design of the structures conforms to the topographic features of the particular site; [Source: 18.35.070.A.1]
2. The design of the structures enhances the natural attributes of the particular site; [Source: 18.35.070.A.2]
3. The scale and bulk of the structures are appropriate to the particular site; and [Source:
18.35.070.A.3]
4. The HPUD is in substantial compliance with Ccity-Wwide Ddesign Gguidelines. [Source: 18.35.070.A.4, modified]
C.D. Planning Ccommission Recommendationaction. The Planning Commission shall consider an application for rezoning to a HPUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed HPUD Concept Plan submitted with the application. A Planning Commission Chapter 18.35 Hillside Planned Unit Development (HPUD)
148
recommendation to rezone to a HPUD zoning district shall be accompanied by a recommendation on the HPUD Concept Plan. The Pplanning Ccommission may approve or conditionally approve an HPUD Cconcept Pplan upon finding that: [Source: 18.35.070.B, modified]
1. The HPUD Cconcept Pplan is consistent with the adopted Ggeneral Pplan and other applicable policies and is compatible with surrounding development; [Source:
18.35.070.B.1, modified]
2. Deviations from the base district regulations are justified by compensating benefits of the HPUD plan; [Source: 18.35.070.B.2]
3. The HPUD Cconcept Pplan includes adequate provisions for utilities services and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.35.070.B.3, modified]
4. The HPUD Cconcept Pplan has been reviewed by the Aarchitectural Rreview Ccommission. [Source: 18.35.070.B.4, modified]
D.E. City Ccouncil Aaction. After a public hearing, the City Ccouncil shall approve, modify, or reject the Pplanning Ccommission’s recommendation; provided, that a any modification not previously considered by the Pplanning Ccommission shall be referred to the Pplanning Ccommission for a report prior to adoption of an ordinance amending the zoning regulations or mapZoning Ordinance or Zoning Map. Failure of the Pplanning Ccommission to report within 40 60 days after referral, other period designated by City Council, or such longer period as may be designated by the council shall be deemed approval by the Planning Commission of the proposed modification. Prior toBefore adoption of an ordinance, the City Ccouncil shall make findings that the proposed regulation Zoning Ordinance or Zoning Map or map Aamendment is consistent with the policies of the Ggeneral Pplan and the notice and hearing provisions of this Ttitle. [Source: 18.35.070.C, modified]
E.F. Concurrent Ssubmittal. A Ddevelopment Pplan, Aarchitectural Rreview Ppermit, Uuse Ppermit, and/or any associated permits may be submitted for review concurrently with an HPUD Cconcept Pplan. In a concurrent submittal, the Ccity Ccouncil shall be the final decision-maker on all applications after considering recommendations from the Pplanning Ccommission and/or Aarchitectural Rreview Ccommission as applicable. [Source: 18.35.070.D, modified]
18.35.080 Development Plan and Architectural Review
A. Plans for a project in an HPUD zoning district shall be accepted for final development site plan review in accordance with Chapter 18.125 (Development Plan) and architectural review in accordance with Chapter 18.120 (Architectural Review Permits)as prescribed by PHMC Chapter 18.90 and architectural review as prescribed by PHMC Chapter 18.115, only if they are consistent with a valid HPUD plan. [Source: 18.35.090, modified] B. Changes to a HPUD Plan.
1. Minor changes to an existing HPUD plan, as determined by the Zzoning Aadministrator, shall not be subject to Chapter 18.120 (Architectural Review Permits)PHMC Chapter 18.115, Architectural Review Permits. [Source: 18.35.090, modified]
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2. The Zzoning Aadministrator shall determine what is major or minor change and has the discretion to make minor changes to an existing HPUD plan ministerially. Any interested person may appeal the Zzoning Aadministrator’s determination under Chapter 18.185 (Appeals and Calls for Review)PHMC Chapter 18.130. [Source:
18.35.090, modified]
18.35.090 Zoning Map Designation
An HPUD zoning district shall be noted on the Zoning Map by the designation “HPUD,” followed by the ordinance number of the rezoning approving the HPUD plan. [Source: 18.35.080, modified] Chapter 18.40 Overlay Districts
150
Chapter 18.40
Overlay Districts
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Chapter 18.40 Overlay Districts
Sections
18.40.010 General Provisions
18.40.020 Historic Districts and Cultural Resources Districts (H, CR)
18.40.010 General Provisions
A. Purpose and Applicability. Overlay districts are zoning districts established to carry out specific land use or design purposes in addition to the land use and development standards of the underlying zoning district. They are governed by a set of regulations that address specific subjects, such as historic districts and cultural resources. Overlay districts may be initially established by adding a specific Ssection to this Part 3, Overlay DistrictsChapter, without being actually delineated on the Zzoning Mmap. At a later time, when an opportunity arises to carry out the intended purpose(s) for one or more sites that meet the criteria for designationthe overlay district, the Ccity Ccouncil may adopt an ordinance amending the Zzoning Mmap to delineate the boundaries of the overlay district. The provisions of the overlay district then will be combined with the provisions of the base underlying zoning district for that site or sites to which the overlay district applies. When there is a conflict between the standards of the underlying zoning district and the overlay district, and the provisions of the overlay district shall applymore restrictive provisions will govern. [Source: 18.40.010, modified] B. Initiation – Review and Approval. The Pplanning Ccommission or the Ccity Ccouncil may initiate an amendment to the Zzoning Oordinance to establish an overlay district under the procedures established in PHMC Chapter 18.125, Zoning Ordinance AmendmentsChapter
18.180 (Amendments – Zoning Ordinance and Zoning Map). The Pplanning Ccommission may recommend and the Ccity Ccouncil may adopt an ordinance enacting overlay district provisions under the requirements and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) PHMC Chapter 18.125 after duly noticed public hearings. [Source: 18.40.020, modified]
18.40.020 Historic Districts and Cultural Resources Districts (H, CR) A. Specific Ppurposes. The specific purposes of the historic districts and cultural resources overlay districts are to prevent neglect of historic or architecturally significant buildings, encourage public appreciation of the city’s past, foster civic and neighborhood pride, enhance property values and increase economic and financial benefits to the city, and encourage public participation in identifying and preserving historical and architectural resources. The historic districts and cultural resources overlay districts are intended to: [Source: 18.45.020, modified]
1. Promote the conservation, preservation, protection, and enhancement of cultural resources, landmarks and historic districts, sites, buildings, structures, and objects significant in history, architecture, archaeology, and culture which impart a distinct Chapter 18.40 Overlay Districts
152
aspect to the city and serve as visible reminders of the city’s culture and heritage; [Source: 18.45.020.A, modified]
2. Deter demolition, destruction, alteration, misuse, or neglect of historically, culturally, archaeologically or architecturally significant districts, sites, buildings, and objects that form an important link to the city’s past; [Source: 18.45.020.B, modified]
3. Encourage development tailored to the character and significance of each historic district or landmark through an historic district conservation plan that includes goals, objectives, and design standards; [Source: 18.45.020.C]
4. Provide a review process for the appropriate preservation and development of important cultural, architectural, and historical resources; and [Source: 18.45.020.D, modified]
5. Promote maintenance of a harmonious outward appearance of both historic and modern structures through complementary scale, form, color, proportion, texture, and material. [Source: 18.45.020.E, modified]
B. Responsibilities and applicability.Identifying and Establishing Historic and Cultural Resources
1. ResponsibilitiesIdentification. It is the responsibility of the Architectural Review Commission to: The city’s architectural review commission shall: [Source: 18.45.020.A, modified]
a. Establish criteria and conduct a comprehensive survey in conformance with Sstate survey standards and guidelines of cultural heritage resources within the boundaries of the city, notify property owners of cultural heritage resources identified by the survey, publicize the results of the survey with the consent of each cultural heritage resource owner, and periodically update the survey results. [Source: 18.45.020.A.A.1, modified]
b. Recommend to the Pplanning Ccommission and Ccity Ccouncil the designation of cultural resources and historic districts determined to be appropriate for historic preservation. [Source: 18.45.020.A.2, modified] c. Maintain a local register of cultural resources within the city including all information required for such designation. The register shall remain in the possession of the Ccity and be accessible to the public. [Source:
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]
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f. Recommend that the Ccity purchase property, grant or acquire easements, and employ other mechanisms for purposes of cultural heritage resources preservation. [Source: 18.45.020.A.6, modified]
g. Investigate the use of various Ffederal, Sstate, 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 Zzoning Mmap pursuant to the procedures and criteria of PHMC Chapter 18.125Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and the criteria of this sectionin Subsection G of this Section. [Source: 18.45.020.B, modified]
3. Certificate of Aappropriateness Rrequired. A certificate of appropriatenessCertificate 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 Zzoning Ppermit or a Bbuilding Ppermit, unless the development, alteration, restoration, or relocation is exempt under PHMC § 18.45.110Subsection K of this Section. [Source: 18.45.020.C, modified]
4. Demolition Rreview. Approval of the Aarchitectural Rreview Ccommission is required before demolition of any structure or site in an “H” historic district or of a designated cultural resource (“CR”); see PHMC § 18.45.120Subsection L of this Section. [Source:
18.45.020.D, modified]
C. Zoning Mmap Ddesignators. Each “H” historic district or “CR” cultural resources designation shall be shown on the Zzoning Mmap 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 Zzoning Mmap for an “H” historic district designation or “CR” cultural resources designation may be initiated by the Ccity Ccouncil, the Pplanning Ccommission, the Aarchitectural Rreview Ccommission, or the affected property owner. [Source: 18.45.040, modified]
2. If an application for a designation is initiated under this Ssection, the Zzoning Aadministrator shall provide copies of this Ssection and of the Ccity’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 Uuse and Pproperty Ddevelopment Rregulations. The land use regulations and development regulations applicable to a building, structure, or area subject to an “H” historic Chapter 18.40 Overlay Districts
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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]
1. Ordinary Mmaintenance and Rrepair – Repair for public safety. Nothing in The requirements of this Ssection is 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 is does this Ssection intended to prohibit the construction, reconstruction, alteration, restoration, demolition, or removal of any such architectural feature when the Zzoning Aadministrator certifies to the Aarchitectural Rreview Ccommission 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 Eeasements. In order to implement the provisions of this Ssection, preservation easements on the facades of buildings designated as a cultural resource may be acquired by the Ccity or a nonprofit group through purchase, donation, or condemnation pursuant to Civil Code Ssection 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)Uniform Building Code. [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 Aarchitectural Rreview Ccommission as guidelines in carrying out their responsibilities under this chapterSection. [Source: 18.45.050.D, modified]
5. Financial Iincentives for property owner participation. The Ccity 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 Zzoning Mmap for an “H” historic district designation or “CR” cultural resources designation shall be processed pursuant to the procedures and criteria of PHMC Chapter 18.125 Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) and the criteria of this Ssection. [Source:
18.45.060.A, modified]
2. Additional Aapplication Ccontents. [Source: 18.45.060.B, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.40 Public Review Draft – October 2025
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a. Historic Ddistrict Aapplication. In addition to the application contents required for an amendment to the Zzoning Mmap pursuant to in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map)PHMC Chapter 18.125, an application for an amendment to the Zzoning Mmap 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 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 appropriatenessCertificate 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. When the applicant is not the cityExcept 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. Where an “H” historic district designation is initiated by the city, the architectural review commission shall assist in the preparation of the historic district conservation plan. [Source: 18.45.060.B.1]
c.b. Cultural Rresources Ddistrict Aapplication. In addition to the application contents required for an amendment to the Zzoning Mmap under PHMC §
18.125.030in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), an application for an amendment to the Zzoning Mmap for a “CR” cultural resources designation shall include the following:
[Source: 18.45.060.B.2, modified]
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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 Ccity, 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
d.a. Review and recommendation of Zzoning Aadministrator Review and Action.
Upon determination that the application for amendment to the Zzoning Mmap for an “H” historic district designation or “CR” cultural resources designation is complete, the Zzoning Aadministrator shall prepare a staff report. [Source:
18.45.060.B.3, modified]
e.b. Architectural Rreview Ccommission Rreview and Action. After completion of the staff report, but before scheduling the Pplanning Ccommission public hearing, the Zzoning Aadministrator shall refer the application for amendment to the zoning map for an “H” historic district designation or “CR” cultural resources designation to the Aarchitectural Rreview Ccommission for review and recommendation to the Pplanning Ccommission and the Ccity Ccouncil. [Source: 18.45.060.B.4, modified]
c. Recommendation by Pplanning Ccommission 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]
f.d. /action by city councilCity Council Review and Action. An application for an amendment to the Zzoning Mmap 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 CommisisonCommission and render a final decision on the applicationshall be the subject of public hearings before the planning commission and the city council. [Source: 18.45.06.B.50, modified]
G. Criteria for Eestablishment of Hhistoric Ddistricts and Ccultural Rresources Ddesignations.
1. General Ccriteria. In addition to the criteria for amendments to the Zzoning Mmap established in Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map)PHMC Chapter 18.125, the Ccity Ccouncil 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]
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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]
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 an a Hhistoric Ddistrict Cconservation Pplan. 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 Ccity Ccouncil. [Source: 18.45.070.B, modified]
H. Amendments to “H” historic district or “CR” cultural resources designation. 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 Zzoning Oordinance and Zzoning Mmap under the procedures and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map)PHMC Chapter 18.125. [Source: 18.45.080, modified] I. Use permits for wWaiver from Base Zone Lland Uuse Rregulations.
1. Applicability. The Pplanning Ccommission, after receiving a recommendation from the Aarchitectural Rreview Ccommission, may grant a Uuse Ppermit 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 permit allow the preservation or restoration of an historic or architecturally significant building, structure or site, consistent with the purposes of this Ssection, the general purposes of this Zzoning Oordinance, the applicable historic district conservation plan, and the Ggeneral Pplan. [Source: 18.45.090, modified]
2. Application and Procedure. An application for a Uuse Ppermit shall be reviewed under the procedures and standards of PHMC Chapter 18.75Chapter 18.155 (Use Permits), Chapter 18.40 Overlay Districts
158
except that the Zzoning Aadministrator shall refer applications for a Uuse Ppermit under this Ssection to the Aarchitectural Rreview Ccommission for review and recommendation before the application is submitted to the Pplanning Ccommission. [Source: 18.45.090, modified]
3. Decision. In making a decision, the Pplanning Ccommission shall make a written finding of the facts relied upon and the basis for determining consistency with the purposes of this Ssection, the general purposes of this Zzoning Oordinance, the applicable historic district conservation plan, and the Ggeneral Pplan. [Source:
18.45.090, modified]
J. Maintenance of Sstructures and Ppremises.
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 Aarchitectural Rreview Ccommission, 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 Rreview. The standards of review for good repair and disrepair as follows:
[Source: 18.45.100.B, modified]
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 Ssection. [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 Aappropriateness. A certificate of appropriatenessCertificate 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 Aarchitectural Rreview Ccommission has the authority to review and approve, approve with conditions, or disapprove a certificate of appropriatenessCertificate of Appropriateness under this Ssection. [Source:
18.45.110.A, modified]
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2. Exemptions. No certificate of appropriatenessCertificate 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]
3. Initiation. An application for a certificate of appropriatenessCertificate of Appropriateness may be submitted only by the affected property owner. [Source:
18.45.110.C]
4. Procedure. [Source: 18.45.110.D]
a. Submission of Aapplication. A complete application for a certificate of appropriatenessCertificate of Appropriateness shall be submitted to the Zzoning Aadministrator, on a form prescribed by the zoning administratorPlanning Division, along with the required fee. [Source:
18.45.110.D.1, modified]
b. Review and Rrecommendation by zoning administrator. Upon a determination that the application is complete, the Zzoning Aadministrator shall review the application and prepare a staff report recommending to the Architectural Review Commission the approval, approval with conditions, or disapproval of the application. A copy of the staff report shall be mailed to the applicant at least 10 days before the application is subject of a public hearing on the applicationbefore the Architectural Review Commission. [Source:
18.45.110.D.2, modified]
c. Public Hhearing before the architectural review commission. A public hearing before the Architectural Review Commission for an application for a Certificate of Appropriateness shall be scheduled and noticed in compliance with Chapter
18.205 (Notice Requirements).After notice in accord with PHMC Chapter
18.125, the architectural review commission shall conduct a public hearing on the application At the public hearing, the Aarchitectural Rreview Ccommission shall consider the application, the relevant support materials, the staff report, and public testimony given at the public hearing. After the close of the public hearing, the Aarchitectural Rreview Ccommission shall, within a reasonable period of time, approve, approve with conditions, or disapprove the application based on the criteria in Paragraph K.5 of this Subsectionsubsection E of this section. [Source: 18.45.110.D.3, modified]
d. Notice of Ddecision. The Zzoning Aadministrator shall provide a copy of the decision to the applicant by mail within a reasonable period of time after the decision is made. [Source: 18.45.110.D.4, modified]
5. Criteria. To approve an application for a certificate of appropriatenessCertificate of Appropriateness, the Aarchitectural Rreview Ccommission shall consider: [Source:
18.45.110.E, modified]
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a. Whether the proposed construction, reconstruction, or relocation is appropriate and consistent with this Subsectionsection and the conservation plan for the historic district. [Source: 18.45.110.E.1, modified] b. Whether the applicant has demonstrated that every reasonable effort will be made to minimize alteration of any structure and preserve its integrity. [Source:
18.45.110.E.2]
c. Whether the distinguishing original qualities or character of a structure or site and its environment will not be destroyed, and the removal or alteration of any historic material or distinctive architectural feature will be avoided, to the greatest extent reasonably practical. [Source: 18.45.110.E.3] d. Whether all structures or sites are recognized as products of their own time and whether alterations that have no historical basis and which seek to create an earlier appearance will be minimized. [Source: 18.45.110.E.4] e. Whether changes which may have taken place in the course of time are evidence of the history and development of a structure or site and its environment and whether such changes, which may have acquired significance in their own right, will be recognized and respected. [Source:
18.45.110.E.5]
f. Whether distinctive stylistic features or examples of skilled craftsmanship which characterize a structure or site will be kept, to the extent reasonably possible. [Source: 18.45.110.E.6]
g. Whether: [Source: 18.45.110.E.7]
i. Proposals for replacement, rather than repair, of deteriorated architectural features are necessary; [Source: 18.45.110.E.7.a] ii. New material will reasonably reflect the material being replaced in composition, design, color, texture, and other visual qualities to the extent reasonably possible; and [Source: 18.45.110.E.7.b] iii. Repair or replacement of missing architectural features shall be based on accurate duplication of features, substantiated by historical, physical, or pictorial evidence, rather than on conjectural designs or the availability of different architectural elements from other structures. [Source: 18.45.110.E.7.c]
h. Whether every reasonable effort will be made to protect and preserve archaeological resources affected by, or adjacent to, any project. [Source:
18.45.110.E.8]
i. Whether any proposed contemporary design for alterations and additions will destroy significant historical, architectural, or cultural material, and such design will be compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. [Source: 18.45.110.E.9] Part 2 – Zoning District Regulations and Development Standards Chapter 18.40 Public Review Draft – October 2025
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j. Whether additions or alterations to structures or sites will be done in a manner that, if such additions or alterations were to be removed in the future, the essential form and integrity of the building, structure, object, or site would be unimpaired. [Source: 18.45.110.E.10]
6. Conditions. The Zzoning Aadministrator may recommend, and the Aarchitectural Rreview Ccommission may impose, such conditions in a certificate of appropriatenessCertificate of Appropriateness that are necessary to accomplish the purposes of this Sectionchapter and prevent or minimize adverse impacts upon the public and neighborhoods. These conditions shall run with the land and not be affected by a change in ownership. [Source: 18.45.110.F, modified]
7. Appeal for Eeconomic Hhardship. On the basis of economic hardship, an applicant may appeal the decision of the Aarchitectural Rreview Ccommission on an application for a certificate of appropriatenessCertificate of Appropriateness to the Pplanning Ccommission by filing a notice of appeal with the Zzoning Aadministrator within 14 days of the date of the decision on the certificate of appropriatenessCertificate of Appropriateness, stating the grounds for the appeal. The Zzoning Aadministrator shall forward the notice of appeal and the record of the decision on which the appeal is based to the Pplanning Ccommission. [Source: 18.45.110.G, modified] a. Scheduling Hhearing. After the receipt of the notice of appeal, the Pplanning Ccommission shall hold a hearing on the appeal within a reasonable period of time, or at such time as is mutually agreed upon between the applicant and the Zzoning Aadministrator. [Source: 18.45.110.G.1, modified] b. Decision by Pplanning Ccommission. At the hearing, the Pplanning Ccommission shall consider the record of the decision on which the appeal is based and hear statements from the applicant and the Zzoning Aadministrator, and any other persons. The Pplanning Ccommission may affirm or reverse the decision of the cultural resource management commissionArchitectural Review Commission after considering evidence that: [Source: 18.45.110.G.2, modified]
i. The structure or site is incapable of providing a reasonable economic return on investment, regardless of whether that return represents the most profitable return possible; and [Source: 18.45.110.G.2.a] ii. The structure or site cannot be adapted to another use that would provide a reasonable economic return on investment while maintaining the historic or architectural integrity of the structure or site. [Source: 18.45.110.G.2.b]
8. Effect of Iissuance of a Ccertificate of Aappropriateness. The issuance of a certificate of appropriatenessCertificate of Appropriateness authorizes the development, exterior alteration, restoration, or relocation of the site or structure within the historic district or of the designated cultural resource under the terms of the certificate and authorizes Chapter 18.40 Overlay Districts
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the applicant to apply for a Zzoning Ppermit. A certificate of appropriatenessCertificate of Appropriateness shall run with the land. [Source: 18.45.110.G.3, modified]
9. Amendment to a Ccertificate of Aappropriateness. A certificate of appropriatenessCertificate of Appropriateness may be amended, extended, or modified only in accord with the procedures and criteria established for its original approval. [Source: 18.45.110.G.4, modified]
L. Demolition Ppermits. A Ddemolition Ppermit is required before demolition of any structure or site in an historic district, or of a designated cultural resource. [Source: 18.45.120, modified]
1. Authority. The Aarchitectural Rreview Ccommission has the authority to review and approve, approve with conditions, or disapprove a Ddemolition Ppermit under this sectionSubsection. [Source: 18.45.120.A, modified]
2. Applicability. Before the demolition of a structure or site in an historic district or of a designated cultural resource, a Ddemolition Ppermit shall be approved by the Aarchitectural Rreview Ccommission. [Source: 18.45.120.B, modified]
3. Initiation. An application for a Ddemolition Ppermit may be submitted only by a qualified applicant. [Source: 18.45.120.C, modified]
4. Procedure. [Source: 18.45.120.D]
a. Submission of Aapplication. A complete application for a Ddemolition Ppermit shall be submitted to the Zzoning Aadministrator, on a form prescribed by the zoning administratorPlanning Division, along with the required fee. [Source:
18.45.120.D.1, modified]
b. Review and Rrecommendation by zoning administrator. When the Zzoning Aadministrator determines the application is complete, the Zzoning Aadministrator shall review the application and prepare a staff report recommending to the Architectural Review Commission the approval, approval with conditions, or disapproval of the application based on the criteria in subsection E of this sectionParagraph L.5 of this Subsection. A copy of the staff report shall be mailed to the applicant before the public hearing on the applicationwith the Architectural Review Commission. [Source: 18.45.120.D.2, modified]
c. Public Hhearing before the architectural review commission. A public hearing before the Architectural Review Commission for an application for a Demolition Permit shall be scheduled and noticed in compliance with Chapter 18.205 (Notice Requirements).After due notice in accordance with PHMC §
18.80.010, the architectural review commission shall conduct a public hearing on the application At the public hearing, the Aarchitectural Rreview Ccommission shall consider the application, the relevant support materials, the staff report, and public testimony. Within a reasonable period of time after the close of the public hearing, the Aarchitectural Rreview Ccommission shall either defer action on the Ddemolition Ppermit for 180 days, or approve, approve with conditions, or disapprove the application based on the criteria in Part 2 – Zoning District Regulations and Development Standards Chapter 18.40 Public Review Draft – October 2025
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Paragraph L.5 of this Subsectionsubsection E of this section. [Source:
18.45.120.D.3, modified]
d. Notice of Ddecision. The Zzoning Aadministrator shall provide a copy of the decision of the Aarchitectural Rreview Ccommission to the applicant by mail within a reasonable period of time after the decision is made. [Source:
18.45.120.D.4, modified]
5. Criteria. To defer action, or approve, or approve with conditions an application for a Ddemolition Ppermit, the Aarchitectural Rreview Ccommission shall consider the proposed demolition in the context of the standards governing demolition that are included in the appropriate historic district conservation plan, the architectural or historic significance, and the value of the structure or site, and take any of the following actions:. [Source: 18.45.120.E, modified]
a. Deferral of Aaction on application. If it is determined that the structure or site has historical, architectural, or cultural interest or value as determined in the appropriate historic district conservation plan, the Aarchitectural Rreview commission may defer a final decision on an application for a Ddemolition Permit for 180 days from the date that the application for a demolition permit is was accepted as complete.
i. Upon determining that action is to be deferred, the Aarchitectural Rreview Ccommission shall direct the Zzoning Aadministrator to consult with recognized historic preservation organizations and other civic groups, public agencies, and interested citizens and report back to the Architectural Review Commission commission within such 180- day period as to the feasibility of: [Source: 18.45.120.E.1, modified] (1) Public or civic acquisition of the structure or site; [Source:
18.45.120.E.1.a]
(2) Relocating one or more of the structures or features of the site so as to preserve its historic or architectural value; or [Source:
18.45.120.E.1.b]
(3) Any other reasonable means of preserving the structure’s or site’s historic or architectural value. [Source: 18.45.120.E.1.c] ii. If at the end of the 180-day period it is demonstrated that the structure or site cannot be preserved through acquisition, relocation, or any other reasonable means, the Ddemolition Ppermit shall be issued. [Source: 18.45.120.E.2, modified]
b. Immediate Aaction. A Ddemolition Ppermit shall be issued if the Aarchitectural Rreview Ccommission determines that the structure or site has no substantial historical, architectural, or cultural interest or value identified in the appropriate historic district conservation plan. [Source: 18.45.120.E.3, modified] Chapter 18.40 Overlay Districts
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c. Conditions of Approval. The Zzoning Aadministrator may recommend, and the Aarchitectural Rreview Ccommission may impose, such conditions in a Ddemolition Ppermit that are necessary to accomplish the purposes and intent of this Ssection, and prevent or minimize adverse impacts upon the public and neighborhoods. These conditions shall run with the land and shall not be affected by a change in ownership. [Source: 18.45.120.F, modified]
6. Appeal. Any interested person may appeal the decision of the Aarchitectural Rreview Ccommission on an application for a Ddemolition Ppermit to the Pplanning Ccommission in accord with the provisions of PHMC Chapter 18.130Chapter 18.185 (Appeals and Calls for Review). [Source: 18.45.120.G, modified]
7. Amendment to demolition permit. A Ddemolition Ppermit may be amended, extended, or modified only in accord with the procedures and criteria established for its original approval. [Source: 18.45.120.H, modified]
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Chapter 18.45
Parks and Recreation Zoning
District
Chapter 18.45 Parks and Recreation Zoning District
166
Chapter 18.45 Parks and Recreation Zoning District
Sections
18.45.010 Purpose and Intent of the Parks and Recreation Zoning District
18.45.020 Permitted Land Uses and Activities
18.45.030 Development Standards for the Parks and Recreation Zoning District
18.45.040 Required Permits and Entitlements
18.45.050 Appeals
18.45.010 Purpose and Intent of the Parks and Recreation Zoning District A. Purpose of Chapter. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the purpose of this Chapter is to establish land use regulations and development standards for the Parks and Recreation Zoning District. This Chapter is intended to: [Source: NEW]
1. Preserve, protect, and enhance areas in the City appropriate for parks and recreational facilities consistent with the General Plan and Parks, Facilities & Recreation Master Plan; [Source: NEW]
2. Support the Pleasant Hill Recreation and Park District’s efforts to offer high-quality park and recreation services and facilities; and [Source: NEW]
3. Establish clear land use regulations and development standards for parks and recreation facility development to ensure an efficient project review and entitlement process. [Source: NEW]
B. Summary of Parks and Recreation Zoning District. The purpose of the Parks and Recreation (REC) zoning district is to designate land owned, leased, or otherwise operated by the Pleasant Hill Recreation and Park District that is appropriate for parkland and recreational service provision and facility development. The REC zoning district implements the Parks (P) land use designation in the General Plan. [Source: NEW]
C. Role of the Pleasant Hill Recreation and Park District. The Pleasant Hill Recreation and Park District (Rec & Park) is an independent Special District established in 1951 pursuant to the Public Resources Code of the State of California. The District is governed by a five-member Board of Directors elected by residents within the District’s boundaries during the general election in November of even-numbered years. Rec & Park is a separate government entity from the City of Pleasant Hill and other agencies, with policy direction provided by its Board of Directors. In addition to the City of Pleasant Hill, the Board of Directors is responsible for reviewing and taking action on development proposals for Rec & Park owned properties. [Source: NEW]
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18.45.020 Permitted Land Uses and Activities
A. Permitted Land Uses. When leased, owned, or operated by the Pleasant Hill Recreation and Park District, the following land uses and activities are permitted subject to the issuance of a Zoning Permit: [Source: NEW]
1. New Facilities and Accessory Structures. The construction of new facilities and the modification/expansion of existing park or recreation facilities and accessory structures, including but not limited to playgrounds, sports fields, childcare centers, community rooms, picnic areas, restrooms, or hiking and biking trails. [Source: NEW]
2. Parks. Development, maintenance, operation, and or modification of parks, open spaces (including passive open space as defined by Part 6 (Definitions)), including alteration of existing park boundaries. [Source: NEW]
B. Other Land Uses and Activities. Any land use or activity not established in Subsection A, above, and land uses which are not owned, leased, or operated by the Pleasant Hill Recreation and Park District are not permitted. [Source: NEW]
18.45.030 Development Standards for the Parks and Recreation Zoning District A. Density. Consistent with the General Plan, there is no established minimum or maximum density (e.g., floor area ratio (FAR) or dwelling units per acre) for lots within the REC zoning district. [Source: NEW]
B. CEQA Review. All development within the REC zoning district is subject to the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.). [Source: NEW]
C. Applicability of Development Standards. All development within the REC zoning district shall comply with the development standards established in Table 18.45-A (Parks and Recreation Land Use Regulations). If a project does not meet these standards, entitlement permits are required, including, but not limited to, a Development Plan, Architectural Review, Minor Exception, Variance, and/or Use Permit shall be obtained. The applicable review authority has the discretion to approve, approve with conditions, or deny these applications. [Source: NEW] D. Additional Regulations. The following development standards are applicable to the REC zoning district 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. Nonconforming uses and structures (Chapter 18.200). [Source: 18.20.030.C.4, modified]
3. Water-Efficient Landscaping (Chapter 18.105).
4. Off-Street Parking and Loading (Chapter 18.80).
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18.45.040 Required Permits and Entitlements
A. Exempt Activities. The following activities within the REC zoning district are exempt from City Review:
1. Structures and Buildings. Routine maintenance or repairs to existing park facilities, structures, or equipment, where no expansion of use or development is proposed.
2. Landscaping. Installation, modification, maintenance, or removal of landscaping materials, including irrigation systems.
3. Tree Removal. Removal of trees, both protected and not protected under Chapter
18.90 (Tree Preservation).
4. Signs. Signs within the REC zoning district, including the number, size, and location, that comply with the requirements established in Chapter 18.95 (Signs).
B. Zoning Permit Required. Any new buildings, accessory structures (e.g., field light, play equipment), and building modifications, where an expansion of use or development is proposed, that complies with the development standards established in Table 18.45-A (Parks and Recreation Land Use Regulations). These land uses shall also comply with all applicable development, grading, and building code standards requirements. If a project does not comply with the standards established in Table 18.45-A (Parks and Recreation Land Use Regulations), then entitlement permits are required, including, but not limited to, a Development Plan, Architectural Review, Minor Exception, Variance, and/or Use Permit.
C. Other Permits and Entitlements. The following activities within the REC zoning district require the issuance of additional permits or entitlements, such as a Development Plan Permit, Table 18.45-A: Parks and Recreation Land Use Regulations Development Standard
(minimum unless stated otherwise)
Zoning District
Additional Development
Regulations REC
Setbacks (Buildings and Accessory Structures)
Front (ft) 20
Rear (ft) 15
Side (ft) 5
Corner Side (ft) 15
Aggregate Side (ft) 15
Creek Setbacks See Chapter 18.70 regarding creek
setbacks.
Scenic Route Setback (ft) 25
Height and Lot Coverage (maximum)
Building and Accessory Structure Height (ft) 35
Lot Coverage 30%
Floor Area Ratio –
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Architectural Review Permit, Building Permit, and Grading Permit, before a land use can be established:
1. Subdivision Map Actions. In addition to issuance of a Zoning Permit, all subdivisions, parcel mergers, lot line adjustments, and other parcel modification requests shall comply with Title 17 (Subdivisions) and all applicable provisions established in the Subdivision Map Act. [Source: NEW]
2. Land Use Entitlements. All new buildings and building modifications that do not comply with the development standards established in Table 18.45-A (Parks and Recreation Land Use Regulations), shall require the issuance of additional land use entitlements including, but not limited to, Development Plan , Architectural Review, or Use Permit. [Source: NEW]
18.45.050 Appeals
A. Zoning Permit. Zoning Permits issued to the Pleasant Hill Recreation and Park District in compliance with this Chapter are exempt from the appeals process established in Chapter
18.185 (Appeals and Calls for Review). [Source: NEW]
B. Use Permit or other Discretionary Entitlements. Decisions regarding Use Permits and other discretionary entitlements are subject to the appeals process in Chapter 18.185 (Appeals and Calls for Review) and may be appealed in compliance with its provisions. [Source: NEW] Chapter 18.50 Open Space Zoning District
170
Chapter 18.50
Open Space Zoning District
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Chapter 18.50 Open Space Zoning District
Sections
18.50.010 Purpose and Intent of the Open Space Zoning District
18.50.020 Permitted Land Uses and Activities
18.50.030 Development Standards for the Open Space Zoning District
18.50.010 Purpose and Intent of the Open Space Zoning District A. Purpose of Chapter. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), this Chapter establishes land use regulations and development standards for the Open Space (OS) Zoning District. The standards in this Chapter are intended to: [Source: NEW]
1. Preserve and protect natural resources; [Source: NEW]
2. Maintain scenic views and open landscapes to improve community quality of life. [Source: NEW]
3. Establish clear land use regulations for Open Space zoned parcels to ensure consistency with the General Plan. [Source: NEW]
B. Summary of the Open Space Zoning District. The purpose of the Open Space (OS) zoning district is to designate land with environmental, scenic, or conservation value. Lands in this district are intended to remain largely undeveloped to protect natural resources, preserve wildlife habitats, support watershed protection, and maintain the landscape’s natural character.
The OS zoning district implements the Open Space (OS) land use designation in the General Plan. [Source: NEW]
18.50.020 Permitted Land Uses and Activities
No development or land use activities are permitted within the OS zoning district except those expressly permitted by this Chapter or as required by applicable State or Federal law. Any proposed activity or land use within the OS district must comply with the regulations established in this Chapter and Zoning Ordinance.
A. Permitted Land Uses and Activities. The following land uses and activities are permitted in the OS zone subject to all other applicable standards established in this Chapter: [Source: NEW]
1. Habitat Conservation and Restoration: Protection and restoration of natural habitats, including wetlands, forests, and grasslands.
2. Watershed Protection: Activities related to the protection and management of watersheds, including water resource conservation and stormwater management.
3. Cultural and Historic Resource Protection: Preservation and maintenance of sites with historical, archaeological, or cultural significance.
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4. Utility Easements: Installation and maintenance of essential public utilities (such as power lines or water pipelines) when aligned with local, state, or federal regulations.
B. Other Land Uses and Activities. Any land use or activity not established in Subsection A, above, are not permitted in the OS zoning district. [Source: NEW]
18.50.030 Development Standards for the Open Space Zoning District A. Density. Consistent with the General Plan, there is no established minimum or maximum density (e.g., floor area ratio (FAR) or dwelling units per acre) for lots within the OS zoning district. [Source: NEW]
B. CEQA Review. All development within the OS zoning district is subject to the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.). [Source: NEW]
C. Development Standards. Development standards for the OS zoning district, including but not limited to setbacks, lot coverage, and building height, shall be consistent with the purpose and intent of the OS zoning district and shall be established by the Zoning Administrator. [Source:
NEW]
D. Additional Regulations. The following development standards are applicable to the OS zoning district and can be found in Part 3 and Part 5 of this Title. [Source: NEW]
1. General Site and Development Standards (Chapter 18.55); [Source: NEW]
2. Signs (Chapter 18.95); [Source: NEW]
3. Nonconforming uses and structures (Chapter 18.200); [Source: NEW]
4. Water-Efficient Landscaping (Chapter 18.105); [Source: NEW]
5. Creek setbacks (Chapter 18.70); and [Source: NEW]
6. Tree removal (Chapter 18.100) [Source: NEW]