Pleasant Hill City Council
October 20, 2025

18.105.010 Purpose and Applicability

18.105.020 Forms – Zoning Administrator Review

18.105.030 Submittal Requirements

18.105.040 Water-Efficient Landscape Standards

18.105.050 Landscape Plan Requirements

18.105.060 Landscape Water Irrigation Audit

18.105.070 Certifications

18.105.080 Landscape and Irrigation Maintenance Schedule

18.105.090 Provisions for Existing Landscaping

18.105.100 Disclosures

18.105.110 Fees

18.105.120 Irrigation Efficiency

18.105.130 Reporting

18.105.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to establish standards for landscape design and development that employ water-efficient design and management in a citywide effort to conserve water, because water is a limited resource which must be managed and used efficiently. Efficient water use can be increased through proper landscape design and management. The right to use water is limited to the amount reasonably required for the beneficial use to be served and the right does not and shall not extend to waste or unreasonable method of use The regulations of this Chapter are established in compliance with State law that requires all California jurisdictions to either adopt the State model waterefficient landscape ordinance or adopt a local ordinance that is at least as effective as the State ordinance. This Chapter conforms to the requirements of the State Water Conservation in Landscaping Act (Government Code Sections 65591 through 65599) and is at least as effective as the updated State model ordinance [Source: 18.52.010] B. Applicability. This Chapter applies to the following landscaping projects: [Source: 18.52.030]

1. A water-efficient landscape plan approval is required projects in all zoning districts that:
a. Propose the creation of 500 square feet or more of landscape area proposed in conjunction with a Zoning Permit, Building Permit, Grading Permit, Plan Check, or Architectural Review Permit. [Source: 18.52.030.A] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.105 Public Review Draft – October 2025
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b. Propose the rehabilitation of 2,500 square feet or more of landscaping proposed in conjunction with a Zoning Permit, Building Permit, Grading Permit, Plan Check, or Architectural Review Permit. [Source: 18.52.030.B]

2. For projects using treated or untreated graywater or rainwater captured on site, any lot within the project that has less than 2,500 square feet of landscape and meets the lot’s landscape water requirement (estimated total water use) entirely with treated or untreated graywater or through stored rainwater captured on site is subject only to Section E of the Prescriptive Compliance Option maintained by the Zoning Administrator. [Source: 18.52.030.C]

3. Any project with an aggregate landscape area of 2,500 square feet or less, and proposed in conjunction with a Zoning Permit, Building Permit, Grading Permit, Plan Check, or Architectural Review Permit, may comply with either the requirements of this Chapter or with the Prescriptive Compliance Option maintained by the Zoning Administrator. [Source: 18.52.030.D]

4. Section 18.105.090 (Provisions for Existing Landscaping) and Section 18.105.100 (Disclosures) apply to existing landscaping. [Source: 18.52.030.E]

5. The standards of this Chapter do not apply to: [Source: 18.52.030.G] a. A landscaped area that is only temporarily irrigated for establishment purposes, or a landscaped area that is not irrigated with a permanent irrigation system. [Source: 18.52.030.G.1]
b. Registered local, State, or Federal historical sites, as determined by the Planning Commission or City Council. [Source: 18.52.030.G.2] c. An existing community garden, botanical garden or arboretum open to the public. [Source: 18.52.030.G.3]
C. Landscaped Area. For the purposes of this Chapter, decorative hardscape, mulch, and/or pervious pavement areas in all nonresidential zoning districts shall be treated as landscape areas (credited for up to 50 percent of required project landscaped area subject to Architectural Review Commission or Planning Commission approval) as part of a proposed project. [Source:

18.52.030.F]

18.105.020 Forms – Zoning Administrator Review
A. Forms. The Zoning Administrator shall develop detailed application and certification requirements consistent with 43 Cal. Code of Regs. § 490 et seq., including but not limited to:
[Source: 18.52.040.A]

1. Definitions (Appendix A to this Chapter); [Source: 18.52.040.A.1]

2. Water efficient landscape worksheet (Appendix B to this Chapter); [Source:

18.52.040.A.2]

3. Certificate of compliance: landscape design sheet (Appendix C to this Chapter); [Source: 18.52.040.A.3]
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4. Certificate of compliance: landscape installation sheet (Appendix D to this Chapter); [Source: 18.52.040.A.4]

5. Certificate of compliance: landscape maintenance sheet (Appendix E to this Chapter); [Source: 18.52.040.A.5]

6. Prescriptive compliance option (Appendix F to this Chapter). [Source: 18.52.040.A.6] B. Zoning Administrator Review. A Water-Efficient Landscape Plan, when applicable, shall be reviewed in conjunction with any applicable zoning approval, Building Permit, Architectural Review Permit, Development Plan, Planned Unit Development, Use Permit, or Subdivision.

The Zoning Administrator shall review each water-efficient landscape plan submittal for compliance with the provisions of this Chapter and may withhold issuance of a Zoning Permit, Building Permit, or Grading Permit for which its related landscape plan indicates an estimated total water use that exceeds the maximum applied water allowance for a proposed landscape, or is otherwise not in compliance with this Chapter. [Source: 18.52.040.B]

18.105.030 Submittal Requirements
A. General Requirements. An applicant requesting approval for any project that is subject to this Chapter shall submit a Water-Efficient Landscape application package, on forms provided by the Planning Division, before any grading or construction can begin on the proposed site. The landscape application package shall include all the following: [Source: 18.52.050.A, modified]

1. A project information sheet identifying the applicant’s name and description of the project, including location, type of development, source of irrigation water, total landscape area, and area of landscape to be rehabilitated. [Source: 18.52.050.A.1]

2. Certifications as required in Section 18.105.070 (Certifications). [Source:

18.52.050.A.2]

3. Water efficient landscape worksheet with calculations of the maximum applied water allowance and estimated total water use of the proposed landscape plan. [Source:

18.52.050.A.3]

4. Landscape and irrigation plan prepared in accordance with Section 18.105.040 (WaterEfficient Landscape Standards) and Section 18.105.050 (Landscape Plan Requirements). [Source: 18.52.050.A.4]

5. Maintenance schedule prepared consistent with the provisions of Section 18.105.080 (Landscape and Irrigation Maintenance Schedule). [Source: 18.52.050.A.5]

6. Soil management report. [Source: 18.52.050.A.6]
B. Waiver for Low Water Use Landscapes. The Zoning Administrator may waive the requirement for submittal of the water efficient landscape worksheet required by this Section; provided, that the landscape plan meets all the following requirements: [Source: 18.52.050.B]

1. Does not include any water features with more than 100 square feet of total surface area. [Source: 18.52.050.B.1]
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2. Does not include any turf or other plants identified as medium or high water use in Water Use Classification of Landscape Species (WUCOLS), unless they qualify as special landscape area. [Source: 18.52.050.B.2]

18.105.040 Water-Efficient Landscape Standards
The proposed landscape shall be creative and incorporate a variety of plantings to avoid uniformity and similar landscape designs. The landscape plan shall meet the following: [Source: 18.52.060] A. Required Elements. The landscape plan shall address all the following topics: [Source:

18.52.060.A]

1. Plant materials; [Source: 18.52.060.A.1]

2. Irrigation system design; [Source: 18.52.060.A.2]

3. Water features; and [Source: 18.52.060.A.3]

4. Grading and soil preparation. [Source: 18.52.060.A.4] B. The landscape plan shall be subject to the requirements of the Landscape Design Certificate of Compliance form maintained by the Zoning Administrator. [Source: 18.52.060.B]

18.105.050 Landscape Plan Requirements
The water-efficient landscape plan shall demonstrate that all the water-efficient landscape standards of Section 18.105.040 (Water-Efficient Landscape Standards) have been met. The plan shall include details and specifications reflecting best management practices for water-efficient landscape design. [Source: 18.52.070]
A. Planting Plan. The planting plan shall include information identified in the Landscape Design Certificate of Compliance form. [Source: 18.52.070.A]
B. Irrigation Plan. The irrigation plan shall include information identified in the Landscape Design Certificate of Compliance form. [Source: 18.52.070.B]
C. NPDES. The proposed landscape plan shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) intended to implement stormwater best management practices into the planting, irrigation, and grading plans to minimize runoff and to increase on-site retention and infiltration. [Source: 18.52.070.C]

18.105.060 Landscape Water Irrigation Audit
A landscape water audit shall be completed as specified in this Section to ensure that the installed landscape meets the requirements of this Chapter. [Source: 18.52.080] A. General Requirement. The City Landscape Irrigation Auditor or an independent third-party certified irrigation system auditor shall have an audit completed within 30 calendar days after completion of the landscape installation. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape. Large projects or projects with multiple landscape installations shall complete at least one audit for every seven lots or approximately 15 percent of the project. [Source: 18.52.080.A] Chapter 18.105 Water-Efficient Landscaping
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B. Repair or Correction. The City or independent third-party certified irrigation system auditor shall inform the applicant or owner of all the areas where the landscape project does not conform to this Chapter. This shall include, but is not limited to, all items listed on the Certificates of Compliance required for the project. The applicant or property owner shall repair or correct the noncompliance issues and the lot shall be re-audited for compliance within 30 calendar days of receipt of report from certified irrigation system auditor. [Source: 18.52.080.B]

18.105.070 Certifications
A. Applicability. Before final permit inspection or issuance of a Certificate of Occupancy for the project, the applicant shall submit completed Certificates of Compliance, on forms provided by the Planning Division, that the landscape has been designed and installed in compliance with the approved water-efficient landscape plan submittal and the requirements of this Chapter. [Source: 18.52.090]
B. Required Certificates of Compliance. The applicant shall submit completed Certificates of Compliance for all the following: [Source: 18.52.090]

1. Landscape Design. The licensed landscape architect, licensed landscape contractor, or any other person(s) authorized by law to design a landscape, who prepared the landscape design, shall complete the Landscape Design Certificate of Compliance form, certifying the landscape has been designed to comply with the criteria of this Section. [Source: 18.52.090.A]

2. Landscape Installation. The applicant shall complete the Landscape Installation Certificate of Compliance form, certifying the landscape has been installed, as specified in the landscape plans, and complies with this Section. [Source: 18.52.090.B]

3. Irrigation Installation. The certified irrigation system auditor shall complete the Landscape Installation Certificate of Compliance form certifying the landscape and irrigation system have been installed, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure, and any other factors necessary for accurate programming, as specified in the landscape plans, and comply with the criteria of this Section. [Source: 18.52.090.C]

4. Maintenance. The maintenance contractor/person for a landscape project(s) involving more than one single-family residence, or the property owner/resident for a landscape project for an individual single-family residence, shall complete the Landscape Maintenance Certificate of Compliance, certifying the landscape maintenance contractor, or person responsible for maintenance, agrees to manage the property using less water than the maximum applied water allowance. [Source: 18.52.090.D]

18.105.080 Landscape and Irrigation Maintenance Schedule The applicant shall develop a landscape maintenance specification and schedule for the landscape project that is consistent with the most recent acceptable best management practices for landscape maintenance. Schedules shall be submitted with the Landscape Maintenance Certificate of Compliance in accordance with Section 18.105.070 (Certifications) and shall specify, at a minimum: [Source:

18.52.100]
A. An annual landscape maintenance schedule including at least the following:

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1. Routine inspection;

2. Auditing, adjustment, and repair of the irrigation system and its components;

3. Aerating turf areas;

4. Topdressing with compost, replenishing mulch;

5. Seasonal pruning;

6. Weeding in all landscape areas; and

7. Removing obstructions to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance. [Source:

18.52.100.A]
B. Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components of greater efficiency. [Source: 18.52.100.B] C. Project shall be irrigated so that total annual water applied is less than or equal to the maximum applied water allowance (MAWA), if applicable. [Source: 18.52.100.C]

18.105.090 Provisions for Existing Landscaping
This Section applies to all landscaped areas that were installed before December 1, 2015. [Source:

18.52.110]
A. Each property owner in the city shall ensure the efficient use of landscape water and may utilize resources and services, such as irrigation surveys and landscape water use analysis, that are offered by the local retail or wholesale water utility. [Source: 18.52.110.A] B. Each property owner in the city is encouraged to prevent water waste resulting from inefficient landscape irrigation by limiting landscape irrigation to the hours between 8:00 p.m. and 10:00 a.m.; and by prohibiting runoff from the target landscape areas due to excessive irrigation run times, low head drainage, overspray, or other similar conditions where water flows onto an adjacent property, sidewalk, roadway, parking lot, or structure. Irrigation water runoff from the owner’s property is prohibited. [Source: 18.52.110.B]
C. The additional standards shall apply to existing landscapes installed prior to December 1, 2015, and over one acre in size: [Source: 18.52.110.C]

1. For landscapes that have a water meter, the property owner shall submit to the City (or with agreement with the local water district) irrigation water use analysis/audits to evaluate water use and include recommendations to reduce landscape water use to a level that does not exceed the maximum applied water allowance currently in effect. [Source: 18.52.110.C.1]

2. For landscapes that do not have a water meter, the property owner shall submit to the City (or with agreement with the local water district) irrigation water use analysis/audits to evaluate water use and include recommendations to prevent water waste. [Source:

18.52.110.C.2]
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18.105.100 Disclosures
A. Model Homes. All new model homes for a single-family residential subdivision or phase of a subdivision shall have front and corner (street) side setbacks that are landscaped in accordance with the provisions of this Chapter. At least one of the model homes shall include interpretive or informational signage highlighting for visitors the water-efficient landscape principles incorporated into the site landscaping. Signs shall include information about the site water use as designed per this Chapter; specify who designed and installed the water-efficient landscape; and demonstrate low water use approaches to landscaping such as using native plants, graywater systems, and rainwater catchment system. The developer shall make available brochures or other written or graphic media that informs visitors and potential buyers about the principles of water-efficient landscapes, including but not limited to those principles that are described in this Chapter. [Source: 18.52.120.A] B. Architectural Guidelines. This Chapter and the State Water Conservation in Landscaping Act shall preempt any architectural guidelines or covenants, conditions, and restrictions (CC&Rs) of a common interest development which have the effect of prohibiting the use of low water use plants as a group. “Common interest development” includes a homeowner association, community apartment project, condominium, planned development, and stock cooperative. [Source: 18.52.120.B]
C. Providing Information. For a landscape project subject to this, the property owner/resident is required to provide the following information to a subsequent site landscape maintenance company, new tenant, or owner at transfer of ownership or maintenance responsibility: [Source:

18.52.120.C]

1. Irrigation controller map; [Source: 18.52.120.C.1]

2. Programming table; and [Source: 18.52.120.C.2]

3. Annual maintenance schedules based on a water budget. [Source: 18.52.120.C.3]

18.105.110 Fees
An applicant subject to this Chapter shall pay submittal fees in the amount established by resolution of the City Council. [Source: 18.52.130]

18.105.120 Irrigation Efficiency
For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices. [Source: 18.52.140]

18.105.130 Reporting
The City shall report by January 31st of each calendar year to the Department of Water Resources and shall address the following: [Source: 18.52.150]
A. Note whether a single agency ordinance or a regional agency alliance ordinance was adopted, and the date of adoption or anticipated date of adoption. [Source: 18.52.150.A] B. Define the reporting period (calendar year). [Source: 18.52.150.B] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.105 Public Review Draft – October 2025
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C. Note if a locally modified water-efficient landscape ordinance (WELO) or the MWELO is being used. If using a locally modified WELO, how is it different than MWELO, is it at least as efficient as MWELO, and note any exemptions specified. [Source: 18.52.150.C, modified] D. Note the entity responsible for implementing the ordinance. [Source: 18.52.150.D] E. Note the number and types of projects subject to the ordinance during the specified reporting period. [Source: 18.52.150.E]
F. Note the total area (in square feet or acres) subject to the ordinance over the reporting period, if available. [Source: 18.52.150.F]
G. Note the number of new housing starts, new commercial projects, and landscape retrofits during the reporting period. [Source: 18.52.150.G]
H. Describe the procedure for review of projects subject to the ordinance. [Source: 18.52.150.H] I. Identify actions taken to verify compliance. [Source: 18.52.150.I] J. Identify enforcement measures. [Source: 18.52.150.J] K. Explain challenges to implementing and enforcing the ordinance. [Source: 18.52.150.K] L. Note educational and other needs to properly apply the ordinance. [Source: 18.52.150.L] Chapter 18.110 Wireless Telecommunications
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Chapter 18.110
Wireless Telecommunications
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Chapter 18.110 Wireless Telecommunications
Sections

18.110.010 Purpose and Applicability

18.110.020 Exemptions

18.110.030 Permits Required

18.110.040 Application Submittal Requirements

18.110.050 Findings

18.110.060 General Development Standards

18.110.070 Nonconforming Provisions

18.110.080 Exceptions

18.110.090 Standard Conditions of Approval

18.110.100 Conditions of Approval for Section 6409(a) Modifications

18.110.110 Timing of Review

18.110.120 Peer Review

18.110.130 Decision

18.110.140 Revocation

18.110.150 Appeal

18.110.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to establish standards for antennas and wireless telecommunications facilities. These regulations are intended to provide for the managed development of antennas and wireless telecommunications facilities in a manner that recognizes and enhances the community benefits of wireless telecommunications technology and reasonably accommodates the needs of citizens and wireless telecommunications service providers in accordance with Federal and State rules and regulations. These regulations also intend to protect neighbors from potential adverse impacts of such facilities, and to preserve the visual character of the established community through appropriate design, siting, screening, maintenance, and location standards. [Source: 18.67.010] B. Applicability. The standards of this Chapter shall apply to any wireless telecommunication facilities, antennas, and structures for which land use approval is required, except for those facilities specified in Section 18.110.020 (Exemptions). [Source: NEW]

18.110.020 Exemptions
Each exempt facility listed in this Section shall fully comply with all other applicable requirements of the Municipal Code to the extent not specially exempted in this Section, including but not limited to the Chapter 18.110 Wireless Telecommunications
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adopted California safety codes, including, California Building Standards Code (Title 24) , Electrical Code, Plumbing Code, Mechanical Code, and Fire Code. [Source: 18.67.110] A. The requirements of this Chapter do not apply to antennas or antenna structures established in this Section, unless otherwise noted in this Chapter.

B. Over-the-Air Reception Devices (OTARD) Antennas. [Source: 18.67.110.A]

1. Satellite Dishes 39.37 Inches (one meter) or Less. Direct broadcast satellite (DBS) antennas and multipoint distribution services (MDS) antennas measuring one meter or less in diameter and are either: [Source: 18.67.110.A.1] a. Intended for the sole use of a person occupying the same lot to receive direct broadcast satellite service, including direct-to-home satellite service, or to receive or transmit fixed wireless signals via satellite; or [Source:

18.67.110.A.1]
b. A hub or relay antenna used to receive or transmit fixed wireless services that are not classified as telecommunications services. [Source: 18.67.110.A.1]

2. Non-Satellite Dishes 39.37 Inches (one meter) or Less. Non-satellite dish antennas measuring one meter or less in diameter and are either: [Source: 18.67.110.A.2] a. Intended for the sole use of a person occupying the same lot to receive video programming services via multipoint distribution services, including multichannel multipoint distribution services, instructional television fixed services, and local multipoint distribution services, or to receive or transmit fixed wireless signals other than via satellite; or [Source: 18.67.110.A.2] b. A hub or relay antenna used to receive or transmit fixed wireless services that are not classified as telecommunications services. [Source: 18.67.110.A.2]

3. Television Broadcast System (TVBS) Antennas. TVBS antennas are exempt provided that all the following are true: [Source: 18.67.110.A.3] a. The antenna is located entirely on and/or above the subject property; and [Source: 18.67.110.A.3]
b. No portion of any ground-mounted antenna is within a required front setback for the main building, in front of the main building, within a required side setback of a corner lot, or adjacent to a street. [Source: 18.67.110.A.3] C. Satellite Earth Station (SES) Antennas. SES antennas measuring two meters or less in diameter located on a property within any commercial or industrial zoning district that comply with all the following provisions. SES antennas are not exempt from obtaining a Building Permit and Zoning Permit for review of placement to ensure that maximum safety is maintained. [Source: 18.67.110.B]

1. The antenna is located entirely on and/or above the subject property; and [Source:

18.67.110.B]
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2. No portion of any ground-mounted antenna is within a required front setback for the main building, in front of the main building, within a required side setback of a corner lot or adjacent to a street. [Source: 18.67.110.B]
D. Amateur Radio Antennas. Antennas and antenna structures constructed by or for FCClicensed amateur radio operators that comply with all the following provisions. Such an antenna or antenna structure is not exempt from obtaining a Building Permit and Zoning Permit for review of placement to ensure that maximum safety is maintained. [Source: 18.67.110.C]

1. The antenna structure, when fully extended, measures 35 feet or less in height, and measures 24 inches or less in diameter or width; [Source: 18.67.110.C.1]

2. The antenna boom measures 20 feet or less in length and is three inches or less in diameter; [Source: 18.67.110.C.2]

3. No antenna element exceeds 32 feet in length or two inches in diameter or width, except for mid-element tuning devices which shall not exceed six inches in diameter or width; and [Source: 18.67.110.C.3]

4. The turning radius of any antenna does not exceed 26 feet. [Source: 18.67.110.C.4]

5. All antennas and antenna structures shall comply with Section 18.110.060 (General Development Standards), and other applicable provisions of the municipal code. [Source: 18.67.110.C.5]
E. Public Safety Facilities. Telecommunications facilities used only for public safety or other noncommercial governmental functions, including personal wireless services, used and maintained by the City, or any fire district, school district, hospital, ambulance service, governmental agency, or similar public or semipublic use. [Source: 18.67.110.D] F. Temporary Mobile Facilities. Mobile facilities placed on a site for less than seven consecutive calendar days, provided any other necessary permits are obtained. [Source: 18.67.110.E] G. Collocation Facilities. A proposed collocation facility that meets all of the requirements of California Government Code Section 65850.6. [Source: 18.67.110.F] H. Emergency Facilities. Wireless telecommunications facilities erected and operated for emergency situations, as designated by the Police Chief or City Manager, so long as the facility is removed at the conclusion of the emergency. [Source: 18.67.110.G]

18.110.030 Permits Required
Telecommunication facilities, antennas, and structures shall obtain the following applicable permits unless exempt under Section 18.110.020 (Exemptions). [Source: 18.67.120] A. If the facility, antenna, or structure will be located in the public right-of-way, the following permits are required. [Source: 18.67.120.A]

1. Encroachment Permit.
a. An Encroachment Permit shall be required for any facility located within the public right-of-way other than a qualifying Federal Communications Commission (FCC) Section 6409(a) Modification. Applications for facilities Chapter 18.110 Wireless Telecommunications
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within the public right-of-way are subject to review and approval by the City Engineer. an Encroachment Permit for a facility shall only be approved if the facility is in substantial conformance with the applicable general development standards in Section 18.110.060 (General Development Standards) and the “Guidelines for Wireless Communications Facilities” within the public right-ofway. Exceptions or deviations from the guidelines may be granted at the discretion of the City Engineer the findings for approval of an exception/deviation as established in Section 18.110.080 (Exceptions) are satisfied. The processing of an encroachment permit for purposes of a wireless telecommunications facility shall be subject to full cost recovery for city staff time processing the permit. [Source: 18.67.120.A.1 and 18.67.120.A.4] b. An Encroachment Permit shall be required for accessing, working, or staging within the public right-of-way or on city-owned public property for the purposes of constructing a wireless telecommunications facility. [Source: 18.67.120.A.6]

2. Zoning Permit. A Zoning Permit shall be required for any Section 6409(a) modification.

Applications for Zoning Permits for a Section 6409(a) modification within the public right-of-way are subject to review and approval by the City Engineer. [Source:

18.67.120.A.2]

3. License. A license entered into with the City shall be required for use of any City-owned property within the public right-of-way. [Source: 18.67.120.A.3]

4. Building Permit. A Building Permit shall be required for any wireless telecommunications facility or modification thereof, unless it is specifically exempted. [Source: 18.67.120.A.5]
B. Encroachment Permit for Construction. An Encroachment Permit shall be required for accessing, working, or staging within the public right-of-way or on city-owned public property. [Source: 18.67.120.A.6]Private Property and Public Property (excluding public right-of-way). [Source: 18.67.120.B]

1. Architectural Review Permit. An Architectural Review Permit is required for the following facilities: [Source: 18.67.120.B.1]
a. A monopole or any other antenna structure constructed by or for an FCClicensed amateur radio operator which, when fully extended, is between 35 and 60 feet in height, and/or has a turning radius exceeding 26 feet (when the antennas are rotated). [Source: 18.67.120.B.1.a]
b. A wireless telecommunications facility other than a Section 6409(a) modification, or an application for a small wireless facility collocation. [Source:

18.67.120.B.1.b]

2. Minor Use Permit. A Minor Use Permit shall be required for any wireless telecommunications facility that is a small wireless facility involving a new or replacement structure or that involves the collocation of a personal wireless services facility that is not a Section 6409(a) modification. The Zoning Administrator shall administratively review, process, conditionally approve or deny an application for a Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.110 Public Review Draft – October 2025
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Minor Use Permit in accordance with the procedures established in Chapter 18.155 (Use Permit). [Source: 18.67.120.B.2]

3. Zoning Permit. A Zoning Permit shall be required for any Section 6409(a) modification.

No Architectural Review Permit shall be required for a Section 6409(a) modification. [Source: 18.67.120.B.3]

4. Use Permit. A Use Permit is required for the installation of: [Source: 18.67.120.B.4] a. An amateur radio antenna that is not exempt under this Chapter, when fully extended, exceeds 60 feet in height. [Source: 18.67.120.B.4.a] b. Any wireless telecommunications facility, monopole, or any other antenna structure constructed by or for a personal wireless services provider, not otherwise covered in this Section. [Source: 18.67.120.B.4.b]

5. Building Permit. A Building Permit shall be required for any wireless telecommunications facility or modification thereof, unless it is specifically exempted. [Source: 18.67.120.B.5]

6. Encroachment Permit. An Encroachment Permit shall be required for accessing, working, or staging within the public right-of-way or on City-owned public property. [Source: 18.67.120.B.6]

7. License/Lease. A lease or license entered into with the city shall be required for any facility located within or upon City-owned public property. [Source: 18.67.120.B.7] C. Temporary Use Permit. A Temporary Use Permit is required for the installation of any wireless telecommunications facility intended or used to provide personal wireless services on a temporary or emergency basis, such as a large-scale special event in which more users than usual gather in a single location or following a duly proclaimed local or state emergency as defined in Government Code Section 8558 requiring additional service capabilities for a period not to exceed 90 consecutive calendar days. [Source: 18.67.120.C]

18.110.040 Application Submittal Requirements
An applicant seeking approval for a wireless telecommunications facility or a modification to a preexisting wireless telecommunications facility in accordance with this Chapter shall complete and submit an application to the Planning Division for review and processing, upon the approved form. [Source: 18.67.130]

18.110.050 Findings
In addition to the required findings for the applicable permit under Part 4 (Permit and Entitlement Processing Procedures), the review authority responsible for reviewing an entitlement permit in accordance with this Chapter may approve the permit only upon making one of the following findings:

A. Any and all applicable requirements in this Chapter have been satisfied; or B. To the extent the proposed wireless telecommunications facility does not comply with all applicable requirements, the applicant has requested an exception in accordance with Section Chapter 18.110 Wireless Telecommunications
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18.110.080 (Exceptions) and the findings for granting an exception can be made. [Source:

18.67.140]

18.110.060 General Development Standards
A. General Development Standards. Each wireless telecommunications facility located on private property shall be designed, installed, and operated in compliance with these development standards, unless specifically stated otherwise in this Section.

1. Limited Requirements. Wireless telecommunication facilities approved under a Zoning Permit for a Section 6409(a) modification or an Encroachment Permit for facilities in a public right-of-way shall only be required to comply with the development standards in Paragraphs 1.b, 2.h, 3, 6, 9, and 10 of this Subsection. [Source: 18.67.150.A]

2. Location Requirements. [Source: 18.67.150.A.1]
a. Zoning Districts. No more than one monopole or any other antenna structure is permitted on any lot in a residential zoning district. A wireless telecommunications facility may be allowed in the Downtown Specific Plan area and the Contra Costa Center Specific Plan area and other future specific plan areas if listed as an allowed use within the approved specific plan. [Source: 18.67.150.A.1.a]
b. Airport Safety Zones. A wireless telecommunications facility shall not be installed within Airport Safety Zones 2, 3, or 4 for Buchanan Field, as identified in the General Plan, or for any other airport or heliport, unless the Airport Operator and the Airport Land Use Commission indicate in writing that the facility would not adversely impact airport operations. [Source:

18.67.150.A.1.b]
c. Collocation. Facilities owned by multiple wireless telecommunications providers shall be collocated on a single tower, monopole or building to the extent technically feasible and aesthetically desirable to minimize proliferation and visual impacts of new facilities. [Source: 18.67.150.A.1.c] d. Visibility from Public Places.
i. A wireless telecommunications facility installed in a location readily visible from a public trail, public park, or other publicly owned outdoor recreation area shall be sited and designed to be effectively unnoticeable within the existing natural and/or manmade environment. [Source: 18.67.150.A.1.d]
ii. The smallest and least visible antennas possible should be installed which will reasonably accommodate the operator’s communication needs. [Source: 18.67.150.A.1.d]
iii. The City shall retain the authority to limit the number of antennas and related equipment at any site to minimize potential visual impacts. [Source: 18.67.150.A.1.d]
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e. Setbacks. A wireless telecommunications facility and any related groundmounted equipment shall not be located in the front or street side setback of any lot, or within 200 feet of a lot with a residential use. The 200-foot linear measurement shall be taken from the base of any antenna structure, any structure that is supporting antennas, and/or any ground-mounted support equipment to the nearest property line of the residential use. [Source:

18.67.150.A.1.e]

3. Screening and Design Requirements. [Source: 18.67.150.A.2] a. Antennas. Antennas, antenna structures, and related equipment shall incorporate architectural, landscape, color, and/or other treatments to minimize potential visual impacts. [Source: 18.67.150.A.2.a] b. Natural Appearance. Ground-mounted facilities shall be screened with natural vegetation or designed as a stealth facility. Examples include a water tank, artificial tree, and rocks. Existing and new landscaping materials, especially trees, shall be used where possible to screen antenna and antenna towers from off-site views. [Source: 18.67.150.A.2.b]
c. Glare. All exterior surfaces of the facility shall be constructed or treated with nonglare and nonreflective material. [Source: 18.67.150.A.2.c] d. Blending with Architecture. Building-mounted antennas shall be in scale and architecturally integrated with the building design in such a manner as to be visually unobtrusive. This shall include use of complementary materials and complementary colored paint. Screening may include locating the facility or equipment within attics, steeples, cupolas, and towers or within a new architectural addition to a building or structure which is architecturally compatible with the building. Applicants are also encouraged to design wireless telecommunications facilities to serve as public art, particularly those in commercial, office, or retail zoning districts. [Source: 18.67.150.A.2.d] e. Specific Plan Areas. Within any specific plan area, all wireless telecommunications facilities shall be completely screened from the view of surrounding properties. Appropriate locations may include inside attic spaces, steeples, cupolas, towers, below parapets, or concealed in architectural features. [Source: 18.67.150.A.2.e]
f. Exterior Lighting. Exterior lighting is limited to: [Source: 18.67.150.A.2.f] i. One exterior light with a maximum wattage of 100 watts over a door to equipment sheds. Light fixtures shall be equipped with cutoff lenses to minimize spill-over of light to adjacent properties; and [Source:

18.67.150.A.2.f.i]
ii. Other lights required by the Federal Aviation Administration (FAA) for communications facilities within Airport Safety Zones 2, 3 and 4. [Source: 18.67.150.A.2.f.ii]
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g. Wall- and Building-Mounted Facility Dimension Standards. [Source:

18.67.150.A.2.g]
i. Roof-Mounted Antennas. Roof-mounted antennas shall be set back from the edge of the roof a distance at least as great as the height of the antenna. [Source: 18.67.150.A.2.g.i]
ii. Wall-Mounted Antennas. Wall-mounted antennas shall not exceed a total of 50 square feet per buildingface. [Source: 18.67.150.A.2.g.ii] h. Unauthorized Access. All facilities shall be designed to be resistant to and minimize opportunities for unauthorized access, climbing, vandalism, graffiti, and other conditions which would result in hazardous conditions, visual blight, or attractive nuisances. [Source: 18.67.150.A.2.h]

4. Noise Standards. Each facility shall be operated in such a manner to minimize any noise impacts. The maximum noise generation limit for communications facilities and transmission equipment is 50 decibels (measured on the CNEL scale) measured 10 feet from any noise-generating use on the site. Final building plans for new and remodeled facilities shall include a letter from a qualified acoustical engineer certifying that building plans comply with this standard. [Source: 18.67.150.A.3]

5. Height. A wireless telecommunications facility, whether building- or ground-mounted, shall be no taller than 12 feet above the maximum allowed height limit of the main building in the zoning district in which the facility is located. [Source: 18.67.150.A.4]

6. Undergrounding. Extensions of electrical and telecommunications landlines to serve wireless telecommunications facilities shall be undergrounded. [Source:

18.67.150.A.5]

7. Signs. Wireless telecommunications facilities shall include the installation of allweather emergency information signs on-site in a reasonably visible location. Each sign shall indicate, at minimum, the site address and a 24-hour emergency contact phone number. [Source: 18.67.150.A.6]

8. Service Roads. Existing roads and easements shall be used to the extent feasible.

New service roads shall be limited to a width of 10 feet, unless a wider road is deemed necessary by the City or the Contra Costa Fire Protection District. [Source:

18.67.150.A.7]

9. Landscaping and Tree Preservation. [Source: 18.67.150.A.8] a. Landscape Plan. Any existing trees or significant vegetation shall be retained as part of an approved landscape plan for the project. [Source:

18.67.150.A.8.a]
b. Protection. Before commencement of work, existing trees in the vicinity of the facility and along any access roads and trenching areas shall be protected from damage with temporary construction fencing or other methods approved by the Zoning Administrator. Grading, cutting or filling is prohibited in the Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.110 Public Review Draft – October 2025
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dripline of any tree required to be preserved. Underground lines shall be located to minimize damage to tree roots. [Source: 18.67.150.A.8.b] c. Restoration. All areas disturbed during project construction shall be revegetated with similar plant material before issuance of a certificate of occupancy. [Source: 18.67.150.A.8.c]

10. Compliance with Laws. All wireless telecommunications facilities shall comply with the applicable provisions of this Chapter as well as the Building Code, Electrical Code, Plumbing Code, Mechanical Code, Fire Code, and rules and regulations imposed by State and Federal agencies. All wireless telecommunications facilities shall meet current standards and regulations of the FCC, California Public Utilities Commission (CPUC), and any other agencies with authority to regulate wireless telecommunications service providers. If existing standards or regulations are changed, the applicant shall bring its facility into compliance with the new standards within 90 calendar days of the effective date of such standards, unless otherwise mandated by the Federal or State agency. Changes to approved projects are subject to review and approval by the Zoning Administrator or other applicable City decisionmaking body. Failure to comply with adopted new State or Federal requirements shall be grounds for permit revocation in accordance with Section 18.110.140 (Revocation). [Source: 18.67.150.A.9]

11. Public Health. No wireless telecommunications facility shall be sited or operated in such a manner that it poses, either by itself or in combination with other such facilities, a potential threat to public health. [Source: 18.67.150.A.10, modified] a. No facility or combination of facilities shall produce, at any time, power densities in any inhabited area that exceed the FCC’s maximum permissible exposure (MPE) limits for electric and magnetic field strength and power density for transmitters or any more restrictive standard subsequently adopted or promulgated by the City, County, State, or Federal government. [Source:

18.67.150.A.10]
b. Absolute compliance with FCC Office of Engineering Technology (OET) Bulletin 65, as amended, is mandatory, and any violation of this Chapter shall be grounds for the City to immediately terminate any permit granted under this Chapter, or to order the immediate service termination of any nonpermitted, noncomplying facility constructed within the city. [Source: 18.67.150.A.10]

12. Performance Bond. Before a Building Permit or Electrical Permit is issued, the applicant shall file with the City, and shall maintain in good standing throughout the term of the approval, a performance bond or another form of security approved in advance by the City for the removal of the facility in the event that the use is abandoned or the permit is revoked, terminated, or expires. The security shall be in the amount equal to 100 percent of the cost of physically removing the wireless telecommunications facility and restoring the site to the condition as it existed before the original deployment of the facility and all related facilities and equipment on the site The amount shall be based on the higher of two contractors’ quotes for removal that Chapter 18.110 Wireless Telecommunications
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are provided by the permittee. The permittee shall reimburse the City for staff time associated with the processing and tracking of the bond, based on the hourly rate adopted by the City Council. Reimbursement shall be paid when the security is posted and during each administrative review. [Source: 18.67.150.A.11] B. Special Provisions for Amateur Radio Antennas and Antenna Structures. In addition to the general development standards in this Section, amateur radio antennas and antenna structures shall comply with the following standards: [Source: 18.67.150.B]

1. Height. The minimum height and size necessary to reasonably accommodate the operator’s communication needs, in accordance with FCC regulations as established in FCC Order “PRB-1.” [Source: 18.67.150.B]

2. Retractable monopoles may be required for antenna structures over 35 feet in height which are in or within 200 feet of a lot with a residential use. The City may require that, at times when not in operation, the monopole be retracted to the lowest elevation possible to maintain a safe clearance above any nearby building, accessory structure, overhead utility, landscaping, and/or any other site improvements. [Source:

18.67.150.B]

18.110.070 Nonconforming Provisions
Any wireless telecommunications facilities existing before April 19, 2017 that are nonconforming to the provisions of this Chapter may continue to be operated, repaired, and maintained but shall not be enlarged, expanded, relocated or modified in a way that increases nonconformance with this Chapter, unless otherwise allowed by Federal law. [Source: 18.67.350]

18.110.080 Exceptions
A. The City Engineer, Zoning Administrator, or other review authority considering the permit application may grant exceptions to the design and location standards for wireless communications facilities subject to this Chapter if it is determined that the denial of an application or strict adherence to the location and design standards would: [Source:

18.67.160.A]

1. Prohibit or effectively prohibit the provision of personal wireless services, within the meaning of Federal law; or [Source: 18.67.160.A.1]

2. Otherwise violate applicable laws or regulations; or [Source: 18.67.160.A.2]

3. Require a technically infeasible location, design, or installation of a wireless facility; [Source: 18.67.160.A.3]

4. Involve only minor noncompliance with a requirement, provided such noncompliance either results in no increase in visual harms to the community or provides other benefits. [Source: 18.67.160.A.4]
B. If the applicant requests an exception and the review authority considering the application finds that an exception is warranted, said requirements may be waived, but only to the minimum extent required to avoid the prohibition, violation, or technically infeasible location, design, installation, or minor nonconformance. [Source: 18.67.160.B] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.110 Public Review Draft – October 2025
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18.110.090 Standard Conditions of Approval
All permits issued under this Chapter shall comply with the conditions of approval established in this Section. The City Engineer, Zoning Administrator, or other review authority considering the permit application under this Chapter shall have discretion to modify, supplement, waive, or amend these conditions on a case-by-case basis as necessary or appropriate under the circumstances to protect public health and safety or allow for the proper operation of the approved facility consistent with the purpose of this Chapter. [Source: 18.67.170]
A. Permit Term. Any permit for a wireless communications facility will automatically expire at 12:01 a.m. local time exactly 10 years and one day from the permit issuance date, except when California Government Code Section 65964(b) authorizes the City to issue a permit with a shorter term. [Source: 18.67.170.A]
B. Code Compliance. The permittee shall maintain compliance with all applicable Federal, State, and local laws and regulations. [Source: 18.67.170.B]
C. Inspections – Emergencies. The City or its designee shall be allowed into the facility area to inspect the facility upon reasonable notice to the permittee. The permittee shall cooperate with all inspections. The City reserves the right to enter or direct its designee to enter the facility and support, repair, disable, or remove any elements of the facility in emergencies or when the facility threatens imminent harm to persons or property. [Source: 18.67.170.C] D. Contact Information for Responsible Parties. The permittee shall maintain accurate contact information for all parties responsible for the facility, which shall include a phone number, street mailing address, and email address for at least one contact person All contact information for responsible parties shall be provided to the Zoning Administrator upon permittee’s receipt of the Zoning Administrator’s written request, except in an emergency determined by the City when all such contact information for responsible parties shall be immediately provided to the Zoning Administrator upon that person’s verbal request. [Source: 18.67.170.D] E. Indemnities.

1. The permittee and, if applicable, the owner of the private property upon which the tower and/or base station is installed shall defend, indemnify, and hold harmless the City, its agents, officers, officials, and employees from: [Source: 18.67.170.E] a. Any and all damages, liabilities, injuries, losses, costs and expenses, and from any and all claims, demands, lawsuits, writs of mandamus, and other actions or proceedings brought against the City or its agents, officers, officials or employees to challenge, attack, seek to modify, set aside, void, or annul the City’s approval of the permit; and [Source: 18.67.170.E] b. Any and all damages, liabilities, injuries, losses, costs and expenses, and any and all claims, demands, law suits or causes of action, and other actions or proceedings of any kind or form, whether for personal injury, death, or property damage, arising out of or in connection with the activities or performance of the permittee or private property owner or any of each one’s agents, employees, licensees, contractors, subcontractors, or independent contractors. [Source: 18.67.170.E]
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2. Permittees shall be strictly liable for interference caused by their facilities with the City’s communications systems. The permittee shall be responsible for costs of determining the source of the interference, all costs associated with eliminating the interference, and all costs arising from third party claims against the City attributable to the interference. [Source: 18.67.170.E]

3. In the event the City becomes aware of any such actions or claims, as mentioned in this Subsection, the City shall promptly notify the permittee and the private property owner, if applicable, and shall reasonably cooperate in the defense. It is expressly agreed that the City shall have the right to approve, which approval shall not be unreasonably withheld, the legal counsel providing the City’s defense, and the property owner and/or permittee (as applicable) shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. [Source:

18.67.170.E]
F. Adverse Impacts on Adjacent Properties. The permittee shall undertake all reasonable efforts to avoid undue adverse impacts to adjacent properties and/or uses that may arise from the construction, operation, maintenance, modification, and removal of the facility. Any natural screening afforded by site conditions, including, but not limited to, the presence of trees, landscaping, topographical features, or structures on the site that shield the facility from view, shall be considered stealthing elements. [Source: 18.67.170.F] G. General Maintenance. The site and facility, including but not limited to all landscaping, fencing, and related transmission equipment, shall be maintained in a neat and clean manner and in accordance with all approved plans and conditions of approval. [Source: 18.67.170.G, modified]
H. Graffiti Removal. All graffiti on facilities shall be removed at the sole expense of the permittee within 48 hours after notification from the City. [Source: 18.67.170.H] I. RF Exposure Compliance. All facilities shall comply with all standards and regulations of the FCC and any other State or Federal government agency with the authority to regulate RF exposure standards. After transmitter and antenna system optimization, but before unattended operations of the wireless telecommunications facility, permittee or its representative shall provide the City documentation demonstrating compliance with all applicable RF emissions standards as certified by a licensed engineer. [Source: 18.67.170.I] J. Build-Out Period. This permit shall lapse 12 months after its date of approval unless one of the following has occurred: [Source: 18.67.170.J]

1. A Building Permit has been issued, substantial money has been expended, and construction diligently pursued; [Source: 18.67.170.J.1]

2. A certificate of occupancy has been issued; [Source: 18.67.170.J.2]

3. The facility is constructed or modified as approved and in operation; or [Source:

18.67.170.J.3]

4. The build-out period is extended by the review authority which originally approved the permit. [Source: 18.67.170.J.4]
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K. Lapse. The permit shall automatically lapse if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more. [Source: 18.67.170.K] L. Testing. Testing of back-up generators and other noise producing equipment shall take place on weekdays only, between the hours of 8:30 a.m. and 4:30 p.m. Testing is prohibited on Saturdays, Sundays, and Federally recognized holidays. [Source: 18.67.170.L] M. Utilities Undergrounded. Extensions of electrical and telecommunications land lines to serve the wireless telecommunications facility shall be underground. [Source: 18.67.170.M] N. Encroachment. Permittee shall obtain an Encroachment Permit for any work, staging, operations, or construction access in the public right-of-way or on City-owned public property.

The permit shall require the applicant to comply with, but not be limited to, the following requirements: [Source: 18.67.170.N]

1. Hours of operation within the public right-of-way or easement shall be restricted to 8:30 a.m. to 4:30 p.m. on weekdays only. [Source: 18.67.170.N.1]

2. The contractor shall be responsible for keeping mud and other debris off the public right-of-way within and adjacent to the project. [Source: 18.67.170.N.2]

3. The public right-of-way shall not be used to store materials or to park construction equipment, trailers or other such vehicles. [Source: 18.67.170.N.3]

4. The contractor shall submit a traffic control plan for any lane closures or operations within the public right-of-way. [Source: 18.67.170.N.4]

5. The contractor shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES), including, but not limited to, best management practices (BMPs) as described in the Contra Costa Clean Water Program Pollution Prevention Plan. [Source: 18.67.170.N.5]

6. Deliveries to staging areas and the construction site shall be restricted to between 8:30 a.m. and 4:30 p.m. weekdays. [Source: 18.67.170.N.6]

7. The contractor shall obtain approval in writing from the City Engineer before commencing work in the public right-of-way on weekends or holidays. [Source:

18.67.170.N.7]

8. The contractor shall be responsible for repairing any damage to City property and to restore City property to any applicable City standards. [Source: 18.67.170.N.8]

9. The contractor shall be responsible for paying any permit and/or inspection fees, as applicable. [Source: 18.67.170.N.9]
O. Other Approvals. The permittee shall obtain all other applicable permits, approvals, and agreements necessary to install and operate the facility in conformance with Federal, State, and local laws, rules, and regulations. [Source: 18.67.170.O] P. Modifications. No changes shall be made to the approved plans without review and approval in accordance with this Chapter. [Source: 18.67.170.P]
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Q. Performance and Maintenance. All wireless telecommunications facilities and related equipment, including but not limited to fences, cabinets, poles, and landscaping, shall be maintained in good working condition over the life of the permit. This shall include keeping the structures maintained to the visual standards established at the time of approval. The facility shall remain free from trash, debris, litter, graffiti and other forms of vandalism. Any damage shall be repaired as soon as practicable, and in no instance more than 10 calendar days from the time of notification by the City or after discovery by the permittee. [Source: 18.67.170.Q] R. Performance Bond. Before a Building Permit or Electrical Permit is issued, the applicant shall file with the City and shall maintain in good standing throughout the term of the approval, a performance bond or another form of security approved in advance by the City for the removal of the facility in the event that the use is abandoned or the permit is revoked, terminated, or expires. The security shall be in the amount equal to 100 percent of the cost of physically removing the wireless telecommunications facility and restoring the lot to the condition as it existed before the original deployment of the facility and all related facilities and equipment on the lot. The amount shall be based on the higher of two contractors’ quotes for removal that are provided by the permittee. The permittee shall reimburse the City for staff time associated with the processing and tracking of the bond, based on the hourly rate adopted by the City Council. Reimbursement shall be paid when the security is posted and during each administrative review. [Source: 18.67.170.R]
S. Conflicts with Improvements. For all wireless telecommunications facilities located within the public right-of-way, the permittee shall remove or relocate, at their own expense, any or all of its wireless telecommunications facilities when such removal or relocation is deemed necessary by the City by reason of any change of grade, alignment, or width of any public rightof-way, for installation of services, water pipes, drains, storm drains, power or signal lines, traffic control devices, public right-of-way improvements, or for any other construction, repair or improvement to the public right-of-way. [Source: 18.67.170.S] T. City Access. The City reserves the right of its employee, agents, and designated representatives to inspect permitted facilities and property upon reasonable notice to the permittee. In case of an emergency or risk of imminent harm to persons or property within the vicinity of permitted facilities, the City reserves the right to enter upon the site of such facilities and to support, disable, or remove those elements of the facilities posing an immediate threat to public health and safety. The City shall make an effort to contact the permittee, before disabling or removing wireless telecommunications facility elements. [Source: 18.67.170.T] U. Collocation. Where the wireless telecommunications facility site can accommodate a collocation upon the same site, the owner and operator of the facility shall allow another carrier to collocate its facilities and equipment thereon, provided the parties can mutually agree upon reasonable terms and conditions. [Source: 18.67.170.U]
V. Interference. To the extent allowed under applicable Federal rules and regulations, the operator of a wireless telecommunications facility shall correct interference problems experienced by any person or entity with respect to equipment such as television, radio, computer, and telephone reception or transmission that are caused by the facility. If a Federal agency with jurisdiction over such matters finds that a facility is operating in violation of Federal standards, the permittee shall promptly provide the Zoning Administrator, or City Engineer as applicable, Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.110 Public Review Draft – October 2025
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with a copy of any notice of such violation issued by any Federal agency and shall notify the Zoning Administrator or City Engineer once the facility comes back into compliance with applicable standards. [Source: 18.67.170.V]
W. Discontinuance of Use. Antennas, support structures, and related equipment shall be removed within 90 calendar days of the discontinuation of the use of a wireless telecommunications facility operating under a Use Permit that has expired and the site shall be restored to its previous condition. The service provider shall provide the Planning Division with a notice of intent to vacate the site a minimum of 30 calendar days before vacation. For facilities located on City property, this requirement shall be included in the terms of the lease. For facilities located on other sites, the property owner is responsible for removal of all antennas, structures, and related equipment within 90 calendar days of the discontinuation of the use. [Source:

18.67.170.W]
X. Compliance Verification. No later than 12 months after commencing operation of the facility or issuance of a certificate of occupancy, whichever occurs first, and annually thereafter, the applicant, wireless carrier, or property owner, shall have an appropriately licensed professional conduct a noise study of facility operations to verify compliance with all applicable local, State, and Federal regulations. In addition, a report shall also be submitted by an appropriately licensed professional to verify completion of any required site landscaping, equipment enclosures, and confirm that the facility appearance is in compliance with approved plans.

These reports shall be submitted and reviewed by the Zoning Administrator or City Engineer as applicable within five working days of completion of the reports. Failure to submit such compliance verification, or the submission of materials verifying a lack of compliance, will constitute grounds for the City to initiate a public hearing to consider whether permittee is fully complying with all conditions related to any permit or approval granted under this Chapter. [Source: 18.67.170.X]

18.110.100 Conditions of Approval for Section 6409(a) Modifications A. Required Findings. The Zoning Administrator for private and public property and the City Engineer for facilities in the public right-of-way shall issue a Zoning Permit for a Section 6409(a) modification only upon finding that the proposed Section 6409(a) modification: [Source:

18.67.210]

1. Meets all applicable criteria for an eligible facilities request stated in 47 C.F.R. §§

1.6100(b)(3) through (9), or any successor provisions, after application of the definitions in 47 C.F.R. § 1.6100(b). The Zoning Administrator or City Engineer, shall make an express finding for each criterion; [Source: 18.67.210.A]

2. Complies with conditions associated with the siting approval of the construction or modification of the eligible support structure or base station equipment, except to the extent preempted by 47 C.F.R. §§ 1.6100(b)(7)(i) through (iv), or any successor provisions; and [Source: 18.67.210.B]

3. Will comply with all generally applicable laws. [Source: 18.67.210.C] B. Effect on Existing Use Permit. Notwithstanding any other requirement of the Municipal Code, the Zoning Administrator for private and public property and the City Engineer for facilities in Chapter 18.110 Wireless Telecommunications
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the public right-of-way shall be authorized to issue a Zoning Permit for a Section 6409(a) modification, even if issuance of such a permit would have the effect of amending an existing Use Permit. [Source: 18.67.220]
C. Conditions of Approval for Section 6409(a) Modifications. Zoning Permits for Section 6409(a) modifications are subject to the following conditions, unless modified by the Zoning Administrator for private and public property and the City Engineer for facilities in the public right-of-way: [Source: 18.67.230]

1. No Permit Term Extension. The City’s grant or grant by operation of law of a Zoning Permit for a Section 6409(a) modification constitutes a Federally mandated modification to the underlying permit or approval for the subject tower or base station.

The City’s grant or grant by operation of law of a Zoning Permit for a Section 6409(a) modification will not extend the permit term for any permit or other underlying regulatory approval and its term shall be coterminous with the underlying permit or other regulatory approval for the subject tower or base station. [Source: 18.67.230.A]

2. No Waiver of Standing. The City’s grant or grant by operation of law of a Section 6409(a) modification does not waive, and shall not be construed to waive, any standing by the City to challenge Section 6409(a), any FCC rules that interpret Section 6409(a) or any Section 6409(a) modification. [Source: 18.67.230.B]

3. Permit Subject to Conditions of Underlying Permit. Zoning Permits for Section 6409(a) modifications shall be subject to the terms and conditions of the underlying permit for the existing tower or base station. [Source: 18.67.230.C]

4. Code Compliance. The permittee shall maintain compliance with all applicable federal, state and local laws, regulations and other rules. [Source: 18.67.230.D]

5. Inspections – Emergencies. The City or its designee may enter the facility area to inspect the facility upon reasonable notice to the permittee. The permittee shall cooperate with all inspections. The City reserves the right to enter or direct its designee to enter the facility and support, repair, disable or remove any elements of the facility in emergencies or when the facility threatens imminent harm to persons or property. [Source: 18.67.230.E]

6. Contact Information for Responsible Parties. The permittee shall maintain accurate contact information for all parties responsible for the facility, which shall include a phone number, street mailing address and email address for at least one natural person. All such contact information for responsible parties shall be provided to the Zoning Administrator for private and public property and the City Engineer for facilities in the public right-of-way upon permittee’s receipt of the Zoning Administrator’s or City Engineer’s written request, except in an emergency determined by the City when all such contact information for responsible parties shall be immediately provided to the Zoning Administrator or City Engineer, as applicable, upon that person’s verbal request. [Source: 18.67.230.F]

7. RF Exposure Compliance. All facilities shall comply with all standards and regulations of the FCC and any other State or Federal government agency with the authority to regulate RF exposure standards. After transmitter and antenna system optimization, Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.110 Public Review Draft – October 2025
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but before unattended operations of the wireless telecommunications facility, permittee or its representative shall provide the Zoning Administrator or City Engineer, as applicable, documentation demonstrating compliance with all applicable RF emissions standards as certified by a licensed engineer. [Source: 18.67.230.G]

8. Build-Out Period. This permit shall lapse 12 months after its date of approval unless one of the following has occurred: [Source: 18.67.230.H] a. A Building Permit has been issued, substantial money has been expended, and construction diligently pursued; or [Source: 18.67.230.H.1] b. A certificate of occupancy has been issued; or [Source: 18.67.230.H.2] c. The facility is constructed or modified as approved and in operation; or [Source: 18.67.230.H.3]
d. The build-out period is extended by the city authority which originally approved the permit. [Source: 18.67.230.H.4]

9. Lapse. The permit shall automatically lapse if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more. [Source:

18.67.230.I]

10. Testing. Testing of back-up generators and other noise producing equipment shall take place on weekdays only, and only between the hours of 8:30 a.m. and 4:30 p.m., except that testing is prohibited on holidays that fall on a weekday. In addition, testing is prohibited on weekend days. [Source: 18.67.230.J]

11. Utilities undergrounded. Extensions of electrical and telecommunications land lines to serve the wireless telecommunications facility shall be undergrounded where existing land lines serving the facility are underground. [Source: 18.67.230.K]

12. Encroachment. Permittee shall obtain an encroachment permit for any work, staging, operations, or construction access in the public right-of-way or on city-owned public property. The permit shall require the applicant to comply with, but not be limited to, the following requirements: [Source: 18.67.230.L]
a. Hours of work within the public right-of-way or easement shall be restricted to between 8:30 a.m. to 4:30 p.m. weekdays. [Source: 18.67.230.L.1] b. The contractor shall be responsible for keeping mud and other debris off the public right-of-way within and adjacent to the project. [Source: 18.67.230.L.2] c. The public right-of-way shall not be used to store materials or to park construction equipment, trailers or other such vehicles. [Source:

18.67.230.L.3]
d. The contractor shall submit a traffic control plan for any lane closures or operations within the public right-of-way. [Source: 18.67.230.L.4] e. The contractor shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES), including, but not limited to, best Chapter 18.110 Wireless Telecommunications
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management practices (BMPs) as described in the Contra Costa Clean Water Program Pollution Prevention Plan. [Source: 18.67.230.L.5] f. Deliveries to staging areas and the construction site shall be restricted to between 8:30 a.m. and 4:30 p.m. weekdays. [Source: 18.67.230.L.6] g. The contractor shall obtain approval in writing from the City Engineer before commencing work in the public right-of-way on weekends or holidays. [Source:

18.67.230.L.7]
h. The contractor shall be responsible for repairing any damage to city property and to restore city property to city standards. [Source: 18.67.230.L.8] i. The contractor shall be responsible for paying any permit and/or inspection fees, as applicable. [Source: 18.67.230.L.9]

13. Other approvals. The permittee shall obtain all other applicable permits, approvals, and agreements necessary to install and operate the facility in conformance with federal, state, and local laws, rules, and regulations. [Source: 18.67.230.M]

14. Modifications. No changes shall be made to the approved plans without review and approval in accordance with this chapter. (Ord. 966 § 3, 2023; Ord. 910 § 5, 2017) [Source: 18.67.230.N]
D. Effect of Repeal of Section 6409(a). This Section shall become null and void if P.L. 112-96, Section 6409, is rescinded. [Source: 18.67.240]

18.110.110 Timing of Review
The City shall advise the applicant if an application is incomplete in accordance with applicable State and Federal timelines for action. [Source: 18.67.310]

18.110.120 Peer Review
The review authority considering the relevant permit issued in compliance with this Chapter may require the application, proposed findings, and conditions of approval to be reviewed by an independent thirdparty peer review consultant. The cost of the third-party peer review shall be the responsibility of the applicant. [Source: 18.67.320]

18.110.130 Decision
A. The review authority shall provide the applicant with written notice of its decision. A denial of an application under this Chapter shall be supported by substantial evidence and comply with the following: [Source: 18.67.330.A]

1. Cannot be based on the environmental effects of radio frequency (RF) emissions if the facility complies with the FCC’s RF regulations; and [Source: 18.67.330.A.1]

2. Cannot violate State or Federal law. [Source: 18.67.330.A.2]

3. The denial of a Zoning Permit application for a Section 6409(a) modification shall be made without prejudice. [Source: 18.67.330.C]
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B. Timing of Decision. The City shall make its final decision on a complete wireless telecommunications facility application and issue all required ancillary permits within the applicable State and Federal timelines for action. [Source: 18.67.330.B] C. Denial of an Incomplete Application

1. To promote efficient review and timely decisions, any application governed under this Chapter may be denied without prejudice by the City Engineer or Zoning Administrator when the applicant fails to tender a substantive response to the City within 120 calendar days after the City Engineer or Zoning Administrator deems the application incomplete in a written notice to the applicant.

2. The City Engineer or Zoning Administrator, may grant a written extension for up to 30 calendar days when the applicant submits a written request before the 120 day period that shows good cause to grant the extension. Good cause for an extension shall include, but is not limited to, delays due to circumstances outside the applicant’s reasonable control. [Source: 18.67.340]

18.110.140 Revocation
A. General Requirement. Permittees shall fully comply with all conditions related to any permit or approval granted under this Chapter. Failure to comply with any applicable standard of this Chapter shall constitute grounds for revocation. If such a violation is not remedied within a reasonable period, following written notice and an opportunity to cure, the City may schedule a public hearing before the Planning Commission to consider revocation of the permit. The Planning Commission revocation action may be appealed to the City Council in accordance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.67.360.A] B. Removal, Repair, and Restoration. If the permit is revoked in compliance this Section, the permittee shall remove its facility at its own expense and shall repair and restore the site to the condition that existed before the facility’s installation or as required by the City within 90 calendar days of revocation in accordance with applicable health and safety requirements. The permittee shall be responsible for obtaining all necessary permits for the facility’s removal and site restoration. [Source: 18.67.360.B]
C. Storage. The City may, but shall not be required to, store the removed facility (or any part thereof). The facility permittee shall be liable for the entire cost of such storage. The City may, in lieu of storing the removed facility, convert it to the City’s use, sell it, or dispose of it in any manner deemed appropriate by the City. [Source: 18.67.360.C]

18.110.150 Appeal
A. A decision of the Zoning Administrator or Planning Commission on a Use Permit or Minor Use Permit, as applicable, may be appealed to the City Council in compliance with Chapter 18.85 (Appeals and Calls for Review).

B. A decision of the City Engineer concerning an Encroachment Permit for a wireless telecommunications facility may be appealed in accordance with Chapter 1.10 (Appeals), subject to the following modifications:

1. The time for filing a notice of appeal shall be five calendar days; Chapter 18.110 Wireless Telecommunications
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2. The hearing shall be held within 21 calendar days of the date the notice of appeal is filed; and

3. The decision of the City Manager is final upon issuance and not appealable to City Council.

C. Decisions on Zoning Permit applications for a Section 6409(a) modification shall be final and may not be appealed. [Source: 18.67.370]
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Part 4
Permit and Entitlement
Processing Procedures
Part 4 Permit and Entitlement Processing Procedures
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Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 4 – Permit and Entitlement
Processing Procedures

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.115 ADULT USE DEVELOPMENT PERMIT......................................................... 297

18.115.010 Purpose and Applicability ............................................................................................. 297

18.115.020 Review Authority .......................................................................................................... 297

18.115.030 Application.................................................................................................................... 297

18.115.040 Filing, Processing, and Review .................................................................................... 298

18.115.050 Findings ........................................................................................................................ 299

18.115.060 Lapse of Approval ........................................................................................................ 300

18.115.070 Revocation.................................................................................................................... 300

18.115.080 Violations...................................................................................................................... 301 CHAPTER 18.120 ARCHITECTURAL REVIEW PERMITS ......................................................... 303

18.120.010 Purpose and Applicability ............................................................................................. 303

18.120.020 Review Authority .......................................................................................................... 303

18.120.030 Filing, Processing, and Review .................................................................................... 304

18.120.040 Conditions of Approval ................................................................................................. 306

18.120.050 Lapse of Approval – Changes to Plans........................................................................ 306

18.120.060 Resubmittal of Application............................................................................................ 307 CHAPTER 18.125 DEVELOPMENT PLAN .................................................................................. 309

18.125.010 Purpose and Applicability ............................................................................................. 309

18.125.020 Approval Authority ........................................................................................................ 309

18.125.030 Filing, Processing, and Review .................................................................................... 309 Part 4 – Permit and Entitlement Processing Procedures Part 4 Public Review Draft – October 2025
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18.125.040 Findings ........................................................................................................................ 310

18.125.050 Conditions of Approval ................................................................................................. 310

18.125.060 Lapse of Approval – Changes to Plans........................................................................ 311

18.125.070 Resubmittal of Application............................................................................................ 311 CHAPTER 18.130 MINOR EXCEPTIONS .................................................................................... 313

18.130.010 Purpose ........................................................................................................................ 313

18.130.020 Applicability................................................................................................................... 313

18.130.030 Review Authority .......................................................................................................... 315

18.130.040 Filing, Processing, and Review .................................................................................... 315

18.130.050 Findings ........................................................................................................................ 317

18.130.060 Conditions of Approval ................................................................................................. 317

18.130.070 Lapse of Approval – Changes to Plans........................................................................ 317

18.130.080 Resubmittal of Application............................................................................................ 318 CHAPTER 18.135 REASONABLE ACCOMMODATION............................................................. 320

18.135.010 Purpose ........................................................................................................................ 320

18.135.020 Review Authority .......................................................................................................... 320

18.135.030 Requests ...................................................................................................................... 321

18.135.040 Application Requirements ............................................................................................ 321

18.135.050 Filing, Processing, and Review .................................................................................... 322

18.135.060 Findings ........................................................................................................................ 323

18.135.070 Appeal .......................................................................................................................... 324 CHAPTER 18.140 SIGN PERMIT ................................................................................................. 326

18.140.010 Purpose and Applicability ............................................................................................. 326

18.140.020 Review Authority .......................................................................................................... 326

18.140.030 Filing, Processing, and Review .................................................................................... 326

18.140.040 Findings ........................................................................................................................ 327

18.140.050 Conditions of Approval ................................................................................................. 328

18.140.060 Lapse of Approval – Changes to Plans........................................................................ 328

18.140.070 Revocation.................................................................................................................... 328 CHAPTER 18.145 TEMPORARY SIGN PERMIT......................................................................... 330

18.145.010 Purpose and Applicability ............................................................................................. 330

18.145.020 Review Authority .......................................................................................................... 330

18.145.030 Filing, Processing, and Review .................................................................................... 330

18.145.040 Findings ........................................................................................................................ 331

18.145.050 Conditions of Approval ................................................................................................. 331 Part 4 Permit and Entitlement Processing Procedures
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18.145.060 Lapse of Approval – Changes to Plans........................................................................ 331

18.145.070 Revocation.................................................................................................................... 332

18.145.080 Resubmittal of Application............................................................................................ 332 CHAPTER 18.150 MASTER SIGN PROGRAM............................................................................ 334

18.150.010 Purpose and Applicability ............................................................................................. 334

18.150.020 Review Authority .......................................................................................................... 334

18.150.030 Filing, Processing, and Review .................................................................................... 334

18.150.040 Findings ........................................................................................................................ 335

18.150.050 Conditions of Approval ................................................................................................. 336

18.150.060 Lapse of Approval – Changes to Plans........................................................................ 336

18.150.070 Revocation.................................................................................................................... 336

18.150.080 Resubmittal of Application............................................................................................ 336 CHAPTER 18.155 USE PERMIT .................................................................................................. 338

18.155.010 Purpose and Applicability ............................................................................................. 338

18.155.020 Review Authority .......................................................................................................... 338

18.155.030 Filing, Processing, and Review .................................................................................... 339

18.155.040 Findings ........................................................................................................................ 340

18.155.050 Conditions of Approval ................................................................................................. 340

18.155.060 Lapse of Approval – Changes to Plans........................................................................ 341

18.155.070 Revocation.................................................................................................................... 341

18.155.080 Resubmittal of Application............................................................................................ 342 CHAPTER 18.160 USE PERMIT, TEMPORARY ......................................................................... 344

18.160.010 Purpose and Applicability ............................................................................................. 344

18.160.020 Review Authority .......................................................................................................... 344

18.160.030 Filing, Processing, and Review .................................................................................... 344

18.160.040 Findings ........................................................................................................................ 345

18.160.050 Conditions of Approval ................................................................................................. 345

18.160.060 Lapse of Approval ........................................................................................................ 345 CHAPTER 18.165 VARIANCE...................................................................................................... 347

18.165.010 Purpose and Applicability ............................................................................................. 347

18.165.020 Review Authority .......................................................................................................... 347

18.165.030 Filing, Processing, and Review .................................................................................... 348

18.165.040 Findings ........................................................................................................................ 349

18.165.050 Conditions of Approval ................................................................................................. 349

18.165.060 Lape of Approval – Changes to Plans.......................................................................... 349

18.165.070 Resubmittal of Application............................................................................................ 350 Part 4 – Permit and Entitlement Processing Procedures Part 4 Public Review Draft – October 2025
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CHAPTER 18.170 ZONING PERMIT............................................................................................ 352

18.170.010 Purpose and Applicability ............................................................................................. 352

18.170.020 Review Authority .......................................................................................................... 352

18.170.030 Filing, Processing, and Review .................................................................................... 352

18.170.040 Findings ........................................................................................................................ 353

18.170.050 Lapse of Approval – Changes to Plans........................................................................ 353

18.170.060 Revocation.................................................................................................................... 354

18.170.070 Resubmittal of Application............................................................................................ 354 Chapter 18.115 Adult Use Development Permit
296
Chapter 18.115
Adult Use Development Permit
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Chapter 18.111 Adult Use Development Permit
Sections

18.115.010 Purpose and Applicability

18.115.020 Review Authority

18.115.030 Application

18.115.040 Filing, Processing, and Review

18.115.050 Findings

18.115.060 Lapse of Approval

18.115.070 Revocation

18.115.080 Violations

18.111.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to establish processing and review procedures for the establishment of adult businesses, as defined in this Title, to ensure the protection of sensitive land uses in the surrounding areas. [Source: NEW]
B. Applicability.

1. No adult business may be established within the city by right. All persons wishing to establish an adult business within the city shall apply for and receive an Adult Use Development Permit under this Chapter. [Source: 18.70.050.A]

2. It is the burden of the applicant to supply evidence to justify the approval of an Adult Use Development Permit. [Source: 18.70.050.B]

3. Any person desiring to operate or establish an adult business within the City shall file for an Adult Use Development Permit application with the Planning Division using a standard application form supplied by the Planning Division. [Source: 18.70.050.A.C]

18.111.020 Review Authority
The Planning Commission shall approve, conditionally approve, or deny an application for an Adult Use Development Permit based on the criteria established in this Chapter and the underlying zoning district in which the property is located. [Source: 18.70.080.A]

18.111.030 Application
A. Eligible Applicants. The application shall be signed by the owner or lessee. If the application is signed by a lessee, a notarized statement signed by the owner shall accompany the application. Proof of status is required. [Source: 18.70.060.A] B. Required Contents. The City Council, by resolution, shall establish the required contents for Adult Use Development Permit applications. [Source: 18.70.060.B] Chapter 18.115 Adult Use Development Permit
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C. Environmental Requirements. Applications for an Adult Use Development Permit shall comply with the California Environmental Quality Act (“CEQA”). [Source: 18.70.060.C] D. Fees. The City Council, by resolution, shall set a nonrefundable application fee for persons applying for an Adult Use Development Permit. [Source: 18.70.070]

18.111.040 Filing, Processing, and Review
A. Determination of Completeness. Within 30 calendar days after an Adult Use Development Permit application is submitted, the Zoning Administrator shall determine whether the application is complete and shall notify the applicant of the determination, including (if appropriate) a description of why the application is incomplete and any additional information that may be required. [Source: 18.70.080.B]
B. Planning Commission Review. Following the date of a deemed complete application, the Planning Commission shall conduct an appropriate review, including consultation with the Building, Police, Fire, Engineering, and Health Departments, and an inspection of the premises as needed. Consultation is not grounds for the City to unilaterally delay the review of a completed application. [Source: 18.70.080.C]
C. In reaching a decision, the Planning Commission shall not be bound by the formal rules of evidence. [Source: 18.70.080.D]
D. Public Hearing and Noticing.

1. Following the completion of the review, the Planning Commission shall notice and conduct a public hearing, as prescribed in Chapter 18.205 (Noticing Requirements) of this Title, on the application for an Adult Use Development Permit. [Source:

18.70.080.E]

2. Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications). [Source: NEW] E. Timeline. The Planning Commission shall render a written decision of approval, conditional approval, or denial of an Adult Use Development Permit within 60 calendar days of receiving a completed application. The failure of the Planning Commission to render a decision within this time frame shall be deemed a denial. [Source: 18.70.080.F] F. Notice of Decision. The Planning Commission’s decision shall be hand delivered or mailed to the applicant. Any posted notices shall remain for at least 10 calendar days after the determination of decision and mailed to all property owners within 300 feet of the site in which the adult use will be present. [Source: 18.70.080.G]
G. Appeals. The decision of the Planning Commission may be appealed to the City Council in compliance with Chapter 18.185 (Appeals and Calls for Review) and California Code of Civil Procedures section 1094.6. [Source: 18.70.100.A, B]
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18.111.050 Findings
A. The Planning Commission shall approve or conditionally approve an application for an Adult Use Development Permit, if, based on the application and information submitted, it is able to make the following findings: [Source: 18.70.120]

1. The proposed adult use complies with the development and design requirements of the underlying zoning district in which it is located and with the applicable standards of this Chapter; [Source: 18.70.120.A.1]

2. The proposed adult use and its projected traffic generation is consistent with achieving or maintaining the established level of service and vehicle miles travelled criteria established in the Transportation and Circulation Element of the General Plan. If the City’s established level of service is already exceeded, then the proposed use and its projected traffic generation will not result in a net increase in the level of service; [Source: 18.70.120.A.2]

3. The proposed site is adequately served by other public and private service facilities for the proposed adult use; [Source: 18.70.120.A.3]

4. The proposed adult use is not located within a 500-foot radius of a residential land use designation as prescribed in the Land Use Element of the General Plan or the general plan of an adjacent jurisdiction. The distance between a proposed use and a residential land use designation shall be measured from the nearest exterior wall of the facility housing the adult use or proposed adult use closest to the lot line of the residential land use designation, along a straight line extended between the two points; [Source:

18.70.120.A.4]

5. The proposed adult use is not located within an 800-foot radius of a. existing school, daycare, or park facility located within or outside the jurisdiction of the city, or a school or park land use designation as established in the Land Use Element of the General Plan or the general plan of an adjacent jurisdiction. The distance between the proposed use and a school or park land use designation or facility shall be measured from the nearest exterior wall of the facility housing the adult use or proposed adult use to the property line of the school site or the nearest property line included within a park land use designation, along a straight line extended between the two points; [Source:

18.70.120.A.5]

6. The proposed adult use is not located within an 800-foot radius of a religious institution, as defined in Section 18.210.050 (Public and Semi-Public Land Use Classifications) of this Title, located either within or outside the jurisdiction of the City. The distance between the adult use or proposed adult use and a religious institution shall be measured from the nearest exterior wall of the facility housing the adult use or proposed adult uses along a straight line extended to the nearest exterior wall of the structure housing the religious institution; [Source: 18.70.120.A.6]

7. The proposed adult use is not located within 1,000 feet of any other adult use that is located either within or outside the jurisdiction of the City. The distance between two adult uses shall be measured between the nearest exterior walls of the structure Chapter 18.115 Adult Use Development Permit
300
housing the adult uses along a straight line extended between the two uses; and [Source: 18.70.120.A.7]

8. Neither the applicant (if an individual) or any of the officers or general partners (if a corporation or partnership) have been found guilty or pleaded nolo contendere within the past four years of a misdemeanor or a felony classified by the State of California as a sex or sex-related offense. [Source: 18.70.120.A.9] Any conditions of approval imposed upon the Adult Use Development Permit shall comply with the objective development standards of Section 18.60.030 (Separation Requirements) and the underlying zoning district of the proposed lot. [Source: 18.70.120.B]

18.111.060 Lapse of Approval
A. Permits for New Facility/Use. An Adult Use Development Permit approved in accordance with this Chapter shall become null and void unless the proposed use is established within six months of the date of approval.

B. Permits for Reuse of Existing Facilities. An Adult Use Development Permit approved in accordance with this Chapter for facilities that are a reuse of existing facilities, the permit shall become null and void unless the proposed use is established within six months of the date of approval, unless the permittee demonstrates, to the satisfaction of the Planning Commission, that it has a good faith intent to commence the proposed use before the expiration date. Such extensions shall not exceed two six-month extensions, or a total of 12 months from the date of approval. [Source: 18.70.110]

18.111.070 Revocation
A. Any Adult Use Development Permit issued in accordance with this Chapter may be revoked by the City if for any of the following reasons: [Source: 18.70.130.A]

1. The business or activity has been conducted in a manner which: [Source:

18.70.130.A.1]
a. Violates one or more of the conditions imposed upon the approval of the Adult Use Development Permit [Source: 18.70.130.A.1
b. Fails to conform to the plans and procedures described in the permit application [Source: 18.70.130.A.1]
c. Violates the occupant load limits set by the Fire Marshal; [Source:

18.70.130.A.1]

2. The permittee has failed to obtain or maintain all required City, County, and/or State of California licenses and permits; [Source: 18.70.130.A.2, modified]

3. The permittee has misrepresented a material fact in the permit application or has not answered each question truthfully; [Source: 18.70.130.A.4]

4. Changes in on-site conditions has resulted in the adult business having insufficient onsite parking as established in Chapter 18.80 (Off-Street Parking and Loading), except for an existing use that is legal and nonconforming with respect to parking; [Source:

18.70.130.A.5]
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5. The building or structure in which the adult business is conducted is hazardous to the health or safety of the employees or patrons of the business or of the public under the standards established in the Uniform Building, Uniform Plumbing or Uniform Fire Code; [Source: 18.70.130.A.6]

6. The adult business creates sound levels which violate the City’s established noise thresholds; [Source: 18.70.130.A.7]

7. The permittee, if an individual, or any of the officers or general partners, if a corporation or partnership, is found guilty or pleaded nolo contendere to a misdemeanor or felony classified by the State of California as a sex or sex-related offense during the period of the adult business’s operation; or [Source: 18.70.130.A.8]

8. The adult use for which the permit was approved has ceased to exist or has been suspended for six months or more. [Source: 18.70.130.A.9 B. Notice and Public Hearing. The Planning Commission shall conduct a public hearing, as prescribed in Chapter 18.205 (Noticing Requirements) on the proposed revocation of an Adult Use Development Permit. [Source: 18.70.130.B-D]
C. Revocation Procedure. An Adult Use Development Permit may be revoked or modified in compliance with Section 18.195.050 (Revocation or Modification of Discretionary Permits). The Planning Commission shall make its decision within 30 days of the public hearing and shall not be bound by the formal rules of evidence at the hearing. [Source: 18.70.130.C-I].

D. In the event an Adult Use Development Permit is revoked pursuant in accordance with this Section, another Adult Use Development Permit to operate an adult business shall not be granted to the permittee for 12 months after the date of such written notice of revocation.

18.111.080 Violations
A person who violates a provision of this Chapter, including the failure to secure an Adult Use Development Permit or comply with a condition of approval, is subject to the criminal penalties established in Pleasant Hill Municipal Code Chapter 1.30. [Source: 18.70.140] Chapter 18.120 Architectural Review Permits
302
Chapter 18.120
Architectural Review Permits
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Chapter 18.120 Architectural Review Permits
Sections

18.120.010 Purpose and Applicability

18.120.020 Review Authority

18.120.030 Filing, Processing, and Review

18.120.040 Conditions of Approval

18.120.050 Lapse of Approval – Changes to Plans

18.120.060 Resubmittal of Application

18.120.010 Purpose and Applicability
A. Purpose. The purpose of an Architectural Review Permit is to evaluate the interdependence of property values and aesthetics and provide a method to promote sound land use development.

Architectural review is intended to promote the architectural design excellence, visually pleasing and harmonious site design, and preservation of natural landforms and vegetation. [Source: 18.115.010.B]
B. Applicability. An Architectural Review Permit is required before issuance of a Building Permit for any development project relating to the following: [Source: 18.115.010]

1. The construction, addition, or exterior alteration to a site plan, building, structure, and/or landscape plan associated with any project other than a single-family residence; [Source: 18.115.010.A.1]

2. A single-family residence at the time of initial construction, or a substantial addition as determined by the Zoning Administrator. An Architectural Review Permit is not required for remodeling, additions, or accessory structures; however, staff level review of such structures for substantial conformance with the citywide design guidelines shall occur as part of the Building Permit plan review and approval process. [Source:

18.115.010.A.2]
C. No improvement subject to architectural review under this Chapter shall be constructed, located, repaired, altered, repainted a different color, or maintained except in accordance with a design approved under this Chapter. The term “improvement” as used in this Chapter shall be interpreted by the Zoning Administrator to include but not be limited to the construction, alteration, and repair of all buildings, structures, and facilities permanently affixed to real property. [Source: 18.115.010.A]

18.120.020 Review Authority
A. Architectural Review Commission. Except as provided in Subsections B and C of this Section, the Architectural Review Commission has the authority to approve, conditionally approve, or Chapter 18.120 Architectural Review Permits
304
deny Architectural Review Permits. The Architectural Review Commission is established under Title 3 (Boards and Commissions). [Source: 18.115.020.A] B. Zoning Administrator. The Zoning Administrator has the authority to approve, conditionally approve, or deny an Architectural Review Permit for the following improvements if the Zoning Administrator finds that such improvements will not have a significant visual impact. [Source:

18.115.020.B]

1. A minor alteration to an existing structure in a PUD, PPD, or HPUD development that is consistent with the original permit approval and is approved by the homeowners’ association, if applicable; [Source: 18.115.020.B.1]

2. A minor alteration (including but not limited to repainting, landscape modification, adding screened mechanical equipment, window replacements) to an existing structure in the RB, NB, C, PAO, or LI zoning district that is consistent with the original permit approval; [Source: 18.115.020.B.2]

3. An addition or repair to an existing structure if the exterior is not altered. [Source:

18.115.020.B.3]

4. The Zoning Administrator may, in their discretion, refer an Architectural Review Permit application directly to the Architectural Review Commission. [Source: 18.115.020.B] C. Streamlined Ministerial Review. Residential development projects qualifying for streamlined permit review, as established under Section 18.15.040 (Additional Development Standards) of Chapter 18.15 (Residential Zoning Districts), shall be subject to a ministerial architectural review process. [Source: 18.115.020.C]
D. Projects with Multiple Discretionary Applications. For projects requiring a discretionary permit approval from the Planning Commission and/or City Council in addition to Architectural Review Permit approval, the Planning Commission and/or City Council shall be the final review authority for the Architectural Review Permit and any action of the Architectural Review Commission shall be considered advisory to the Planning Commission and/or City Council. [Source: 18.115.030.F]

18.120.030 Filing, Processing, and Review
A. Application. An applicant for an Architectural Review Permit shall submit the following: [Source:

18.115.030.A]

1. A complete application and all applicable materials and information as required by the Planning Division. [Source: 18.115.030.A]

2. The Zoning Administrator, at their discretion, may add or waive the submission of application materials or information to determine compliance with the standards of this Chapter. [Source: 18.115.030.A]
B. Noticing and Public Hearing.

1. The Architectural Review Commission shall hold a public hearing on the Architectural Review Permit application. Notice of the hearing shall comply with Chapter 18.205 (Noticing Requirements). No notice or public hearing is required for an application Part 4 – Permit and Entitlement Processing Procedures Chapter 18.120 Public Review Draft – October 2025
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being considered by the Zoning Administrator or for streamlined ministerial review under this Section. [Source: 18.115.030.B]

2. Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications). [Source: NEW] C. Decision. Within 20 working days following the public hearing, the Architectural Review Commission shall approve, conditionally approve, or deny the Architectural Review Permit application. The Zoning Administrator shall mail notice of the decision to the applicant and any other party requesting notice within 10 calendar days of the decision. [Source: 18.115.030.C] D. Effective Date. A decision under this Chapter takes effect 10 calendar days after notice of the decision is mailed. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) has been exhausted. [Source:

18.115.030.D]
E. Appeals.

1. A decision of the Zoning Administrator under this Chapter may be appealed to the Architectural Review Commission in compliance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.115.030.E]

2. A decision of the Architectural Review Commission may be appealed to the City Council in compliance with Chapter 18.185 (Appeals and Calls for Review). [Source:

18.115.030.E]
F. Scope of Review. The Architectural Review Commission shall review the site plan and physical design of a project; the sign designs and locations; and lighting. In its review, the Architectural Review Commission shall consider the following factors: [Source: 18.115.040]

1. Excellence of design; [Source: 18.115.040.A]

2. Height, mass, and coverage of buildings; [Source: 18.115.040.B]

3. Colors, materials, and types of building and installations; [Source: 18.115.040.C]

4. Physical and architectural relation with existing and proposed structures in the area and to the location of the site within the City; [Source: 18.115.040.D]

5. Site layout, orientation, and location of buildings, and relationship with property boundaries and open areas; [Source: 18.115.040.E]

6. Height, materials, colors, and variations in walls, fences, or screen planting; [Source:

18.115.040.F]

7. Location and type of landscaping, including but not limited to setback areas and offstreet parking areas; [Source: 18.115.040.G]

8. Appropriateness of sign design and exterior lighting standards and devices and other building graphics, in compliance with criteria and sign design guidelines established in Section 18.95.070 (Specific Sign Standards) and Section 18.95.090 (Temporary Sign Standards); and [Source: 18.115.040.H]
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9. The extent of grading and its relationship to topography, as related to visual impacts. [Source: 18.115.040.I]
G. Findings. The Architectural Review Commission may approve, or recommend an approval of, an Architectural Review Permit if it finds that all the following are true, based on the application, plans, materials, and testimony submitted at the public hearing: [Source: NEW]

1. The site demonstrates excellence in architectural design; [Source: 18.115.010.B.1]

2. The siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located; [Source:

18.115.010.B.2]

3. The landscaping of open spaces plans conforms with the requirements of this Chapter and provide visually pleasing settings for structures on the site and on adjoining and nearby lots, and blend harmoniously with the natural landscape; [Source:

18.115.010.B.3]

4. Excessive and unsightly grading of hillsides is minimized, and the preservation of natural landforms and existing vegetation is encouraged in the design of the site; [Source: 18.115.010.B.4]

5. The site complies with the Citywide Design Guidelines and Residential Objective Design Standards; and [Source: 18.115.010.B.5-6]

18.120.040 Conditions of Approval
The Architectural Review Commission or Zoning Administrator may impose conditions reasonably related to the application and consistent with this Chapter. They may not impose requirements pertaining to use, density, floor area ratio (FAR), open space, setbacks, ridgeline and creek setbacks, parking or loading, or signs more restrictive than those prescribed by the Planning Commission and the zoning district regulations or a valid Use Permit or Variance. [Source: 18.115.050]

18.120.050 Lapse of Approval – Changes to Plans
A. Lapse of Approval. An Architectural Review Permit lapses 12 months from its effective date unless: [Source: 18.115.060.A]

1. A Construction Permit (e.g., Demolition, Building, Grading, Site) has been issued, construction activities has commenced, and applicable preconstruction tasks have started; or [Source: 18.115.060.A.1]

2. An Occupancy Permit has been issued; or [Source: 18.115.060.A.2]

3. The approval is renewed by the Architectural Review Commission. [Source:

18.115.060.A.3]
B. Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Architectural Review Permit which affects a condition of approval, requires a new application for modification of the condition. [Source: 18.115.060.B] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.120 Public Review Draft – October 2025
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1. If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator’s decision may be appealed to the Planning Commission. [Source:

18.115.060.B]

2. If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Architectural Review Permit. [Source: 18.115.060.B]

18.120.060 Resubmittal of Application
Following denial of an Architectural Review Permit application, no new application for the same, or substantially the same, architectural review plan shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.115.070] Chapter 18.125 Development Plan
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Chapter 18.125
Development Plan
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Chapter 18.125 Development Plan
Sections

18.125.010 Purpose and Applicability

18.125.020 Approval Authority

18.125.030 Filing, Processing, and Review

18.125.040 Findings

18.125.050 Conditions of Approval

18.125.060 Lapse of Approval – Changes to Plans

18.125.070 Resubmittal of Application

18.125.010 Purpose and Applicability
A. A Development Plan is required for any of the following types of development projects: [Source:

18.90.010]

1. Any new structure(s) designed for an occupancy load of 30 persons or more.

2. Lots zoned PUD.[Source: 18.90.010]

3. An addition of 7,000 square feet or more to any existing structure, except for singlefamily residential structures. [Source: 18.90.010] B. A Development Plan is not required for the construction or alteration of a single-family residential structure. [Source: 18.90.010]
C. Development Plan approval is required in addition to an Architectural Review Permit under Chapter 18.120 (Architectural Review Permits). [Source: 18.90.010]

18.125.020 Approval Authority
The Planning Commission has the authority to approve, conditionally approve, or deny Development Plans. [Source: 18.90.020]

18.125.030 Filing, Processing, and Review
A. Application. An applicant for a Development Plan shall submit the following: [Source:

18.90.030.A]

1. A complete application and all applicable materials and information as provided by the Planning Division. [Source: 18.90.030.A]

2. The Zoning Administrator, at their discretion, may add or waive the submission of application materials or information to determine compliance with the standards of this Chapter. [Source: 18.90.030.A]
B. Notice and Public Hearing.

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1. The Planning Commission shall hold a public hearing on an application for a Development Plan and notice such meeting in compliance with Chapter 18.205 (Noticing Requirements). A public hearing may be continued to a definite date and time without additional public notice. [Source: 18.90.030.B]

2. Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications). [Source: NEW] C. Decision. Within 20 working days following the public hearing, the Planning Commission shall approve, conditionally approve, or deny a Development Plan application. The Zoning Administrator shall mail notice of the decision to the applicant and any other party requesting notice within 10 calendar days of the decision. The date of the decision is the date the Planning Commission (or City Council, on appeal) adopts the resolution. [Source: 18.90.030.C] D. Effective Date. A decision under this Chapter takes effect 10 calendar days after notice of the decision is mailed. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted. [Source: 18.90.030.D] E. Appeal. A decision of the Planning Commission may be appealed to the City Council in compliance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.90.030.E]

18.125.040 Findings
The Planning Commission may approve a development plan if it finds all of the following are true, based on the application, plans, materials, and testimony submitted at the public hearing: [Source: 18.90.040] A. The proposed development will not be detrimental to the health, safety, and general welfare of persons residing or working in the vicinity of the proposed development; [Source: 18.90.040.A] B. The proposed development will not be injurious or detrimental to adjacent properties or to property in the neighborhood or in the city; [Source: 18.90.040.B] C. The proposed development is consistent with the policies and goals established by the General Plan; and [Source: 18.90.040.C]
D. The proposed development is architecturally compatible with other developments in the vicinity, both inside and outside the zoning district. [Source: 18.90.040.D]

18.125.050 Conditions of Approval
In approving a Development Plan, the Planning Commission may impose reasonable conditions necessary to: [Source: 18.90.050]
A. Achieve the general purposes of this Chapter or the specific purposes of the zoning district in which the site is located[Source: 18.90.050.A]
B. To make it consistent with the General Plan; [Source: 18.90.050.A] C. Protect the public health, safety, and general welfare of persons residing or working in the vicinity of the proposed development; or [Source: 18.90.050.B] D. Ensure operation and maintenance of the use in a manner compatible with existing and potential uses on adjoining properties or in the surrounding area. [Source: 18.90.050.C] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.125 Public Review Draft – October 2025
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18.125.060 Lapse of Approval – Changes to Plans
A. Lapse of Approval. A Development Plan lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless one of the following has occurred:
[Source: 18.90.060.A]

1. A Construction Permit (e.g., Demolition, Building, Grading, Site) has been issued, construction activities has commenced, and applicable preconstruction tasks have started; [Source: 18.90.060.A.1]

2. A Certificate of Occupancy has been issued; or [Source: 18.90.060.A.2]

3. The Development Plan is renewed by the Planning Commission or other hearing body which originally approved it. No new notice or public hearing is required for a renewal if the findings required for approval remain valid. [Source: 18.90.060.A.3] B. Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Development Plan which affects a condition of approval, requires a new application for modification of the condition. [Source: 18.90.060.B]

1. If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator’s decision may be appealed to the Planning Commission. [Source:

18.90.060.B]

2. If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Development Plan. [Source: 18.90.060.B]

18.125.070 Resubmittal of Application
Following the denial of a Development Plan application, no new application for the same, or substantially the same, Development Plan shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.90.070] Chapter 18.130 Minor Exceptions
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Chapter 18.130
Minor Exceptions
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Chapter 18.130 Minor Exceptions
Sections

18.130.010 Purpose

18.130.020 Applicability

18.130.030 Review Authority

18.130.040 Filing, Processing, and Review

18.130.050 Findings

18.130.060 Conditions of Approval

18.130.070 Lapse of Approval – Changes to Plans

18.130.080 Resubmittal of Application

18.130.010 Purpose
The purpose of this Chapter is to:

A. Allow the Zoning Administrator to approve a minor exception from specified development standards required by this Title. [Source: 18.111.010.A] B. Provide an appropriate process to enable the Zoning Administrator to approve a Minor Exception. [Source: 18.111.010.B]
C. Provide appropriate and reasonable findings to allow the Zoning Administrator to approve a Minor Exception. [Source: 18.111.010.C]
D. Ensure that any Minor Exceptions approved under this Chapter are consistent with the purpose and intent of this Title. [Source: 18.111.010.D]

18.130.020 Applicability
A. A Minor Exception may be requested for any of the following:

1. Fence or Wall Height. Up to a one foot increase in the maximum allowable height of a fence or wall established in Section 18.75.030 (Fence and Wall Standards). [Source:

18.111.020.A]

2. Floor Area Ratio (FAR). A maximum increase of 10 percent of the existing FAR standard (e.g., if the FAR is 30 percent, the maximum potential increase would be three percent). [Source: 18.111.020.B]

3. Landscaping Area. A decrease in minimum landscaping area, planting area, or dimensional requirements of not more than 20 percent of the applicable standard established in Section 18.15.040 (Additional Development Standards) and Chapter

18.25.030 (Development Standards for Commercial, Office, and Industrial Districts). [Source: 18.111.020.C]
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4. Loading. A decrease in the number of required loading spaces if it can be demonstrated that the spaces are not needed for the proposed use and the area that was to be used for the loading space(s) shall be used as landscaping, parking, or open space in addition to the minimum requirements established in Section 18.80.020 (General Requirements for Off-Street Parking and Loading) and Section 18.80.030 (Number of Spaces Required). [Source: 18.111.020.D]

5. Lot Coverage. An increase of not more than 10 percent of the applicable lot coverage standards established in Section 18.15.030 (Development Standards for Residential Zoning districts) (e.g., if the lot coverage standard is 30 percent a 10 percent increase would be three percent). [Source: 18.111.020.E]

6. Lot Depth and/or Width. A decrease of not more than 10 percent of a minimum depth and/or width dimension, only if the minimum required lot area and density requirements established in Section 18.15.030 (Development Standards for Residential Districts) are met (e.g., a lot depth requirement of 90 feet may be reduced to 81 feet). [Source:

18.111.020.F]

7. Open Space. A decrease of not more than 10 percent of the minimum required amount of usable open space on the site (private and/or shared), or open space dimensional requirements established in Section 18.15.030 (Development Standards for Residential Districts) and Section 18.15.040 (Additional Development Standards). [Source: 18.111.020.G]

8. Projections. An increase of not more than 20 percent in the allowable projection of cornices, eaves, fireplaces, masonry chimneys, overhangs, or steps into a required setback area, provided that the projection shall not be closer than three feet to any property line. Projections shall be measured from the required setback, not from an existing legal nonconforming setback or from a reduced setback that may be granted through a Variance or Minor Exception in accordance with Section 18.55.080 (Structure Projections and Encroachments into Setbacks)). [Source: 18.111.020.H]

9. Screening of Mechanical Equipment. Alternative methods of screening, including the use of paint or other stealthing or camouflaging techniques, if it is determined that other screening methods established in Section 18.75.040 (Screening of Mechanical Equipment) are not feasible and the alternative methods will provide substantial screening consistent with the intent and purpose of this Title. [Source: 18.111.020.I]

10. Minimum Setbacks. A decrease of not more than 20 percent of the applicable setback standards as established in the base zoning district if consistent with the character of existing development in the surrounding area. In no circumstance shall a Minor Exception be approved for a main building or accessory structure that reduces setbacks to less than the following: [Source: 18.111.020.J] a. Front Setback: 16 feet (a minimum of 20 feet shall be maintained for any garage facing the street). [Source: 18.111.020.J.1]
b. Side Setback: Three feet. [Source: 18.111.020.J.2]
c. Rear Setback: Five feet. [Source: 18.111.020.J.3]
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11. Accessory Structures.
a. Accessory structures on lots with existing and ongoing agricultural/horticultural uses that are two acres or larger may exceed the maximum floor area and/or height standards specified in Section 18.15.060 (Accessory Structures and Uses: Residential Zoning districts), provided the accessory structures comply with all other applicable development standards; [Source: 18.111.020.K.1] b. Any other type of decorative landscape structure/feature(s), not identified in Section 18.15.060 (Accessory Structures and Uses: Residential Zoning districts) (e.g., trellis, fountain, column) exceeding three feet in height and occupying not more than 10 percent of the required yard area (either individually or cumulatively). [Source: 18.111.020.K.2]

12. Other Minor Exceptions. The Zoning Administrator may approve Minor Exceptions for other development standards established in this Title (excluding any increase in maximum building height and as noted above), provided that all the following requirements are met:
a. The adjustment(s) do not result in more than a 20 percent change in any given development standard; [Source: NEW]
b. All the findings specified in Section 18.130.050 (Findings) are satisfied; and [Source: 18.111.020.M]
c. The Planning Commission is notified of the proposed Minor Exception and provided with an opportunity to call the proposed Minor Exception up for review by the Planning Commission Section 18.185.020 (Right to Appeal, Call for Review, Time Limits). [Source: 18.111.020.M]
B. Required Variance. A request for an exception to development standards that exceed the limitations identified Subsection A requires the approval of a Variance in compliance with Chapter 18.165 (Variance). [Source: 18.111.020.N]
C. Approval of a Minor Exception and/or eligibility for consideration of approval of a Minor Exception does not constitute a basis for future approval of a Minor Exception or Variance. [Source: 18.111.020.N]

18.130.030 Review Authority
A. The Zoning Administrator has the authority to approve, conditionally approve, or deny Minor Exceptions. The Zoning Administrator may, at their discretion, refer a Minor Exception application directly to the Planning Commission for consideration. [Source: 18.120.030.A] B. If more than one Minor Exception is requested for a lot (either concurrently or sequentially over time), the Minor Exception request(s) shall be referred to the Planning Commission for consideration at a public hearing. [Source: 18.120.030.A]

18.130.040 Filing, Processing, and Review
A. Application. An applicant for a Minor Exception shall submit the following:

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1. A complete application and all applicable materials and information as provided by the Planning Division. [ Source: 18.90.030.A]

2. The Zoning Administrator, at their discretion, may add or waive the submission of application materials or information to determine compliance with the standards of this Chapter. [Source: Source: 18.90.030.A]
B. Notice and Public Hearing.

1. Notice. Within 20 calendar days after the application is deemed complete, the Zoning Administrator shall notify all residents and property owners within 300 feet of the project site, Planning Commission, and City Council that a decision will be made by the Zoning Administrator to approve or deny the Minor Exception application on a date specified in the notice. [Source: 18.120.030.C]

2. Public Hearing.
a. For a Minor Exception application being reviewed by the Zoning Administrator, a public hearing will be held only if requested in writing by any interested person before the specified date for the decision. When a hearing is requested, notice of the hearing shall be provided in compliance with Chapter 18.205 (Noticing Requirements). [Source: 18.120.030.C
b. When multiple applications for a Minor Exception are submitted for a single site or a project has multiple discretionary permits or entitlements, the public hearing shall be conducted in compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications). [Source: NEW] c. A public hearing may be continued to a definite date and time without additional public notice. [Source: 18.120.030.C]
C. Decision.

1. Within 20 working days following the issuance of a public notice as specified in Paragraph A.1 of this Section, or the public hearing, the Zoning Administrator shall approve, conditionally approve, or deny a Minor Exception application. The Zoning Administrator shall mail notice of the decision, including a description of the appeal process as specified in Chapter 18.185 (Appeals and Calls for Review), to the applicant and any other party requesting notice and shall provide electronic mail (email) notice of the decision to the Planning Commission and City Council within 10 calendar days of the decision. [Source: 18.120.030.D]

2. In the case of Planning Commission review, or City Council on appeal, the date of the decision is the date the Planning Commission or City Council adopts the resolution approving or denying the application(s). [Source: 18.120.030.D] D. Effective Date. A decision under this Chapter takes effect 10 calendar days after notice of the decision is mailed. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted. [Source: 18.120.030.E] E. Appeals. A decision of the Zoning Administrator may be appealed to the Planning Commission in accordance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.120.030.F] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.130 Public Review Draft – October 2025
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F. Call for Review. A decision of the Zoning Administrator may be called for review by any member of the Planning Commission, Architectural Review Commission, and/or City Council in accordance with the provisions of Chapter 18.185 (Appeals and Calls for Review). [Source:

18.120.030.G]

18.130.050 Findings
The Zoning Administrator may approve a Minor Exception if the following findings can be made, based on the application, plans, materials, and any public testimony submitted with the application: [Source:

18.111.040]
A. No practical alternative exists to the proposed exception; [Source: 18.111.040.A] B. The purpose and intent of the zoning district will not be substantially compromised; [Source:

18.111.040.B]
C. There will be no detrimental impact (aesthetically or otherwise) to the site, adjacent properties, or neighborhood; [Source: 18.111.040.C]
D. The project will be in substantial conformance with the citywide design guidelines; [Source:

18.111.040.D]
E. The proposed project will otherwise comply with all applicable standards and requirements of this Title, including any applicable specific plan or planned unit development. [Source:

18.111.040.E]

18.130.060 Conditions of Approval
In approving a Minor Exception, the Zoning Administrator may impose reasonable conditions necessary to: [Source: 18.111.050]
A. Achieve the general purposes of this Chapter or the specific purposes of the zoning district in which the site is located, and/or to ensure that the request is consistent with the General Plan; [Source: 18.111.050.A]
B. Protect the public health, safety, and general welfare of persons residing or working in the vicinity of the proposed development; [Source: 18.111.050.B] C. Ensure operation and maintenance of the use in a manner compatible with existing and potential uses on adjoining properties or in the surrounding area; [Source: 18.111.050.C] D. Ensure substantial conformance with citywide design guidelines. (Ord. 857 § 2, 2011) [Source:

18.111.050.D]

18.130.070 Lapse of Approval – Changes to Plans
A. An approval for a Minor Exception lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless any of the following has occurred:
[Source: 18.111.060]

1. A Construction Permit (e.g., Demolition, Building, Grading, Site) has been issued, construction activities has commenced, and applicable preconstruction tasks have started; or [Source: 18.111.060.A]
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2. A certificate of occupancy has been issued; or [Source: 18.111.060.B]

3. The exception is renewed by the review authority which originally approved the Minor Exception. No new notice or public hearing is required for a renewal if the findings required for approval remain valid. [Source: 18.111.060.C] B. A request for a change in the Minor Exception or a condition of approval requires a new application for modification of the condition. If the Zoning Administrator determines that the modification is minor, they may approve that minor modification administratively, which may be appealed to the Planning Commission. If the zoning administrator determines that the modification is major, then the modification shall be referred for consideration to the final decision-making body that approved the original Minor Exception. [Source: 18.111.070]

18.130.080 Resubmittal of Application
Following denial of a Minor Exception:

A. No new application for the same, or substantially the same, Minor Exception shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source:

18.111.080]
B. The applicant may apply for a Variance under Chapter 18.165. [Source: 18.111.080] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.135 Public Review Draft – October 2025
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Chapter 18.135
Reasonable Accommodation
Chapter 18.135 Reasonable Accommodation
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Chapter 18.135 Reasonable Accommodation
Sections

18.135.010 Purpose

18.135.020 Review Authority

18.135.030 Requests

18.135.040 Application Requirements

18.135.050 Filing, Processing, and Review

18.135.060 Findings

18.135.070 Appeal

18.135.010 Purpose
It is the City’s policy to provide individuals with disabilities reasonable accommodation in regulations and procedures to ensure equal access to housing, and to facilitate the development of housing. The purpose of this Chapter is to provide a procedure under which a disabled person may request a reasonable accommodation in the application of the development requirements and standards established in this Title. [Source: 18.112.010]
This Chapter is based on requirements of the Federal and State of California fair housing laws and implements the Housing Element of the General Plan. It is distinct from the requirements for a variance established in Government Code Section 65906 and Chapter 18.165 (Variance). [Source: 18.112.010]

18.135.020 Review Authority
A. Zoning Administrator. The Zoning Administrator has the authority to review and decide upon requests for Reasonable Accommodation, including whether the applicant is a disabled person within the meaning of this Chapter, except as noted in Subsection B. The Zoning Administrator may refer the matter to the Planning Commission or Architectural Review Commission, at their discretion. [Source: 18.112.050.A.1]
B. Planning Commission. The Planning Commission has the authority to review and decide upon requests for Reasonable Accommodation, including whether the applicant is a disabled person within the meaning of this Chapter, when referred by the Zoning Administrator or when a Reasonable Accommodation request includes any of the following:

1. Any encroachment into the front setback area [Source: 18.112.050.A.2

2. Results in a building size increase above what is allowed in the applicable zoning district with respect to height, lot coverage, and/or floor area ratio maximums [Source:

18.112.050.A.2]

3. A reduction in required parking. [Source: 18.112.050.A.2] C. Architectural Review Commission. The Architectural Review Commission has the authority to review and decide upon requests for reasonable accommodation, including whether the Part 4 – Permit and Entitlement Processing Procedures Chapter 18.135 Public Review Draft – October 2025
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applicant is a disabled person within the meaning of this Chapter, when referred by the Zoning Administrator. [Source: 18.112.050.A.3]

18.135.030 Requests
A. Request. A request for Reasonable Accommodation may be made by any person with a disability, their representative, or any entity, when the application of a zoning law or other land use regulation, policy, or practice acts as a barrier to fair housing opportunities. Such a request may include a modification or exception to the requirements for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers. A Reasonable Accommodation cannot waive a requirement for a Use Permit when otherwise required or result in approval of uses otherwise prohibited by the City’s General Plan Land Use Element and Zoning Ordinance. [Source: 18.112.030.A]
B. Availability of Information. Information regarding this reasonable accommodation procedure shall be prominently displayed at the Planning Division’s public information counter, advising the public of the availability of the procedure for eligible applicants, and be made available in any other manner as determined by the Zoning Administrator. [Source: 18.112.030.B] C. Assistance. If an applicant needs assistance in making the request, the Planning Division shall provide the assistance necessary to ensure that the process is available to the applicant. [Source: 18.112.030.C]
D. Balancing Rights and Requirements. In the City’s requests for information, consideration of an application, preparation of written findings, and maintenance of records of Reasonable Accommodation requests, it will attempt to balance:

1. The privacy rights and reasonable request for confidentiality by an applicant, with [Source: 18.112.030.D]

2. Requirements for notice and public hearing, factual findings, and rights to appeal established in this Title. [Source: 18.112.030.D]

18.135.040 Application Requirements
A. Application. The applicant shall submit a request for Reasonable Accommodation on a form provided by the Planning Division. The application shall include the following information:
[Source: 18.112.040.A]

1. The applicant’s name, address, and telephone number; [Source: 18.112.040.A.1]

2. Address of the property for which the request is being made; [Source: 18.112.040.A.2]

3. The name and address of the property owner, and the owner’s written consent to the application; [Source: 18.112.040.A.3]

4. The current actual use of the property; [Source: 18.112.040.A.4]

5. The basis for the claim that the individual is considered disabled under the fair housing laws.[Source: 18.112.040.A.5]
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6. The type of accommodation being requested and the rule, policy, practice, and/or procedure of the Zoning Ordinance to be modified or waived. [Source: 18.112.040.A.6 and 18.112.040.A.7]

7. A description for why the accommodation is reasonable and necessary for the needs of the individual(s) with the disability to use and enjoy the housing unit. Where appropriate, include a summary of any potential means and alternatives considered in evaluating the need for the accommodation; [Source: 18.112.040.A.8]

8. Copies of memoranda, correspondence, pictures, plans, or background information reasonably necessary to reach a decision regarding the need for the accommodation; and [Source: 18.112.040.A.9]

9. Other supportive information deemed necessary by the Planning Division to facilitate proper consideration of the request, consistent with fair housing laws. [Source:

18.112.040.A.10]
B. Review with Other Land Use Applications. If the project for which the Reasonable Accommodation is being requested also requires some other discretionary approval (e.g., Use Permit, Architectural Review Permit, General Plan Amendment, Zoning Amendment, Subdivision Map), then the applicant shall submit the Reasonable Accommodation application first for a determination by the Zoning Administrator, before proceeding with the other applications. [Source: 18.112.040.B]
C. Fee. The fee for an application for Reasonable Accommodation shall be established by resolution of the City Council. [Source: 18.112.040.C]

18.135.050 Filing, Processing, and Review
A. Notice and Public Hearing. No advance notice or public hearing is required for consideration of Reasonable Accommodation requests by the Zoning Administrator. Requests for Reasonable Accommodation subject to review by the Planning Commission or Architectural Review Commission shall require advance notice and a public hearing in compliance with Chapter 18.205 (Noticing Requirements). [Source: 18.112.050.B] B. Decision.

1. Within 30 working days following the submittal of a complete application, the Zoning Administrator shall approve, conditionally approve, or deny a Reasonable Accommodation application, or refer the matter to the Planning Commission or Architectural Review Commission. The Zoning Administrator shall mail notice of the decision to the applicant and all residents and property owners within 300 feet of the project site. [Source: 18.112.050.C]

2. If the application for Reasonable Accommodation involves another discretionary decision, the review authority for that decision shall accept as final the determination regarding Reasonable Accommodation by the Zoning Administrator, unless the Reasonable Accommodation request has been referred to the Planning Commission or Architectural Review Commission for consideration. [Source: 18.112.050.C] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.135 Public Review Draft – October 2025
323

3. If the application for Reasonable Accommodation is referred to, or reviewed by, the Planning Commission or Architectural Review Commission, a decision to approve, conditionally approve, or deny the application shall be rendered within 20 working days after the close of the public hearing. [Source: 18.112.050.C]

18.135.060 Findings
A. Findings. The review authority shall approve or conditionally approve an application for Reasonable Accommodation if it can make the following findings: [Source: 18.112.060.A]

1. The housing will be used by a qualified person; [Source: 18.112.060.A.1]

2. The requested accommodation is necessary to make specific housing available to a qualified person; [Source: 18.112.060.A.2]

3. The requested accommodation would not impose an undue financial or administrative burden on the City; and [Source: 18.112.060.A.3]

4. The requested accommodation would not require a fundamental alteration in the nature of a City program or law, including land use and zoning. [Source:

18.112.060.A.4]
B. Other Requirements. [Source: 18.112.060.B]

1. An approved request for Reasonable Accommodation is subject to the applicant’s compliance with all other applicable zoning regulations of this Title. [Source:

18.112.060.B.1]

2. A modification approved under this Chapter is considered a personal accommodation for the individual applicant and does not run with the land. [Source: 18.112.060.B.2

3. Where appropriate, the reviewing authority may apply any or all of the following conditions to approval: [Source: 18.112.060.B.3]
a. Inspection of the property to verify compliance with this Chapter and any conditions of approval. The frequency of inspection shall be specified in the condition of approval. [Source: 18.112.060.B.3.a]
b. Removal of the improvements if or when the need for which the accommodation was granted no longer exists, if removal would not constitute an unreasonable financial burden. [Source: 18.112.060.B.3.b] c. Time limits and/or expiration of the approval if the need for which the accommodation was granted no longer exists. [Source: 18.112.060.B.3.c] d. Recordation of a deed restriction requiring removal of the accommodating feature once the need for it no longer exists. [Source: 18.112.060.B.3.d] e. Other reasonable accommodations that may provide an equivalent level of benefit and/or that will not result in an encroachment into required setbacks, exceedance of maximum height, lot coverage, or floor area ratio requirements specified for the Zone District. [Source: 18.112.060.B.3.g] Chapter 18.135 Reasonable Accommodation
324
f. Other conditions necessary to protect the public health, safety, and welfare of surrounding residents, workers, and visitors. [Source: 18.112.060.B.3.h]

18.135.070 Appeal
A decision by the Zoning Administrator may be appealed to the Planning Commission and/or Architectural Review Commission and a decision of the Planning Commission and/or Architectural Review Commission may be appealed to the City Council in accordance with the appeal procedures in Chapter 18.185 (Appeals and Calls for Review). [Source: 18.112.070] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.140 Public Review Draft – October 2025
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Chapter 18.140
Sign Permit
Chapter 18.140 Sign Permit
326
Chapter 18.140 Sign Permit
Sections

18.140.010 Purpose and Applicability

18.140.020 Review Authority

18.140.030 Filing, Processing, and Review

18.140.040 Findings

18.140.050 Conditions of Approval

18.140.060 Lapse of Approval – Changes to Plans

18.140.070 Revocation

18.140.010 Purpose and Applicability
No sign shall be erected or displayed without a Sign Permit, unless the sign is exempt under Section

18.95.040 (Exempt Signs). [Source: 18.105.010]

18.140.020 Review Authority
A. The Zoning Administrator has the authority to approve, conditionally approve, or deny a Sign Permit. The Zoning Administrator may refer a Sign Permit directly to the Architectural Review Commission. [Source: 18.105.020]
B. In addition to Subsection A, the Architectural Review Commission has the authority to approve, conditionally approve, or deny a Sign Permit for a theater or marquee sign under Section

18.95.070 (Specific Sign Standards). [Source: 18.105.020]

18.140.030 Filing, Processing, and Review
A. Application. An applicant for a Sign Permit shall submit the following: [Source: 18.105.030.A]

1. A complete application and all applicable materials and information as provided by the Planning Division. [Source: 18.105.030.A]

2. The Zoning Administrator, at their discretion, may add or waive the submission of application materials or information to determine compliance with the standards of this Chapter. [Source: Source: 18.105.030.A]
B. Notice and Public Hearing.

1. No notice or public hearing is required, unless referred to the Architectural Review Commission or appealed to the Planning Commission and/or City Council, in which case a public hearing shall be held and noticed in compliance with Chapter 18.205 (Noticing Requirements). [Source: 18.105.030.A]

2. Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications). [Source: NEW] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.140 Public Review Draft – October 2025
327
C. Decision.

1. Within 10 working days following the submittal of a complete application, the Zoning Administrator shall approve, conditionally approve, or deny a Sign Permit application. [Source: 18.105.030.B]

2. If the Zoning Administrator refers an application for a Sign Permit to the Architectural Review Commission, the Architectural Review Commission shall approve, conditionally approve, or deny an application within 20 working days following the close of the public hearing. [Source: 18.105.030.B]

3. The Zoning Administrator shall mail notice of the decision to the applicant within 10 calendar days of the decision. In the case of an appeal, the date of decision is the date of the adoption of a resolution of decision. [Source: 18.105.030.B] D. Effective Date. A Sign Permit approval is effective on the date of approval. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) has been exhausted.

E. Appeal. Any interested person may appeal a decision of the Zoning Administrator to the Architectural Review Commission and a decision of the Architectural Review Commission to the City Council, in accordance with Chapter 18.185 (Appeals and Calls for Review). [Source:

18.105.030.C]
F. Projects with Multiple Discretionary Applications. Notwithstanding Subsections B and C, for projects requiring a discretionary permit approval from the Planning Commission and/or City Council in conjunction with approval of a Sign Permit, the Planning Commission and/or City Council shall be the final decision-maker for the Sign Permit and any action of the Zoning Administrator and/or Architectural Review Commission shall be considered advisory to the Planning Commission and/or City Council. [Source: 18.105.030.D]

18.140.040 Findings
The review authority shall consider the following elements in evaluating a Sign Permit application:
[Source: 18.105.040.A]
A. Visibility and legibility, including: [Source: 18.105.040.A.1]

1. Letter height and legibility [Source: 18.105.040.A.1]

2. Contrast-background relationship [Source: 18.105.040.A.1]

3. Placement and location [Source: 18.105.040.A.1]

4. Impact of other signs in the vicinity [Source: 18.105.040.A.1]

5. Average travel speed on adjacent streets. [Source: 18.105.040.A.1] B. Intensity of illumination of both the proposed sign and other signs in the vicinity, and other light sources such as streetlights or canopy lights. [Source: 18.105.040.A.2] C. The relation to the architectural design of the building. An attractive scale between the sign, the building, and the immediate surroundings shall be maintained. Signs that cover a window, Chapter 18.140 Sign Permit
328
spills over natural boundaries or architectural features, or obstructs parts of an upper floor of a building are not allowed. [Source: 18.105.040.A.3]
D. The graphic design, including emphasis on simplicity, style, trademarks or business identification, and use of symbols. [Source: 18.105.040.A.4] E. The sign proposal conforms to the citywide sign design guidelines and/or other applicable adopted design guidelines. [Source: 18.105.040.A.5]

18.140.050 Conditions of Approval
In approving a Sign Permit, the review authority may impose reasonable conditions necessary to:
[Source: 18.105.050]
A. Achieve consistency with the purposes of this Chapter, or the zoning district in which the site is located, and the General Plan; [Source: 18.105.050.A] B. Protect the public health, safety, and general welfare; or [Source: 18.105.050.B] C. Ensure the sign is compatible with existing and potential uses on-site and adjoining properties or in the surrounding area. [Source: 18.105.050.C]

18.140.060 Lapse of Approval – Changes to Plans
A. Lapse of Approval. A Sign Permit lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval. [Source: 18.105.060.A] B. Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Sign Permit which affects a condition of approval, requires an application for modification of the condition. [Source: 18.105.060.A]

1. If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator’s decision may be appealed to the Planning Commission. [Source:

18.105.060.A]

2. If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Sign Permit. [Source: 18.105.060.A]

18.140.070 Revocation
A. A Sign Permit may be revoked in compliance with Section 18.195.050 (Revocation or Modification of Discretionary Permits) if found in violation of this Chapter or a condition of approval [Source: 18.105.060.D]
B. Resubmittal of Application. Following denial of a Sign Permit, no new application for the same, or substantially the same, permit or program shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.105.070] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.145 Public Review Draft – October 2025
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Chapter 18.145
Temporary Sign Permit
Chapter 18.145 Temporary Sign Permit
330
Chapter 18.145 Temporary Sign Permit
Sections

18.145.010 Purpose and Applicability

18.145.020 Review Authority

18.145.030 Filing, Processing, and Review

18.145.040 Findings

18.145.050 Conditions of Approval

18.145.060 Lapse of Approval – Changes to Plans

18.145.070 Revocation

18.145.080 Resubmittal of Application

18.145.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to establish filing and processing procedures for temporary signs as required under Section 18.95.030 (Permit Required). [Source: NEW] B. Applicability. A Temporary Sign Permit is required for all temporary signs, unless exempt under Section 18.95.040 (Exempt Signs). [Source: NEW]

18.145.020 Review Authority
The Zoning Administrator has the authority to approve, conditionally approve, or deny a Temporary Sign Permit application, whether a Master Sign Program exists or not. The Zoning Administrator may refer a Temporary Sign Permit directly to the Architectural Review Commission. [Source: 18.105.020]

18.145.030 Filing, Processing, and Review
A. Application. An applicant for a Temporary Sign Permit shall submit the following: [Source:

18.115.030.A]

1. A complete application and all applicable materials and information as provided by the Planning Division. [Source: NEW]

2. The Zoning Administrator, at their discretion, may add or waive the submission of application materials or information to determine compliance with the standards of this Chapter. [Source: NEW]
B. Noticing and Public Hearing. No notice or public hearing is required, unless the decision is appealed to the Architectural Review Commission. [Source: 18.105.030.A] C. Decision. Within 10 working days following the submittal of a complete application, the Zoning Administrator shall approve, conditionally approve, or deny a Temporary Sign Permit application. The Zoning Administrator shall mail notice of the decision to the applicant within 10 calendar days of the decision. In the case of an appeal, the date of decision is the date of the adoption of a resolution of decision. [Source: 18.105.030.B] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.145 Public Review Draft – October 2025
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D. Effective Date . A Temporary Sign Permit is effective on the date of approval. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted.

E. Appeal. Any interested person may appeal a decision of the Zoning Administrator to the Architectural Review Commission in accordance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.105.030.C]
F. Projects with Multiple Discretionary Applications. Notwithstanding Subsections B and C, for projects requiring a discretionary permit approval from the Planning Commission and/or City Council in conjunction with approval of a Temporary Sign Permit, the Planning Commission and/or City Council shall be the final decision-maker for the Temporary Sign Permit and any action of the Zoning Administrator shall be considered advisory to the Planning Commission and/or City Council. [Source: 18.105.030.D]

18.145.040 Findings
A. The review authority may approve an application for a Temporary Sign Permit if it finds all of the following to be true: [Source: 18.105.040.C] The proposed temporary sign will be located, operated, and maintained in a manner consistent with the General Plan and this Chapter; [Source: 18.105.040.C.1]
B. Approval of the Temporary Sign Permit will not be detrimental to adjacent properties, property in the surrounding area, or the public health, safety, or general welfare; and [Source:

18.105.040.C.2]
C. The proposed temporary sign conforms to the citywide sign design guidelines and other applicable adopted design guidelines. [Source: 18.105.040.C.3] D. Ensure the temporary sign is incompliance with the sign display duration standards established in Section 18.95.090 (Temporary Sign Standards) and Section 18.95.100 (Standards for Other Types of Temporary Commercial Signs) in Part 3 of this Title. [Source: NEW]

18.145.050 Conditions of Approval
In approving a Temporary Sign Permit, the review authority may impose reasonable conditions necessary to: [Source: 18.105.050]
A. Achieve consistency with the purposes of this Chapter, or the zoning district in which the site is located, and the General Plan; [Source: 18.105.050.A] B. Protect the public health, safety, and general welfare; or [Source: 18.105.050.B] C. Ensure temporary sign is displayed in a manner compatible with existing and potential uses on-site and on adjoining properties or in the surrounding area. [Source: 18.105.050.C]

18.145.060 Lapse of Approval – Changes to Plans
A. Lapse of Approval. A Temporary Sign Permit is valid for the duration of the period specified in the permit application. A Temporary Sign Permit lapses if not used within the dates approved. [Source: 18.105.060.C]
Chapter 18.145 Temporary Sign Permit
332
A. Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Temporary Sign Permit which affects a condition of approval, requires an application for modification of the condition. [Source: 18.105.060.A]

1. If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator’s decision may be appealed to the Architectural Review Commission. [Source: 18.105.060.A]

2. If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Temporary Sign Permit. [Source: 18.105.060.A]

18.145.070 Revocation
A Temporary Sign Permit may be revoked in accordance with Section 18.195.050 (Revocation or Modification of Discretionary Permits) if found in violation of this Chapter or a condition of approval [Source: 18.105.060.D]

18.145.080 Resubmittal of Application
Following denial of a Temporary Sign Permit, no new application for the same, or substantially the same, permit or program shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.105.070]
Part 4 – Permit and Entitlement Processing Procedures Chapter 18.150 Public Review Draft – October 2025
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Chapter 18.150
Master Sign Program
Chapter 18.150 Master Sign Program
334
Chapter 18.150 Master Sign Program
Sections

18.150.010 Purpose and Applicability

18.150.020 Review Authority

18.150.030 Filing, Processing, and Review

18.150.040 Findings

18.150.050 Conditions of Approval

18.150.060 Lapse of Approval – Changes to Plans

18.150.070 Revocation

18.150.080 Resubmittal of Application

18.150.010 Purpose and Applicability
A Master Sign Program is required for a site with four or more nonresidential tenants. [Source:

18.105.010]

18.150.020 Review Authority
The Architectural Review Commission has the authority to: [Source: 18.105.020] A. Approve, conditionally approve, or deny a Master Sign Program and amendments to a Master Sign Program. [Source: 18.105.020]
B. Prepare sign design criteria under Chapter 18.95 (Signs). [Source: 18.105.020]

18.150.030 Filing, Processing, and Review
A. Application. The applicant shall submit a complete application for a Master Sign Program to the Zoning Administrator. [Source: 18.105.030.A]

1. The application for a Master Sign Program shall include all the following: [Source:

18.105.030.A]

2. Plans drawn to scale, delineating the site proposed to be included within the Master Sign Program and the general location of all signs; [Source: 18.105.030.A.1]

3. Drawings and/or sketches indicating the exterior surface details of all buildings on the site on which wall signs, directory signs, ground signs, or projecting signs are proposed; [Source: 18.105.030.A.2]
a. A statement of the reasons for any requested modification to the regulations or standards of Chapter 18.95 (Signs); and [Source: 18.105.030.A.3] b. A written program specifying sign standards, including color, size, construction details, placement, and necessity for City review, for distribution to future tenants. [Source: 18.105.030.A.4]
Part 4 – Permit and Entitlement Processing Procedures Chapter 18.150 Public Review Draft – October 2025
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4. Noticing and Public Hearing.
a. The Architectural Review Commission shall hold a public hearing on an application for a Master Sign Program and notice such meeting in compliance with Chapter 18.205 (Noticing Requirements). A public hearing may be continued to a definite date and time without additional public notice. [Source:

18.90.030.B]
b. The public hearing shall be scheduled within 20 calendar days of the application being deemed complete and held within 60 calendar days of the application being deemed complete. [Source: 18.90.030.B] B. Decision. Within 20 working days following the public hearing, the Architectural Review Commission shall approve, conditionally approve, or deny a Master Sign Program application.

The Zoning Administrator shall mail notice of the decision to the applicant within 10 calendar days of the decision. In the case of an appeal, the date of decision is the date of the adoption of a resolution of decision. [Source: 18.105.030.B]
C. Effective Date. A Master Sign Program approval is effective on the date of approval. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted.

D. Appeal. Any interested person may appeal a decision of the Architectural Review Commission to the City Council, in accordance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.105.030.C]
E. Projects with Multiple Discretionary Applications. Notwithstanding Subsections B and C, for projects requiring a discretionary permit approval from the Planning Commission and/or City Council in conjunction with approval of a Sign Permit and/or Master Sign Program, the Planning Commission and/or City Council shall be the final decision-maker for the Sign Permit and/or Master Sign Program and any action of the Zoning Administrator and/or Architectural Review Commission shall be considered advisory to the Planning Commission and/or City Council. [Source: 18.105.030.D]

18.150.040 Findings
The review authority may approve an application for a Master Sign Program if it finds all of the following to be true: [Source: 18.105.040.B]
A. The Master Sign Program’s contribution to the design quality of the site and surrounding area will be superior to the quality that would result under the regulations and standards of Section

18.95.070 (Specific Sign Standards); [Source: 18.105.040.B.1] B. The proposed signs are compatible with the style or character of existing improvements on the site and are well-related to each other; and [Source: 18.105.040.B.2] C. Future tenants will not be denied adequate opportunities for identification if transfers of sign area from one building frontage to another are proposed by the Master Sign Program. [Source:

18.105.040.B.3]
Chapter 18.150 Master Sign Program
336
D. The Master Sign Program conforms to the citywide sign design guidelines and other applicable adopted design guidelines. [Source: 18.105.040.B.4]

18.150.050 Conditions of Approval
In approving a Master Sign Program, the review authority may impose reasonable conditions necessary to: [Source: 18.105.050]
A. Achieve consistency with the purposes of this Chapter, or the zoning district in which the site is located, and the General Plan; [Source: 18.105.050.A] B. Protect the public health, safety, and general welfare; or [Source: 18.105.050.B] C. Ensure the implementation of a master sign program is compatible with existing and potential uses on adjoining properties or in the surrounding area. [Source: 18.105.050.C]

18.150.060 Lapse of Approval – Changes to Plans
A. Lapse of Approval. The approval of a Master Sign Program does not lapse and remains in effect to regulate future signs on the lots included in the Master Sign Program. [Source:

18.105.060.B]
B. Changes to Master Sign Program. Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Temporary Sign Permit which affects a condition of approval, requires an application for modification of the condition. [Source:

18.105.060.A]

1. If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator’s decision may be appealed to the Architectural Review Commission. [Source: 18.105.060.A]

2. If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Temporary Sign Permit. [Source: 18.105.060.A]
C. Deviation for Single Tenant. A request for a deviation for a single tenant from the site Master Sign Program shall be processed in the same manner as a Sign Permit, with review by the Architectural Review Commission in compliance with Chapter 18.140 (Sign Permits). [Source:

NEW]

18.150.070 Revocation
A Master Sign Program may be revoked in accordance with Section 18.195.050 (Revocation or Modification of Discretionary Permits) if found in violation of this Chapter or a condition of approval [Source: 18.105.060.D]

18.150.080 Resubmittal of Application
Following denial of a Master Sign Program, no new application for the same, or substantially the same, permit or program shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.105.070]
Part 4 – Permit and Entitlement Processing Procedures Chapter 18.155 Public Review Draft – October 2025
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Chapter 18.155
Use Permit
Chapter 18.155 Use Permit
338
Chapter 18.155 Use Permit
Sections

18.155.010 Purpose and Applicability

18.155.020 Review Authority

18.155.030 Filing, Processing, and Review

18.155.040 Findings

18.155.050 Conditions of Approval

18.155.060 Lapse of Approval – Changes to Plans

18.155.070 Revocation

18.155.080 Resubmittal of Application

18.155.010 Purpose and Applicability
A. Purpose. Use Permits provide a process for reviewing uses and activities that may be appropriate in the applicable zoning district, but the effect on the site and surroundings require additional consideration as part of the review process. [Source: NEW] B. Applicability.

1. Use Permit. A Use Permit is required for certain uses to be located within a zoning district. Generally, a Use Permit is required because the use classification has unusual site development features or operating characteristics which require special consideration to determine compatibility with the surrounding area. [Source: 18.95.010]

2. Minor Use Permit. A Minor Use Permit is required where a Use Permit is needed for existing structures or a portion of a structure in any zoning district, certain wireless telecommunication facilities, or as otherwise specified in this Title or as determined by the Zoning Administrator. [Source: 18.95.020]

3. Temporary Use Permit. An application for a Temporary Use Permit is governed by Chapter 18.160 (Use Permit, Temporary). [Source: 18.95.010]

18.155.020 Review Authority
A. Use Permit. The Planning Commission has the authority to approve, conditionally approve, or deny Use Permits applications. [Source: 18.95.020]
B. Minor Use Permit. The Zoning Administrator has the authority to approve, conditionally approve, or deny an application for a Minor Use Permit application. The Zoning Administrator, in their discretion, may refer a Minor Use Permit application directly to the Planning Commission for review, in which case the application shall comply with the processing procedures for a Use Permit as established in this Chapter. [Source: 18.95.020] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.155 Public Review Draft – October 2025
339

18.155.030 Filing, Processing, and Review
A. Application. An applicant for a Use Permit or Minor Use Permit shall submit the following:
[Source: 18.95.030.A]

1. A complete application for a Use Permit and all applicable materials and information as provided by the Planning Division. [Source: 18.95.030.A]

2. The Zoning Administrator, at their discretion, may add or waive the submission of application materials or information to determine compliance with the standards of this Chapter. [Source: 18.95.030.A]
B. Notice and Public Hearing.

1. Use Permit. The Planning Commission, or the Zoning Administrator for a Minor Use Permit, shall hold a public hearing on an application for a Use Permit. The public hearing shall be scheduled within 20 calendar days and held within 60 calendar days of the application being deemed complete. When applications for multiple entitlements requiring Planning Commission review on a single lot are filed at the same time, a combined public hearing may be scheduled for all entitlement applications submitted.

Notice of the public hearing shall be given in accordance with Chapter 18.205 (Noticing Requirements). A public hearing may be continued to a definite date and time without additional public notice. [Source: 18.95.030.B]

2. Minor Use Permit. The Zoning Administrator shall hold a public hearing on an application for a Minor Use Permit, unless exempted in this Title. The public hearing shall be scheduled within 20 calendar days and held within 60 calendar days of the application being deemed complete. Notice of the public hearing shall be given in accordance with Chapter 18.205 (Noticing Requirements). [Source: NEW]

3. Multiple Discretionary Permits. Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications). [Source: NEW]
C. Decision.

1. Use Permit. Within 20 working days following the public hearing, the Planning Commission shall approve, conditionally approve, or deny a Use Permit application. [Source: 18.95.030.C]

2. Minor Use Permit. Within 20 working days following the public hearing, the Zoning Administrator shall approve, conditionally approve, or deny a Minor Use Permit application. [Source: 18.95.030.C]

3. Notice of Decision. The Zoning Administrator shall mail notice of the decision to the applicant and any other party requesting notice within 10 calendar days of the decision.

In the case of an appeal to the Planning Commission or City Council, the date of the decision is the date the Planning Commission or City Council adopts the resolution. [Source: 18.95.030.C]
Chapter 18.155 Use Permit
340
D. Effective Date. A decision under this Chapter takes effect 10 calendar days after notice of the decision is mailed. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted. [Source: 18.95.030.D] E. Appeal. A decision of the Zoning Administrator may be appealed to the Planning Commission, and a decision of the Planning Commission may be appealed to the City Council, in compliance with Chapter 18.185 (Appeals and Call for Review). [Source: 18.95.030.E]

18.155.040 Findings
The review authority may approve an application for a Use Permit or Minor Use Permit, if it finds all of the following to be true: [Source: 18.95.040]
A. The proposed use will not be detrimental to the health, safety, and general welfare of persons residing or working in the neighborhood of the proposed use; [Source: 18.95.040.A] B. The proposed use will not be injurious or detrimental to adjacent properties or to property in the neighborhood or to the general welfare of the city; and [Source: 18.95.040.B] C. The proposed use is consistent with the policies and goals established by the General Plan. [Source: 18.95.040.C]
D. If the Use Permit is for a residential use in a residential zoning district in compliance with PHMC § 18.20.075, the following additional findings are required: [Source: 18.95.040.D]

1. The proposed use is consistent with the purposes of the residential zoning districts, as specified in Section 18.15.010 (Purpose and Intent of Residential Zoning districts). [Source: 18.95.040.D.1]

2. The proposed use complies with the development and operational standards of PHMC § 18.20.075. [Source: 18.95.040.D.2]

3. The property and existing structures are physically suited to accommodate the use. [Source: 18.95.040.D.3]

4. The proposed use will be compatible with the character of the surrounding neighborhood and the use will not contribute to changing the residential character of the neighborhood. In evaluating this factor, the review authority shall, at a minimum, consider factors such as: [Source: 18.95.040.D.4]
a. The relative size of the facility; [Source: 18.95.040.D.4] b. The proximity of the use to schools, parks, and other residential care facilities; [Source: 18.95.040.D.4]
c. Proximity to outlets for alcoholic beverages; and [Source: 18.95.040.D.4] d. The existence of substandard physical characteristics in the area (i.e., lot widths, setbacks, street width, limited available parking, short blocks). [Source:

18.95.040.D.4]

18.155.050 Conditions of Approval
In approving a Use Permit or Minor Use Permit, the review authority may impose reasonable conditions necessary to: [Source: 18.95.050]
Part 4 – Permit and Entitlement Processing Procedures Chapter 18.155 Public Review Draft – October 2025
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A. Achieve the general purposes of this Chapter or the specific purposes of the zone district in which the site is located, or to make it consistent with the General Plan; [Source: 18.95.050.A] B. Protect the public health, safety, and general welfare; or [Source: 18.95.050.B] C. Ensure operation and maintenance of the use in a manner compatible with existing and potential uses on adjoining properties or in the surrounding area. [Source: 18.95.050.C]

18.155.060 Lapse of Approval – Changes to Plans
A. Lapse of Approval.

1. A Use Permit or Minor Use Permit lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless one of the following has occurred: [Source: 18.95.060.A]
a. A Construction Permit (e.g., Demolition, Building, Grading, Site) has been issued, construction activities has commenced, and applicable preconstruction tasks have started; or [Source: 18.95.060.A.1]
b. A Certificate of Occupancy has been issued; or [Source: 18.95.060.A.2] c. The use is established; or [Source: 18.95.060.A.3]
d. The Use Permit or Minor Use Permit is renewed by the review authority which originally approved it. No new notice or public hearing is required for a renewal if the findings required for approval remain valid. [Source: 18.95.060.A.4]

2. A Use Permit, or Minor Use Permit, automatically lapses if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more. A lapsed Use Permit or Minor Use Permit for a residential use is not a binding precedent for future applications. [Source: 18.95.060.A] B. Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Use Permit or Minor Use Permit which affects a condition of approval, requires a new application for modification of the condition. [Source: 18.95.060.B]

1. If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator’s decision may be appealed to the Planning Commission. [Source:

18.95.060.B]

2. If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Use Permit or Minor Use Permit. [Source: 18.95.060.B]

18.155.070 Revocation
A Use Permit or Minor Use Permit exercised in violation of this Chapter or a condition of approval may be revoked in accordance with Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.95.060.C]
Chapter 18.155 Use Permit
342

18.155.080 Resubmittal of Application
Following denial of a Use Permit or Minor Use Permit application, no new application for the same, or substantially the same, Use Permit or Minor Use Permit shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.95.070] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.160 Public Review Draft – October 2025
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Chapter 18.160
Use Permit, Temporary
Chapter 18.160 Use Permit, Temporary
344
Chapter 18.160 Use Permit, Temporary
Sections

18.160.010 Purpose and Applicability

18.160.020 Review Authority

18.160.030 Filing, Processing, and Review

18.160.040 Findings

18.160.050 Conditions of Approval

18.160.060 Lapse of Approval

18.160.010 Purpose and Applicability
A. Purpose. This Chapter establishes procedures for allowing ministerial approval of Temporary Use Permits for short-term activities or uses. [Source: NEW] B. Applicability. A Temporary Use Permit is required to authorize certain temporary use classifications, as defined in Section 18.210.070 (Temporary Land Use Classifications). A Temporary Use Permit may not be issued more than:

1. Six times during any calendar year and for up to 14 days for each occurrence. [Source:

18.100.010]

2. Each site shall not have temporary use permits that exceed more than 84 total days during any calendar year.

C. A Temporary Use Permit is not required for a special event held on both private and public property if the sponsor or property owner obtains a Special Event Permit under Chapter 6.20 (Special Event Permit) in Title 6 of the Pleasant Hill Municipal Code. [Source: 18.100.010]

18.160.020 Review Authority
The Zoning Administrator has the authority to approve, conditionally approve, or deny a Temporary Use Permit application. The Zoning Administrator may, in their discretion, refer a Temporary Use Permit application directly to the Planning Commission. [Source: 18.100.020]

18.160.030 Filing, Processing, and Review
A. Application. The applicant shall submit an complete application for a Temporary Use Permit to the Zoning Administrator. The Zoning Administrator may request additional plans and materials within five working days of receiving a complete application if deemed necessary to assess the potential impacts of the proposed temporary use. [Source: 18.100.030.A] B. Notice and Public Hearing. No notice or public hearing is required for a Temporary Use Permit unless referred or appealed to the Planning Commission. [Source: 18.100.030.A] C. Decision. Within five working days following the submission of a complete application, the Zoning Administrator shall approve, conditionally approve, or deny a Temporary Use Permit Part 4 – Permit and Entitlement Processing Procedures Chapter 18.160 Public Review Draft – October 2025
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application. The Zoning Administrator shall promptly notify the applicant. [Source:

18.100.030.B]
D. Effective Date. A Temporary Use Permit is effective on the date of approval. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted. [Source: 18.100.030.C]
E. Appeal. Any interested person may appeal a decision of a Temporary Use Permit application to the Planning Commission, in compliance with Chapter 18.185 (Appeals and Call for Review). [Source: 18.100.030.C]

18.160.040 Findings
The Zoning Administrator shall approve an application for a Temporary Use Permit if they find all the following to be true : [Source: 18.100.040]
A. The proposed temporary use will be located, operated, and maintained in a manner consistent with the General Plan and this Chapter; and [Source: 18.100.040.A] B. Approval of the application will not be detrimental to adjacent properties or to property in the surrounding area or to the public health, safety, or general welfare. [Source: 18.100.040.B]

18.160.050 Conditions of Approval
In approving a Temporary Use Permit, the Zoning Administrator may impose reasonable conditions necessary to: [Source: 18.100.050]
A. Ensure consistency with the general purposes of this Chapter, the specific purposes of the zoning district in which the site is located, and the General Plan; [Source: 18.100.050.A] B. Protect the public health, safety, and general welfare. This may include, but is not limited to, conditions regarding traffic, parking, noise, waste, and litter; and [Source: 18.100.050.B] C. Ensure operation and maintenance of the use in a manner compatible with existing and potential uses on adjoining properties or in the surrounding area. ( [Source: 18.100.050.C]

18.160.060 Lapse of Approval
A. A Temporary Use Permit lapses if not used within the timeframe in which the permit was approved. [Source: 18.100.030.]Revocation
B. The Zoning Administrator may revoke a Temporary Use Permit for a violation of the terms of the permit. The revocation is effective immediately upon verbal or written notice to the permit holder. The Zoning Administrator shall confirm any verbal notice in writing within two working days. [Source: 18.100.030.C]
Chapter 18.165 Variance
346
Chapter 18.165
Variance
Part 4 – Permit and Entitlement Processing Procedures Chapter 18.165 Public Review Draft – October 2025
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Chapter 18.165 Variance
Sections

18.165.010 Purpose and Applicability

18.165.020 Review Authority

18.165.030 Filing, Processing, and Review

18.165.040 Findings

18.165.050 Conditions of Approval

18.165.060 Lape of Approval – Changes to Plans

18.165.070 Resubmittal of Application

18.165.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to allow variances from the zoning requirements established in this Title in compliance with California Government Code Sections 65900 through 65909. Variances may be approved when special circumstances are applicable to the property (e.g., location, shape, size, surroundings, topography) and/or the strict application of this Zoning Ordinance denies the property owner privileges enjoyed by other property owners in the vicinity and under identical zones. [Source: NEW] B. Applicability.

1. Variance. A Variance is required when a property owner seeks relief from zoning requirements because of special physical conditions applicable to the property. [Source: 18.110.010]

2. Minor Variance. A Minor Variance is a variance in connection with property in a singlefamily zoning district. [Source: 18.110.010]

3. A Variance may not be granted regarding use classifications or density. [Source:

18.110.010]

4. A request for a Reasonable Accommodation in the application of zoning regulations for a disabled person is not considered a Variance or Minor Variance. See Chapter

18.135 (Reasonable Accommodation) for permitting requirements for Reasonable Accommodation requests. [Source: 18.110.010]

18.165.020 Review Authority
A. Variance. The Planning Commission has the authority to approve, conditionally approve, or deny Variances.

B. Minor Variance. The Zoning Administrator has the authority to approve, conditionally approve, or deny a Minor Variance. The Zoning Administrator may, in their discretion, refer a Minor Variance application directly to the Planning Commission for review. [Source: 18.110.020] Chapter 18.165 Variance
348

18.165.030 Filing, Processing, and Review
A. Application. The applicant shall submit a complete application for a Variance or Minor Variance to the Zoning Administrator in the format approved by the Planning Division. [Source:

18.110.030.A]
B. Notice and Public Hearing.

1. Variance. The Planning Commission shall hold a public hearing on an application for a Variance. The public hearing shall be scheduled within 20 calendar days and held within 60 calendar days of the application being deemed complete. When applications for multiple Development Plans, Use Permits or Variances on a single lot are filed at the same time, the Zoning Administrator shall schedule a combined public hearing.

When applications for multiple entitlements requiring Planning Commission review on a single lot are filed at the same time, a combined public hearing may be scheduled for all entitlement applications submitted. [Source: 18.110.030.B]

2. Minor Variance. The Zoning Administrator shall hold a public hearing on an application for a Minor Variance. The public hearing shall be scheduled within 20 calendar days and held within 60 calendar days of the application being deemed complete. Notice of the public hearing shall be given in accordance with Chapter 18.205 (Noticing Requirements). [Source: NEW]

3. Notice of public hearings shall be given in compliance with Chapter 18.205 (Noticing Requirements). A public hearing may be continued to a definite date and time without additional public notice. [Source: 18.110.030.B]

4. Multiple Discretionary Permits. Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Multiple Discretionary Permits). [Source: NEW] C. Decision.

1. Variance. Within 20 working days following the public hearing, the Planning Commission shall approve, conditionally approve, or deny a Variance application. [Source: 18.110.030.C]

2. Minor Variance. Within 20 working days following the public hearing, the Zoning Administrator shall approve, conditionally approve, or deny a Minor Variance application. [Source: NEW]

3. The Zoning Administrator shall mail notice of the decision to the applicant and any other party requesting notice within 10 calendar days of the decision. In the case of an appeal to the Planning Commission or City Council, the date of the decision is the date the Planning Commission or City Council adopts the resolution. [Source:

18.110.030.C]
D. Effective Date. A decision under this Chapter takes effect 10 calendar days after notice of the decision is mailed. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted. [Source: 18.110.030.D] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.165 Public Review Draft – October 2025
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E. Appeal. A decision of the Zoning Administrator may be appealed to the Planning Commission, and a decision of the Planning Commission may be appealed to the City Council in compliance with Chapter 18.185 (Appeals and Call for Review). [Source: 18.110.030.E,]

18.165.040 Findings
In compliance with California Government Code 65900 through 65909, the review authority may approve an application for a Variance or Minor Variance if it finds all of the following to be true: [Source:

18.110.040]
A. The requested Variance or Minor Variance is based on the existence of special circumstances applicable to the property, including size, shape, topography, location, or surroundings, such that the strict application of the zoning regulations of this Title deprives the property of privileges enjoyed by other properties in the vicinity under the same zoning district; [Source:

18.110.040.A]
B. The requested Variance or Minor Variance does not constitute a grant of special privileges inconsistent with the limitations on other properties in the vicinity and zoning district in which the property is located; and [Source: 18.110.040.B]
C. The Variance substantially meets the intent and purpose of the zoning district in which the property is located. [Source: 18.110.040.C]

18.165.050 Conditions of Approval
In approving a Variance or Minor Variance, the review authority may impose reasonable conditions necessary to: [Source: 18.110.050]
A. Achieve the general purposes of this Chapter or the specific purposes of the zoning district in which the site is located, or to make it consistent with the General Plan; [Source: 18.110.050.A] B. Protect the public health, safety, and general welfare; or [Source: 18.110.050.B] C. Ensure operation and maintenance of the use in a manner compatible with existing and potential uses on adjoining properties or in the surrounding area. [Source: 18.110.050.C]

18.165.060 Lape of Approval – Changes to Plans
A. Lapse of Approval. A Variance or Minor Variance lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless one of the following has occurred: [Source: 18.110.060.A]

1. A Construction Permit (e.g., Demolition, Building, Grading, Site) has been issued, construction activities has commenced, and applicable preconstruction tasks have started; or [Source: 18.110.060.A.1]

2. A certificate of occupancy has been issued; or [Source: 18.110.060.A.2]

3. The Variance or Minor Variance is renewed by the review authority which originally approved it. No new notice or public hearing is required for a renewal if the findings required for approval remain valid. [Source: 18.110.060.A.3] Chapter 18.165 Variance
350
B. Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Variance or Minor Variance which affects a condition of approval, requires a new application for modification of the condition.

1. If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator’s decision may be appealed to the Planning Commission.

2. If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Variance or Minor Variance. [Source: 18.90.060.B]

18.165.070 Resubmittal of Application
Following denial of a Variance or Minor Variance, no new application for the same, or substantially the same, Variance or Minor Variance shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.110.070] Part 4 – Permit and Entitlement Processing Procedures Chapter 18.170 Public Review Draft – October 2025
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Chapter 18.170
Zoning Permit
Chapter 18.170 Zoning Permit
352
Chapter 18.170 Zoning Permit
Sections

18.170.010 Purpose and Applicability

18.170.020 Review Authority

18.170.030 Filing, Processing, and Review

18.170.040 Findings

18.170.050 Lapse of Approval – Changes to Plans

18.170.060 Revocation

18.170.070 Resubmittal of Application

18.170.010 Purpose and Applicability
A. Purpose. To ensure that each new, changed, or expanded use of a structure complies with this Chapter. [Source: 18.85.010]
B. Applicability. A Zoning Permit is required before any of the following can occur:

1. The issuance of a Building Permit or Grading Permit;

2. A new or change in use of a property, including the establishment of a new business;

3. Modifying, replacing, or constructing an accessory structure;

4. Replacing or constructing a fence or wall within a residential front or street side setback; or

5. A Section 6409(a) modification as specified by Chapter 18.110 (Wireless Communications).

18.170.020 Review Authority
The Zoning Administrator has the authority to approve, conditionally approve, or deny an application for a Zoning Permit. [Source: NEW]

18.170.030 Filing, Processing, and Review
A. Application. The applicant shall submit a complete application for a Zoning Permit to the Zoning Administrator in the form approved by the Planning Division. [Source: 18.85.030.A] B. Notice and Public Hearing.

1. No notice or public hearing is required for a Zoning Permit, unless appealed to the Planning Commission in compliance with Subsection E. [Source: NEW]

2. Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Multiple Discretionary Permits). [Source: NEW]
Part 4 – Permit and Entitlement Processing Procedures Chapter 18.170 Public Review Draft – October 2025
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C. Decision. Within five working days following the submittal of a complete application, the Zoning Administrator shall approve or deny the Zoning Permit application. The Zoning Administrator shall mail notice of the decision to the applicant and any other party requesting notice within 10 calendar days of the decision. [Source: 18.85.030.B] D. Effective Date. A Zoning Permit is effective upon issuance. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) is exhausted. [Source: 18.85.030.C, modified]
E. Appeal. Any interested person may appeal the Zoning Administrator’s decision in compliance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.85.030.D]

18.170.040 Findings
The Zoning Administrator shall issue a Zoning Permit if they find the following to be true: [Source:

18.85.020]
A. The proposed structure, use, or fence complies with this Chapter; and B. No further environmental review is required under the California Environmental Quality Act (CEQA). [Source: 18.85.020]

18.170.050 Lapse of Approval – Changes to Plans
A. Lapse of Approval. A Zoning Permit lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless one of the following has occurred:
[Source: 18.85.040.A]

1. A Construction Permit (e.g., Demolition, Building, Grading, Site) has been issued, construction activities has commenced, and applicable preconstruction tasks have started; or [Source: 18.85.040.A.1]

2. A Certificate of Occupancy has been issued; or [Source: 18.85.040.A.2]

3. The use is established; or [Source: 18.85.040.A.3]

4. The Zoning Permit is renewed by the review authority which originally approved it. No new notice or public hearing is required for a renewal if the findings required for approval remain valid. [Source: 18.85.040.A.4]

5. A Zoning Permit automatically lapses if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more. [Source:

18.85.040.A]
B. Changes to Plans, Use or Condition of Approval. If the plans, project description or condition of approval are changed in a manner that affects compliance with this Chapter or there is a request for a change in the Zoning Permit or a condition of approval, a new application for modification of the condition is required. [Source: 18.85.040.B] Chapter 18.170 Zoning Permit
354

18.170.060 Revocation
A Zoning Permit exercised in violation of this Chapter or a condition of approval may be revoked, as provided in Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source:

18.85.040.C]

18.170.070 Resubmittal of Application
If an application for a Zoning Permit is denied, no new application for the same, or substantially the same, Zoning Permit shall be filed within 12 months of the date of denial of the initial application, unless the denial is made without prejudice. [Source: 18.85.030.B] Part 4 – Permit and Entitlement Processing Procedures Part 5 Public Review Draft – October 2025
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Part 5
Zoning Ordinance
Administration
Part 5 Zoning Ordinance Administration
356
Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 5 – Zoning Ordinance
Administration

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.175 GENERAL PROVISIONS ............................................................................... 359

18.175.010 General......................................................................................................................... 359

18.175.020 Review and Approval Authority .................................................................................... 359

18.175.030 Projects with Multiple Discretionary Permit Applications ............................................. 360

18.175.040 Completeness of Application........................................................................................ 360

18.175.050 Environmental Review.................................................................................................. 361

18.175.060 Fees and Deposits ....................................................................................................... 363

18.175.070 City Indemnification ...................................................................................................... 363 CHAPTER 18.180 AMENDMENTS – GENERAL PLAN, ZONING ORDINANCE, AND ZONING MAP 366

18.180.010 Purpose and Applicability ............................................................................................. 366

18.180.020 Application and Initiation of Amendments .................................................................... 366

18.180.030 Report – Notice and Public Hearing............................................................................. 367

18.180.040 Action............................................................................................................................ 367

18.180.050 Findings ........................................................................................................................ 369

18.180.060 Resubmittal of Application............................................................................................ 369 CHAPTER 18.185 APPEALS AND CALLS FOR REVIEW.......................................................... 371

18.185.010 Purpose ........................................................................................................................ 371

18.185.020 Right to Appeal, Call for Review, Time Limits .............................................................. 371

18.185.030 Initiation ........................................................................................................................ 371

18.185.040 Procedures ................................................................................................................... 371

18.185.050 Effective Date ............................................................................................................... 372 CHAPTER 18.190 DEVELOPMENT AGREEMENT..................................................................... 374 Part 5 – Zoning Ordinance Administration Part 5
Public Review Draft – October 2025
357

18.190.010 Purpose ........................................................................................................................ 374

18.190.020 Interpretation of Development Agreement Provisions.................................................. 374

18.190.030 Eligibility Requirements ................................................................................................ 374

18.190.040 Agreement Contents .................................................................................................... 375

18.190.050 Filing, Processing, and Review .................................................................................... 376

18.190.060 Action............................................................................................................................ 377

18.190.070 Findings ........................................................................................................................ 378

18.190.080 Annual Review.............................................................................................................. 378

18.190.090 Amendment or Cancellation......................................................................................... 379

18.190.100 Administration............................................................................................................... 379 CHAPTER 18.195 ENFORCEMENT............................................................................................. 381

18.195.010 Purpose and Intent ....................................................................................................... 381

18.195.020 Public Nuisance............................................................................................................ 381

18.195.030 Permits, Licenses, Certificates, and Approvals............................................................ 381

18.195.040 Enforcement Responsibilities....................................................................................... 381

18.195.050 Revocation or Modification of Discretionary Permits.................................................... 381

18.195.060 Public Hearing and Other Violations ............................................................................ 382

18.195.070 Penalties....................................................................................................................... 382

18.195.080 Notice of Violation ........................................................................................................ 383 CHAPTER 18.200 NONCONFORMING PROVISIONS................................................................ 385

18.200.010 Purpose and Applicability ............................................................................................. 385

18.200.020 Determination and Proof of Nonconforming Status...................................................... 385

18.200.030 Nonconforming Lots ..................................................................................................... 385

18.200.040 Nonconforming Structures............................................................................................ 386

18.200.050 Nonconforming Uses.................................................................................................... 387

18.200.060 Nonconforming Signs ................................................................................................... 388 CHAPTER 18.205 NOTICING REQUIREMENTS......................................................................... 391

18.205.010 General Notice Requirements...................................................................................... 391

18.205.020 Contents of Notice........................................................................................................ 391

18.205.030 Summary of Notice Requirements ............................................................................... 392 Chapter 18.175 General Provisions
358
Chapter 18.175
General Provisions
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359
Chapter 18.171 General Provisions
Sections

18.175.010 General

18.175.020 Review and Approval Authority

18.175.030 Projects with Multiple Discretionary Permit Applications

18.175.040 Completeness of Application

18.175.050 Environmental Review

18.175.060 Fees and Deposits

18.175.070 City Indemnification

18.171.010 General
Part 5 (Zoning Ordinance Administration) establishes the general administrative authority and procedures for decision making of this Zoning Ordinance. It includes general administrative provisions and notice and hearing requirements; procedures for obtaining a Zoning Permit; requirements for various discretionary approvals: Development Plans, Use Permits, Temporary Use Permits, Variances, Development Agreements and Zoning Ordinance Amendments; and provisions for appeals and enforcement. [Source: 18.75.010]

18.171.020 Review and Approval Authority
A. Zoning Administrator. The Zoning Administrator has the authority to approve: Zoning Permits; Minor Use Permits; Minor Variances; Minor Subdivisions (under the Subdivision Ordinance – Title 17); Temporary Use Permits, Section 6409(a) permits, and Sign Permits; Home Occupation Permits; and certain Architectural Review Permits. With the exception of Section 6409(a) permits, the Zoning Administrator may refer any of these applications directly to the Planning Commission. The Zoning Administrator makes recommendations regarding Zoning Ordinance amendments, development agreements, and any other discretionary approval to be considered by another approval body. [Source: 18.75.020.A] B. Architectural Review Commission. The Architectural Review Commission has the authority to approve Architectural Review Permits, except for certain limited permits which may be approved by the Zoning Administrator. [Source: 18.75.020.B] C. Planning Commission. The Planning Commission has the authority to approve applications for Development Plans, Use Permits, Major Subdivisions, and Variances (except for Minor Use Permits and Minor Variances which are considered by the Zoning Administrator) and to make recommendations to the City Council regarding Zoning Ordinance Amendments, Zoning Map Amendments, and Development Agreements. The Planning Commission also hears appeals from decisions of the Zoning Administrator. The City Council hears appeals from the Planning Commission and the Architectural Review Commission. [Source: 18.75.020.D] Chapter 18.175 General Provisions
360
D. Additional Permits May Be Required. A land use or development project must comply with all applicable permit requirements or exemptions under this Zoning Ordinance, the Municipal Code, and any relevant permits from other agencies. All necessary permits shall be secured before initiating any work, establishing a new use, or as otherwise specified by law. [Source:

NEW]
E. Appeals. All actions taken in this Section, except for those actions taken by City Council, are subject to Chapter 18.185 (Appeals and Calls for Review). [Source: 18.75.020]

18.171.030 Projects with Multiple Discretionary Permit Applications A. Actions Subject to Zoning Administrator and/or Architectural Review Commission Review. For projects requiring a discretionary permit approval from the Planning Commission and/or City Council in conjunction with approval of an entitlement from the Zoning Administrator and/or Architectural Review Commission, the Planning Commission and/or City Council shall be the final decision-maker and any action of the Zoning Administrator and/or Architectural Review Commission shall be considered advisory to the Planning Commission and/or City Council. [Source: 18.105.030.D, 18.115.030.F]
B. Multiple Entitlement Applications. When multiple entitlement applications requiring consideration from the same authority are filed simultaneously, a combined public hearing to review them together may be scheduled. [Source: 18.95.020, 18.90.030.B]

18.171.040 Completeness of Application
A. Initial Application. Within 30 calendar days after the City has received an application for a development project, the City shall determine in writing whether the application is complete and shall immediately transmit the determination to the applicant. If the application is determined not to be complete, the City’s determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete, including a list and thorough description of the specific information needed. [Source: 18.75.030.A] If the determination is not made within 30 calendar days, and the application includes a statement that it is an application for a development permit (see Government Code Sections 65927 and 65943), the application shall be deemed complete. [Source: 18.75.030.A] B. Resubmittal. Except as may otherwise be required by law, upon any resubmittal of an application determined not to be complete, a new 30 calendar day period shall begin for determining whether the application is complete. The City shall determine in writing whether the resubmitted materials are complete and shall notify the applicant. If the written determination is not made within that 30 calendar day period, the application together with the submitted materials shall be deemed complete. Applications for wireless telecommunications facilities shall be subject to the resubmittal requirements established in applicable Federal and State law. [Source: 18.75.030.B]
C. Time Period Extensions. Nothing in this Section precludes an applicant and the City from mutually agreeing to extend any time period provided by this Chapter. [Source: 18.75.030.C] Part 5 – Zoning Ordinance Administration Chapter 18.175 Public Review Draft – October 2025
361

18.171.050 Environmental Review
A. Purpose. The purpose of this Section is to comply with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the Permit Streamlining Act (Government Code Section 65920 et seq.) which mandates local agencies to establish criteria and procedures for the evaluation of projects and the preparation of environmental impact reports, and negative declarations, and the review timeframes thereof. The purpose of this review is to help the City decide if the proposed project is subject to environmental review and, if so, which issues may require analysis. [Source: NEW] B. Applicability. Each application for a discretionary entitlement by the City is subject to the requirements of CEQA, the State CEQA Guidelines, and the provisions of this Section. [Source:

18.75.040, modified]
C. Review Authority. The highest decision-making review authority for the entitlement shall also have the authority to review and make the related CEQA finding. [Source: NEW] D. Review Procedures. Procedures for environmental review associated with a proposed project or application shall comply with the following:

1. Initial Review.
a. Within 30 calendar days of the submittal of a discretionary permit application, the Zoning Administrator shall determine if the application is complete in compliance with Section 18.175.040 (Completeness of Application). [Source:

NEW]
b. An application subject to environmental review shall not be considered complete until the applicant has submitted all studies and other documentation the Zoning Administrator has deemed necessary to make an environmental determination. [Source: NEW]

2. Exempt Projects.
a. If the responsible review authority has determined that a project is exempt from environmental review under CEQA, such determination shall be supported with necessary written findings and substantial evidence and included in any public notice required for the project. The notice shall include a citation to the applicable statute or CEQA Guideline section under which it is found to be exempt. [Source: NEW]
b. Within 60 calendar days after adoption of the project is determined exempt from CEQA, the applicable review authority shall approve, approve with modifications, or deny the project. This period may be extended for up to 90 calendar days with a written agreement between the City and applicant. The CEQA determination and the review authority’s formal action on the land use or entitlement may be heard at the same public hearing. See Government Code Section 65950(a)(5). [Source: NEW]
c. Following approval of a project that is exempt from CEQA review, the Zoning Administrator or the applicant may file a Notice of Exemption with the County Chapter 18.175 General Provisions
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Clerk’s Office. The applicant for a project shall be responsible for any fees required to file such notice. [Source: NEW]

3. Non-Exempt Projects. If the proposed project is not exempt from environmental review, the applicant shall submit necessary information as determined by the Zoning Administrator. Upon submittal, the Zoning Administrator shall prepare or cause the preparation of an Initial Study at the applicant's expense in compliance with Section

18.165.050.E. (Preparation of an Initial Study). [Source: NEW] E. Preparation of an Initial Study. An Initial Study required by this Section shall comply with the following:

1. Within 30 calendar days after an application is deemed complete, the Zoning Administrator shall determine whether to require preparation of an Environmental Impact Report (EIR), Negative Declaration, or Mitigated Negative Declaration or whether the project is within the scope of a Master EIR, or other appropriate document authorized by CEQA. The 30-calendar day time limit for completing the environmental study determination may be extended by 15 calendar days with a written agreement between the City and applicant. [Source: NEW]

2. Following completion of the Initial Study, the Zoning Administrator shall notify the applicant in writing of changes to the project deemed necessary to reduce or avoid any significant effects or revise the project to reduce its impacts to less than significant identified in the Initial Study. [Source: NEW]

3. Within 30 calendar days following the date of the notification described above, the applicant shall provide written notification to the Zoning Administrator indicating that the proposed modifications are acceptable or shall propose alternative measures that will achieve the same result. If the applicant does not agree to revise the project, an EIR shall be prepared. Alternatively, if the applicant does not respond to letter, the application shall be terminated by the City. [Source: NEW]

4. Based on the Initial Study, the Zoning Administrator shall make one of the following findings and prepare the appropriate environmental documentation as established:
a. The project will have "no significant impacts" on the environment, and a Negative Declaration will be prepared in compliance with CEQA and Subsection 18.175.050.F (Preparation of Negative Declarations); b. The project has been modified to mitigate potential environmental impacts to a level of insignificance and a Mitigated Negative Declaration will be prepared in compliance with CEQA and Subsection 18.175.050.F (Preparation of Negative Declarations);
c. The project is within the scope of a Master EIR or other appropriate document authorized by CEQA, no additional significant environmental effect will result, and no additional mitigation measures or alternatives may be required; or d. The proposed project will have, or may have, significant impact(s) and an EIR will be prepared in compliance with CEQA and Subsection 18.175.050.G (Preparation of EIRs).

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F. Preparation of Negative Declarations. A Negative Declaration or Mitigated Negative Declaration required by this Section shall comply with the following:

1. Negative Declarations and Mitigated Negative Declarations shall be adopted 180 calendar days after the Zoning Administrator deems the application complete.

Additional time to complete the Negative Declaration or Mitigated Negative Declaration may be allowed by ordinance or resolution if justified by compelling circumstances and the applicant consents thereto. The Negative Declaration or Mitigated Negative Declaration shall be adopted, modified, or not adopted before formal action is taken on the proposed land use or development project. [Source: NEW]

2. Within 60 calendar days after adoption of the Negative Declaration or Mitigated Negative Declaration (or a determination that the project is exempt from CEQA), the applicable review authority shall approve, conditionally approve, or deny the project.

This period may be extended for up to 90 calendar days with a written agreement between the City and applicant. [Source: NEW]

3. In compliance with CEQA Guidelines Section 15109, any unreasonable delay by the applicant in meeting requests necessary for the preparation of the Negative Declaration or Mitigated Negative Declaration may serve to delay the approval period, or even result in project disapproval. [Source: NEW]
G. Preparation of EIRs. An EIR required by this Section shall comply with the following:

1. An EIR for a private (i.e., non-government) project shall be certified within 12 months from the date the application is deemed complete. An additional 90 calendar days to certify the EIR may be allowed by ordinance or resolution if justified by compelling circumstances and the applicant consents. [Source: NEW]

2. Development projects must be approved, denied or conditionally approved within 180 calendar days from the date of EIR certification. This period may be extended once for up to 90 calendar days. [Source: NEW]

3. If, however, the decision to certify the EIR is not made within the 12 months after the application is deemed complete but is extended in compliance with Public Resources Code Section 21151.5, the applicable review authority shall decide whether to approve or deny the project within 90 calendar days after EIR certification. This period may be extended once for up to 90 calendar days. [Source: NEW]

18.171.060 Fees and Deposits
Each person applying for a permit, or filing an appeal, under this Chapter shall pay the required fees and deposits as established by the Master Fee Schedule. [Source: 18.75.050]

18.171.070 City Indemnification
Each applicant shall indemnify, hold harmless and pay for the defense of the City, (including its agents, officers and employees) as a result of any claim, action, or proceeding to challenge a decision of the Zoning Administrator, Architectural Review Commission, Planning Commission, City Council, or any officer, department, commission, or committee of the City, concerning an entitlement, permit or approval granted under this Title. . [Source: 18.75.060] Chapter 18.175 General Provisions
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Part 5 – Zoning Ordinance Administration Chapter 18.180 Public Review Draft – October 2025
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Chapter 18.180
Amendments – General Plan
Zoning Ordinance, and Zoning
Map
Chapter 18.180 Amendments – General Plan Zoning Ordinance, and Zoning Map
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Chapter 18.180 Amendments – General Plan, Zoning
Ordinance, and Zoning Map
Sections

18.180.010 Purpose and Applicability

18.180.020 Application and Initiation of Amendments

18.180.030 Report – Notice and Public Hearing

18.180.040 Action

18.180.050 Findings

18.180.060 Resubmittal of Application

18.180.010 Purpose and Applicability
This Chapter establishes the procedures for amending the General Plan in compliance with Government Code Section 65350 et seq., and Zoning Ordinance, including changes to zoning districts and the Zoning Map, in compliance with Government Code Section 65853 et seq. The purpose of these procedures is to ensure a structured and transparent approach to modifying the General Plan, zoning regulations, and zoning districts, aligning them with the City’s planning objectives, and community needs. [Source: 18.125.010]

18.180.020 Application and Initiation of Amendments
A. General Plan. An amendment to the General Plan may be initiated as follows:

1. Initiation. An amendment to the Geneal Plan may be initiated by motion of the City Council or Planning Commission, or action of the Zoning Administrator. Any resident, property owner or business owner in the City may request an amendment to the General Plan by submitting a written request to the Zoning Administrator. [Source:

NEW]

2. Maximum Number of General Plan Amendments. In compliance with Government Code Section 65358 et seq., no mandatory element of the General Plan shall be amended more frequently than four times during any calendar year. Subject to that limitation, the General Plan amendment may be made at any time, as determined by the City. Each amendment may include more than one change to the General Plan. [Source: NEW]
B. Zoning Map. An amendment to the Zoning Map may be initiated by motion of the City Council or Planning Commission, or action of the Zoning Administrator. Any resident, property owner or business owner in the City may request an amendment to the Zoning Map by submitting a written request to the Zoning Administrator. [Source: 18.125.020.A, modified] C. Zoning Ordinance. An amendment to the Zoning Ordinance may be initiated by motion of the City Council or the Planning Commission, or action of the Zoning Administrator. Any resident, Part 5 – Zoning Ordinance Administration Chapter 18.180 Public Review Draft – October 2025
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property owner or business owner in the City may request an amendment to the Zoning Ordinance by submitting a written request to the Zoning Administrator. [Source: 18.125.020.B]

18.180.030 Report – Notice and Public Hearing
A. Determination of Completeness. After a General Plan, Zoning Ordinance, or Zoning Map amendment application is submitted, the Zoning Administrator shall determine whether the application is complete and shall notify the applicant of the determination, including (if appropriate) a description of why the application is incomplete and any additional information that may be required. [Source: NEW]
B. Report. After a submitted application is deemed complete; the Zoning Administrator shall prepare separate reports for the Planning Commission and City Council containing the Zoning Administrators analysis and recommendation. The report(s) shall describe the geographical area or applicable General Plan or Zoning Ordinance provision(s) to be considered for amendment and, if warranted, propose alternative amendments. [Source: 18.125.040.A] C. Notice and Public Hearing. The responsible review authority shall hold a public hearing on an application for General Plan, Zoning Ordinance, or Zoning Map amendment and shall notice such meeting in compliance with Chapter 18.205 (Noticing Requirements). In compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications), the Planning Commission may schedule a combined public hearing on multiple applications for Zoning Ordinance and Zoning Map amendments. [Source: 18.125.040.B]

18.180.040 Action
A. Planning Commission Recommendation [Source: 18.125.050]

1. Public Hearing. In compliance with Government Code Sections 65353 et seq. and 65853, at the public hearing, the Planning Commission shall consider the report from the Zoning Administrator, including the Zoning Administrator’s recommendation, and shall hear evidence for and against the proposed General Plan, Zoning Ordinance or Zoning Map amendment. The Planning Commission may continue the public hearing to a definite date and time without additional notice. [Source: 18.125.050.A]

2. Recommendation to City Council. Following the public hearing, the Planning Commission shall forward a written recommendation, including findings, to the City Council whether to recommend approval, approval in modified form, or denial of the proposed amendment, based on the findings identified in Section 18.180.050 (Findings). [Source: 18.125.050.B]

3. Result of Planning Commission Denial. A Planning Commission recommendation of denial of an application for a Zoning Ordinance or Zoning Map amendment submitted by request terminates the proceedings, unless appealed in compliance with Chapter

18.185 (Appeals and Calls for Review). However, when an application is combined with a General Plan amendment, the Planning Commission recommendation of a denial shall be automatically referred to the City Council for final action and does not require an appeal. All other Planning Commission actions on proposed Zoning Chapter 18.180 Amendments – General Plan Zoning Ordinance, and Zoning Map
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Ordinance or Zoning Map amendments are automatically referred to the City Council. [Source: 18.125.050.C]
B. City Council Action.

1. Hearing Date and Notice. The Zoning Administrator shall set a public hearing before the City Council within 60 calendar days after the date of the Planning Commission recommendation. Notice of the public hearing shall comply with Chapter 18.205 (Noticing Requirements). [Source: 18.125.060.A]

2. Public Hearing. At the public hearing, the City Council shall consider the Planning Commission’s recommendation and hear evidence for and against the proposed General Plan, Zoning Ordinance or Zoning Map amendment. The City Council may continue the public hearing to a definite date and time without additional notice. [Source: 18.125.060.B]

3. City Council Decision. The City Council shall approve, approve with modifications, or deny the proposed General Plan, Zoning Ordinance, or Zoning Map amendment based on the findings identified in Section 18.180.050 (Findings). [Source: 18.125.060.C]

4. Referral to Planning Commission.
a. City Council Referral for Further Study.
i. When City Council requests the Planning Commission to further study and report on a proposed amendment, the Planning Commission shall study and submit a report to City Council within 60 calendar days after the referral. The City Council may establish a longer reporting period at their discretion. [Source: 18.125.060.C, 18.125.080.A] ii. Upon receipt of the City Council referral, the Planning Commission shall conduct the required public hearing and notice the public hearing in compliance with Chapter 18.205 (Noticing Requirements). iii. Failure of the Planning Commission to report back to the City Council within the specified time period shall be deemed that the Planning Commission’s recommendation is for approval of the amendment in compliance with Government Code Sections 65356 and 65853. [Source: 18.125.060.C, 18.125.080.A]
b. City Council Referral for Information not Previously Considered. i. If the City Council proposes to adopt a substantial modification(s) to the proposed amendment not previously considered by the Planning Commission, the proposed modification shall be first referred to the Planning Commission for its recommendation, in compliance with Government Code Sections 65356 and 65857. [Source:

18.125.060.C, 18.125.080.A]
ii. The Planning Commission shall not be required to hold a public hearing on the referral. [Source: 18.125.060.C, 18.125.080.A] Part 5 – Zoning Ordinance Administration Chapter 18.180 Public Review Draft – October 2025
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iii. Failure of the Planning Commission to report back to the City Council within 45 calendar days after the City Council referral, or a longer period as may be designated by the City Council, shall be deemed that the Planning Commission’s recommendation is for approval of the proposed amendment in compliance with Government Code Sections 65356 and 65857. [Source: 18.125.060.C, 18.125.080.A]

18.180.050 Findings
An amendment to the General Plan, Zoning Ordinance, or Zoning Map may be approved only if all the following findings are made, as applicable to the type of amendment. [Source: NEW] A. General Findings. The following findings shall be made for all amendments:

1. The proposed amendment(s) complies with the provisions of the California Environmental Quality Act (CEQA). [Source: NEW]

2. The proposed amendment(s) complies with the limitations on residential rezoning established in Subsection 18.180.050.D (Limitation on Residential Rezoning). [Source:

18.125.060.C]
B. Additional Finding for General Plan Amendments. The proposed amendment(s) is internally consistent with all other provisions established by the General Plan; [Source: 18.125.060.C] C. Additional Finding for Zoning Ordinance Amendments. The proposed amendment(s) is internally consistent with all other applicable provisions of the Zoning Ordinance. [Source:

NEW]
D. Limitation on Residential Rezoning. The City shall not rezone any area or property zoned for residential use to increase density or change land use unless the following additional findings are made: [Source: 18.125.070]

1. Development of the area or property to be rezoned shall not have significant growthinducing impacts on existing residential neighborhoods; [Source: 18.125.070.A]

2. Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods; and [Source: 18.125.070.B]

3. Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods. [Source: 18.125.070.C]

18.180.060 Resubmittal of Application
Following the denial of a General Plan, Zoning Ordinance, or Zoning Map amendment application, no new application or request for the same, or substantially the same, proposed amendment shall be accepted within 12-months of the date of denial, unless the denial was made without prejudice. [Source:

18.125.090]
Chapter 18.185 Appeals and Calls for Review
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Chapter 18.185
Appeals and Calls for Review
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Chapter 18.185 Appeals and Calls for Review
Sections

18.185.010 Purpose

18.185.020 Right to Appeal, Call for Review, Time Limits

18.185.030 Initiation

18.185.040 Procedures

18.185.050 Effective Date

18.185.010 Purpose
The purpose of this Chapter is to establish procedures for the appeal of determinations and decisions made by the Zoning Administrator, Architectural Review Commission, and Planning Commission.

18.185.020 Right to Appeal, Call for Review, Time Limits A. Right to Appeal. Any interested person may appeal a decision. [Source: 18.130.010.A] B. Appeal. A decision of the Zoning Administrator may be appealed to the Planning Commission.

A decision of the Zoning Administrator regarding a Temporary Sign Permit or conformance to Master Sign Program may be appealed to the Architectural Review Commission. A decision of the Planning Commission or Architectural Review Commission may be appealed to the City Council. [Source: NEW]
C. Call for Review. Any decision of the Zoning Administrator may be called up for review by any member of the Planning Commission, Architectural Review Commission, or City Council. Any decision of the Planning Commission or Architectural Review Commission may be called up for review by a City Council member. [Source: 18.130.010.B] D. Time Limits. An appeal or call for review must be submitted in writing to the Zoning Administrator within 10 calendar days of the mailed notice of decision. [Source: 18.130.010.C]

18.185.030 Initiation
A. Appeal. An appeal shall be filed with the Zoning Administrator on a form approved by the Planning Division and shall state the specific reasons for the appeal. [Source: 18.130.020.A] B. Call for Review. A call for review shall be filed with the Zoning Administrator and shall state the reasons for such review. [Source: 18.130.020.B]
C. Effective Date. A decision that is appealed or called up for review does not become effective until the appeal or review is resolved. [Source: 18.130.020.C]

18.185.040 Procedures
A. Hearing Date. An appeal or call for review shall have the public hearing occur before the appellate body within 60 calendar days of the Zoning Administrator’s receipt of the appeal or Chapter 18.185 Appeals and Calls for Review
372
call for review, unless both applicant, appellant and City consent to a later date. [Source:

18.130.030.A]
B. Notice and Public Hearing. An appeal or review hearing shall be a public hearing if the decision being appealed or reviewed requires a public hearing. Notice of the public hearing shall be given in the manner required for the initial decision and shall comply with Chapter 18.205 (Noticing Requirements). [Source: 18.130.030.B]
C. Public Hearing. Public hearings for appeals are De Novo, in which new information may be provided and considered by the appellate body when taking action on the appeal. At the public hearing, the appellate body shall review the record of the decision and hear testimony of the appellant, the applicant, and any other interested party. [Source: 18.130.030.D] D. Decision and Notice. After the public hearing, the appellate body shall affirm, modify, or reverse the original decision. When a decision is modified or reversed, the appellate body shall state the specific reasons for modification or reversal. [Source: 18.130.030.E] A decision on appeal or call for review shall be rendered within 30 calendar days of the close of the public hearing. The Zoning Administrator shall mail notice of a Planning Commission or Architectural Review Commission decision. The City Clerk shall mail notice of a City Council decision. Such notice shall be mailed within five working days after the date of the decision to the applicant, the appellant, and any other party requesting such notice. [Source: 18.130.030.E] E. Failure to Act. Failure to act within the time limits established in Subsections A and E of this Section shall be deemed affirmation of the original decision. [Source: 18.130.030.F]

18.185.050 Effective Date
A decision by the City Council regarding an appeal or call for review becomes final on the date of the decision. A decision by the Planning Commission or Architectural Review Commission regarding an appeal or review becomes final 10 calendar days after the date the notice of decision is mailed, unless appealed to the City Council. [Source: 18.130.040]
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Chapter 18.190
Development Agreement
Chapter 18.190 Development Agreement
374
Chapter 18.190 Development Agreement
Sections

18.190.010 Purpose

18.190.020 Interpretation of Development Agreement Provisions

18.190.030 Eligibility Requirements

18.190.040 Agreement Contents

18.190.050 Filing, Processing, and Review

18.190.060 Action

18.190.070 Findings

18.190.080 Annual Review

18.190.090 Amendment or Cancellation

18.190.100 Administration

18.190.010 Purpose
To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic cost of development, the Legislature of the State of California adopted provisions in the Government Code authorizing local governments to enter into development agreements with applicants for development projects. The objective of such an agreement is to provide for vesting of certain development rights in the property by granting assurances that, upon approval of the project, the applicant may proceed with the project in compliance with existing policies, rules and regulations, subject to the conditions of approval. The purpose of this Chapter is to establish procedures and requirements for consideration of development agreements by the city consistent with Government Code Sections 65864 – 65869.5 [Source: 18.120.010]

18.190.020 Interpretation of Development Agreement Provisions In interpreting the provisions of any development agreement entered into in compliance with this Chapter, those provisions shall be read to fully effectuate, and to be consistent with, the language of this Chapter, Government Code Sections 65864-65869.5, and the agreement itself. Should any apparent discrepancies between the meaning of these documents arise, reference shall be made to the following documents, and in the following order:

A. The provisions of Government Code Sections 65864-65869.5; B. The provisions of this Chapter; and
C. The plain terms of the development agreement itself. [Source: NEW]

18.190.030 Eligibility Requirements
Equitable Interest. Person(s) having a legal or equitable interest in real property may propose to enter into a development agreement if all the following criteria are met:

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A. The status of the applicant, having a legal or equitable interest in the subject real property, is established to the satisfaction of the Zoning Administrator. An applicant may also include an authorized agent, and
B. A complete application is submitted to the Zoning Administrator on the form approved by the Planning Division.

18.190.040 Agreement Contents
A. Mandatory Contents. A development agreement shall contain all the following content, in compliance with Government Code Section 65865.2:

1. Specifying the:
a. Duration of the agreement;
b. Permitted land uses of the subject property, including mix and type of uses; c. Density and/or intensity of the permitted land uses; d. Maximum height and size of proposed buildings; and
e. Provisions for reservation or dedication of land for public purposes. [Source:

18.120.030.A]

2. Describing the:
a. Provisions, if any, for reservation or dedication of land for public purposes; and b. Provisions, if any, for the protection from either a future growth control ordinance or a future increase in development and/or effect fees. [Source:

NEW]

3. Provide for a tiered modification/amendment review procedure that may incorporate the following:
a. Zoning Administrator approval for minor modifications; b. Planning Commission approval for major modifications; and c. City Council approval for major amendments. [Source: NEW] B. Optional Contents. A development agreement may contain the applicable provisions identified below, in compliance with Government Code Section 65865.2: [Source: 18.120.030.B]

1. Include conditions, terms, restrictions, and requirements for subsequent discretionary actions; provided, that such conditions, terms, restrictions, and requirements shall not prevent development of the land for the uses and to the density or intensity of development established in the agreement; [Source: 18.120.030.B.1]

2. Provide that construction shall be commenced within a specified time and the project or any phase be completed within a specified time; [Source: 18.120.030.B.2]

3. Include terms and conditions relating to applicant financing of necessary public facilities and subsequent reimbursement over time; [Source: 18.120.030.B.3] Chapter 18.190 Development Agreement
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4. Provide that a particular rule, regulation or policy will apply as it exists at the time of Building Permit issuance (e.g., Building Code standards and development processing and impact fees); and [Source: 18.120.030.B.4]

5. Provide for specific penalties for failure to perform. [Source: 18.120.030.B.5]

6. Unless otherwise specified in the development agreement, the rules, regulations, and official policies governing the development of the property will be those in effect at the time the agreement is executed. In subsequent actions related to the project, the City may apply new rules, regulations, and policies that do not conflict with those in place at the time of the agreement. The City may also deny or conditionally approve the project based on these new rules. No rights will be considered vested in the applicant or any other party under a development agreement, except as explicitly stated in the agreement. [Source: 18.120.030.C]
C. Development agreements shall be limited to a period not to exceed 10 years from the effective date of the adopting ordinance. [Source: 18.120.030.D]

18.190.050 Filing, Processing, and Review
A. Filing. The applicant shall submit a complete application for a development agreement to the Zoning Administrator in the form approved by the Planning Division. [Source: NEW] B. Authorization to Negotiate. City staff shall not begin to negotiate with the applicant until the City Council has so authorized City staff, following completion of the application review. [Source:

18.120.040]
C. Zoning Administrator Review. The Zoning Administrator, upon receipt of City Council’s authorization, shall review the development agreement application, undertake environmental review in compliance with Section 18.175.050 (Environmental Review), consult with all applicable City departments, and obtain such additional information from the applicant as may be deemed necessary. Within 45 calendar days of receipt of the application, the Zoning Administrator shall prepare a report containing their recommendation. The recommendation shall consist of the following: [Source: 18.120.040.A, 18.120.050.A]

1. A statement of potential public benefits and costs accruing to the City if the agreement were entered into; [Source: 18.120.040.A.1]

2. A recommendation as to whether the City should negotiate further with the applicant; [Source: 18.120.040.A.2]

3. A statement whether the application meets the minimum statutory requirements for a development agreement, as established by this Chapter and State law; [Source:

18.120.040.A.3]

4. A statement of issues for further research and investigation, and issues that should be addressed in the development agreement; [Source: 18.120.040.A.4]

5. A statement of those documents, applications, and other items required by the Zoning Administrator in order to further process the application or negotiate with the applicant. [Source: 18.120.040.A.5]
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D. Planning Commission Review. Upon completion of the Zoning Administrator’s report, the application, together with recommendations and appropriate environmental review documents, shall be submitted to the Planning Commission. The proposed development agreement shall be set for a public hearing before the Planning Commission within six months of receiving City Council authorization to negotiate. The City and the applicant may agree to a later date. The Planning Commission will consider the application and forward a recommendation to the City Council in compliance with Section 18.190.060 (Action). [Source: 18.120.040.B, 18.120.050.B] E. City Council Review. Upon receipt of the Planning Commission's recommendations, the City Clerk shall set the application and written report of the Planning Commission for a public hearing before the City Council. Following conclusion of the public hearing, the City Council shall act on the application in compliance with Section 18.190.060 (Action) based on the findings identified in Section 18.190.070 (Findings). [Source: 18.120.040] F. Notice of Public Hearing. Notice of the hearings identified in Subsections D. and E., shall be given in the form of a notice of intention to consider approval of a development agreement in compliance with Government Code Section 65867 and Chapter 18.205 (Noticing Requirements). If the application is being processed together with the development project, the public hearing on the application may be held concurrently with the hearing on the project. [Source: 18.120.050.B, 18.120.070.B]

18.190.060 Action
A. Planning Commission Recommendation.

1. After the public hearing by the Planning Commission, the Planning Commission shall make its recommendation about the application for a development agreement by written resolution to the City Council. The Planning Commission shall not recommend that the City enter into the development agreement unless the Planning Commission makes all the findings established in Section 18.190.060 (Findings).

2. The Planning Commission shall transmit its recommendation to the City Council within 30 calendar days of the close of the Planning Commission public hearing. [Source:

18.120.060]
B. City Council Action.

1. After the public hearing is closed, the City Council shall approve, approve with modifications, or deny the proposed development agreement. Any approval of a proposed agreement shall be made by ordinance, which shall authorize the City Manager to sign the agreement on behalf of the City and shall become effective 30 calendar days after adoption, unless a referendum is filed within that time. [Source:

18.120.070.C]

2. No agreement shall be signed by the City Manager until it has been duly signed by the applicant and property owner, if the applicant is not the property owner. If the applicant has not signed and returned the approved agreement to the City Manager for signing within 30 calendar days of City Council approval, the application is deemed withdrawn by applicant. [Source: 18.120.070.D]
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Within 10 calendar days after the City Manager signs a development agreement and the ordinance becomes effective, the City Clerk shall submit a copy of the development agreement to the County Record’s Office for recordation. [Source: 18.120.070.D, modified]

18.190.070 Findings
A proposed development agreement shall not be approved unless all the following findings are made:
[Source: 18.120.070.C]
A. The agreement is consistent with the General Plan and with any applicable specific plan; [Source: 18.120.070.C.1]
B. The agreement is consistent with this Title, the Municipal Code, and the State Subdivision Map Act; [Source: 18.120.070.C.2]
C. The agreement will not be detrimental to the health, safety, and general welfare; and will not adversely affect the orderly development of property or the preservation of property values; [Source: 18.120.070.C.3]
D. The effect of the development agreement on the housing needs of the region in which the City is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; and [Source: 18.120.070.C.4] E. The statement of potential public benefits and costs accruing to the City was considered. [Source: 18.120.070.C.5]

18.190.080 Annual Review
A. In compliance with Government Code Section 65865.1.A, a development agreement shall be reviewed at least once every 12 months, or more often at the request of the City Council, Zoning Administrator, or applicant. [Source: 18.120.080.A]
B. The purpose of the periodic reviews shall be to determine whether the applicant/contracting party or its successor(s)-in-interest has complied in good faith with the terms or conditions of the development agreement. The burden of proof shall be on the applicant/contracting party or its successor(s) to demonstrate compliance, to the full satisfaction of, and in a manner prescribed by the City. [Source: 18.120.080.B]
C. Notice.

1. The applicant/contracting party or its successor(s)-in-interest shall initiate the review proceeding by making application to the Zoning Administrator in compliance with this Chapter. [Source: 18.120.080.C]

2. Upon receipt of a complete application, the Zoning Administrator shall begin the review procedures by giving notice that the City intends to undertake a periodic review of the development agreement to the applicant/contracting party or its successor(s)-ininterest, and any person who has filed a written request for notice with the Zoning Administrator. [Source: 18.120.080.C, modified]

3. If, upon their review, the Zoning Administrator recommends modification or termination of the development agreement, a public hearing shall be scheduled before the Part 5 – Zoning Ordinance Administration Chapter 18.190 Public Review Draft – October 2025
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Planning Commission on the development agreement. Notice of intention to modify or terminate the development agreement shall be given in the same manner as the initial application in compliance with this Chapter.

D. Public Hearing Procedures for Development Agreement Reviews.

1. Planning Commission Public Hearing. After closing the Planning Commission public hearing, the Planning Commission shall determine whether to recommend the development agreement be terminated, modified, or confirmed as is. [Source:

18.120.080.F]

2. City Council Public Hearing. Upon receipt of the Zoning Administrator’s or Planning Commission’s recommendation, the City Council shall schedule a public hearing.

Notice of intention to modify or terminate the development agreement shall be given in the same manner as the initial application in compliance with this Chapter. If, after the public hearing is closed, the City Council finds and determines on the basis of substantial evidence that the applicant or its successor in interest has not complied in good faith with the terms of the agreement, the City Council may terminate or modify the agreement or impose penalties as provided in the agreement in compliance with Government Code Section 65865.1. Any modification or termination must be done by ordinance and is subject to Government Code section 65867.5. [Source:

18.120.080.G-E]

18.190.090 Amendment or Cancellation
The development agreement may be amended or canceled:

A. To comply with later enacted Federal or State laws or regulations, under Government Code section 65869.5;
B. By mutual consent, under Government Code section 65868; or C. Following City’s periodic review, under Government Code section 65865.1. Notice of intention to take any such action shall be given in the manner provided for the initial consideration, in compliance with this Chapter, except that the parties may establish an alternative procedure in the agreement for processing insubstantial amendments. Any significant amendment is subject to Government Code section 65867.5, which provides that the decision be adopted by ordinance. [Source: 18.120.090]

18.190.100 Administration
The Zoning Administrator shall receive, review, process, and prepare, together with recommendations for Commission and Board consideration, all applications for development agreements. [Source:

18.120.100,
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Chapter 18.195
Enforcement
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Chapter 18.195 Enforcement
Sections

18.195.010 Purpose and Intent

18.195.020 Public Nuisance

18.195.030 Permits, Licenses, Certificates, and Approvals

18.195.040 Enforcement Responsibilities

18.195.050 Revocation or Modification of Discretionary Permits

18.195.060 Public Hearing and Other Violations

18.195.070 Penalties

18.195.080 Notice of Violation

18.195.010 Purpose and Intent
This Chapter provides procedures that are intended to ensure compliance with the requirements of this Title and the conditions of permit approval. [Source: NEW]

18.195.020 Public Nuisance
A violation of any provision of this Title is a public nuisance and may be abated in compliance with Chapter 7.05 (Public Nuisances) of the Municipal Code or any other remedy available by law. [Source:

18.135.010]

18.195.030 Permits, Licenses, Certificates, and Approvals A permit, license, certificate, or approval granted in conflict with the provisions of this Title is void. [Source: 18.135.020]

18.195.040 Enforcement Responsibilities
The Zoning Administrator is responsible for enforcing the terms of discretionary permits and their conditions under this Title. The Building Official is responsible for enforcing this Title pertaining to the erection, construction, reconstruction, moving, conversion, alteration, or addition to any building or structure. All other City officers are responsible for enforcing provisions related to their areas of responsibility. [Source: 18.135.030]

18.195.050 Revocation or Modification of Discretionary Permits A. Duties of Zoning Administrator. If the Zoning Administrator determines there are grounds for revocation or modification of a Zoning Permit, Home Occupation Permit, Use Permit, Variance, Development Plan approval, Architectural Review Permit, or other discretionary approval authorized by this Title, the Zoning Administrator shall schedule a revocation hearing before whichever review authority took final action on the permit. [Source: 18.135.040.A] Chapter 18.195 Enforcement
382
B. Notice of Public Hearing. Notice shall be given in the same manner required for a public hearing to consider approval and in compliance with Chapter 18.205 (Noticing Requirements). If no notice is required for the permit, then none is required for the revocation or modification hearing, except that notice shall be mailed to the permittee at least 10 calendar days before the hearing. [Source: 18.135.040.B]
C. Public Hearing. The review authority conducting the public hearing shall hear testimony of City staff, the permittee, and any other interested person. A public hearing may be continued to a specific date and time without additional public notice. [Source: 18.135.040.C] D. Required Findings. The review authority conducting the hearing may revoke or modify the permit upon making one or more of the following findings: [Source: 18.135.040.D]

1. The permit was issued on the basis of erroneous or misleading information or misrepresentation; [Source: 18.135.040.D.1]

2. The use or the user is in violation of a condition of approval of the permit, or other laws or regulations, including but not limited to the Municipal Code; or [Source:

18.135.040.D.2]

3. The use is being conducted contrary to the public health, safety, and welfare. [Source:

18.135.040.D.3]
E. Decision Notice. The applicable review authority shall render a decision and shall mail notice of the decision to the permittee and to any other person who has filed a written request for such notice within 10 calendar days after the conclusion of the public hearing. [Source:

18.135.040.E]
F. Effective Date – Appeals. A decision to revoke a discretionary permit becomes final 10 calendar days after the notice of the decision is mailed, unless appealed. [Source: 18.135.040.F] G. Other Remedies. The City’s right to revoke a discretionary permit is in addition to any other remedy allowed by law. [Source: 18.135.040.G]

18.195.060 Public Hearing and Other Violations
If the Zoning Administrator has reason to believe a violation of this Title exists, the Zoning Administrator may direct the property owner and violator to appear before the Zoning Administrator to show cause why the City should not proceed with enforcement action. Notice of the possible violation and the time and place of the hearing shall be mailed to the property owner and violator and any other interested person at least 10 calendar days before the public hearing. [Source: 18.135.050] At the public hearing, the Zoning Administrator shall consider the testimony of the City staff, the violator, the property owner and any other interested person. The Zoning Administrator may make a finding as to whether or not a violation of this Title exists and may recommend to the City staff and to the property owner one or more courses of action. The Zoning Administrator may refer the matter directly to the Planning Commission. [Source: 18.135.050]

18.195.070 Penalties
A person who violates a provision of this Title, including the failure to secure a permit or comply with a condition of approval, is subject to the criminal penalties established in Chapter 1.30 (Criminal Penalties Part 5 – Zoning Ordinance Administration Chapter 18.195 Public Review Draft – October 2025
383
– Infraction Citations) of the Municipal Code. Payment of a fine or penalty does not relieve a person from the responsibility of correcting the violation. [Source: 18.135.060]

18.195.080 Notice of Violation
A. If property in the City exists in violation of this Title, and the property owner and violator fails to correct the violation, the City may record a notice of violation against the affected property. [Source: 18.135.070.A]
B. Before recording such a notice, the City shall do all the following: [Source: 18.135.070.B]

1. The Zoning Administrator shall send written notice to the property owner and violator that a violation exists and request the violation be corrected within a specific, reasonable period of time. The Zoning Administrator may send more than one notice and conduct an informal show cause hearing to discuss the violation with the property owner and violator. [Source: 18.135.070.B.1]

2. If the property owner or violator fails to correct the violation within the time specified, the Zoning Administrator shall mail to the property owner and violator by regular first class and by certified mail a notice of intention to record a notice of violation, describing the real property in detail, naming the property owner(s), describing the violation in detail (including relevant Municipal Code sections), and stating that an opportunity will be given to the property owner and violator to present evidence. The notice shall specify a time, date, and place for a Planning Commission public hearing at which the owner may present evidence as to why the notice should not be recorded. The public hearing shall take place no sooner than 30 calendar days and no later than 60 calendar days from the date of mailing. [Source: 18.135.070.B.2]

3. The Planning Commission shall hear the matter on the date scheduled. If, after the property owner, violator, and the City staff have presented evidence, the Planning Commission determines that there is no violation, the Zoning Administrator shall mail a clearance letter to the property owner and violator. If the property owner and violator fails to appear, or the Planning Commission determines that there is a violation, the Planning Commission may, by resolution, direct the Zoning Administrator to record the notice of violation with the County Recorder’s Office. [Source: 18.135.070.B.3]

4. The notice of violation, when recorded, shall be deemed to be constructive notice of the violation to all successors in interest in the property, under California Civil Code Sections 1213 and 1215. [Source: 18.135.070.B.4]

5. If the property owner and violator corrects the violation after the notice has been recorded and has notified the City in writing and consented to an inspection to confirm the correction, the Zoning Administrator shall record a release or cancellation of the notice of violation. [Source: 18.135.070.B.5]
Chapter 18.200 Nonconforming Provisions
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Chapter 18.200
Nonconforming Provisions
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Chapter 18.200 Nonconforming Provisions
Sections

18.200.010 Purpose and Applicability

18.200.020 Determination and Proof of Nonconforming Status

18.200.030 Nonconforming Lots

18.200.040 Nonconforming Structures

18.200.050 Nonconforming Uses

18.200.060 Nonconforming Signs

18.200.010 Purpose and Applicability
A. Purpose. The Chapter provides provisions for the continuance, maintenance, and repair of nonconformities under specific circumstances. [Source: NEW] B. Intent. The provisions of this Chapter are intended to:

1. Limit the number and extent of nonconformities existing at the time of adoption of this Title or created by the adoption of this Title; [Source: NEW]

2. Limit the extent to which nonconforming lots, structures, uses, and signs are altered, maintained, repaired, reestablished, and/or continued; and [Source: NEW]

3. Ensure that nonconformities do not create any health, life, and/or safety issues. [Source: NEW]

18.200.020 Determination and Proof of Nonconforming Status Property Owner’s Responsibility. The property owner has the burden to provide evidence of the legality of the nonconformity. Said evidence may include, but is not limited to, a previously approved land use entitlement from the City, business license, certificate of occupancy, or utility billing records. [Source:

NEW]

18.200.030 Nonconforming Lots
A legally created lot having a width or area less than required for the base zoning district standards in which lot is located may be occupied by a permitted or conditionally permitted use if it has a width of 25 feet or more and an area of 2,500 square feet or more; provided, that on the effective date of regulations that made it substandard, it was in single ownership separate from any abutting lot. No substandard lot may be further reduced in area or width, and a substandard lot is subject to the same setback and density requirements established by the base zoning district. One dwelling unit may be located on a substandard lot that meets the requirements of this Section. [Source: 18.50.030] Chapter 18.200 Nonconforming Provisions
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18.200.040 Nonconforming Structures
A. Continuation and Maintenance. A structure that was lawfully erected but which does not conform with the current applicable requirements and standards for setbacks, height, or distance between structures established by the base zone district is a nonconforming structure and may be used and maintained, except as otherwise provided in this Chapter. A nonconforming structure is also subject to the Building Code and all other applicable provisions established in this Title [Source: 18.65.030.A]
B. General Regulations. The following regulations apply to each nonconforming structure:
[Source: 18.65.030.B]

1. Routine maintenance and repairs may be performed on a nonconforming structure. [Source: 18.65.030.B.1]

2. No nonconforming structure shall be altered or enlarged unless required by law, or unless the alteration or enlargement conforms to the standards of the base zoning district in which the structure is located. [Source: 18.65.030.B.2]

3. An applicant for a Zoning Permit in a nonresidential zoning district for occupancy of a site or structure that is nonconforming due to lack of one of the following shall present a schedule for elimination or substantial reduction of these nonconformities over a period not exceeding five years. The zoning administrator may require that priority be given to elimination of nonconformities that have a significant adverse impact on surrounding properties and shall not require a commitment to remove nonconformities that have a minor impact and would be costly to eliminate due to the configuration of the site and the location of existing structures. [Source: 18.65.030.B.3] a. screening of mechanical equipment;
b. required walls or fences to screen parking;
c. required paving for driveways; or
d. required planting areas.

C. Restoration.

1. If a nonconforming structure is destroyed by fire or other calamity or is voluntarily razed or is required by law to be razed, to the extent of 50 percent or less, the structure may be restored (and the nonconforming use resumed); provided, that restoration is started within six months and diligently pursued to completion. [Source: 18.65.030.C.1]

2. If a nonconforming structure is destroyed by fire or other calamity or is voluntarily razed or is required by law to be razed, to an extent greater than 50 percent, the structure shall not be restored except in full conformity with the regulations for the base zoning district in which it is located. However, a residential structure in a residential zoning district that does not conform to setbacks, height, or a residential garage that does not conform to the minimum dimensional limits may be reconstructed with the same floor area, provided there is no increase in any nonconformity, and upon issuance of a Use Permit in compliance with Chapter 18.155 (Use Permit). [Source: 18.65.030.C.2] Part 5 – Zoning Ordinance Administration Chapter 18.200 Public Review Draft – October 2025
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3. The extent of damage or partial destruction under Subsection C.1 or C.2 of this Section shall be based upon the ratio of the estimated cost of restoring the structure to its condition before the damage or partial destruction to the estimated cost of duplicating the entire structure as it existed before the damage or partial destruction. Estimates for this purpose shall be made by or shall be reviewed and approved by the Building Official. [Source: 18.65.030.C.3]

4. Notwithstanding the requirements of this Subsection C, a structure, or any portion of it, which is legally existing as of February 24, 2010, and which is located within a creek setback area established in Chapter 18.70 (Creek Setbacks) may be replaced in kind if the property owner obtains a Building Permit within 18 months (within the same building footprint and without increasing the degree of nonconformity) without the requirement of a Use Permit. [Source: 18.65.030.C.4]

5. Notwithstanding the standards established in Section 18.18.060 (Accessory Structures and Uses: Residential), an accessory structure, or any portion of it, which is legally existing as of September 28, 2011, which exceeds the allowable height and/or size only, may be replaced or reconstructed in kind without the requirement of a Use Permit if the property owner obtains a Building Permit within 18 months of the voluntary or involuntary destruction of the structure; and provided, that the replacement structure will not exceed the height, floor area, lot coverage, or otherwise increase the degree of nonconformity of the original structure. [Source: 18.65.030.C.5]

6. Notwithstanding the requirements of this Subsection C, a care facility, large, licensed or unlicensed, which is legally existing within any single-family residential zone district as of June 20, 2012, may be replaced in kind if the property owner obtains a Building Permit within 18 months (within the same building footprint and without increasing the degree of nonconformity or intensity of use) without the requirement of a Use Permit. [Source: 18.65.030.C.6]

18.200.050 Nonconforming Uses
A. Continuation and Maintenance. Use of a structure or land that was lawfully established and maintained, but which does not conform to current use regulations is a nonconforming use and may be continued, except as otherwise provided in this Chapter. A use that does not conform with the parking dimension standards, loading, planting area, or screening regulations of the base zoning district in which it is located is not deemed a nonconforming use solely because of these nonconformities. [Source: 18.65.020.A]
B. General Regulations. The following regulations apply to each nonconforming use: [Source:

18.65.020.B]

1. There may be no increase or enlargement of the area, space, or volume occupied and used. [Source: 18.65.020.B.1]

2. There may be no change in the nature or character of the nonconforming use. [Source:

18.65.020.B.2]

3. If the nonconforming use is replaced by a conforming use, the nonconforming use is automatically terminated. [Source: 18.65.020.B.3]
Chapter 18.200 Nonconforming Provisions
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4. If the nonconforming use discontinues active operation for a continuous period of 180 calendar days, the nonconforming use terminates and the facilities accommodating or serving such activity shall thereafter be used only for uses permitted or conditionally permitted by the base zoning district. This provision does not apply to a nonconforming dwelling unit. [Source: 18.65.020.B.4]
C. Modification of General Regulations. The regulations in Subsection B of this Section may be modified upon the issuance of a Use Permit in compliance with Chapter 18.155 (Use Permits and Minor Use Permits), if the modification will result in the elimination or substantial reduction of the nonconformity. [Source: 18.65.020.C]
D. Restoration. A nonconforming use located in a nonconforming building may be resumed after the destruction of the nonconforming building if the nonconforming building is restored in compliance with Subsection 18.200.040.C (Restoration). [Source: 18.65.020.D] E. Revocation of Nonconforming Use. The Planning Commission may revoke the nonconforming use granted by Subsection A of this Section if it makes any of the following findings: [Source:

18.65.020.E]

1. The use is exercised so as to be detrimental to the public health or safety, or so as to be a public nuisance. [Source: 18.65.020.E.1]

2. The nature of the improvements are such that they can be altered so as to permit the use of the property in conformity with the uses permitted in the land use district in which the property is located without impairing the constitutional rights of the owner or occupant. [Source: 18.65.020.E.2]

3. The improvement which exists on the property is such that to require the property to be used only for uses permitted in the applicable land use district would not impair the constitutional rights of the owner or occupant. [Source: 18.65.020.E.3]

18.200.060 Nonconforming Signs
A. Continuation. A nonconforming sign or sign structure that was lawfully erected or displayed but that does not conform with currently applicable requirements is a nonconforming sign and may be displayed, except as otherwise provided in this Chapter. [Source: 18.65.040.A] B. General Regulations. The following regulations apply to each nonconforming sign: [Source:

18.65.040.B]

1. No nonconforming sign shall be moved or enlarged unless the new location or enlargement conforms to the regulations for the zoning district in which the sign is located. [Source: 18.65.040.B.1]

2. A nonconforming sign that has been more than 50 percent destroyed shall be removed.

A nonconforming sign that has been less than 50 percent destroyed, as determined by the Building Official (and the destruction is other than facial copy replacement), may be restored if construction begins within 90 calendar days of destruction. If construction does not begin within 90 calendar days, the owner shall remove the sign. [Source:

18.65.040.B.2]
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3. An owner of a nonconforming sign is required to make the sign conform to the requirements of this chapter if the owner proposes: [Source: 18.65.040.B.3] a. To alter the sign, other than a change in sign copy; or [Source:

18.65.040.B.3.a]
b. To expand or enlarge the building or land use where the sign is located, and the sign is affected by the construction, alteration or enlargement, and the cost of alterations to the sign exceeds 50 percent of the replacement cost of the sign, as determined by the Building Official. [Source: 18.65.040.B.3.b] Chapter 18.205 Noticing Requirements
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Chapter 18.205
Noticing Requirements
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Chapter 18.205 Noticing Requirements
Sections

18.205.010 General Notice Requirements

18.205.020 Contents of Notice

18.205.030 Summary of Notice Requirements

18.205.010 General Notice Requirements
A. General. Whenever a public hearing is required to be held, notice of the public hearing shall be given in compliance with this Chapter. These requirements are based on the statutory requirements established in Government Code Sections 65090, 65091, and 65854. Unless stated otherwise, notice must be given at least 10 calendar days before the public hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property. [Source: 18.80.010]
B. In addition to the notices sent to the applicant and other property owners required by this Chapter and State law, notice shall also be mailed or delivered to any person who has filed a written request for notice with the City Clerk. The City may charge a fee which is reasonably related to the cost of providing this service. Requests for notice must be renewed annually. [Source: 18.80.010]
C. Notice shall also be sent to each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected. [Source: 18.80.010] D. The failure of any person or entity to receive notice shall not constitute grounds for any court to invalidate the actions of the City for which the notice was given. [Source: 18.80.010] E. A public hearing conducted in compliance with this Chapter and State law may be continued from time to time to a specific date and time, without additional notice. [Source: 18.80.010] F. The Zoning Administrator may give notice of a public hearing in any other manner they deem necessary or desirable, or when the decision will constitute a substantial and significant deprivation of the property rights of other landowners. [Source: 18.80.010]

18.205.020 Contents of Notice
When a notice of a public hearing is required, the notice shall include the following information:

A. A general description (in text or by diagram) of the location of the property that is the subject of the hearing; [Source: 18.80.020.A]
B. A general explanation of the matter to be considered; [Source: 18.80.020.B] C. The date, time, and place of the public hearing; [Source: 18.80.020.C] D. The identity of the hearing officer or body; [Source: 18.80.020.D] Chapter 18.205 Noticing Requirements
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E. A reference to application materials on file for detailed information; [Source: 18.80.020.E] F. A statement that any interested person may appear and be heard; and [Source: 18.80.020.F] G. Other information which is required by statute or specific provisions of this chapter or which the zoning administrator deems necessary or desirable. [Source: 18.80.020.G]

18.205.030 Summary of Notice Requirements
A. Notice of a public hearing shall be given for a particular matter in compliance with Table 18.205- A (Summary of Notice Requirements). [Source: 18.80.030] B. All notices shall be published at least once in a newspaper of general circulation, at least 10 calendar days before the public hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property. [Source:

18.80.030]
C. Alternative Noticing. In compliance with Government Code Section 65091, if the number of property owners to whom notice would be mailed is greater than 1,000, the City may instead provide notice by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation in the City. The newspaper advertisement shall be in circulation at least 10 calendar days before the hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property.

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Table 18.205-A
Summary of Notice Requirements
Action Published
Notice
Notice Mailed to
Applicant
Notice Mailed to
Owners Within
300 Feet
Notice Mailed to
Residents
Within 300
Feet(1)
Adult Use
Development
Permit

X X X X
Amendment,
Zoning Ordinance

X X X X
Amendment,
Zoning Map

X X X X
Architectural
Review Permit
– X – –
Creek Setback
Exception
– X X X
Development
Agreement
X X X –
Development Plan O X X X
Exception, Minor – X(3) X(3) X(3)
Home Occupation
Permit

O X X X
Master Sign
Program
– X – –
Sign Permit – X – –
Sign Permit,
Temporary
– – – –
Subdivision, Major O X X X
Subdivision, Minor O X X X
Use Permit O X X X
Use Permit, Minor – X X –
Use Permit,
Temporary
– O O –
Variance X X X X
Variance, Minor – X X –
Wireless
Communication
Facility “Section
6409(a)” Permit
– X X –
Zoning Permit – – – –
(-) Not Required
(X) Required
(O) Optional; if deemed significant by Zoning Administrator (1) Pursuant to Government Code section 65091, if the number of owners to whom notice would be mailed is greater than 1,000, the city may instead provide notice by placing a display advertisement of at least one-eighth page in a newspaper of general circulation in the city, at least 10 days before the hearing.(2) Notice shall be given to each resident within 300 feet of the applicant’s property, and to the applicant’s homeowner’s association, if there is one. However, if an apartment, condominium, or other multi-family housing complex exists within the 300-foot radius, notice may be given only to the resident manager, management firm, or owner, in lieu of sending notice to each resident of the complex. (3) The Zoning Administrator shall, within 20 calendar days after the application is deemed complete, notify all residents and property owners within 300 feet of the project site, and the Planning Commission and City Council, that a decision will be made by the Zoning Administrator to approve or deny the Minor Exception application on a date specified in the notice, and that a public hearing will be held only if requested in writing by any interested person before the specified date for the decision. When a hearing is requested, notice of the hearing shall be provided in compliance with this Chapter.

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Part 5 – Zoning Ordinance Administration Part 6
Public Review Draft – October 2025
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Part 6
Definitions and Land Use
Classifications
Part 6 Definitions and Land Use Classifications
396
Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 6 – Definitions and Land Use
Classifications

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.210 LAND USE CLASSIFICATIONS .................................................................... 399

18.210.010 Purpose and Applicability ............................................................................................. 399

18.210.020 Accessory Land Use Classifications ............................................................................ 399

18.210.030 Commercial Land Use Classifications.......................................................................... 399

18.210.040 Industrial Land Use Classifications .............................................................................. 404

18.210.050 Public and Semi-Public Land Use Classifications........................................................ 405

18.210.060 Residential Land Use Classifications ........................................................................... 407

18.210.070 Temporary Land Use Classifications ........................................................................... 410 CHAPTER 18.215 DEFINITIONS.................................................................................................. 413

18.215.010 “A” Definitions............................................................................................................... 414

18.215.020 “B” Definitions............................................................................................................... 415

18.215.030 “C” Definitions............................................................................................................... 416

18.215.040 “D” Definitions............................................................................................................... 418

18.215.050 “E” Definitions............................................................................................................... 420

18.215.060 “F” Definitions ............................................................................................................... 420

18.215.070 “G” Definitions............................................................................................................... 422

18.215.080 “H” Definitions............................................................................................................... 422

18.215.090 “I” Definitions ................................................................................................................ 422

18.215.100 “J” Definitions................................................................................................................ 423

18.215.110 “K” Definitions............................................................................................................... 423

18.215.120 “L” Definitions ............................................................................................................... 423

18.215.130 “M” Definitions .............................................................................................................. 427 Part 6 – Definitions and Land Use Classifications Part 6 Public Review Draft – October 2025
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18.215.140 “N” Definitions............................................................................................................... 428

18.215.150 “O” Definitions............................................................................................................... 428

18.215.160 “P” Definitions............................................................................................................... 429

18.215.170 “Q” Definitions............................................................................................................... 430

18.215.180 “R” Definitions............................................................................................................... 430

18.215.190 “S” Definitions............................................................................................................... 431

18.215.200 “T” Definitions ............................................................................................................... 435

18.215.210 “U” Definitions............................................................................................................... 435

18.215.220 “V” Definitions............................................................................................................... 435

18.215.230 “W” Definitions.............................................................................................................. 435

18.215.240 “X” Definitions............................................................................................................... 435

18.215.250 “Y” Definitions............................................................................................................... 435

18.215.260 “Z” Definitions ............................................................................................................... 436 Chapter 18.210 Land Use Classifications
398
Chapter 18.210
Land Use Classifications
Part 6 – Definitions and Land Use Classifications Chapter 18.210 Public Review Draft – October 2025
399
Chapter 18.206 Land Use Classifications
Sections

18.210.010 Purpose and Applicability

18.210.020 Accessory Land Use Classifications

18.210.030 Commercial Land Use Classifications

18.210.040 Industrial Land Use Classifications

18.210.050 Public and Semi-Public Land Use Classifications

18.210.060 Residential Land Use Classifications

18.210.070 Temporary Land Use Classifications

18.206.010 Purpose and Applicability
This Chapter provides definitions for the use classifications established in Part 2 (Zoning District Regulations and Development Standards). The use classifications are organized in the following general categories: accessory, commercial, industrial, public and semi-public, residential, and temporary. If a specific land use or activity is not listed it is at the discretion of the Zoning Administrator to determine which classification shall apply. Use classifications not listed are prohibited unless authorized by Zoning Administrator.

18.206.020 Accessory Land Use Classifications
Accessory use. A use incidental to the principal permitted or a conditionally permitted use on the same site.

18.206.030 Commercial Land Use Classifications
Adult business. An establishment or concern which, as a regular and substantial course of conduct, offers, sells, or distributes adult-oriented merchandise, or which offers to its patrons materials, products, merchandise, services, entertainment or performances that depict, describe, or relate to specified sexual activities: human genitals in a state of sexual stimulation or arousal; acts of human masturbation, sexual intercourse, oral copulation, or sodomy; fondling or other erotic touching of human genitals, pubic region, buttocks, or female breasts. See Chapter 18.60 (Adult Businesses).

Ambulance service. Provision of emergency medical care or transportation, including incidental storage and maintenance of vehicles.

Animal sales and services.

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

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

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

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

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

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

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

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

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

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

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

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

Automobile, vehicle/equipment sales and rentals. Sale or rental of automobiles, motorcycles, trucks, tractors, construction or agricultural equipment, mobile homes, boats and similar equipment, including storage, incidental repair and maintenance, and other activities accessory to the primary automobile vehicle/equipment sales and rentals, including but not limited to wholesale vehicle sales, Part 6 – Definitions and Land Use Classifications Chapter 18.210 Public Review Draft – October 2025
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unless such accessory uses are expressly limited or prohibited by the terms of the approval issued for the use.

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

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

Banks and savings and loans. A financial institution that provides retail banking services to individuals and businesses. This classification includes only those institutions engaged in the on-site circulation of money, including businesses offering check-cashing facilities. • With drive-up service. Institutions providing services accessible to persons who remain in their automobiles.

Building materials and services. Retailing, wholesaling, or rental of building supplies or equipment.

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

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

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

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

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

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

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

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

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

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

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

2. With live entertainment/dancing inside building. See “Live entertainment.”

3. With outdoor seating. Eating and drinking establishments with seating for patrons outside the building.

Equipment and appliance maintenance and repair services. An establishment providing repair services for personal items and small equipment, such as electronics, appliances, and office machines repair. This classification excludes maintenance and repair of vehicles. (See “Automobile, vehicle and equipment repair”)
Firearm sales. The sale, transfer, lease, or offer for sale or lease of a firearm. For purposes of this chapter, firearm sales shall include sale of ammunition, and the terms “firearm” and “ammunition” shall have the same meanings as set forth in Section 9.35.020 of the Municipal Code. See also “Retail sales.” Fitness facility. An establishment providing multiple types of exercise and physical conditioning services.

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

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

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

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

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

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

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

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

Maintenance and repair services. An establishment providing off-site repair services for personal items and small equipment, such as appliances and office machines repair, or building maintenance services. This classification excludes maintenance and repair of vehicles; see “Automobile, vehicle and equipment repair.”
Maintenance services establishment. An office establishment providing maintenance and repair services for residential and commercial properties, including businesses such as tree maintenance, pool maintenance, pest extermination services and similar uses. This classification excludes maintenance and repair of vehicles. (See “Automobile, vehicle and equipment repair”) Motel. An establishment offering transient lodging on a less than weekly basis primarily for automobile travelers where a majority of the sleeping units have access directly from parking areas. This classification includes a motor lodge and tourist court.

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

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

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

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

Personal improvement service. Provision of instructional, educational, or training services or facilities, including photography, fine arts, crafts, dance or music studio, singular specialized workout studios (but not including fitness facilities), driving school, diet center, reducing salon, and similar uses.

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

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

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

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

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

Travel services. An establishment providing travel information and reservations to individuals and businesses. This classification excludes car rental agencies.

18.206.040 Industrial Land Use Classifications
Fuel storage and distribution. Establishment engaged in storage and bulk distribution of petroleumbased fuels, including gasoline and diesel fuel and natural gas. This classification excludes automobile service stations.

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

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

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

Industry, limited. Manufacturing of finished parts or products, primarily from previously prepared materials; and provision of industrial services; both within an enclosed building. This classification includes bakeries, breweries, dry cleaning plants, printing, and businesses engaged in processing, fabrication, assembly, treatment, and packaging, but excludes basic industrial processing from raw materials, food processing, and vehicle/equipment services. • Small-scale. Limited to a maximum gross floor area of 5,000 square feet.

Research and development industry. An establishment primarily engaged in the research, development, and controlled production of high-technology electronic, industrial, or scientific products or commodities for sale. This classification also includes uses such as a biotechnology firm, Part 6 – Definitions and Land Use Classifications Chapter 18.210 Public Review Draft – October 2025
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manufacturer of nontoxic computer components, and uses involving personal fitness science and technology.

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

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

Wholesale distribution and storage. Establishment engaged in bulk sales of goods primarily to other vendors, with distribution and storage facilities without direct public access.

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

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

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

Day care, general. Provision of nonmedical care for more than 14 persons on a less than 24-hour basis. This classification includes nursery schools, preschools, and day care centers for children. (Government Code Sections 65915(i)(4), 65017.5(a)(1)).

Emergency medical care facility. A healthcare establishment that provides immediate medical treatment and care to individuals suffering from urgent, acute illnesses or injuries that require prompt attention. These facilities operate on a 24-hour basis, offering services such as emergency diagnosis, stabilization, and, when necessary, immediate interventions to prevent the deterioration of health. An emergency medical care facility may include, but is not limited to, emergency rooms, urgent care centers, trauma centers, and other specialized emergency care units. These facilities are staffed by licensed healthcare professionals, including physicians, nurses, and other medical personnel trained in emergency medicine.

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

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

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

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

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

Place of assembly. A facility intended for public or private assembly and meetings, including but not limited to civic auditoriums and theatres, banquet halls, community and civic centers, conference and convention facilities, meeting halls for clubs and other membership organizations, religious institutions and other places of worship.

Religious institution. A facility for religious worship and incidental religious education, but not including a private school. Falls under the broader land use classification of “Place of Assembly.” See definition for “Place of Assembly.”
Residential Care facility, large, licensed. Any one of the following residential or nonresidential care facilities, which serves seven or more residents (or clients):

1. A health facility, as defined at Health and Safety Code Section 1250, including general acute care hospital; acute psychiatric hospital; skilled nursing facility; intermediate care facility; intermediate care facility/ developmentally disabled – rehabilitative; special hospital; intermediate care facility/developmentally disabled; intermediate care facility/developmentally disabled – nursing; congregate living health facility; correctional treatment center (including inpatient health services and not including facilities providing offender rehabilitation services); nursing facility; and intermediate care facility/developmentally disabled – continuous nursing.

2. A community care facility, as defined at Health and Safety Code Section 1502, including:
residential facility; adult day program; therapeutic day services facility; foster family agency; foster family home; small family home; social rehabilitation facility; community treatment facility; full-service adoption agency; noncustodial adoption agency.

3. A residential care facility, as defined at Health and Safety Code Section 1568.01 as a residential care facility for persons with chronic, life-threatening illnesses who are 18 years of age or older, or are emancipated minors, and for family units.

4. A residential care facility for the elderly, as defined at Health and Safety Code Section 1569.2(k) as a housing arrangement chosen voluntarily by persons 60 years of age or over (or their authorized representative) where varying levels and intensities of care and supervision, protective supervision, or personal care are provided based on their varying needs.

5. A pediatric day health and respite care facility, as defined at Health and Safety Code Section 1760.2 as a facility which provides an organized program of therapeutic social and day health activities and services and limited 24-hour inpatient respite care to medically fragile children 21 years of age or younger, including terminally ill and technology dependent children.

6. An alcoholism or drug abuse recovery or treatment facility, as defined at Health and Safety Code Section 11834.02, licensed by the State.

Residential Care facility, large, unlicensed. A residential facility, not licensed by the State, in which seven or more individuals with a disability reside who are not living together as a family (as defined) Part 6 – Definitions and Land Use Classifications Chapter 18.210 Public Review Draft – October 2025
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and in which every person residing in the facility is an individual with a disability (except the licensee, members of the licensee’s family, or persons employed as facility staff).

School.

1. School, college and university. A public or private post-secondary institution for higher learning that grants associate or bachelor’s degrees and may also have research facility and/or professional schools that grant master and doctoral degrees. This may also include community colleges that grant associate or bachelor’s degrees or certificates of completion in business or technical fields. These institutions require at least a high school diploma or equivalent general academic training for admission. Includes community colleges, public or private colleges and universities, and technical schools.

2. School, private Privately owned and operated elementary, middle, secondary, or high school, or other institution providing academic instruction for students from kindergarten through 12th grade in compliance with the California Education Code.

3. School, technical, trade and vocational. A public or private post-secondary school providing occupational, job training, or recreational activities. Recreational activities include music, dance, or martial arts, or art lessons.

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

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

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

Wireless telecommunications facility. A facility that may include but is not limited to a support structure and attached antennas that sends and/or receives radio frequency signals. This includes antennas and all types of equipment for the transmission or receipt of such signals; telecommunications towers or similar structures built to support such equipment, wall-mounted facilities, microwave transmitting and receiving equipment, equipment cabinets and all other related accessory equipment.

18.206.060 Residential Land Use Classifications
Accessory dwelling unit. An attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary dwelling unit is situated.

An accessory dwelling unit also includes: (1) an efficiency unit, as defined in Health and Safety Code Section 17958.1, and (2) a manufactured home, as defined in Health and Safety Code Section 18007.

See Section 18.15.050 (Accessory Dwelling Units).

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Accessory dwelling unit, junior. A unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure. See Section 18.15.050 (Accessory Dwelling Units).

Bed and breakfast. An establishment offering lodging (with or without incidental meal and/or beverage service) in a single-family residential building and in conjunction with a single-family residential use, for short-term stays of less than 30 consecutive calendar days.

Boarding and lodging. The renting of a room or rooms within an existing single-family dwelling where:
(1) a bedroom or bedrooms are rented, with a separate rental agreement for each room, not for the entire dwelling; (2) for a minimum of 30 consecutive calendar days; (3) with the common use of kitchen facilities; and (4) those occupying the bedroom or bedrooms do not function as a family as defined in Section 18.215.060 (“F” Definitions).

Emergency shelter. Temporary housing, including interim intervention facilities (i.e., navigation centers, bridge housing, respite or recuperative care), with minimal supportive services for displaced persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay (Health and Safety Code Section 50801(e)).

Employee housing. Privately owned housing which houses up to six employees in living quarters and is provided in connection with any work, whether rent is involved. Employee housing is subject to the provisions of the Employee Housing Act. In compliance with the Government Code, employee housing, as defined herein, shall be deemed a single family land use and shall be regulated as such for the purposes of this Title.

Employee housing, agricultural. Housing consisting of no more than 36 beds in a group quarter or 12 units or spaces designed for use by a single family or household, or that is approved in compliance with Government Code Section 17021.8, shall be deemed an agricultural land use for the purposes of this Title.

Family day care home. A facility that regularly provides care, protection, and supervision for 14 or fewer children, in the provider’s own home, for periods of less than 24 hours per day, while the parents or guardians are away, as defined in Health and Safety Code section 1596.78. A family day care home includes a detached single-family dwelling, a townhouse, a dwelling unit within a dwelling, or a dwelling unit within a multifamily dwelling in which the underlying zoning district allows for residential uses. A family day care home is where the day care provider resides and includes a dwelling that is rented, leased, or owned.

Group residential. Shared living quarters, in multi-family zoning districts, with or without separate kitchen or bathroom facilities for each room or unit. This classification includes boarding houses, dormitories, and private residential clubs, but excludes care facilities.

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

See also “Cottage food operations.”
Low barrier navigation center. Housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing.

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Mobile or manufactured housing. A structure intended for human habitation manufactured or constructed under authority of 42 U.S.C. Sec 5403, Federal Manufactured Home Construction and Safety Standards, or California law (Health and Safety Code Sections 18007 and 18008). The structure is manufactured either in whole or in substantial part at an off-site location, transported to and assembled on-site, and placed on a permanent foundation.

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

Multi-family residential.
• Two-Unit Dwelling (Duplex). A residential building designed to accommodate two separate households/living units. These units are usually side by side, sharing a common wall, or stacked one above the other, with each unit having its own entrance and often its own yard or outdoor space.
• Three-Unit Dwelling (Triplex). A residential building designed to accommodate three separate households/living units, each with its own entrance and often separate facilities.

Triplexes can be arranged in various configurations, such as side-by-side, stacked, or a combination of these layouts.
• Four-Unit Dwelling (Fourplex or Quad). A residential building designed to accommodate four separate households/living units, each with its own entrance and amenities. These units can be arranged in different layouts, including all on one floor, stacked in two or more levels, or in a combination of these configurations.
• Multi-Unit Dwelling (Over Five Units). A residential building or complex containing more than five separate living units. This category includes apartment buildings, condominiums, and larger residential complexes with various layouts and shared amenities such as common areas.

Residential care facility, small, licensed. A facility serving six or fewer residents (not including the licensee or members of the licensee’s family or staff) and is licensed by the State. Any combination of two or more residential care facilities that are under the control and management of the same owner, operator, management company, licensee, or any affiliate of them, and are integrated components of one operation, are considered one facility.

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

Senior housing. Housing that is available only to households in which the head of the household is 55 years of age or older, and which is not a residential care facility as defined in this Section.

Single-room occupancy. A single-room occupancy facility is a residential building that includes multiple single-room occupancy units. “Single-room occupancy unit” means housing consisting of single-room dwelling units that are the primary residence of their occupant or occupants. If the singleroom occupancy housing consists of new construction, conversion of nonresidential space, or Chapter 18.210 Land Use Classifications
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reconstruction, the unit must contain either food preparation or sanitary facilities and may contain both.

If the single-room occupancy housing consists of acquisition or rehabilitation of an existing residential structure or hotel, neither food preparation nor sanitary facilities are required to be in the unit, but if the units do not contain sanitary facilities, the building must contain sanitary facilities that are shared by tenants.

Single-family residential. An attached or detached residential building designed to accommodate one household/living unit on a single lot. A single-family residential development may be “attached” to another single-family residential development on an adjacent property as allowed by the Building Code.

Single-family residential with boarder or lodger. See “boarding and lodging” in this Section.

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

Transitional housing. Buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. Transitional housing is a residential use subject only to the same requirements as apply to other residential dwellings of the same type in the same zoning district.

18.206.070 Temporary Land Use Classifications
Temporary uses are short-term or temporary in nature that are classified separately for purposes of the land use regulations; provided, that the use does not exceed any time limits specified in the Temporary Use Permit as established in Chapter 18.160 (Use Permit, Temporary). If the event takes place partly or wholly on public property, see Chapter 6.20 (Special Event Permit) of this Title.

Agricultural sales. The seasonal sales of agricultural or horticultural products, including firewood.

Excludes Christmas tree and pumpkins sales, as defined in this Chapter.

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

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

Christmas tree sales. The seasonal display and sale of Christmas trees and Christmas wreaths.

Includes preparation of the site, fencing, trailers, tents, necessary storage, equipment, and related accessory services (i.e., netting, baling, flocking).

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

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

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

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

Live entertainment event. A non-recurring concert, carnival, circus, fair, or similar event.

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

Pumpkin sales. The seasonal display and sale of pumpkins. Includes preparation of the site, fencing, trailers, tents, necessary storage, and equipment.

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

Group assembly events. A non-recurring event intended for the meeting or assembly of a, group, club, or membership organization conducted on a site that is not permanently occupied by a place of assembly use.

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

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

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

Trade fairs. Display and sale of goods or equipment related to a specific trade or industry.

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Chapter 18.215
Definitions
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Chapter 18.215 Definitions
Sections

18.215.010 “A” Definitions

18.215.020 “B” Definitions

18.215.030 “C” Definitions

18.215.040 “D” Definitions

18.215.050 “E” Definitions

18.215.060 “F” Definitions

18.215.070 “G” Definitions

18.215.080 “H” Definitions

18.215.090 “I” Definitions

18.215.100 “J” Definitions

18.215.110 “K” Definitions

18.215.120 “L” Definitions

18.215.130 “M” Definitions

18.215.140 “N” Definitions

18.215.150 “O” Definitions

18.215.160 “P” Definitions

18.215.170 “Q” Definitions

18.215.180 “R” Definitions

18.215.190 “S” Definitions

18.215.200 “T” Definitions

18.215.210 “U” Definitions

18.215.220 “V” Definitions

18.215.230 “W” Definitions

18.215.240 “X” Definitions

18.215.250 “Y” Definitions

18.215.260 “Z” Definitions
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18.215.010 “A” Definitions
Acre, gross. A measure of total land area of any lot including future streets, parks, and other land dedications.

Acre, net. The gross area of a lot excluding:

1. Land to be dedicated for required easements for vehicles and rights-of-way, either public or private;

2. Land determined to be hazardous and unbuildable; and/or

3. Land to be dedicated for schools and parks or other facilities dedicated for public use.

Active frontages. Building frontages with occupied spaces that encourage engagement between the building tenants and the public realm. Active frontages allow visual or physical access to the active uses within the building from streets, sidewalks, and paseos.

Affordable housing cost. The maximum cost to rent or purchase a house as defined in Section 50052.5 of the Health and Safety Code (Government Code Section 65915(d)(1).).

4. For extremely low-income households, the product of 30 percent times 30 percent of the area median income adjusted for family size appropriate for the unit;

5. For very low-income households, the product of 30 percent times 50 percent of the area median income adjusted for family size appropriate for the unit;

6. For low-income households whose gross incomes exceed the maximum income for very lowincome households and do not exceed 70 percent of the area median income adjusted for family size, the product of 30 percent times 70 percent of the area median income adjusted for family size appropriate for the unit. In addition, for any lower income household that has a gross income that equals or exceeds 70 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable housing cost not exceed 30 percent of the gross income of the household;

7. For moderate-income households, affordable housing cost shall not be less than 28 percent of the gross income of the household, nor exceed the product of 35 percent times 110 percent of area median income adjusted for family size appropriate for the unit. In addition, for any moderate-income household that has a gross income that exceeds 110 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable housing cost not exceed 35 percent of the gross income of the household.

Affordable units. Living units that are required to be rented at affordable rents or available at affordable housing costs to specified households.

Alteration. Any modification, change, or adjustment made to a building or structure that affects its physical dimensions, design, function, or use.

Animal.

1. Animal, large domestic. An animal other than a rooster, a nondomestic animal or a small domestic animal as defined herein, and which is typically kept in a coop, corral, stable, or pen, including but not limited to equine (e.g., horses, donkeys, and llamas), bovine, porcine, and Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
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ratite (e.g., ostrich, emu and rhea) species, other hoofed animals (e.g., goats or sheep) and any variety of fowl other than hens, which are considered small domestic animals as defined in this Section.

2. Animal, nondomestic. A wild animal not customarily confined or cultivated by man for domestic or commercial purposes but kept as a pet or for display.

3. Animal, small domestic. A small animal of the type generally accepted as a pet, including dog, cat, rabbit, songbird, fish, and the like, but not including chicken, rooster, duck, goose, pea fowl, goat, sheep, pig, hog, or the like.

Antenna. Any system of wires, poles, rods, panels, reflecting discs, or similar devices used for the transmission or reception of radio frequency electromagnetic waves when such system is external and attached to the exterior of a structure or a pole.

Area median income (AMI). The area median income for Contra Costa County as published at Title 25, California Code of Regulations, Section 6932.

Attached, building or structure. A building or structure that shares a common wall, is physically connected to another building or structure, or two structures that are less than one foot away from each other as measured from the furthest projection on each structure.

Average percent of slope. The ratio between vertical and horizontal distances expressed in percent; the mathematical expression of which is based upon the formula described below:

Figure 18.215-1
Average Percent of Slope Calculation

18.215.020 “B” Definitions
Balcony. A platform that projects from the wall of a building, typically above the first level, and is surrounded by a rail, balustrade, or parapet.

Base density. The maximum number of dwelling units on a particular lot of land which complies with the General Plan and all applicable provisions of this Zoning Ordinance.

Basement. The portion of a building that is completely below grade. If any part of a building story is above grade, it will not be considered a basement. A basement does not count as a story when calculating the "number of stories" for development regulation purposes. However, sub-level floors, including basements, are included in floor area ratio (FAR) calculations. The addition of any access points, as required by the Building Code, does not change the classification of a basement, provided that all other portions of the floor remain below grade.

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Blockface. The properties abutting on one side of a street and lying between the two nearest intersecting or intercepting streets, or nearest intersecting or intercepting street, unsubdivided land, watercourse, or City boundary.

Figure 18.215-2
Blockface
Boarder. A person who rents a room within a living unit from a landlord.

Breezeway. A roofed, open-sided passageway connecting two structures, such as a house and a garage.

Building. Any structure having a roof supported by columns or walls for the housing or enclosure of persons, animals, chattel, or property of any kind.

Building height. The vertical distance of a building as measured from grade to a base point on the building in compliance with Section 18.55.030 (Height Standards and Exceptions). See definition for “grade.”

18.215.030 “C” Definitions
Caretaker’s quarters. A dwelling unit on the site of a non-residential use, occupied by someone employed to care for a property or facility. Caretaker’s quarters are meant to serve only as a secondary or accessory use to the existing use on the property.

Collection buildings. Buildings with a gross floor area of 225 square feet or less used for the deposit and storage of recyclables.

Commercial cannabis use. Commercial cannabis use means and includes the commercial cultivation, possession, manufacture, distribution, processing, storing, laboratory testing, packaging, labeling, transportation, wholesale or retail delivery, wholesale or retail sale of cannabis and cannabis products, or any combination of such activities, whether or not carried out for profit, and any other activity that requires a license, or may require a license in the future, pursuant to the Medicinal and Adult-Use Cannabis Regulation and Safety Act, California Business and Professions Code, Division 10, section 26000 et seq. Without limiting the foregoing, the term “commercial cannabis use” also includes a medical marijuana dispensary, a patient collective or patient cooperative operating under the Compassionate Use Act (Health & Safety Code Section 11362.5) and/or the Medical Marijuana Program Act (Health & Safety Code Section 11362.7 et seq.), as each may be amended; a nonprofit licensee under Business and Professions Code section 26070.5; and a cannabis cooperative association under Business and Professions Code section 26220 et seq.

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Condominium project. A housing development of two or more units, the interior space of which are individually owned, with the balance of the property owned by the owners of the individual units. See also Civil Code Section 1351(f) and Government Code Section 65915(b)(4).

Construction cost index. The Engineering News Record San Francisco Building Cost Index. If the index ceases to exist, the City Manager shall submit another cost index which is in their judgment is the nearly equivalent to the original index as possible.

Consumer price index. The U.S. Department of Labor, Bureau of Labor Statistics, Consumer Price Index for all Urban Consumers for the San Francisco, Oakland, San Jose Metropolitan Statistical Area or, if the index is discontinued, a successor index selected by the City Manager.

Container or storage unit. A container or storage unit includes, but is not limited to, any of the following if 15 cubic yards or larger: a debris or trash box, a cargo or storage container, a construction or transport trailer (when detached from the truck trailer). A container or storage unit is not permanently attached to the ground. A container or storage unit does not include an accessory structure as defined in this Chapter, or a trash container storage unit placed by the disposal company licensed by the City, when that container is used for regular, weekly garbage pick-up.

Cottage food operations. An enterprise that has not more than $50,000 in gross annual sales; operated by a “cottage food operator” (who operates in his or her private home and owns the operation); and having not more than one full-time equivalent employee, not including a family or household member; that involves preparation of “cottage food products” which are nonhazardous foods such as baked goods without cream or meat fillings; candy; chocolate-covered nonperishable foods; dried fruit; dried pasta; dry baking mixes; fruit pies; granola, cereals and trail mixes; herb blends and dried mole paste; honey; jams, jellies, preserves; nut mixes and nut butters; popcorn; vinegar and mustard; roasted coffee and dried tea; waffle cones and pizelles; other items added by the State Public Health Officer on an approved food products list (Health and Safety Code Section 113758). See also “home occupation.” Coverage, lot or site. The percentage of a site covered by a building, accessory structure, roof, soffit, trellis, and eave or overhang extending more than two feet from a wall, and by a deck or above ground pool more than 36 inches in height.

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Figure 18.215-3
Lot Coverage
Cultural resource. Improvements, buildings, structures, signs, features, sites, landscapes, trees, or other objects of scientific, aesthetic, educational, cultural, architectural, or historical significance to the citizens of the City, the Diablo Valley, the Northern California region, or the nation which may be eligible for designation or designated and determined to be appropriate for historic preservation by the Architectural Review Commission, or by the City Council on appeal, in compliance with the provisions of the Zoning Ordinance.

18.215.040 “D” Definitions
Daylight plane. An inclined plane, beginning at a stated height above grade at a side or rear property line, and extending into the site at a stated upward angle to the horizontal, which may limit the height or horizontal extent of structures at any specific point on the site where the daylight plane is more restrictive than the height limit or the minimum yard applicable at such point on the site.

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Figure 18.215-4
Daylight Plane
(The diagram is illustrative)
Deck. A platform, either freestanding or attached to a building, that is supported by pillars or posts (see also “balcony”).

Density bonus. As defined by Government Code Section 65915 et seq.

Density bonus housing agreement. A legally binding. recorded agreement between an owner/developer and the City to ensure that the requirements of this Zoning Ordinance and State law are satisfied. The agreement, among other things, shall establish the number of target bonus units, their size, location, terms and conditions of affordability, and production schedule. The agreement shall also require management and maintenance of the units. See Section 18.15.110 (Density Bonus).

Density bonus units. Residential dwelling units allowed to exceed the otherwise allowable maximum residential density for the development site in compliance with the Zoning Ordinance and State law.

Detached, building or structure. A building or structure shall be considered detached from any other building or structure; provided, the distance is a minimum of one-foot from any wall or projection, measured at the closest point. See definition for the term “attached.” Development agreement. A contract between the City and an applicant for a development project, in compliance with Chapter 18.190 (Development Agreement) and Government Code Section 65864 et Chapter 18.215 Definitions
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seq. A development agreement is intended to provide assurance to the applicant that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to City policies, rules, and regulations after project approval. In return, the City may be assured that the applicant will provide infrastructure and/or pay fees required by a new project.

Development standard. Any site or construction condition that applies to a residential development pursuant to any ordinance, general plan element, specific plan, or other local condition, law, policy, resolution or regulation.

Driveway. A paved area on a lot necessary to provide direct access for vehicles between a street and either:

1. An area on a residential lot containing four or fewer parking spaces;

2. An aisle between spaces in a parking lot;

3. A loading berth; or

4. A refuse storage area.

18.215.050 “E” Definitions
Electric vehicle (EV) charger. A device that supplies electric power to charge the battery of an electric vehicle.

Electric vehicle charging space (EV space). A space intended for charging electric vehicles.

Electric vehicle charging station (EVCS). One or more electric vehicle charging spaces served by an electric vehicle charger or other charging equipment. Where a multiport electric vehicle charger can simultaneously charge more than one vehicle, the number of electric vehicle charging stations shall be considered equivalent to the number of electric vehicles that can be simultaneously charged.

Environmental impact report (EIR). An environmental report used to assess the physical characteristics of an area and to determine what effects will result if the area is altered by a proposed action, prepared in compliance with the California Environmental Quality Act (CEQA).

Exterior architectural feature. The architectural element embodying style, design, general arrangement, and components of all the outer surfaces of an improvement including, but not limited to, the kind, color and texture of the building materials and the type and style of all windows, doors, lights, signs, and other fixtures appurtenant to such improvement.

18.215.060 “F” Definitions
Family. One or more persons occupying premises and living as a single nonprofit housekeeping unit, as distinguished from a group occupying a boarding or lodging house, hotel, club, or similar dwelling for group use. A family shall not include a fraternal, religious, social, or business group. A family shall be deemed to include domestic worker.

Fence. A barrier made of wire, wood, metal, masonry, or other material used as a screen or enclosure for a yard, equipment, or open space. It includes a wall, gate, or structure used as a fence. A retaining wall, freestanding (monument) sign, or landscape structure is not considered a fence except for that portion which is used as a fence. See Chapter 18.75 (Fences, Walls, and Screening).

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Floor area, gross. The total area of all floors in a building, excluding basements, as measured to the outside surface of exterior walls or to the centerline of common walls. It excludes any crawl space, area used exclusively for vehicle parking or loading, breezeway, attic without floor, and any open porch, deck, balcony, or terrace.

Floor area, net. The total area of all floors in a building as measured to the outside surface of exterior walls or to the centerline of common walls. It excludes any crawl space, area used exclusively for vehicle parking or loading, breezeway, attic without floor, and an open porch, deck, balcony or terrace.

It also excludes any corridors, hallways, stairways, elevator shafts at each floor level, service and mechanical equipment rooms, and attic areas having a height of more than seven feet, and, in industrial areas, storage sheds with less than 150 square feet of space, bunkers, electrical substations, smoking shelters, instrument shelters, and similar enclosures.

Floor area ratio (FAR). The gross floor area of a building or buildings on a lot divided by the lot area or site area.

Figure 18.215-5
Floor Area Ratio
(The diagram is illustrative)
For-sale project. A residential project, or portion thereof, which is intended to be sold to an owneroccupant upon completion.

Frontage types.

1. Frontage, building. The building facade facing a street or public open space.

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2. Frontage, site. The width of the site along a street or public open space.

3. Frontage, street. The property line or part of the site facing a street or public open space. The street frontage is the length of the front lot line or, in the case of a corner lot, the front lot line plus the corner side lot line.

18.215.070 “G” Definitions
General plan. The City of Pleasant Hill General Plan, including all its elements and all amendments, as adopted by the City Council under the provisions of Government Code Sections 65300 et seq., and referred to in this Zoning Ordinance as the "General Plan." Grade.

1. Grade, average. The average level on the surface defined as the shortest distance between finished grade at the highest and lowest sides of a structure.

2. Grade, existing. The level of the ground or pavement at a stated location as it exists prior to disturbance in preparation for a project regulated by this chapter.

3. Grade, finished. The lowest point of elevation of the finished surface of the ground, paving or sidewalk within the area between the building and the property line or, when the property line is more than five feet from the building, between the building and a line five feet from the building.

4. Grade, street. The top of the curb, or the top of the edge of the pavement or traveled way where no curb exists.

18.215.080 “H” Definitions
Height. The vertical dimension measured from finished grade, unless otherwise specified. See building height as defined in this Chapter.

Historic district. Any area containing a concentration of improvements which have a special character, historical interest or aesthetic value, which possess integrity of location, design, setting, materials, workmanship, feeling and association, or which represent one or more architectural periods or styles typical of the history of the City, and that has been designated an historic district.

Housing development project. Residential construction projects as defined in Government Code Section 65589.5(h)(2).

18.215.090 “I” Definitions
Illumination, direct. Illumination by means of light that travels directly from its source to the viewer’s eye.

Illumination, indirect. Illumination by means only of light cast upon an opaque surface from a concealed source.

Improved pedestrian connection. An elevated overhead pedestrian access bridge or sidewalk or below street grade pedestrian access tunnel below finished grade of Interstate 680.

Incentive or concession. The benefit offered by the City to facilitate construction of eligible affordable housing costs and units as defined by this Chapter. Examples of incentives/concessions include Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
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adjustment of development standards, expedited processing of entitlements, relaxation of otherwise applicable entitlement conditions, and provisions for mixed-use activities. See Section 18.15.110 (Density Bonus).and Government Code Section 65915 et seq.

Inclusionary unit. A dwelling unit reserved for occupancy by a low- or very low-income household (as defined by Health and Safety Code Sections 50079.5 and 50105) with a new residential development.

18.215.100 “J” Definitions
No terms defined.

18.215.110 “K” Definitions
Kitchen. Any part of a room or structure which is designed, built, used, or intended to be used for the preparation or cooking of food and must contain, at minimum, an oven or stove, a refrigerator, and a sink having a drain outlet of larger than one and one-half inches in diameter. A kitchen may also include a microwave, dishwasher, garbage disposal, or other appliances for cooking, preparing, or storing food.

A kitchen does not include bars, butler’s pantries, or similar rooms adjacent to or connected with a kitchen.

18.215.120 “L” Definitions
Land use. The purpose for which a site or structure is arranged, designed, intended, constructed, moved, erected, altered, or enlarged or for which either a site or structure is or may be occupied or maintained.

Landscape. To plant and maintain some combination of trees, ground cover, shrubs, vines, flowers, or lawn. Required landscaping may include natural features such as existing or imported rock and structural features including fountains, pools, artwork, screens, walls, fences, or benches. A landscaped area may also include a walkway or concrete plaza if it is an integral part of the elements of landscaping described above. Plants on rooftops, porches, or in boxes attached to buildings are not considered landscaping.

Landscaping, interior. A landscaped area(s) within a defined the perimeter of the parking or loading area as shown in Figure 18.215-6, or similar paved area, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).

Landscaping, perimeter. A landscaped area adjoining the exterior boundary of a parking or loading area as shown in Figure 18.215-6, or similar paved area, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).

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Figure 18.215-6
Landscaping: Interior/Exterior
Living unit. One or more rooms designed, occupied or intended for occupancy as separate living quarters, and include a kitchen, sleeping area, and bathroom facilities.

Lot. A site or parcel of land.

Lot area. The horizontal area within the property lines excluding public-access corridors, vehicular easements, and areas to be included in future street rights-of-way as established by easement, dedication, or ordinance.

Lot depth. The horizontal distance from the midpoint of the front lot line to the midpoint of the rear lot line, or to the most distant point on any other lot line where there is no rear lot line.

Lot line types.

1. Front lot line. A lot line abutting the street or easement providing access to the lot. The front lot line of a corner lot is the shortest street line. If the street lines are the same length, any of the street-abutting lot lines may be considered the front lot line, unless one streetabutting lot line results in nonconforming setbacks. a Flag lots. The front lot line of a flag lot (see "flag lot" under "lot types”) is measured at the point where the "pole" meets the bulk ("flag") of the lot parallel to the rear lot line of the lot adjacent to the pole as shown in Figure 18.215-7 (Flag Lot Front Lot Line).
b Irregular shaped lots. The front lot line of an irregular shaped lot shall be determined by the Zoning Administrator.

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Figure 18.215-7
Flag Lot Front Lot Line

2. Interior lot line. A lot line not abutting a street.

3. Rear lot line. A lot line, not a front lot line, that is parallel or approximately parallel to the front lot line. Where no lot line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line shall be deemed the rear lot line for the purpose of measuring rear yard depth.

4. Side lot line. A lot line that is not a front lot line or a rear lot line.

5. Street lot line. A lot line, other than the front lot line, abutting a street.

Lot types.

1. Corner lot. A lot bounded by two or more adjacent street lines that have an angle of intersection of not more than 135 degrees on a street or private driveway serving two or more additional properties or dwelling units (not counting accessory dwelling units). The front yard of a corner lot shall adjoin the shortest street property line; provided, that where street property lines are substantially the same length, the Zoning Administrator shall determine the location of the front yard based on existing or proposed access to the principal building on the lot. See Subsection

18.15.040.D (Corner and Double-Frontage Lot Setbacks) for additional development regulations for corner lots.

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2. Double-frontage lot. An interior lot having frontage on more than one street. Each frontage from which access is permitted shall be deemed a front lot line. See Subsection 18.15.040.D (Corner and Double-Frontage Lot Setbacks) for additional development regulations for doublefrontage lots.

3. Flag lot. A lot with a narrow strip of land, known as the "staff" or "pole," that provides access to the main, larger portion of the lot, which is often referred to as the "flag." The staff portion typically resembles a flagpole and connects the larger, buildable area of the lot to a public street or private road.

4. Interior lot. A lot other than a corner lot.

5. Irregular lot. A lot characterized by boundaries that may have varying lengths, non-parallel sides, or unusual angles, resulting in a form that does not conform to the other lot types defined herein. For the purposes of this Title, the lot lines of an irregular lot shall be determined by the Zoning Administrator.

6. Key lot. A key lot is an interior lot whose front yard abuts the rear yard of a corner lot.

Figure 18.215-8
Lot Types
Lot width. The average horizontal distance between the side lot lines measured at right angles to the lot depth from the required front yard setback and from the required rear yard setback or from the rearmost point of the lot depth in cases where there is no rear lot line. (See lot depth, lot width diagram.) Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
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Figure 18.215-9
Lot Depth and Width
(The diagram is illustrative)
Low-income household. A household whose income does not exceed the low-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development in compliance with Health and Safety Code Section 50079.5.

Lower income household. A lower income household as defined in Civil Code Sections 51.3 and

51.12 (Government Code Section 65915(b)(1) and (c)(1), and Health and Safety Code Section 50079.5.).

18.215.130 “M” Definitions
Market rate units. New living units in residential projects which are not affordable units.

Maximum allowable residential density. The maximum number of residential units permitted by the General Plan on the date the application is deemed complete. See Government Code Section 65915(o)(2).

Mixed-use. A type of development where a variety of uses such as office, commercial, institutional, and residential are combined in a single building or on a single site in an integrated project.

Mobile recycling unit. An automobile, truck, trailer, or van, licensed by the State Department of Motor Vehicles, which is used for the collection of recyclable materials, including the bins, boxes or containers transported by trucks, vans or trailers and used for the collection of recyclable materials.

Moderate-income household. A household whose income does not exceed the moderate-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development in compliance with Section 50079.5 of the California Health and Safety Code (Government Code Section 65915(c)(2), Health and Safety Code Section 50093).

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18.215.140 “N” Definitions
Natural feature. Any tree, plant life, water feature, or rock outcropping.

Noncommercial message or speech. Any message that is not commercial speech, which includes but is not limited to, messages concerning political, religious, social, ideological, public services, and informational topics.

Nonconforming sign, legal. A sign, outdoor advertising structure, or display of any character that was lawfully erected or displayed before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with currently applicable requirements prescribed for the zoning district in which the sign is located.

Nonconforming structure, legal. A structure that was lawfully erected before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with the currently applicable provisions and/or development standards established for the zoning district in which the structure is located (e.g., setbacks, structure height, distance between structures).

Nonconforming use, legal. A use of a structure of land that was lawfully established and maintained before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with currently applicable use regulations for which the zoning district in which it is located.

Nonrestricted unit. All units within a housing development excluding the affordable target units, as defined in this Chapter.

18.215.150 “O” Definitions
Off-street loading facilities. A site or portion of a site devoted to the loading or unloading of motor vehicles or trailers, including loading berths, aisles, access drives, and landscaped areas.

Open space types.

1. Private open space. An open area outside of a building adjoining and directly accessible to a dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests.

2. Shared open space. An open area within a residential development reserved for the exclusive use of residents of the development and their guests.

3. Passive Open Space. An open area outside of a building or structure that is more natural in quality and does not provide facilities or access to users (such as walking paths or seating).

Passive open spaces may include, but are not limited to, bioswales, landscaped areas, and natural habitat.

4. Active Open Space. An open space area or recreational area that has any type of user facility (e.g., walking path, benches, restrooms, sports fields or courts). See also "park and recreational facility" definition in Section 18.210.050 (Public and Semi-Public Land Use Classifications).

5. Yard. An open space on the same site as a structure, unoccupied and unobstructed by structures from the ground upward except as otherwise provided in this Chapter, including a front yard, side yard, corner side yard, or rear yard.

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Ordinary maintenance and repair. Any work, for which a Building Permit is not required by law, where the purpose and effect of such work is to correct any deterioration of or damage to a structure or any part thereof and to restore the same to its condition prior to the occurrence of such deterioration or damage. See definition for the term “alteration.”
Outdoor storage. Storage outside of a building of material not intended for immediate sale or exhibition.

Owner. The person(s) or entity(ies) that hold legal or equitable title to a dwelling or lot.

18.215.160 “P” Definitions
Rooftop equipment. Any structure located on the roof of a building which encloses mechanical equipment.

Permitted. Allowed without a requirement for approval of a Conditional Use Permit or Temporary Use Permit.

Planned development. A development (other than a community apartment project, a condominium project, or a stock cooperative) having either or both of the following features:

1. The common area is owned either by an association or in common by the owners of the separate interests who possess appurtenant rights to the beneficial use and enjoyment of the common area.

2. A power exists in the association to enforce an obligation of an owner of a separate interest with respect to the beneficial use and enjoyment of the common area by means of an assessment which may become a lien upon the separate interests in compliance with Civil Code Section 1367 et seq. (Government Code Section 65915(b)(4); Civil Code Section 1351(k).)
Porch. A covered platform at an entrance to a dwelling, or an open or enclosed gallery or room, which is not heated or cooled and is attached to the outside of a building.

Preexisting. In existence prior to the effective date of this Zoning Ordinance.

Primary street. A main thoroughfare, including “arterial” through routes and mixed-use, multifunctional right -of-way (at least in part along their length), providing access to properties as well as other amenities.

Processing facility. A building or enclosed space used for the collection and processing of recyclable material, and/or used motor oil, by such means as flattening, mechanical sorting, compacting, baling, shredding, grinding, crushing, and cleaning.

1. A light-processing facility occupies less than 45,000 square feet and includes equipment for baling, briquetting, crushing, compacting, grinding, shredding and sorting of source-separated recyclable materials, except ferrous metals other than food and beverage containers, and repairing of reusable materials.

2. A heavy-processing facility is any processing facility other than a light-processing facility.

Project. Any proposal for new or changed use, or for new construction, alteration, or enlargement of any structure, that is subject to the provisions of this chapter.

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Project site. The specific location on which a development, use, structure, or building is proposed.

Published standards. The standards for specific income levels for Contra Costa County, as published under Title 25, California Code of Regulations Section 6932.

18.215.170 “Q” Definitions
Qualifying household. A household meeting statutory or regulatory requirements to receive the benefits conferred by a statutory or regulatory program.

Qualifying resident. Senior citizens or other persons eligible to reside in a senior citizen housing development (Civil Code Sections 51.3 and 51.12.).

18.215.180 “R” Definitions
Reasonable accommodation. Providing individuals with disabilities, or developers of housing for individuals with disabilities, flexibility in the application of land use, zoning and building regulations, policies, practices and procedures or waiving enforcement, if necessary, to ensure equal access to housing for individuals with disabilities in compliance with Chapter 18.135 (Reasonable Accommodation), and State and Federal fair housing laws.

Recreational Vehicle. In compliance with Health and Safety Section 18010, a motor home, travel trailer, truck camper, or camping trailer, with or without motive power, originally designed for human habitation for recreational, emergency, or other occupancy, which meets all the following criteria:
• It contains less than 320 square feet of internal living room area, excluding built-in equipment, including wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms; • It contains 400 square feet or less of gross area measured at maximum horizontal projections; • It is built on a single chassis; and
• It is either self-propelled, truck-mounted, or permanently towable on the highways without a towing permit.

Recyclable material. Reusable material including, but not limited to, metals, glass, plastic and paper which are intended for reuse, remanufacture, or reconstitution for the purpose of using the altered form.

Recyclable material does not include refuse or hazardous materials but may include used motor oil.

Recycling facility. A center for the collection and/or processing of recyclable materials.

Rehabilitation. Restoring a property to make it usable for modern purposes while preserving its important historical, architectural, and cultural features.

Rental projects. A residential project, or portion thereof, which is intended to be rented to tenants upon completion.

Resale control. A resale restriction placed on inclusionary units by which the price of such units and income of the purchaser will be restricted to assure affordability and occupancy by qualifying households and residents.

Residential project. Any planned zoning district, subdivision map, or discretionary land use entitlement which authorizes five or more living units or residential lots, or living units and residential lots which total five or more in combination. For the purpose of this Zoning Ordinance, contemporaneous construction of five or more living units on a lot, or on contiguous lots for which there is evidence of Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
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common ownership or control, even though not covered by the same land use entitlement, shall also be considered a residential project. Construction shall be considered contemporaneous for all units which do not have completed final inspections for occupancy and which have outstanding, at any one time, any one or more of the following: planned zoning district, subdivision map, or other discretionary entitlement, or Building Permits, or applications for such an approval or permits.

Residential structure types.

1. Accessory dwelling unit. An attached or detached dwelling unit that is located on a single lot with another, primary dwelling unit and provides complete facilities for independent living for one or more persons. These facilities include permanent provisions for living, sleeping, cooking and sanitation. See Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)).

2. Accessory dwelling unit, junior (JADU). An accessory dwelling unit which is located within the living space of an existing primary single-unit dwelling, as defined in the California Health and Safety Code. See Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)).

3. Dwelling. A building designed exclusively for residential occupancy, including single-family, duplex, and multifamily, but not including a hotel, motel, or boardinghouse.

4. Dwelling unit. One or more habitable rooms designed for occupancy by one or more persons for living and sleeping purposes and having a kitchen.

5. Multi-family dwelling. A building used and designed to accommodate two or more separate households/living units. Each unit has its own entrances, bathrooms, kitchens, and living areas.

See “Multifamily Residential” in Section 18.210.060 (Residential Land Use Classifications).

6. Single-family dwelling. A building designed to accommodate one household/living unit on a single lot. See “Single-Family Residential” in Section 18.210.060 (Residential Land Use Classifications).

Reverse vending machine. An automated mechanical device that accepts at least one or more types of empty beverage containers including aluminum cans, glass and plastic bottles, and issues a cash refund or a redeemable credit slip. A reverse vending machine may sort and process containers mechanically; provided, that the entire process is enclosed within the machine.

1. A single-feed revenue vending machine is designed to accept individual containers one at a time.

2. A bulk reverse vending machine is designed to accept more than one container at a time and to compute the refund or credit due on the basis of weight.

Room, habitable. A room meeting the requirements of the Uniform Building Code and Uniform Housing Code for its intended use (e.g., sleeping, living, cooking, or dining), excluding such enclosed places as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms, garages, and similar spaces.

18.215.190 “S” Definitions
Senior citizen housing development. A housing development as defined in California Civil Code Section 51.3(b)(4) (Government Code Section 65915(b)(3).).

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Setback line. A line within a lot parallel to a corresponding lot line, which is the boundary of any specified front, side, corner side or rear yard, or a line otherwise established to govern the location of buildings, structures or uses. Where no minimum front, side, corner side or rear yards are specified, the setback line shall be coterminous with the corresponding lot line.

Shopping center. A unified group of retail businesses and service uses on a single site with common parking facilities. A shopping center may include pads for future buildings.

Short-term stay. The rental of a dwelling or a portion thereof by the owner to another person or group of persons for the lodging or sleeping for a term of less than 30 consecutive calendar days.

Sign. Any identification, description, illustration, or device illuminated or nonilluminated, which is visible to the general public and directs attention to a product, service, place, activity, person, institution, business or solicitation, including any permanently installed or situated merchandise; or any emblem, painting, flag, banner, pennant, or placard designed to advertise, identify, or convey information.

Sign types.

1. Animated sign. Any sign which uses mechanical or electrical movement or change of lighting, either natural or artificial, to depict action or to create a special effect or scene.

2. Banner. Any sign of lightweight fabric or similar material that is mounted to a pole or a building at one or more edges.

3. Business identification sign. A sign that serves to identify only the name and address of the premises, business, building or portion of building upon which it is located and includes no other advertising such as product lists, phone numbers and hours of operation. Such a sign may include a logo or business symbol.

4. Commercial sign. A sign that is intended to attract attention to a commercial or industrial business, occupancy, product, good, service or other commercial or industrial activity for a commercial or industrial purpose.

5. Directional or informational sign. Any sign erected for the sole purpose of indicating the route to, direction of or location of a given goal, or which provides regulatory or service information of a non-advertising character. Directional and informational signs include but are not limited to: signs that denote the route to any City, community facility, historic place, or hospital; signs directing and regulating traffic; signs directing visitors to tourist-oriented businesses; notices of any utility or transmission company necessary for the direction or safety of the public; and signs, notices or symbols as to the time and place of civic meetings.

6. Directory sign. A pedestrian-oriented sign which identifies or lists the names and locations of tenants at a multi-tenant site.

7. Electronic readerboard. A changeable, moving message sign consisting of a matrix of lamps, light emitting diodes (LEDs), or similar devices which are computer-controlled.

8. Flag. Any fabric, banner, or bunting containing distinctive colors, patterns, or design, used as a symbol.

9. Flashing sign. An illuminated sign which exhibits changing light or color effect by blinking or any other such means so as to provide a nonconstant illumination.

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10. Freestanding sign. A sign which is self-supporting in a fixed location and not attached to a building. It includes a sign connected or attached to a sign structure, fence, pole, wall, tree or other vegetation and which is not an integral part of a building.

11. Grand opening sign. A sign used by newly established businesses to inform the public of their location and services.

12. Incidental sign. A small sign less than one square foot pertaining to goods, products, services or facilities that are available on the premises where the sign occurs and intended primarily for the convenience of the public.

13. Logo. A trademark or company name symbol.

14. Master sign program. A coordinated sign plan which includes details of all signs (not including exempt or temporary signs) which are or will be placed on a site, including master identification, individual business and directory signs.

15. Multiple-story office sign. A wall sign used to identify an office building with three or more above-ground levels.

16. Neon or other gas tube illumination. Illumination affected by a light source consisting of a neon or other gas tube which is bent to form letters, symbols or other shapes.

17. Noncommercial sign. A sign that does not name, advertise or call attention to a commercial or industrial business, commodity, product, good, service or other commercial or industrial activity for a commercial or industrial purpose.

18. Off-premises sign. An outdoor advertising sign advertising a business, product or service not offered on the premises where the sign is located.

19. Open house sign. A temporary portable sign providing direction to residential real property during the period it is on public display for purposes of sale or lease.

20. Panel sign. A wall sign with a background panel integrated into the sign. The background panel is typically treated with paint, tile, metal, wood, mosaic, decorative stone or similar materials to complement the sign design.

21. Portable sign. A sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs with wheels, A-frames, Hframes, menu and sandwich board signs, balloons used as signs, and umbrellas used for advertising.

22. Projecting sign. A sign which is either suspended from an overhang, canopy, or awning, or is suspended from a mounting attached directly to the building wall and hangs perpendicular to the building wall (also known as a blade sign or shingle sign).

23. Real estate sign. Any temporary sign pertaining to the sale, exchange, lease or rental of buildings or real property.

24. Roof sign. A sign installed on a roof or projecting above the eave of a building or mounted on an arcade or parapet.

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

26. Temporary sign. A sign with commercial or noncommercial text which is intended to be displayed for a limited time. Temporary signs shall include banners or light, rigid material which is not affixed in a permanent manner to the ground or to any structure. Awning signs shall not be considered temporary signs.

27. Theater/cinema sign. A sign, such as a marquee, designed for a theater or cinema, with changeable letters, brighter lights, or other attention-getting features.

28. Time/temperature sign. An electronic or mechanical device which shows time and/or temperature but contains no business identification or advertising. The surface area of the time/temperature display shall be included in the total aggregate sign area of the business.

29. Wall sign. A sign attached directly to an exterior wall of a building or dependent upon a building for support with the exposed face of the sign located in a place substantially parallel to such exterior building wall to which the sign is attached or supported by. An overhang, attached framework, or other substantial architectural appurtenance may be considered an extension of the building wall.

30. Window sign. A sign attached to, suspended or placed within five feet behind, placed or painted upon, the window or glass door of a building which is intended for viewing from the exterior of such building.

Site. A lot, or group of contiguous lots not divided by a street, other right-of-way, or City limit, and under single ownership or unified control.

Specific plan. A plan for a defined area that is consistent with the general plan and with the provisions of the California Government Code authorizing specific plans.

Stepback. A step-like recession in the profile of a multistory building. A stepback requires the building to take a step back from the street for every increase in height of the structure. Stepbacks can also be a design technique to reduce the visual impact of tall buildings.

Story. The portion of a building included between the upper surface of a floor and the upper surface of the floor next above. The topmost story is that portion of a building included between the upper surface of the topmost floor and the ceiling of the roof above.

Story, half. A half-story is defined below
• When the finished floor level directly above a useable or unused underfloor space is six feet or less above finished grade.
• When the finished floor level is directly above a story or half story, any story six feet or less is a half-story.

Structure. Anything constructed or erected that requires a location on the ground, including a building, a deck, or a swimming pool, but not including fences or walls that are eight feet in height or less and access drives or walks.

Structure, accessory. An accessory structure is a structure placed on a site, other than the principal, permanent residential structure. An accessory structure must be located on a site with an existing or Part 6 – Definitions and Land Use Classifications Chapter 18.215 Public Review Draft – October 2025
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proposed primary structure. Temporary containers or storage units regulated by Section 18.15.100 (Container or Storage Unit), fences or walls eight feet or less in height, decks attached to the principal permanent residential structure, freestanding decks 18 inches or less in height above ground, in-ground pools, and permanent basketball hoops shall not be considered accessory structures.

Swimming pools and hot tubs. Water-filled enclosures having a depth of 18 inches or more used for swimming or recreation.

18.215.200 “T” Definitions
Target unit. A dwelling unit within a housing development which will be reserved for sale or rent to and is made available at an affordable rent or affordable ownership cost to, very low-, low-, or moderateincome households, or other qualifying households, such as senior citizen and student housing development.

18.215.210 “U” Definitions
No terms defined.

18.215.220 “V” Definitions
Very low-income household. A household whose income does not exceed the very low-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development pursuant to California Health and Safety Code Section 50105 (Government Code Sections 65915(b)(2) and (c)(1).

18.215.230 “W” Definitions
No terms defined.

18.215.240 “X” Definitions
No terms defined.

18.215.250 “Y” Definitions
Yard types.

1. Corner side yard. A side yard on the street side of a corner lot. The depth of the corner side yard is the minimum horizontal distance between the corner side property line and a line parallel to it on the site. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure. If a corner side yard abuts a vehicular access easement that serves only one property, then said yard shall be treated as an interior side yard for setback purposes.

2. Front yard. A yard extending across the full width of a site, the depth of which is the minimum horizontal distance between the front property line and a line parallel to it on the site. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure.

3. Rear yard. A yard extending across the full width of a site, the depth of which is the minimum horizontal distance between the rear property line and a line parallel to it on the site. On a Chapter 18.215 Definitions
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corner lot, the rear yard extends only to the corner side yard. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure.

4. Side yard. A yard extending from the rear line of the required front yard, or the front property line of the site where no front yard is required, to the front line of the required rear yard, or the rear property line of the site where no rear yard is required, the width of which is the horizontal distance between the side property line and a line parallel thereto on the site, except that the corner side yard shall extend to the rear lot line.

Figure 18.215-10
Yard Types

18.215.260 “Z” Definitions
No terms defined.