Pleasant Hill City Council
October 20, 2025

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

Enactment and Applicability
Part 1 Enactment and Applicability
4 Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 1 – Enactment and
Applicability

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

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

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

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

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

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

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

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

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

18.10.040 Rules of Interpretation of Text and Zoning Map............................................................. 12 Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – October 2025
5 Chapter 18.05
Purpose and Organization
Chapter 18.05 Purpose and Organization
6 Chapter 18.05 Purpose and Organization
Sections

18.05.010 Title

18.05.020 Purpose, Intent, and Authority

18.05.030 Organization of the Zoning Ordinance

18.05.040 Severability and Partial Invalidation

18.05.050 Establishment of Zoning Districts

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

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

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

18.05.020.A.1]

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

18.05.020.A.2]

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

18.05.020.A.3]

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

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

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

18.05.020.D]

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

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

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

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

18.10.050.B]
Chapter 18.05 Purpose and Organization
8 Table 18.05-A
Zoning Districts and General Plan Land Use Designations Consistency Zoning Map
Symbol Zoning District Name Density and/orFAR
Corresponding General
Plan Land Use
Designation(s)
R-20
Single-Family Residential Zoning
District
(Min. lot size: 20,000 sq. ft.)

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

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

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

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

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

1.3 – 20.0 du/ac

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

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

40.1 – 70 du/ac

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

70.1 – 100 du/ac

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

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

Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – October 2025
9 Chapter 18.10
Applicability and Interpretation
Chapter 18.10 Applicability and Interpretation
10 Chapter 18.10 Applicability and Interpretation
Sections

18.10.010 Purpose and Applicability

18.10.020 General Rules for Applicability of Zoning Ordinance

18.10.030 Rules for Construction of Language

18.10.040 Rules of Interpretation of Text and Zoning Map

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

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

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

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

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

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

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

18.10.030.A.1]

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

18.15.180 Two-Unit Projects ........................................................................................................... 70 Part 2 – Zoning District Regulations and Development Standards Part 2 Public Review Draft – October 2025
15 18.15.190 Urban Lot Splits.............................................................................................................. 81 CHAPTER 18.20 MIXED-USE DISTRICTS .................................................................................. 88

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

18.30.080 Zoning Map Designation .............................................................................................. 131 CHAPTER 18.35 HILLSIDE PLANNED UNIT DEVELOPMENT (HPUD).................................. 133 Part 2 Zoning District Regulations and Development Standards 16 18.35.010 Purpose ........................................................................................................................ 133

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

18.50.030 Development Standards for the Open Space Zoning District ...................................... 163 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
17 Chapter 18.15
Residential Zoning Districts
Chapter 18.15 Residential Zoning Districts
18 Chapter 18.11 Residential Zoning Districts
Sections

18.15.010 Purpose and Intent of Residential Zoning Districts

18.15.020 Land Use Regulations for Residential Districts

18.15.030 Development Standards for Residential Districts

18.15.040 Additional Development Standards

18.15.050 Accessory Dwelling Units (ADU and JADU)

18.15.060 Accessory Structures and Uses: Residential Districts

18.15.070 Permanent Basketball Hoops

18.15.080 Swimming Pools and Hot Tubs

18.15.090 Animals

18.15.100 Container or Storage Units

18.15.110 Density Bonus

18.15.120 Emergency Shelters

18.15.130 Home Occupations

18.15.140 Inclusionary Housing

18.15.150 Manufactured Homes

18.15.160 Residential Care Facilities

18.15.170 Single Room Occupancy (SRO)

18.15.180 Two-Unit Projects

18.15.190 Urban Lot Splits

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

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

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

18.20.010.A.2]

3. Achieve design compatibility between multi-family residential developments and lower density residential neighborhoods by establishing physical development standards and performance standards. [Source: 18.20.010.A.3]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
19 4. Ensure adequate provisions for sites, with reasonable access to public services, for appropriate public and semipublic land uses, including care facilities, needed to complement or exist within residential development while protecting the relatively quiet, primarily noncommercial, family atmosphere of neighborhoods. [Source:

18.20.010.A.4]

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

18.20.010.A.5]

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

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

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

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

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

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

4. RMD – Mangini Delu Residential Zoning District. The purpose of the RMD Zoning District is to allow for the development of a variety of housing types on the ManginiDelu property while preserving natural open space. The RMD zoning district allows for densities between 4.6 to 13 dwelling units per acre to provide for a range of singlefamily and low-density multifamily housing options. Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, site wide master plan to be approved prior to any development onsite, unless otherwise provided Chapter 18.15 Residential Zoning Districts
20 in this Chapter. The RMD zoning district implements the Mangini-Delu Residential (MDR) General Plan land use designation. [Source: NEW]

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

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

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

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

18.20.010.B.6, modified]

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

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

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

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

11. PUD/PPD - Residential Planned Unit Development or Precise Plan District. The purpose of the PUD/PPD zoning district is to allow for residential development with a Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
21 total number of dwelling units falls within the density range permitted by the asscoated General Plan land use designation for the total area allocated to residential use. (See also Government Code Section 65589.5.) [Source: 18.20.010.10, modified] C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i) lower-income sites including: those in the sites inventory with a proposed zoning change to meet the RHNA shortfall, vacant sites identified in two previous housing elements, and nonvacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By-right” means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.20.010.C]

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

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

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

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

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

Supportive housing P P P P P P P P P
Transitional housing P P P P P P P P P
Public and Semipublic Uses
Residential care facility,
large licensed or
unlicensed
U U U P P P P P P Section 18.15.160
Cemetery U U U U U U U U U
Community center U U U U U U U U U
Cultural institutions U U U U U U U U U
Day care, general U U U U U U U U U L-1
Park and recreational U U U U U U U U U
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
23 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

L-2 Minimum site area of one acre.

L-3 Minimum site area of three acres.

L-4 See Section 18.25.110 for live entertainment standards.

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

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

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

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

Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
25 4. Nonconforming Provisions (Chapter 18.200). [Source: 18.20.030.C.4, modified]

5. Tree Preservation (Chapter 18.100). [Source: NEW]
Chapter 18.15 Residential Zoning Districts
26 18.11.040 Additional Development Standards
A. Minimum site area for certain uses. The minimum site area shall be 10,000 square feet for the following use classifications:

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

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

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

Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
27 2. Care facilities, large [Source: 18.20.040.A, modified]

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

18.20.040.B, modified]

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

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

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

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

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

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

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

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

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

Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
29 I. Planting Areas. In addition to the minimum percentage of the site to be landscaped, listed in Table 18.15-B (Development Standards for Residential Districts), the following requirements apply:

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

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

18.20.040.D.2, modified]

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

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

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

K. Setbacks from Vehicular Easements. Minimum required setbacks shall be provided and measured from vehicular easement boundaries in the same manner that such setbacks are provided and measured from a public right-of-way. [Source: 18.20.040.J, modified] L. Citywide Design Guidelines and Objective Design Standards. All single-family residential and multi-family residential development shall comply with the Residential Design Guidelines and Objective Design Standards. Residential development projects that qualify for streamlined permit review, as determined by State law, shall be reviewed by the Zoning Administrator to verify compliance with applicable objective design standards. Qualifying projects that comply with all applicable objective design standards shall be subject to a ministerial Architectural Review Permit. Qualifying projects that do not comply with all applicable objective design Chapter 18.15 Residential Zoning Districts
30 standards shall be subject to the discretionary Architectural Review Permit process, as established in Chapter 18.120 (Architectural Review Permits). [Source: 18.20.040.K, modified] M. Lot Coverage for Accessory Dwelling Units. The floor area dedicated to an accessory dwelling unit that is 800 square feet or less shall be exempt from the maximum lot coverage calculations. [Source: 18.20.040.L]
N. Floor area ratio (FAR) for accessory dwelling units. The floor area dedicated to an accessory dwelling unit that is 800 square feet or less shall be exempt from the maximum FAR calculations. [Source: 18.20.040.M]

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

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

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

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

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

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

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

4. Required to correct a nonconforming zoning condition, as defined in Subsection C.8 of this Section. This does not prevent the City from enforcing compliance with applicable Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
31 building standards in compliance with California Health and Safety Code Section 17980.12. [Source: 18.20.095.B.4, modified]
D. Definitions. As used in this Section, terms are defined as follows additional terms: [Source:

18.20.095.C]

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

2. Complete Independent Living Facilities. Permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. [Source: 18.20.095.C.3, modified]

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

18.20.095.C.4]

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

18.20.095.C.5.c]

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

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

7. Living Area. The interior habitable area of a dwelling unit includes basements and attics but does not include a garage or any accessory structure. [Source: 18.20.095.C.8, modified]
Chapter 18.15 Residential Zoning Districts
32 8. Nonconforming Zoning Condition. A physical improvement on a property that does not conform with current zoning standards. [Source: 18.20.095.C.9, modified]

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

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

11. Public Transit. A location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. [Source:

18.20.095.C.12, modified]

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

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

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

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

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

4. Junior Accessory Dwelling Unit. A junior accessory dwelling unit is a unit that meets all the following: [Source: NEW]
a. Shall only be allowed on lots zoned for single-unit residences and that include an existing or proposed single-family dwelling. [Source: NEW] b. Is entirely located within a proposed or existing primary single-family dwelling (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure). [Source: NEW]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
33 c. Has independent exterior access from the primary dwelling. [Source: NEW] d. Has sanitation facilities that are either shared with or separate from those of the primary dwelling. [Source: NEW]
e. Includes an efficiency kitchen as defined in Subparagraph C.4 of this Section. [Source: NEW]
F. General Requirements for Approval. The following approvals apply to ADUs and JADUs under this Section: [Source: 18.20.095.D]

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

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

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

18.20.095.D.1.a.iv, modified]
c. Converted ADU(s) on a Multi-Family Lot. One or more ADUs within portions of existing multi-family dwelling structures that are not used as livable space Chapter 18.15 Residential Zoning Districts
34 (e.g., storage rooms, boiler rooms, passageways, attics, basements, or garages) if each converted ADU complies with State building standards for dwellings. A least one converted ADU shall be allowed within an existing multifamily structure, up to a quantity equal to 25 percent of the existing multi-family dwelling units in the structure. [Source: 18.20.095.D.1.c, modified] d. Detached ADU on a Multi-Family Lot. No more than two detached ADUs on a lot with a proposed multi-family dwelling, or up to eight detached ADUs on a lot with an existing multi-family dwelling, if each detached ADU satisfies the following limitations: [Source: 18.20.095.D.1.d, modified] i. The side and rear setbacks are at least four feet. If the existing multifamily dwelling has a rear or side setback of less than four feet, the City will not require any modification to the multi-family dwelling as a condition of approving the ADU. [Source: 18.20.095.D.1.d.i, modified] ii. The peak height above finished grade does not exceed the applicable height limit in Subparagraphs E.2.a through E.2.c of this Section. [Source: 18.20.095.D.1.d.ii, modified]
iii. If the lot has an existing multi-family dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot. [Source: 18.20.095.D.1.d.iii]

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

18.20.095.D.2.a, modified]
b. An ADU Permit shall be processed in compliance with the standards established in Chapter 18.170 (Zoning Permit).
c. The City may charge a fee to reimburse it for costs incurred in processing ADU Permits, including any costs of adopting or amending the City’s ADU ordinance. The ADU Permit processing fee is determined by the Zoning Administrator and approved by the City Council by resolution. [Source:

18.20.095.D.2.b, modified]

3. Process and Timing. [Source: 18.20.095.D.3]
a. An ADU Permit shall be considered and approved ministerially, without discretionary review or a hearing. [Source: 18.20.095.D.3.a, modified] b. The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a completed application. If the City has not approved or denied the completed application within 60 days, the application shall be deemed approved unless either: [Source: 18.20.095.D.3.b, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
35 i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or [Source:

18.20.095.D.3.b.i]
ii. An application to create an ADU or JADU is submitted with a permit application to create a new single-family or multi-family dwelling on the lot, in which case the City may delay acting on the permit application for the ADU or JADU until the City acts on the permit application to for the new single-family or multi-family dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing. [Source: 18.20.095.D.3.b.ii, modified]
c. If the City denies an application to create an ADU or JADU, the City shall provide the applicant written comments that include a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period established by Subsection E.3.b of this Section. [Source: 18.20.095.D.3.c, modified] d. A demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed with the application for the ADU and issued at the same time. [Source: 18.20.095.D.3.d, modified]
G. General Development Requirements. The following requirements apply to all ADUs and JADUs that are approved under Subsection E.1 or E.2 of this Section: [Source: 18.20.095.E, modified]

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

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

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

18.20.095.E.2.d, modified]

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

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

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

6. Septic System. If the ADU or JADU will connect to an on-site water-treatment system, the owner must include with the application a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.095.E.6, modified]

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

18.20.095.E.7.a]
b. JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person’s legal domicile and permanent residence. However, the owner-occupancy requirement does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. [Source: 18.20.095.E.7.c, modified]

8. Deed restriction. Prior to issuance of a Building Permit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the County Recorder’s Office and a copy filed with the Administrator. The deed restriction must run with the Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
37 land and bind all future owners. The form of the deed restriction will be provided by the City and must provide that: [Source: 18.20.095.E.8]
a. The ADU or JADU may not be sold separately from the primary dwelling except as allowed under State law. [Source: 18.20.095.E.8.a, modified] b. The ADU or JADU is restricted to the approved size and to other attributes allowed by this Section. [Source: 18.20.095.E.8.b, modified] c. The deed restriction runs with the land and may be enforced against future property owners. [Source: 18.20.095.E.8.c]
d. The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request to the Zoning Administrator, providing evidence that the ADU or JADU has in fact been eliminated. The Zoning Administrator may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated.

Appeal may be taken from the Zoning Administrator’s determination consistent with other provisions of this code. If the ADU or JADU is not entirely physically removed but is only eliminated by virtue of having a necessary component of an ADU or JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this Municipal Code. [Source:

18.20.095.E.8.d, modified]
e. The deed restriction is enforceable by the Zoning Administrator or their designee for the benefit of the City. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the City is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit. [Source: 18.20.095.E.8.e, modified]

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

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

18.20.095.E.10.a, modified]
b. No Change of Occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the Building Official or a Code Enforcement Officer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, Chapter 18.15 Residential Zoning Districts
38 adverse impact on public health and safety. Nothing in this Subsection F.10.b prevents the City from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this Section. [Source: 18.20.095.E.10.b, modified]
H. Specific ADU Requirements. The following requirements apply only to ADUs that require an ADU Permit under Paragraph E.2 of this Section. No application of any requirements in this Subsection shall prevent the construction of an attached or detached ADU of at least 800 square feet with four-foot side and rear setbacks [Source: 18.20.095.F, modified]

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

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

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

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

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

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

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

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

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

5. Open Space. No ADU may cause the site to be less than the following open space provisions for multi-family and mixed-use zoning districts: [Source: 18.20.095.F.5, modified]
a. Total usable open space on a site having three or more dwelling units shall be at least 200 square feet per dwelling unit. This requirement shall be met by providing private open space, shared open space, or a combination of the two. [Source: 18.20.095.F.5.a]
Chapter 18.15 Residential Zoning Districts
40 b. Private Open Space. To satisfy the open space requirement, private open space must be on a patio or balcony, within which a horizontal rectangle has no dimension less than six feet. [Source: 18.20.095.F.5.a.i, modified] c. Shared Open Space. To satisfy the open space requirement, shared open space must be provided by interior side yards, patios and terraces, each designed so that no dimension is less than 10 feet. The open space must be open to the sky and may not include driveways or parking areas or area required for front or corner side yards. [Source: 18.20.095.F.5.a.ii, modified]

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

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

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

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

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

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

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

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

18.20.095.F.8.b.iii, modified]
iv. When on-street parking permits are required but not offered to the occupant of the ADU. [Source: 18.20.095.F.8.b.iv]
v. When there is an established car share vehicle stop located within one block of the ADU. [Source: 18.20.095.F.8.b.v]
vi. When the permit application to create an ADU is submitted with an application to create a new single-family or multi-family dwelling on the same lot; provided, that the ADU or the lot satisfies any other criteria listed in Subsections F of this Section. [Source: 18.20.095.F.8.b.vi, modified]
c. No Replacement. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced. [Source:

18.20.095.F.8.c, modified]

9. Architectural Requirements. [Source: 18.20.095.F.9]
a. The materials and colors of the exterior walls, roof, windows, and doors must match the appearance and architectural design of those of the primary dwelling. [Source: 18.20.095.F.9.a, modified]
b. The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code. [Source: 18.20.095.F.9.b]
c. The ADU must have an independent exterior entrance, apart from that of the primary dwelling. The ADU entrance shall not be on the same side of the primary dwelling entrance, unless this entrance is screened from public views. [Source: 18.20.095.F.9.c]
Chapter 18.15 Residential Zoning Districts
42 d. The roof slope must match that of the dominant roof slope of the primary dwelling. The dominant roof slope is the slope shared by the largest portion of the roof. [Source: 18.20.095.F.9.d]

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

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

11. Historical Protections. The following requirements apply to ADUs on or within 600 feet of real property that is listed in the California Register of Historic Resources: the architectural treatment of an ADU to be constructed on a lot that has an identified historical resource listed on the federal, state, or local register of historic places must be located so as to not be visible from any public right-of-way. [Source: 18.20.095.F.11] I. Fees. [Source: 18.20.095.G]

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

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

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

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

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

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

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

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

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

1. R-6, R-7, R-10, R-10A, or RMD Zoning District and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 600 square feet. [Source: 18.20.050.A.1, modified] Chapter 18.15 Residential Zoning Districts
44 2. R-15 and R-20 Zoning Districts and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 800 square feet. [Source: 18.20.050.B.1, modified]

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

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

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

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

18.20.050.A.2.a]

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

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

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

18.20.050.A.3.a]

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

18.20.050.A.3.b]

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

18.20.050.E, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
45 F. Any accessory structure in a creek setback area shall comply with Chapter 18.70 (Creek Setbacks). [Source: 18.20.050.F, modified]
G. An accessory structure in a required front or corner side setback shall not exceed three feet in height except that arbors are allowed within the required front or corner side setback, subject to the following standards: [Source: 18.20.050.G]

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

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

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

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

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

18.20.050.G.5, modified]

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

18.20.145, modified]

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

18.20.110.C, modified]

18.11.090 Animals
A. Large Domestic or Nondomestic Animals. The keeping of large domestic or nondomestic animals, other than roosters, as defined in Section 18.215.010 (“A” Definitions) in Part 6, on a site of at least one acre is allowed, so long as there are no more than two mature large domestic or nondomestic animals per acre. Any barn, stable, or other structure used to house large domestic or nondomestic animals shall be located at least 100 feet from the boundary line of a street or public road and at least 50 feet from a side, front or rear property line. [Source:

18.20.130.A, modified]
B. Small Domestic Animals. Small domestic animals, as defined in Section 18.215.010 (“A” Definitions) in Part 6, kept as pets are allowed, except no more than three mature dogs and no more than five mature cats, hens, rabbits, or similar-sized animals may be kept, harbored, Chapter 18.15 Residential Zoning Districts
46 possessed, or maintained on any residential lot. Roosters are not allowed to be kept for any purpose. [Source: 18.20.130.B, modified]

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

18.11.110 Density Bonus
A. Purpose and Intent

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

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

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

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

NEW]
C. Eligibility and Types of Bonuses and Incentives

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

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

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

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

4. Concessions and Incentives.
a. Applicants can request a number of concessions or incentives that is allowed based upon the percentage of affordable units as established in Government Code Section 65915.
b. The types of incentives and concessions available to eligible applicants are established in Government Code Section 65915, and include, but are not limited to: [Source: NEW]
Chapter 18.15 Residential Zoning Districts
48 i. Reduction in development standards or a modification of zoning code requirements or architectural requirements, provided the reduction or modification exceeds the minimum building standards approved by the California Building Standards Commission in accordance with Part

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

D. Waivers.

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

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

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

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

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

E. Parking. Upon the written request of the developer of a housing development that qualifies for a density bonus, the City shall permit vehicle parking ratios, inclusive of handicapped and guest Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
49 parking, which do not exceed the parking ratios established pursuant to Government Code Section 65915.

F. Application Submittal and Processing.

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

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

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

Chapter 18.15 Residential Zoning Districts
50 4. Consideration of Request for Concessions and Incentive. The City shall grant an incentive or concession requested by the applicant, unless the City makes a written finding, based on substantial evidence, of any the following: [Source: NEW] a. The concession or incentive does not result in identifiable and actual cost reductions, consistent with Government Code Section 65915(k) to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c). [Source: NEW]
b. The concession or incentive would have a specific, adverse impact, as defined in Government Code Section 65589.5(d)(2), upon the public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. [Source: NEW] c. The concession or incentive would be contrary to State or Federal law. [Source: NEW]

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

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

Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
51 v. Provisions to ensure affordability of the restricted units, including but not limited to, and where applicable, tenure and conditions governing the initial sale of for-sale restricted units.
vi. Where applicable, tenure and conditions establishing rules and procedures for qualifying tenants and prospective purchasers, setting rental rates, filling vacancies, and operating and maintaining units for rental restricted units.
vii. A description of remedies for breach of the agreement by either party.

The City may identify tenants or qualified purchasers as third-party beneficiaries under the agreement.
viii. The required term setting forth the duration of the density bonus agreement, which shall be at least fifty five (55) years for affordable units designated as rental housing, and forty five (45) years for affordable units designated as for-sale units.
ix. Other provisions to ensure implementation and compliance with this article and Government Code Section 65915-65918.
b. Execution and Recording.
i. The density bonus agreement approved by the City shall be executed by the applicant, property owner, or other person authorized to impose covenants, conditions, and restrictions on the property and the proposed housing development.
ii. Prior to issuance of a building permit, the density bonus agreement shall be recorded against the property in the Official Records of the County to ensure the housing development will comply with the affordability covenants for the duration of the density bonus agreement term.
c. Development and Operation.
i. The affordable units within a housing development that approved under this Section shall be constructed concurrently with the unrestricted units, except as specifically set forth in the density bonus agreement.
ii. Residents of the affordable units shall be entitled to use all of the same amenities within the housing development.
iii. The number of bedrooms of the affordable units shall be proportional to the number of bedrooms in the unrestricted units of the housing development.
iv. The exterior appearance of the affordable units shall be of the same design and appearance as the overall housing development by having Chapter 18.15 Residential Zoning Districts
52 the same building form, exterior construction materials, roof form, siding and trim, and window placement and type.
v. Housing developments shall comply with all applicable development standards, except those that may be modified as provided by this Section. In addition, all units in housing developments subject to this article must comply with all applicable California Building Standards Codes, including but not limited to residential and fire code requirements.
vi. No building permit shall be issued, nor any development approval granted, for any improvements within a housing development subject to this Section which do not meet the requirements of this Section. vii. No affordable unit shall be rented or sold except in accordance with this Section and the recorded density bonus agreement.
viii. The entry into and execution of a density bonus agreement shall be a condition of any application for a discretionary land use permit, including but not limited to subdivision maps, site plans, and conditional use permits, for a housing development proposed under this Section.

G. Severability. If any provision of this Section or the application thereof to any person or circumstance is held invalid, the remainder of the Section and application of the provisions to other persons not similarly situated or to other circumstances shall not be effected thereby.

18.11.120 Emergency Shelters
A. General. An emergency shelter facility, as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions), shall comply with all the required development and operational standards of the zoning district in which it is located. [Source: NEW]

1. Specific Standards. In addition to the development standards in the underlying zoning district, emergency shelters shall comply with the standards established in this Section.

In the event of conflict between these standards and the underlying zoning regulations, the provisions of this Section shall apply. [Source: NEW]

2. Proximity to Similar Facilities. An emergency shelter (or any part of it) shall be no closer than 300 feet to a similar facility. [Source: 18.20.075.E, modified, modified]

3. Management Plan. The operator of an emergency shelter shall be qualified to operate the facility and shall prepare and submit a management plan in consultation with the Zoning Administrator prior to commencement of facility operations that includes the following: [Source: 18.20.085.B.1, modified]
a. Adequate security measures to protect shelter residents and surrounding uses; [Source: 18.20.085.B.1]
b. A description of services provided to assist residents with obtaining permanent shelter and income; [Source: 18.20.085.B.1]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
53 c. A description of the screening process for prospective residents to ensure compatibility with services provided at or through the shelter; [Source:

18.20.085.B.1]
d. Hours of operation for the facility; [Source: 18.20.085.B.1] e. Provisions to ensure that the area surrounding the facility is maintained free of litter or debris; [Source: 18.20.085.B.1]
f. A program for providing staff training to meet the needs of shelter residents; [Source: 18.20.085.B.1]
g. A program for providing community outreach regarding the construction and operation of the facility; and [Source: 18.20.085.B.1]
h. A description of any support services provided on site (support services shall be for the on-site residents only and shall be limited to services provided within the building only). [Source: 18.20.085.B.1]

4. Length of Stay. No individual or family shall reside in an emergency shelter for more than 180 consecutive days with minimum of 60 days between stays. The operator of the emergency shelter shall maintain adequate documentation to demonstrate compliance with this provision. [Source: 18.20.085.B.2, modified]

5. Hours of Operation. An operational emergency shelter shall remain open 24 hours a day, seven days a week. [Source: 18.20.085.B.3, modified]

6. Proximity to Public Transit and Services. An emergency shelter shall be located near public transportation, supportive services, and commercial services to meet the daily needs of shelter residents. If necessary, an emergency homeless shelter shall ensure a means of transportation for shelter residents to travel to and from case management appointments if scheduled off-site. [Source: 18.20.085.B.4, modified]

7. Noise/Nuisances. All activities associated with an emergency shelter shall be conducted entirely within the building. Noise shall be limited so as not to create an adverse impact on surrounding uses. No loudspeakers or amplified sound shall be placed within, or project outside of, the emergency shelter. [Source: 18.20.085.B.5, modified]

8. Off-Street Parking. An emergency homeless shelter shall comply with all applicable provisions of Chapter 18.80 (Off-Street Parking and Loading). In zoning districts where emergency shelters are a permitted use, at least one on-site parking space shall be provided for every two employees working in the emergency shelter. In zoning districts where emergency shelters are allowed through a Use Permit, the number of parking spaces required shall be as specified in the Use Permit based on review of the operational characteristics of the proposed use. [Source: 18.20.085.B.6, modified]

9. On-Site Management.
a. An on-site staff person shall be designated as a neighborhood liaison to respond to, and address, any questions or concerns from surrounding Chapter 18.15 Residential Zoning Districts
54 residents regarding facility operations. “Good behavior” and “good neighbor” policies shall be described in the management plan and shall be implemented and enforced at all times by on-site management. Such policies shall include, but not be limited to, prohibition of use or possession of controlled substances by residents; rules concerning the use or possession of alcohol; curfew; prohibition of loitering; and any other provisions necessary to ensure compatibility with surrounding uses. Residents shall be screened for compatibility with shelter resources and for compliance with applicable State and Federal laws. Residents who do not meet the screening criteria shall not be accepted into the facility. [Source: 18.20.085.B.7, modified] b. On-site management, including employees, partners, directors, officers, or managers, shall be screened prior to issuance of certificate of occupancy to confirm that they have no history of a previously failed emergency shelter (or similar facility) due to the fault of the operator, and have not been convicted of any of the following offenses within the prior five years: [Source:

18.20.085.B.7]
i. A crime requiring registration under Penal Code Section 290; [Source:

18.20.085.B.7.a, modified]
ii. A violation of Penal Code Sections 311.2 and 311.4 through 311.7; [Source: 18.20.085.B.7.b, modified]
iii. Violation of Penal Code Sections 313.1 through 313.5; [Source:

18.20.085.B.7.c, modified]
iv. Violation of Penal Code Section 647(a), (b), or (d); [Source:

18.20.085.B.7.d, modified]
v. Violation of Penal Code Section 315, 316, or 318; [Source:

18.20.085.B.7.e, modified]
vi. A felony crime involving the use of force or violence on another; or [Source: 18.20.085.B.7.f]
vii. The maintenance of a nuisance in connection with the same or similar business operation. [Source: 18.20.085.B.7.g]
c. The Police Department shall also conduct a background investigation on all applicants. [Source: 18.20.085.B.7, modified]

10. On-Site Security.
a. Security measures shall be sufficient to protect shelter residents and neighbors. On-site security shall be provided during the hours when the emergency homeless shelter is in operation and at all times when shelter residents are present on site. [Source: 18.20.085.B.8, modified] b. In the event that at least five external, verified complaints concerning unlawful activities at the facility have been received over a 30-day period by the Police Department, the facility shall be required to provide additional on-site security Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
55 staff to the satisfaction of the Chief of Police and the Zoning Administrator. [Source: 18.20.085.B.8, modified]

11. External Lighting. The emergency shelter shall provide external lighting in accordance with the requirements contained in 18.70.120.B (Lighting) to maintain a safe and secure environment. Exterior lighting shall be shielded and directed towards the ground and away from surrounding properties. [Source: 18.20.085.B.9, modified]

12. City, County and State requirements. An emergency shelter shall obtain and maintain in good standing required licenses, permits, and approvals from City, County, and State agencies or departments and demonstrate compliance with applicable building and fire codes. An emergency shelter shall comply with all County and State health and safety requirements for food, medical, and other supportive services provided on site. [Source: 18.20.085.B.10, modified]

13. Number of Beds. An individual emergency shelter shall have no more than 50 beds. [Source: 18.20.085.B.11, modified]

14. Entrance Lobby/Intake Area. The intake area of an emergency shelter shall be a minimum of 100 square feet, located entirely within the building. The entrance to the intake area shall not be located directly facing a public street. Hours of client intake shall be posted. Clients shall not be allowed to form a queue outside the facility. [Source: 18.20.085.B.12, modified]

15. Location. There shall be no less than 300 feet between emergency homeless shelters in any zone district. [Source: 18.20.085.B.13]

16. Smoking Ordinance. Emergency shelters shall comply with the provisions of Chapter

9.45 (Smoking Ordinance). [Source: 18.20.085.B.14, modified]

17. Design Review. New construction and/or exterior alterations to an existing site or building are subject to administrative design review by the Zoning Administrator to ensure substantial conformance with the Citywide Design Guidelines. [Source:

18.20.085.B.15, modified]Additional Requirements. Each emergency homeless shelter shall provide: [Source: 18.20.085.B.16, modified]
a. Lockers or closets for personal property adequate for the number of shelter residents. [Source: 18.20.085.B.16.a, modified]
b. Clothes washing station(s) or machine(s) adequate for the number of shelter residents. [Source: 18.20.085.B.16.b, modified]
B. Emergency Shelter Fees. Prior to issuance of a Building Permit for any emergency shelter, any fees or exactions authorized by law, that are applicable to residential development, and that are determined by the City to be essential to provide necessary public services and facilities for the emergency shelter, shall be paid by the operator of the emergency shelter to the city and/or to other applicable public agencies. [Source: 18.20.085.C, modified] Chapter 18.15 Residential Zoning Districts
56 18.11.130 Home Occupations
A. General. The following supplemental regulations shall apply to home occupations as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions).

Restrictions upon home occupations are an accommodation between the values fostered by the preservation of areas for residential living, and the liberty to conduct private, nonintrusive economic activity in one’s home. The standards established in this Section are intended to guide the review of home occupation applications and to encourage the accommodation of those values when deciding to grant or deny Home Occupation Permits. [Source: 18.20.070, modified]
B. Permit Required. In order to engage in a home occupation an individual must first obtain a Home Occupation Permit from the Zoning Administrator. A Home Occupation Permit shall be required if any of the following exist: [Source: 18.20.070.A, modified]

1. Activities related to retail and/or personal service businesses ; [Source: 18.20.070.A.1]

2. The maintenance on the premises of an inventory of materials used in producing a commercial product; [Source: 18.20.070.A.2]

3. A residential address is designated as the business location on the business license application. See Section 5.05.040 (Business Licenses); or [Source: 18.20.070.A.4, modified]

4. Rooms rented to boarders or lodgers. [Source: 18.20.070.A.5, modified] C. Duties of the Zoning Administrator.

1. Upon receipt of a complete application for a Home Occupation Permit, the Zoning Administrator may issue a Home Occupation Permit. The permit may be issued without a public hearing only if all of the following apply:
a. The applicant will not store significant product inventory or materials related to the occupation on-site;
b. The occupation will generate little or no pedestrian or vehicular traffic; and c. The occupation will involve the provision of a service at a location other than the applicant’s home (e.g., gardening, housekeeping, etc.), or will be limited to the drafting and mailing of written documents (e.g., bookkeeping, typing services, etc.).
d. Compliance with Home Occupation Standards as noted in Subsection D.

2. In all other cases, the Zoning Administrator shall hold a public hearing under Subparagraph F.2 and determine, based upon substantial evidence, whether the proposed occupation would be in compliance with the standards specified in Subsection D and/or whether any exceptions to those standards should be approved under Subsection F of this Section. The Zoning Administrator shall issue a Home Occupation Permit if they find all the following to be true: [Source: 18.20.070.B, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
57 a. The home occupation will conform to the standards specified in Subsection D, or [Source: 18.20.070.B, modified]
b. An exception to the standards as provided for in Subsection F can be approved. [Source: 18.20.070.B, modified]
D. Standards. A home occupation shall comply with the following standards and conditions, unless granted an exception under Subsection F: [Source: 18.20.070.C, modified]

1. The home occupation is conducted entirely within the dwelling unit unless otherwise allowed under Subsection G; [Source: 18.20.070.C.1, modified]

2. There are no retail sales or personal service uses provided to customers at the premises; [Source: 18.20.070.C.2]

3. There is no more than one vehicle used primarily in connection with the home occupation; [Source: 18.20.070.C.3]

4. There is no on-site sign associated with the home occupation or its products or services, nor signs on or within any vehicle owned or leased by the operator of the home occupation listing the street address of the home occupation or indicating the existence of the home occupation on site; [Source: 18.20.070.C.4, modified]

5. There is no storage on the premises within public view of materials, products, equipment, fuel, or other substances not commonly associated in kind or amount with residential use; [Source: 18.20.070.C.5, modified]

6. The street address of the home occupation is not listed in the telephone book, newspaper, Internet site, or other published advertising media or flyers; [Source:

18.20.070.C.6]

7. The home occupation does not generate traffic in excess of that which is normally associated with residential use and requires no additional parking spaces; [Source:

18.20.070.C.7, modified]

8. The home occupation does not require reconstruction or alteration of the exterior of the dwelling unit; [Source: 18.20.070.C.8]

9. The home occupation does not cause smoke, dust, light, odor, noise, or other emissions which would otherwise interfere with the residential use of the zoning district; [Source: 18.20.070.C.9, modified]

10. The home occupation does not generate quantities or types of refuse or trash which would be abnormal for residential pick-up and collection services; [Source:

18.20.070.C.10]

11. The home occupation does not involve more than one nonresident employee or volunteer on site at any time; [Source: 18.20.070.C.11]

12. The applicant timely obtains a City business license; and [Source: 18.20.070.C.12, modified]

13. The home occupation does not involve any of the following:

Chapter 18.15 Residential Zoning Districts
58 a. Illegal conduct including, but not limited to, operation of a business without a business license, [Source: 18.20.070.C.13, modified]
b. Result in any encroachment upon the values served by residential use restrictions including, but not limited to, the deterioration of the physical appearance of the property, [Source: 18.20.070.C.13, modified] c. Have any other substantial detrimental impact upon adjacent residents. [Source: 18.20.070.C.13, modified]
E. Prohibited Activities. Home occupations may not include: [Source: 18.20.070.D, modified]

1. Activities that involve use of loud power equipment, or otherwise create excessive noise, which interferes with the surrounding residential use; [Source: 18.20.070.D.1]

2. Activities that generate exhaust or other air pollutants or emissions; [Source:

18.20.070.D.2]

3. Activities which involve the raising or slaughtering of animals; [Source: 18.20.070.D.3]

4. On-premises vehicle repair; [Source: 18.20.070.D.4, modified]

5. Activities that involve engaging in the business of firearm sales. Any entity or person engaged in the business of firearm sales pursuant to an existing, approved Home Occupation Permit before January 4, 2016, shall be exempt from this Subsection and the locational restrictions for firearm sales established in Section 18.25.080 (Firearm Sales) (except as to ammunition sales) if the home occupation use is limited solely to those activities that were both allowed by terms of the permit issued and legally engaged in by the entity or person at the home-based location section before January 4, 2016. Any such entity or person may continue firearm sales at its existing homebased location pursuant to any valid permits and licenses so long as the operator obtains and maintains all applicable permits and licenses required by all agencies (including, the permit required under Chapter 9.35 (Firearms)), and has not sold, transferred, or assigned operation of the business after January 4, 2016. [Source:

18.20.070.D.5, modified]

6. Any commercial cannabis uses or activities, including, but not limited to, the operation of a cannabis retailer, cannabis delivery service, and/or the storage of cannabis in excess of those amounts allowed for personal use in compliance with Health and Safety Code Section 11362.1 et seq. [Source: 18.20.070.D.6, modified] F. Exceptions. [Source: 18.20.070.E]

1. Cottage Food Operation. Under Government Code Section 51035, and notwithstanding the home occupation standards in Subsection D, the Zoning Administrator shall approve a Home Occupation Permit for a proposed cottage food operation which meets the following standards: [Source: 18.20.070.E.1, modified] a. Meets the definitions of “cottage food operation” and “cottage food products” in California Health and Safety Code Section 113758; [Source:

18.20.070.E.1.a, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
59 b. Has a valid registration, permit, or license from the Contra Costa County Health Department, issued in compliance with California Health and Safety Code Section 114365, that specifies the same person, location, type of food sales, and distribution activity specified in the application for the Home Occupation Permit; [Source: 18.20.070.E.1.b, modified]
c. Complies with all requirements established in the California Health and Safety Code applicable to cottage food operations. [Source: 18.20.070.E.1.c, modified]

2. Other Home Occupations. If an application for a home occupation, other than a cottage food operation, does not comply with the standards established in Subsection D and E of this Section or requires an opportunity for public input (at the discretion of the Zoning Administrator), the Zoning Administrator shall provide notice of the application under Chapter 18.205 (Noticing Requirements) and shall conduct a public hearing before taking action on the application. [Source: 18.20.070.F, modified] a. Referral. The Zoning Administrator, at their discretion, may refer a Home Occupation Permit application directly to the Planning Commission. [Source:

18.20.070.F, modified]
b. Conditions of Approval, The Zoning Administrator or Planning Commission may impose reasonable conditions on the Home Occupation Permit to ensure compliance with the standards of this Section and/or to ensure the home occupation will not have an adverse effect on the neighborhood. [Source:

18.20.070.F, modified]
c. Exceptions. An exception to the standards established in this Section may be approved if the review-authority finds that conditions of approval and/or applicant-proposed operational restrictions placed on the home occupation will ensure that the home occupation will not have an adverse effect on the neighborhood. [Source: 18.20.070.F, modified]
G. Lapse of Approval. A Home Occupation Permit lapses 12 months after its date of approval, or at an alternative time specified as a condition of approval, unless the home occupation is established. Once established, a Home Occupation Permit automatically lapses if there is a discontinuance of the home occupation for six or more consecutive months. [Source:

18.20.070.G, modified]
H. Transferability. The validity of a Home Occupation Permit shall not be affected by a change in home ownership or residency, provided the new owner or resident applies to the Zoning Administrator for a transfer within six months from the time the previous owner/resident ends his or her business. No notice or public hearing is required for a transfer. [Source: 18.20.070.H, modified]
I. Changes to Permit. A request for a change in the Home Occupation Permit or a change to a condition of approval requires a new application. Any amendment or change in a condition of approval to an existing Home Occupation Permit shall be reviewed and approved by the review authority that originally approved the permit. [Source: 18.20.070.I, modified] Chapter 18.15 Residential Zoning Districts
60 J. Revocation. A home occupation exercised in violation of this Section or a condition of approval may be revoked, as provided in Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.20.070.J, modified] K. Resubmittal of Application. Following denial of a Home Occupation Permit, no new application for the same, or substantially the same, home occupation shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.20.070.K, modified]

18.11.140 Inclusionary Housing
The following supplemental requirements are intended to assist in the implementation of the Housing Element of the General Plan by providing affordable housing, as defined in Section 18.215.010 (“A” Definitions), for households with low- and very low-incomes in residential zoning districts: [Source:

18.20.060, modified]
A. Requirement. Each housing development of five or more dwelling units shall include one of the following: [Source: 18.20.060.A]

1. At least 10 percent of the dwelling units as inclusionary units for occupancy by lowincome households; or [Source: 18.20.060.A.1, modified]

2. At least 5 percent of the dwelling units as inclusionary units for occupancy by very lowincome households; or [Source: 18.20.060.A.2, modified]

3. At least 25 percent of the dwelling units for qualifying senior residents as defined in California Civil Code sections 51.2 and 51.3; or [Source: 18.20.060.A.3]

4. At least 20 percent of the dwelling units as inclusionary accessory dwelling units for occupancy by low-income households. [Source: 18.20.060.A.4] B. Design Standards and Construction Timing. [Source: 18.20.060.B, modified]

1. Location and Design. Inclusionary units shall be dispersed throughout the project. The developer shall construct the inclusionary units in a manner which is representative of the project as a whole, with comparable types of units, bedroom mix, and exterior appearance. From the street, the inclusionary units must not be distinguishable from other units in the project. The average number of bedrooms for all inclusionary units in a project must equal the average number of bedrooms for all other units in the project, up to a limit of three bedrooms per unit. The number of bathrooms per bedroom must equal the proportion of bathrooms in the market-rate units. Inclusionary units may be smaller in aggregate size and have different interior finishes and features than marketrate units so long as the interior features are durable, of good quality, and consistent with contemporary standards for new housing. [Source: 18.20.060.B.1, modified]

2. Timing of Construction. The developer shall construct the inclusionary units concurrently with other units, unless the conditions of approval provide otherwise, or unless the City and developer agree in writing to an alternative schedule for development. [Source: 18.20.060.B.2, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
61 C. Duration of Restrictions. The developer shall assure the affordability of the inclusionary units by a deed restriction of 55 or more years for for-sale housing and rental housing. [Source:

18.20.060.C, modified]
D. Resale and Rental Restriction Agreement. Before approval of a final map (for a subdivision) or issuance of a Building Permit (for a project not involving a subdivision), the developer shall enter into a resale and rental restriction agreement in a form approved by the City Attorney in consultation with the Zoning Administrator. The agreement shall be recorded concurrently with the final map and shall include all of the following: [Source: 18.20.060.D, modified]

1. The number of inclusionary dwelling units by type, location, and number of bedrooms and bathrooms. [Source: 18.20.060.D.1, modified]

2. Standards for maximum qualifying incomes and maximum sales prices or rents. [Source: 18.20.060.D.2]

3. Applicable certification procedures, including the party responsible for certifying rents and sales prices, and the process that will be used to annually certify incomes of tenants and purchasers. [Source: 18.20.060.D.3]

4. Resale controls and deed restrictions that are binding on the property upon sale or transfer. [Source: 18.20.060.D.4]

5. A liquidated damages provision making a developer or successor who violates these affordable housing restrictions subject to a $750 fine per month per unit from the date of original noncompliance. [Source: 18.20.060.D.5, modified] E. Security. When a developer intends to construct the inclusionary units, they must provide security to satisfy this requirement before approval of any final map (for a subdivision) or before a Building Permit is issued (if there is not a subdivision). The security shall be appropriate to the intended method of compliance, including one or more of the following: [Source:

18.20.060.E, modified]

1. A deed restriction on specific lots totaling the correct percent of the reserved residential lots on the map, and a bond to cover the cost of constructing homes on those lots which are affordable to low- or very low-income households; [Source: 18.20.060.E.1]

2. A bond to cover the housing in-lieu fee (see Subsection G); [Source: 18.20.060.E.2, modified]

3. A written agreement, with financial security, to provide accessory dwelling units or offsite construction; or [Source: 18.20.060.E.3]

4. Other appropriate security approved in writing by the City Attorney. [Source:

18.20.060.E.4, modified]
F. Off-Site Alternatives. As a complete or partial alternative to the provision of on-site inclusionary units pursuant to this Section, the developer may propose a plan for providing affordable units that would otherwise be required to be provided on the project site at either: [Source:

18.20.060.F, modified]
Chapter 18.15 Residential Zoning Districts
62 1. An off-site location within the city by acquiring existing single-family or multi-family units that are not currently income restricted and rehabilitating those dwelling units. At least four rehabilitated dwelling units shall be provided for each inclusionary unit required.

These units shall comply with all provisions of Subsections C and D; or [Source:

18.20.060.F.1, modified]

2. An off-site location within the city, in conjunction with a third-party nonprofit affordable housing provider, by constructing, or funding the construction of, the equivalent number of required affordable units off-site subject to City Council approval of an offsite affordable housing agreement. The City may allow off-site construction if the proposal meets all of the following conditions: [Source: 18.20.060.F.2, modified] a. Financing or a viable financing plan, which may include public funding, shall be in place for the off-site affordable units; [Source: 18.20.060.F.2.a] b. Construction of the off-site affordable units must be completed, or provision of funding by the developer for construction of the affordable units must be provided, as specified in a phasing/financing plan subject to City Council approval; [Source: 18.20.060.F.2.b, modified]
c. The third-party nonprofit affordable housing developer shall enter into an affordable housing covenant with the City to ensure that the affordable housing units shall meet all applicable requirements of this Section; and [Source:

18.20.060.F.2.c, modified]
d. The units shall comply with the provisions Subsections C and D. [Source:

18.20.060.F.2.d, modified]
The City may require that completion of off-site affordable units be secured as provided in Subsection E. [Source: 18.20.060.F.2, modified]
G. In-Lieu Fees.

1. Approval Criteria. In extraordinary circumstances, the approving body may authorize the payment of a fee in lieu of providing the inclusionary units required under Subsection A if any of the following circumstances apply:
a. For projects of nine units or less; [Source: 18.20.060.G.1] b. For any fractional unit in projects of 10 or more units; or I [Source:

18.20.060.G.1]
c. If the developer demonstrates, in connection with the first approval for the development (tentative subdivision map, or development plan if no subdivision is involved), that specific characteristics of the development site make the site unsuitable for households at the required income levels. [Source:

18.20.060.G.1]
d. Whenever the approving body authorizes the payment of an in-lieu fee, the inlieu fee determination shall be automatically referred to the City Council for review and approval. [Source: 18.20.060.G.1]

2. Calculation of Fee.

Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
63 a. The in-lieu fee shall be established annually by resolution of the City Council in an amount sufficient to represent a reasonable portion of the gap between the affordable sales price (at the low-income level of affordability) and the market-rate sales price for single-family housing. [Source: 18.20.060.G.2, modified]
b. The in lieu fee shall be based on the average (mean) of the developer’s cost to construct a dwelling less the affordable sales price ( “developer’s difference”) and the market-rate purchase price less the affordable sales price ( “market-rate difference”). The in-lieu fee can be expressed as follows:
[Source: 18.20.060.G.2, modified]
𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝑟𝑟′𝑠𝑠 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 + 𝑀𝑀𝑀𝑀 𝑀𝑀 𝑀𝑀 𝑅𝑅 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 2 = 𝐼𝐼 𝐿𝐿 𝐿𝐿 𝐹𝐹
c. The in-lieu fee shall be calculated for each of the following home sizes:
[Source: 18.20.060.G.2, modified]
i. A 1,200 square foot, two-bedroom home; [Source: 18.20.060.G.2, modified]
ii. An 1,800 square foot, three-bedroom home; and [Source:

18.20.060.G.2, modified]
iii. A 2,200 square foot, four-bedroom home. [Source: 18.20.060.G.2, modified]
d. The following guidelines shall apply to the calculation of the in-lieu fee:
i. The developer cost to construct the dwelling shall be equivalent to the dwelling square footage multiplied by the per foot average cost to construct a dwelling in the city. The per foot cost to construct the dwelling shall be determined annually as established in Exhibit D of the Inclusionary Housing Ordinance In-Lieu Fee Study dated September 15, 2004. [Source: 18.20.060.G.2.a, modified] ii. The affordable sales price shall be based on income limits established by the California Department of Housing and Community
Development, adjusted for number of bedrooms in the dwelling (see California Health and Safety Code Section 50052.5). [Source:

18.20.060.G.2.b, modified]
iii. The market-rate purchase price shall be based on a survey of current sale prices of similar sized units in the Pleasant Hill area at the time the fees are established. [Source: 18.20.060.G.2.c, modified] iv. For any annual period for which the City Council does not review the fee, up to a maximum of three years in a row, the fee amount may be adjusted by the City Manager based upon the percentage change in Chapter 18.15 Residential Zoning Districts
64 the Building Valuation Data published by the International Code Council from the previous year. [Source: 18.20.060.G.2.d, modified]

3. Time of Payment. The in-lieu fee shall be paid prior to the issuance of a Certificate of Occupancy or as otherwise provided in the conditions of approval. [Source:

18.20.060.G.3, modified]

4. Use of Fees. The City will deposit all housing in-lieu fees in an affordable housing fee fund. The City shall use the fees, and all interest earned on the account, only for the following for use in the development or maintenance of affordable housing in the city:
a. Mortgage subsidies and down payment assistance;
b. Site acquisition;
c. Banking of land;
d. Rental subsidies for very-low or low-income households; e. Construction financing;
f. Issuance of bonds;
g. Providing predevelopment funds;
h. Providing rehabilitation funds to preserve existing affordable housing stock; i. Providing loan security; and
j. Any other assistance that will serve to increase or maintain the supply of affordable housing in the city. [Source: 18.20.060.G.4, modified]

5. Refunds. The City may refund an in-lieu fee, authorized by City Council resolution, if all of the following apply: [Source: 18.20.060.G.5, modified] a. A Building Permit or Zoning Permit expires and no extension is granted; [Source: 18.20.060.G.5, modified]
b. No construction or use occurs; and [Source: 18.20.060.G.5, modified] c. The applicant applies for a refund within 12 months after the expiration of the Building or Zoning Permit. [Source: 18.20.060.G.5, modified]

6. Fees Not Subject to Mitigation Fee Act. The City Council finds that this in-lieu fee is not a fee subject to the Mitigation Fee Act (Government Code Section 66000 and following) because these fees are an alternative to requiring that inclusionary units be included within the development rather than a fee required of all developers. Payment of the fee is at the request of the developer, with the City’s consent. [Source:

18.20.060.G.6, modified]

18.11.150 Manufactured Homes
The following supplemental regulations are to provide opportunities for the placement of manufactured homes in residential zoning districts and to ensure that such manufactured homes are designed and located so as to be harmonious within the context of the surrounding houses and neighborhood. [Source: 18.20.090, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
65 A. General Requirements. A manufactured home may be used for residential purposes if it has been approved by the Architectural Review Commission, has been granted a Certificate of Compatibility by the Zoning Administrator, and is an allowed use in the underlying zoning district. [Source: 18.20.090.A, modified]
B. Requirements for Certificate of Compatibility. The Zoning Administrator shall issue a Certificate of Compatibility if the manufactured home meets the design and locational criteria of this Subsection. The certificate is valid for two years and may be renewed for subsequent two-year periods if the location and design criteria of this Section are met. More specifically, the location and design of a manufactured home shall comply with the following criteria in order to protect neighborhood integrity, provide for harmonious relationship between a manufactured home and surrounding uses, and minimize problems that could occur as a result of locating a manufactured home on a residential lot. [Source: 18.20.090.B, modified]

1. Location Criteria. Manufactured homes are not allowed: [Source: 18.20.090.B.1, modified]
a. On substandard lots that do not meet the dimensional standards of Section

18.15.030 (Development Standards for Residential Districts); or [Source:

18.20.090.B.1.a, modified]
b. On a lot with an average slope of more than 10 percent, or on any portion of a lot where the slope exceeds 15 percent. [Source: 18.20.090.B.1.b, modified] Except as modified herein, all other provisions contained in this section shall remain in full force and effect. [Source: 18.20.090.B.1]

2. Design Criteria. A manufactured home shall be compatible in design and appearance with residential structures in the vicinity and shall meet the following standards:
[Source: 18.20.090.B.2, modified]
a. It must be built on a permanent foundation approved by the Chief Building Official; [Source: 18.20.090.B.2.a, modified]
b. It must have been constructed after June 15, 1976, and must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974; [Source: 18.20.090.B.2.b]
c. The unit’s skirting must extend to the finished grade; [Source: 18.20.090.B.2.c] d. Exterior siding must be compatible with adjacent residential structures. Shiny or metallic finishes are prohibited; [Source: 18.20.090.B.2.d, modified] e. The roof must be of concrete or asphalt tile, shakes or shingles complying with the most recent edition of the adopted building codes under Title 14; [Source:

18.20.090.B.2.e, modified]
f. The roof must have eaves or overhangs of not less than one foot; [Source:

18.20.090.B.2.f]
g. The floor must be no higher than 20 inches above the exterior finished grade; and [Source: 18.20.090.B.2.g]
Chapter 18.15 Residential Zoning Districts
66 h. Required covered parking shall be compatible with the manufactured home design and with other buildings in the area. [Source: 18.20.090.B.2.h] C. Cancellation of State Registration. Whenever a manufactured home is installed on a permanent foundation, any registration of the manufactured home with the State of California shall be canceled, pursuant to State laws and regulations. Before any occupancy certificate may be issued for use of such a manufactured home, the owner shall provide to the Chief Building Official satisfactory evidence showing that the State registration of the manufactured home has been, or will be, with certainty, canceled; or, if the manufactured home is new and has never been registered with the State, the owner shall provide the Chief Building Official with a statement to that effect from the dealer selling the home. [Source: 18.20.090.C, modified]

18.11.160 Residential Care Facilities
When a Use Permit is required for a residential care facility, group residential, or single-occupancy unit in a single-family or multi-family residential zoning district as established in Section 18.15.020 (Land Use Regulations for Residential Zoning Districts), the following standards shall apply: [Source:

18.20.075, modified]
A. Pre-Application Review. A person applying for a Use Permit in a residential zoning district, when the proposed project involves converting an existing building, the applicant shall submit, together with the Use Permit application, a letter or other written comments indicating that the facility is capable of meeting applicable code requirements, from the City Building Division, the Fire Marshal, and any other agencies as determined by City staff. [Source: 18.20.075.A, modified]
B. Licensing and Compliance. Facilities shall operate in accordance with State and Federal law and established industry standards. [Source: 18.20.075.B, modified]

1. Licensed Facilities. A facility required to have a State license shall maintain that license and operate in compliance with it. [Source: 18.20.075.B.1, modified]

2. Unlicensed Facilities. To ensure that unlicensed residential care facilities are operating in a manner that is consistent with State and Federal law and established industry standards, the following standards shall apply: [Source: 18.20.075.B.2, modified] a. No Violation. If the facility is not required to be licensed by the State, the owners, managers, operators, and residents shall not provide any services on site which would require licensure under State law. [Source: 18.20.075.B.2.a, modified]
b. Certification. If certification by a State or Federal agency specific to the type of facility is required, the facility shall receive and maintain that certification. [Source: 18.20.075.B.b, modified]
c. Owner and Operator Information. The applicant shall provide a list of the addresses of all similar facilities in the State operated by the owner, operator, or any affiliated organization within the past five years, and shall certify under penalty of perjury that none of the facilities have been found to be operating in violation of State or local law. [Source: 18.20.075.B.c, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
67 C. Location, Parking, and Loading. In a single-family zoning district (or PUD zoning district planned for single-family residential use) the following standards shall apply: [Source:

18.20.075.C, modified]

1. The facility shall be located where there is reasonable access to services, including public transportation; [Source: 18.20.075.C.1]

2. Any off-site or shared parking facilities shall be located on property immediately adjacent to the proposed use, and subject to Section 18.80.040 (Shared Parking Facilities); and [Source: 18.20.075.C.2, modified]

3. Loading areas, if required, shall be screened from the view of other residences. [Source: 18.20.075.C.3]
D. Operations. The owner, operator, or manager shall operate the facility in a manner that does not disrupt the neighborhood or interfere with the residential characteristics of the neighborhood regarding noise, loitering, traffic and deliveries, parking, or littering. The operator shall provide to the City (on an ongoing basis) a name and 24-hour contact telephone number applicable for the person responsible for the facility. Each facility shall comply with the following operations requirements: [Source: 18.20.075.D, modified] [Source: 18.20.075.D]

1. Residents Per Room. There shall be no more than two residents per bedroom in a single-family residence that has been converted to another residential care facility as specified in this Section. The hearing body has the discretion to set a lower occupancy limit based on evidence as to what is appropriate to the site, including characteristics of the structure, whether there will be an impact on traffic and parking, and whether the public health, safety, peace, comfort or welfare of persons residing in the facility or adjacent to it will be impacted. [Source: 18.20.075.D.1, modified]

2. Staff on Duty. If the proposed use has seven residents or more, the operator shall have qualified staff on duty at the facility at all times. [Source: 18.20.075.D.2, modified]

3. Substance Testing. If the facility is designed for alcohol or drug rehabilitation, the operator shall arrange for ongoing, random alcohol and illegal substance testing of the residents by a qualified, independent third party. [Source: 18.20.075.D.3, modified]

4. Good Neighbor Policy. The operator shall develop, post, and enforce a good neighbor policy. The policy shall include: [Source: 18.20.075.D.4, modified] a. Designation of an on-site staff member who will be available to respond to any community concerns regarding the facility or residents. If the City receives a complaint involving the facility or residents, the designated staff member shall attempt to resolve the issue within a reasonable time frame. [Source:

18.20.075.D.4.a, modified]
b. Prohibition of lewd or abusive speech or behavior, or profanity, by staff or residents if audible to neighboring residents. [Source: 18.20.075.D.4.b, modified]
Chapter 18.15 Residential Zoning Districts
68 c. Compliance with City noise regulations, and prohibition of amplified sound outdoors. [Source: 18.20.075.D.4.c, modified]
d. Maintaining a log of each violation of the good neighbor policy and making this log available for review by City staff at any time. The log shall include the date and time of the violation, description, name of violator, and resolution. [Source:

18.20.075.D.4.d, modified]

5. Management Plan. The operator shall submit a management plan with the Use Permit application subject to review and approval by the City. The management plan must address management and operation of the facility, safety and security of residents, and building maintenance and staffing, including whether an on-site manager will be present. [Source: 18.20.075.D.5, modified]

18.11.170 Single Room Occupancy (SRO)
A. General. The purpose of this Section is to provide opportunities for the development of singleroom occupancy (SRO) units, as defined in Section 18.210.060 (Residential Land Use Classifications) or Part 6, that encourage the development of permanent, affordable housing for small households and for people with special needs in proximity to transit and services, and to establish standards for these small units. [Source: 18.20.085.A, modified] B. Standards. SRO units are subject to the following standards:

1. Location. SRO units are allowed with a Use Permit in multi-family residential zoning districts and the MX-VDH zoning district. [Source: 18.20.085.A.1, modified]

2. Project Review and Approval. A proposed SRO requires design review approval in compliance with Chapter 18.120 (Architectural Review Permits) and a Use Permit in compliance with Chapter 18.155 (Use Permit). [Source: 18.20.085.A.2, modified]

3. Development Standards. [Source: 18.20.085.A.3, modified] a. Single-Room Occupancy Facilities. The following standards apply to buildings in which multiple SRO units are provided [Source: 18.20.085.A.3.a, modified] i. Density. The maximum potential number of units allowed within an SRO facility shall be determined based on compliance with applicable development standards of the underlying zoning district (e.g., height, floor area ratio, setbacks, lot coverage, parking, open space). [Source:

18.20.085.A.3.a.i, modified]
ii. Common Area. Four square feet of common area per unit shall be provided, with at least 200 square feet of interior common space, excluding janitorial storage, laundry facilities, and common hallways. [Source: 18.20.085.A.3.a.ii, modified]
iii. Laundry Facilities. Laundry facilities must be provided in a separate room at the ratio of one washer and one dryer for every 20 units or fractional number thereof, with at least one washer and dryer per floor. [Source: 18.20.085.A.3.a.iii, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
69 iv. Cleaning Supply Room. A cleaning supply room or utility closet that includes a wash tub with hot and cold running water shall be provided on each floor of the SRO facility. [Source: 18.20.085.A.3.a.iv, modified]
b. Single-Room Occupancy Units. The following standards apply to individual SRO units. [Source: 18.20.085.A.3.b, modified]
i. Unit Size. An SRO unit shall have a minimum size of 150 square feet and a maximum size of 400 square feet. The average SRO unit size within an SRO facility shall not exceed 275 square feet. [Source:

18.20.085.A.3.b.i]
ii. Occupancy. An SRO unit shall accommodate a maximum of two persons. [Source: 18.20.085.A.3.b.ii]
iii. Bathroom Facilities. An SRO unit may, but is not required to, contain partial or full bathroom facilities. A partial bathroom facility shall include at least a toilet and sink. A full facility shall include a toilet, sink, and bathtub, shower, or bathtub/shower combination. If a full bathroom facility is not provided in-unit, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bathroom per floor. [Source: 18.20.085.A.3.b.iii, modified]
iv. Kitchen. An SRO unit may, but is not required to, contain partial or full kitchen facilities. A full kitchen includes a sink, a refrigerator, and a stove, range top, or oven. A partial kitchen is missing at least one of these appliances. If a full kitchen is not provided in-unit, common kitchen facilities shall be provided with at least one full kitchen per floor. [Source: 18.20.085.A.3.b.iv, modified]
v. Closet. Each SRO unit shall have a separate closet. [Source:

18.20.085.A.3.b.v]
vi. Interior Access. Individual SRO units shall not have separate external entryways. [Source: 18.20.085.A.3.b.vi, modified]
vii. Code Compliance. SRO units shall comply with all requirements of the California Building Code and all other applicable codes. [Source:

18.20.085.A.3.b.vii, modified]

4. Accessibility. All SRO units shall comply with all applicable accessibility and adaptability (ADA) requirements. All common areas shall be fully accessible. [Source:

18.20.085.A.4, modified]

5. Management. [Source: 18.20.085.A.5]
Chapter 18.15 Residential Zoning Districts
70 a. Facility Management. An SRO facility with seven or more residents shall provide on-site management and an on-site management office. [Source:

18.20.085.A.5.a, modified]
b. Management Plan. A management plan shall be submitted with the development application for an SRO facility and shall be subject to review and approval by the City. The management plan must address management and operation of the facility, rental procedures, safety and security of residents, and building maintenance and staffing, including whether an on-site manager will be present. [Source: 18.20.085.A.5.b, modified]

6. Parking. Off-street parking and secure bicycle parking shall be provided as required by Chapter 18.80 (Off-Street Parking and Loading). [Source: 18.20.085.A.6, modified]

7. Tenancy. Tenancy of SRO units shall be for a minimum of 30 consecutive days. [Source: 18.20.085.A.7, modified]

8. Existing Structures. An existing structure may be converted to an SRO facility, consistent with the provisions of this Section. [Source: 18.20.085.A.8, modified]

18.11.180 Two-Unit Projects
A. Purpose. The purpose of this Section is to establish standards for the development of two-unit residential projects within single-family residential zoning districts in accordance with Government Code Section 65852.21. [Source: 18.20.105.A, modified] B. Applicability. The requirements of this Section shall apply to the development and use of twounit residential dwelling developments in single-family residential zoning districts. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), singlefamily residential zoning districts include R-20, R-15, R-10, R-10A, R-7, R-6, and single-family residential PUDs. Two-unit projects in accordance with this Section are prohibited in all other zoning districts. [Source: NEW]
C. Definitions.

1. Two-Unit Project. A “two-unit project” means a proposed housing development containing no more than two primary residential units on a legally subdivided lot in a single-family residential zoning district in accordance with the requirements of this Section. [Source: 18.20.105.B, modified]

2. Individual Property Owner. A natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, limited partnership, limited liability company, C corporation, S corporation, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source:

18.20.105.C.1, modified]

3. Urban Lot Split. An “urban lot split” means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of Section 18.15.190 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
71 (Urban Lot Splits) and as defined by Government Code Section 66411.7. [Source:

18.20.097.B, modified]
D. Application and Processing Procedures. [Source: 18.20.105.A.C, modified]

1. Eligibility. Only individual property owners may apply for a two-unit project. [Source:

18.20.105.C.1, modified]

2. Application. The applicant shall submit an application for a two-unit project using the approved form provided by the City. Only a complete application will be considered.

The City shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source: 18.20.105.C.2, modified]

3. Certificate of Compliance. The applicant must obtain a certificate of compliance with the Subdivision Map Act for the lot and provide the certificate with the application. [Source: 18.20.105.C.3, modified]

4. Fees. The City may establish a fee to recover its costs for adopting, implementing, and enforcing this Section, in accordance with applicable law. The City Council may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.105.C.5, modified]
E. Decision. [Source: 18.20.105.D, modified]

1. An application for a two-unit project shall be approved or denied ministerially, by the Building Official, without discretionary review if all the requirements established in Subsection F are met. [Source: 18.20.105.D.1, modified]

2. The ministerial approval of a two-unit project does not take effect until the City has confirmed that the required documents have been recorded, such as the deed restriction and easements. [Source: 18.20.105.D.2, modified]

3. The approval must require the owner and applicant to hold the City harmless from all claims and damages related to the approval and its subject matter. [Source:

18.20.105.D.3, modified]

4. The approval must require the owner and applicant to reimburse the City for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this Title. [Source: 18.20.105.D.4, modified] F. Qualifying Requirements. A proposed two-unit project under this Section must satisfy each of the following requirements to qualify for ministerial review, in compliance with this Section and California Government Code Sections 65852.21: [Source: 18.20.105.E, modified]

1. Map Act Compliance. The lot must have been legally subdivided. [Source:

18.20.105.E.1, modified]

2. The lot is located in a single-family residential zone as established in Subsection B. [Source: 18.20.105.E.2, modified]

3. The proposed lot does not include any of the following: [Source: 18.20.105.E.3, modified]
Chapter 18.15 Residential Zoning Districts
72 a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:

18.20.105.E.3.a.i]
b. A wetland. [Source: 18.20.105.E.3.a.ii]
c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
d. A hazardous waste site that has not been cleared for residential use. [Source:

18.20.105.E.3.a.iv]
e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:

18.20.105.E.3.a.v]
f. Within a 100-year flood hazard area, unless the site has either: [Source:

18.20.105.E.3.a.vi]
i. Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or [Source: 18.20.105.E.3.a.vi.(A)]
ii. Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. [Source: 18.20.105.E.3.a.vi.(B)] g. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.105.E.3.a.vii]
h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.105.E.3.a.viii]
i. Habitat for protected species. [Source: 18.20.105.E.3.a.ix] j. Land under conservation easement. [Source: 18.20.105.E.3.a.x] k. Any other site location identified in Paragraph (a)(6) of Government Code Section 65913.4. [Source: 18.20.105.E.3.b, modified]

4. The lot is not located within a historic district or on property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or a site that is designated by the City or County landmark or as a historic property or district. [Source: 18.20.105.E.4, modified]

5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
73 b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]

6. The following additional requirements shall apply to urban lot split applications. a. The urban lot split must comply with all applicable objective requirements of the City’s subdivision regulations (Title 17) except that no dedication of rightsof-way or construction of off-site improvements are required for an urban lot split. [Source: 18.20.097.E.2, modified]
b. No prior urban lot split. [Source: 18.20.097.E.6]
i. The lot proposed to be subdivided shall not have been established through a prior urban lot split. [Source: 18.20.097.E.6.a, modified] ii. The lot proposed to be subdivided is not adjacent to any lot that was established through a prior urban lot split by the same owner of the proposed lot or by any person acting in concert with the owner. For the purposes of this Section any person acting “in concert” with the owner includes any third party that coordinates or assists the owners of two adjacent lots with their respective urban lot splits. [Source:

18.20.097.E.6.b, modified]
G. Regulation of Uses. [Source: 18.20.105.E.9, modified]

1. Residential Only. Nonresidential uses are prohibited on any lot created through an urban lot split or containing a two-unit residential development. [Source:

18.20.105.E.9.a, modified]

2. No Short-Term Rentals. No dwelling unit on a lot created through an urban lot split or containing a two-unit development may be rented for a period of less than 30 days. [Source: 18.20.105.E.9.b, modified]

3. Owner Occupancy. The individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile. [Source: 18.20.105.E.9.c, modified]
Chapter 18.15 Residential Zoning Districts
74 H. Dwelling Unit Standards. All two-unit residential developments shall comply with the following objective design and development standards, in addition to those imposed by the underlying zoning district. [Source: 18.20.105.E.6, modified]

1. General Requirements.
a. Unless otherwise stated in this Subsection, all two-unit residential dwellings shall comply with the objective design and development standards of the underlying zoning district. [Source: NEW]
b. The objective development standards in this Subsection may only be enforced to the extent that they do not prevent the construction of two primary dwelling units measuring 800 square-feet each. [Source: 18.20.105.E.6.b.iii, modified] c. Dwelling units developed on a lot resulting from an urban lot split must conform to the objective development standards that are imposed through the corresponding zone based on the resulting gross lot area (Schedule

18.20.030, Minimum Lot Area) and as outlined in subsections E.11.c through f of this section. [Source: 18.20.097.E.11.b.i]
d. If a resulting urban lot split size is in between the minimum lot size of two corresponding zones, the default zoning will be the smaller of the two singlefamily residential zoning districts. [Source: 18.20.097.E.11.b.ii]

2. Number of Dwelling Units Allowed. The number of dwelling units allowed on a qualifying lot shall comply with the following: [Source: 18.20.105.E.5.6.a, modified] a. Urban Lot Split. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this subsection, “dwelling unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this Section of this code, an accessory dwelling unit (ADU), or a junior accessory dwelling unit (JADU). [Source: 18.20.105.E.6.a.i, modified]
b. Two-Unit Residential Development. On lots not created through an urban lot split, two dwelling units are allowed in compliance with the requirements in this Section, plus any ADU or JADU in compliance with Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU). See Figure 18.15-2. [Source:

18.20.105.E.6.a.ii, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
75 Figure 18.15-2: Number of Units Allowed on Qualifying Lots Chapter 18.15 Residential Zoning Districts
76 3. Dwelling Unit Size. [Source: 18.20.105.E.6.b, modified] a. Any lot with an area less than 6,313 square feet shall be subject to the standards of the R-6 zoning district. [Source: 18.20.105.E.6.b.ii, modified] b. The minimum size of each primary dwelling unit shall be 500 square feet. [Source: 18.20.105.E.6.b.iii, modified]
c. Any required enclosed parking space shall not be calculated as part of the dwelling unit size. [Source: 18.20.105.E.6.b.iv]

4. Height Restrictions. [Source: 18.20.105.E.6.c]
a. Except as otherwise provided in this Subsection , no primary dwelling unit that is developed on the lot may exceed one story or 16 feet in height. [Source:

18.20.105.E.6.c.i, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
77 b. If a primary dwelling unit on the lot complies with the setback standards established in Section 18.15.030 (Development Standards for Residential Districts), then the height of a primary dwelling may exceed 16 feet, up to the objective height limit that is imposed through the corresponding zoning district.

Notwithstanding the foregoing, no primary dwelling unit may exceed two stories. [Source: 18.20.105.E.6.c.ii, modified]
c. Maximum height shall be measured from existing or finished grade, whichever is lower, to the peak of the structure. [Source: 18.20.105.E.6.c.iii] d. Any portion of a new primary dwelling unit that exceeds one story under this Subsection must be stepped back by an additional five feet from the ground floor. [Source: 18.20.105.E.6.c.iv, modified]
e. No balcony, deck, or other portion of the second story may project into the stepped back area of the dwelling. [Source: 18.20.105.E.6.c.v] f. No rooftop deck is permitted on any new or remodeled dwelling unit or structure for a two-unit project or resulting from an urban lot split. [Source:

18.20.105.E.6.c.vi, modified]

5. Demolition Cap. A two-unit project may not involve the demolition of more than 25 percent of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years. [Source: 18.20.105.E.6.d, modified]

6. Lot Coverage. Lot coverage must comply with the objective lot coverage requirements of the underlying zoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts). [Source: 18.20.105.E.6.e, modified]

7. Floor Area Ratio. Floor area ratio (FAR) must comply with the objective FAR requirements of the underlying zoning district. See Section 18.15.030 (Development Standards for Residential Zoning Districts). [Source: 18.20.105.E.6.f, modified]

8. Setbacks. All setbacks must comply with the objective setbacks of the underlying zoning district (see Section 18.15.030, Development Standards for Residential Zoning Districts), except as provided below: [Source: 18.20.105.E.6.g.i, modified] a. Existing Structures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure. [Source:

18.20.105.E.6.g.ii.(A), modified]
b. Structures Measuring 800 Square Feet. The setbacks imposed by the underlying zoning district must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line. [Source: 18.20.105.E.6.g.ii.(B), modified]
Chapter 18.15 Residential Zoning Districts
78 9. Parking. Each new primary dwelling unit must have at least one off-street, covered and enclosed parking space per primary dwelling unit unless one of the following applies:
[Source: 18.20.105.E.6.h, modified]
a. The lot is located within one-half mile walking distance of either: [Source:

18.20.105.E.6.h.i]
i. A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or [Source:

18.20.105.E.6.h.i.(A)]
ii. A site that contains: [Source: 18.20.105.E.6.h.i.(B)] (1) An existing rail or bus rapid transit station; [Source:

18.20.105.E.6.h.i.(B)(1)]
(2) A ferry terminal served by either a bus or rail transit service; or [Source: 18.20.105.E.6.h.i.(B)(2)]
(3) The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. [Source:

18.20.105.E.6.h.i.(B)(3)]
b. The site is located within one block of a car-share vehicle location. [Source:

18.20.105.E.6.h.ii]
c. If construction of both a primary dwelling unit measuring 800 square feet or less in floor area and the required enclosed parking space would cause development on the lot to exceed the objective lot coverage requirement of the underlying zoning district, then the unit’s off-street parking space must be unenclosed. [Source: 18.20.105.E.6.h.iii, modified]

10. Design Standards. All new primary dwelling units developed on a lot must comply with the objective design standards outlined in the City Wide Design Guidelines and Objective Design Standards. [Source: 18.20.105.E.6.i, modified]

11. Utilities. [Source: 18.20.105.E.6.k]
a. Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider. [Source: 18.20.105.E.6.k.i] b. Each primary dwelling unit on the lot that is or that is proposed to be connected to an on-site wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. [Source: 18.20.105.E.6.k.ii]

12. Building and Safety. All structures built on the lot must comply with all current local building standards. A project under this Section is a change of use and subjects the whole of the lot, and all structures, to the City’s current code. [Source: 18.20.105.E.6.l, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
79 13. Fire Safety. All structures built on the lot must comply with all current fire safety measures required by the Contra Costa County Fire Protection District. [Source:

18.20.105.E.6.m, modified]

14. Stormwater and Stormwater Runoff. The development must comply with the following standards: [Source: 18.20.105.E.8, modified]
a. Compliance with California’s Stormwater C.3 requirements. [Source:

18.20.105.E.8.a]
b. The development shall not contribute any net addition to stormwater runoff. A stormwater plan is required to demonstrate compliance and shall include the following: [Source: 18.20.105.E.8.b]
i. Stormwater Calculations. [Source: 18.20.105.E.8.b.i, modified] (1) Calculate the total disturbed area (TDA) as follows: [Source:

18.20.105.E.8.b.i.(A)]
𝑇𝑇 𝑇𝑇 = 𝑁𝑁 𝑁𝑁 𝐼𝐼𝐼𝐼 (𝑠𝑠 ) + 𝑅𝑅 𝑅𝑅 𝐼𝐼𝐼𝐼 (𝑠𝑠 )
(2) Calculate storage requirement as follows: [Source:

18.20.105.E.8.b.i.(B)]
𝑆𝑆 𝑆𝑆 𝑅𝑅 𝑅𝑅 = 0.28 ( / 𝑠𝑠 ) * TDA
ii. Identify means of storage from the following (a combination of different types is acceptable). Storage retention devices must meet total increased storage requirement: [Source: 18.20.105.E.8.b.ii, modified] (1) Rain barrels. [Source: 18.20.105.E.8.b.ii.(A)]
(2) Detention ditches. [Source: 18.20.105.E.8.b.ii.(B)] (3) Underground storage tanks. [Source: 18.20.105.E.8.b.ii.(C)]

15. Specific Adverse Impacts. [Source: 18.20.105.F]
a. Notwithstanding anything else in this Section, the City may deny an application for a two-unit project or an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific, adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. [Source: 18.20.105.F.1, modified]
b. “Specific adverse impact” has the same meaning as in Government Code Section 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare Chapter 18.15 Residential Zoning Districts
80 exemption under Revenue and Taxation Code section 214(g). [Source:

18.20.105.F.2, modified]
c. The Building Official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact. [Source:

18.20.105.F.3, modified]
I. Separate Conveyance. [Source: 18.20.105.E.7]

1. Primary dwelling units on the lot may not be owned or conveyed separately from each other. [Source: 18.20.105.E.7.a]

2. Condominium airspace divisions and common interest developments are not permitted within the lot. [Source: 18.20.105.E.7.b]

3. All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners. [Source: 18.20.105.E.7.c]

4. Between Lots Resulting from an Urban Lot Split. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. [Source: 18.20.097.E.12.b, modified] J. Deed Restriction. The owner must record a deed restriction for a two-unit project on a form approved by the city, that does each of the following: [Source: 18.20.105.E.10]

1. Expressly prohibits any rental of any dwelling unit on the property for a period of less than 30 days. [Source: 18.20.105.E.10.a]

2. Expressly prohibits any nonresidential use of the lot. [Source: 18.20.105.E.10.b]

3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.105.E.10.c]

4. Development on the lot is limited to development of residential units under this Section, except as required by State law. [Source: 18.20.105.E.10.e.ii, modified]

5. If the lot is not created by an urban lot split, must expressly state:
a. That the individual property owner(s) are required to live in one of the dwelling units on the lot as the owners’ primary residence and legal domicile. [Source:

18.20.105.E.10.d]
b. The site is a two-unit project and is therefore subject to the City’s two-unit regulations, including all applicable limits on dwelling size and development. [Source: 18.20.105.E.10.e.i]
K. Remedies. If a two-unit project violates any part of this code or any other legal requirement:
[Source: 18.20.105.G]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
81 1. The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract. [Source: 18.20.105.G.1]

2. The City may: [Source: 18.20.105.G.2, modiifed]
a. Bring an action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.105.G.2.a]
b. Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.105.G.2.b] c. Pursue criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.105.G.2.c]
d. Record a notice of violation. [Source: 18.20.105.G.2.d] e. Withhold any or all future permits and approvals. [Source: 18.20.105.G.2.e] f. Pursue all other administrative, legal, or equitable remedies that are allowed by law or the Municipal Code. [Source: 18.20.105.G.2.f, modified]

18.11.190 Urban Lot Splits
A. Purpose. The purpose of this Section is to allow and appropriately establish standards for the development of two-unit residential projects within single-family residential zoning districts in accordance with Government Code Section 66411.7. [Source: 18.20.097.A] B. Applicability. The requirements of this Section shall apply to urban lot splits in single-family residential zoning districts and the development and use of residential dwelling developments on the resulting lots. As established in Section 18.15.010 (Purpose and Intent of Residential Zoning Districts), single-family residential zoning districts include R-20, R-15, R-10, R-10A, R7, R-6, and single-family residential PUDs. Urban lot splits, in accordance with this Section, are prohibited in all other zoning districts. [Source: NEW, modified] C. Definitions.

1. Urban Lot Split. An “urban lot split” is the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of this Section and as defined by Government Code Section 66411.7. [Source: 18.20.097.B, modified]

2. Individual Property Owner. A natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, limited partnership, limited liability company, C corporation, S corporation, etc.) except for a community land trust (as defined by Rev. and Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. and Tax Code § 214.15). [Source:

18.20.105.C.1, modified]
D. Application and Processing Procedures. [Source: 18.20.097.C, modified]

1. Application Requirements.

Chapter 18.15 Residential Zoning Districts
82 a. Eligibility. Only individual property owners may apply for an urban lot split. [Source: 18.20.097.C.1, modified]
b. Application Form. An application for an urban lot split must be submitted on the City’s approved form. Only a complete application will be considered. The City shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source: 18.20.097.C.2, modified] c. Fee. The City may establish a fee to recover its costs for adopting, implementing, and enforcing this Section, in accordance with applicable State law. The City Council may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.097.C.3]

2. Decision and Approval. [Source: 18.20.097.D, modified] a. Parcel Map. An application for a parcel map for an urban lot split is approved or denied ministerially, by the Building Official, without discretionary review. [Source: 18.20.097.D.1, modified]
b. Tentative Parcel Map. A tentative parcel map for an urban lot split shall be approved ministerially if it complies with all the requirements of this Section.

The tentative parcel map may not be recorded. A final parcel map may be approved in accordance with Subparagraph 2.b only once the owner demonstrates that the required documents have been recorded, such as the deed restriction and easements. A tentative parcel map expires in accordance with the Subdivision Map Act. [Source: 18.20.097.D.2, modified] c. The approval must require the owner and applicant to hold the City harmless from all claims and damages related to the approval and its subject matter. [Source: 18.20.097.D.3, modified]
d. The approval must require the owner and applicant to reimburse the City for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this Section. [Source: 18.20.097.D.4, modified] E. Qualifying Requirements. To qualify for ministerial review, a proposed urban lot split under this Section must satisfy all qualifying requirements listed below well as the following additional Map Act compliance requirements: [Source: 18.20.097.E, modified]

1. Map Act Compliance. The lot must have been legally subdivided. [Source:

18.20.105.E.1]

2. The lot is located in a single-family residential zone. [Source: 18.20.105.E.2

3. The proposed lot does not include any of the following: [Source: 18.20.105.E.3, modified]
a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:

18.20.105.E.3.a.i]
b. A wetland. [Source: 18.20.105.E.3.a.ii]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
83 c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
d. A hazardous waste site that has not been cleared for residential use. [Source:

18.20.105.E.3.a.iv]
e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards. [Source:

18.20.105.E.3.a.v]
f. Within a 100-year flood hazard area, unless the site has either: [Source:

18.20.105.E.3.a.vi]
i. Been subject to a letter of map revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction; or [Source: 18.20.105.E.3.a.vi.(A)]
ii. Meets Federal Emergency Management Agency requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program. [Source: 18.20.105.E.3.a.vi.(B)] g. Within a regulatory floodway, unless all development on the site has received a no-rise certification. [Source: 18.20.105.E.3.a.vii]
h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan. [Source: 18.20.105.E.3.a.viii]
i. Habitat for protected species. [Source: 18.20.105.E.3.a.ix] j. Land under conservation easement. [Source: 18.20.105.E.3.a.x] k. Any other site location identified in Paragraph (a)(6) of Government Code Section 65913.4. [Source: 18.20.105.E.3.b, modified]

4. The lot is not located within a historic district or on property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or a site that is designated by the City or County landmark or as a historic property or district. [Source: 18.20.105.E.4, modified]

5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through Chapter 18.15 Residential Zoning Districts
84 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]

6. The urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Government Code Section 66410 et seq., “SMA”), including implementing requirements in this code, except as otherwise expressly provided in this Section. [Source: 18.20.097.E.1.a, modified]

7. If an urban lot split violates any part of the SMA, the City’s subdivision regulations, including this section, or any other legal requirement: [Source: 18.20.097.E.1.b, modified]
a. The buyer or grantee of a lot that is created by the urban lot split has all the remedies available under the SMA, including but not limited to an action for damages or to void the deed, sale, or contract. [Source: 18.20.097.E.1.b.i] b. The City has all the remedies available to it under the SMA, including but not limited to the following: [Source: 18.20.097.E.1.b.ii, modified] i. An action to enjoin any attempt to sell, lease, or finance the property. [Source: 18.20.097.E.1.b.ii.(A)]
ii. An action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief. [Source: 18.20.097.E.1.b.ii.(B)] iii. Criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor. [Source: 18.20.097.E.1.b.ii.(C)]
iv. Record a notice of violation. [Source: 18.20.097.E.1.b.ii.(D)] v. Withhold any or all future permits and approvals. [Source:

18.20.097.E.1.b.ii.(E)]
c. Notwithstanding Government Code section 66411.1 (SMA), no dedication of rights-of-way or construction of off-site improvements is required for an urban lot split. [Source: 18.20.097.E.1.c]

8. Compliance with the City’s subdivision regulations. The urban lot split must conform to all applicable objective requirements of the City’s subdivision regulations (Title 17, Subdivisions) except that no dedication of rights-of-way or construction of off-site improvements are required for an urban lot split. [Source: 18.20.097.E.2] Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – October 2025
85 9. Zone. The lot to be split is designated as a single-family residential zone district. a single-family residence is allowed by-right. (R-20, R-15, R-10, R-10A, R-7, R-6, and appropriate PUDs). [Source: 18.20.097.E.3]

10. Lot location. [Source: 18.20.097.E.4]
a. The lot to be split is not located on a site that is any of the following: [Source:

18.20.097.E.4.a]
F. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source: 18.20.097.Regulation of Uses. [Source: 18.20.097.E.14, modified]

1. Residential Only. No nonresidential use is permitted on any lot created by urban lot split. [Source: 18.20.097.E.14.a, modified]

2. No Short-Term Rentals. No dwelling unit on a lot that is created by an urban lot split may be rented for a period of less than 30 days. [Source: 18.20.097.E.14.b, modified]

3. Owner Occupancy. The applicant for an urban lot split must sign an affidavit stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant’s principal residence for a minimum of three years after the urban lot split is approved. [Source: 18.20.097.E.14.c, modified] G. Lot Size. [Source: 18.20.097.E.8, modified]

1. The lot to be split must be at least 2,400 square feet. [Source: 18.20.097.E.8.a]

2. The newly created lots resulting from the urban lot split must each be at least 1,200 square feet. [Source: 18.20.097.E.8.b, modified]

3. Each of the resulting lots must be between 60 percent and 40 percent of the total square footage of the original lot area. [Source: 18.20.097.E.8.c, modified] H. Easements. [Source: 18.20.097.E.9]

1. The owner, if required, must enter into an easement agreement with each publicservice provider to establish easements that are sufficient for the provision of public services and facilities to each of the resulting lots. [Source: 18.20.097.E.9.a]

2. Each easement must be shown on the tentative parcel map. [Source: 18.20.097.E.9.b]

3. Copies of the unrecorded easement agreements must be submitted with the application. The easement agreements must be recorded against the property before the final map may be approved, in accordance with subsection D.2 of this section. [Source: 18.20.097.E.9.c]

4. If an easement is recorded and the project is not completed, making the easement moot, the property owner may request, and the City will provide, a notice of termination of the easement, which the owner may record. [Source: 18.20.097.E.9.d, modified] I. Lot Access. Each newly created lot resulting from the urban lot split must have access, or be adjacent to the public right-of-way, that satisfies the objective provisions of the Subdivision Map Chapter 18.15 Residential Zoning Districts
86 Act and emergency access provisions of the Contra Costa County Fire Department Standards. [Source: 18.20.097.E.10, modified]
J. Dwelling Unit Standards. A dwelling unit developed on a lot resulting from an urban lot split shall comply with the design and development standards established in Subsection H of Section 18.15.180 (Two-Unit Projects) based on the resulting gross lot area for each lot. [Source: 18.20.097.E.11, modified]
K. Separate Conveyance. [Source: 18.20.097.E.12]

1. Within a resulting lot. [Source: 18.20.097.E.12.a]
a. Primary dwelling units on a lot that is created by an urban lot split may not be owned or conveyed separately from each other. [Source: 18.20.097.E.12.a.i] b. Condominium airspace divisions and common interest developments are not permitted on a lot that is created by an urban lot split. [Source:

18.20.097.E.12.a.ii]
c. All fee interest in a lot and all dwellings on the lot must be held equally and undivided by all individual property owners. [Source: 18.20.097.E.12.a.iii]

2. Between Resulting Lots. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. [Source: 18.20.097.E.12.b, modified]
L. Deed Restriction. The owner must record a deed restriction, on each lot that results from the urban lot split, on a form approved by the City, that does each of the following: [Source:

18.20.097.E.15, modified]

1. Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days. [Source: 18.20.097.E.15.a]

2. Expressly prohibits any nonresidential use of the lots created by the urban lot split. [Source: 18.20.097.E.15.b]

3. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot. [Source: 18.20.097.E.15.c]

4. Limits development of the lot to residential standards that comply with the requirements of this section, except as required by state law. [Source: 18.20.097.E.15.d] Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
87 Chapter 18.20
Mixed-Use Districts
Chapter 18.20 Mixed-Use Districts
88 Chapter 18.20 Mixed-Use Districts
Sections

18.20.010 Purpose and Intent of Mixed-Use Districts

18.20.020 Land Use Regulations for Mixed-Use Districts

18.20.030 Development Standards for Mixed-Use Districts

18.20.040 Additional Development Standards

18.20.050 Outdoor Retail Sales Facilities

18.20.060 Outdoor Donation Collection Facilities

18.20.010 Purpose and Intent of Mixed-Use Districts
A. Specific Purposes. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of mixed-use zoning districts are to: [Source:

18.22.010.A, modified]

1. Ensure mixed-use development is consistent with the overall community character and serves the existing and future needs of residents and visitors. [Source: 18.22.010.A.1]

2. Allow a variety of compatible land uses that provide flexibility to property and/or business owners. [Source: 18.22.010.A.2]

3. Achieve compatibility between new mixed-use development and surrounding less intensive residential and commercial uses by establishing physical development standards and performance standards. [Source: 18.22.010.3]

4. Ensure adequate development standards and regulations are in place to foster successful and innovative mixed-use developments. [Source: 18.22.010.A.4] B. Summary of Mixed-Use Districts. The specific purposes and intent for each of the four mixeduse zoning districts are as follows: [Source: 18.22.010.B, modified]

1. MX-NB - Mixed-Use Neighborhood Business Zoning District. The MX-NB zoning district allows a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments). It is the intent of this zoning district to provide a mix of compact single-family residential, multi-family residential, and small-scale commercial uses located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use) at low intensities to maintain the compatibility with adjacent lower density single-family neighborhoods. A variety of residential typologies are encouraged in the form of compact single-family, townhouses, condominiums, or apartments at a density between 1.3 and 20 units per acre and a floor area ratio (FAR) of up to 0.75 for nonresidential uses. The MX-NB zoning district implements the MixedUse Neighborhood (MUD) General Plan land use designation. [Source: 18.22.010.B.1]

2. MX - Mixed-Use Zoning Districts. The MX zoning district allows for higher intensity uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
89 site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multi-family residential uses including live-work units, townhouses, apartments, and condominiums at a density between 12 and 40 units per acre and an FAR of up to

0.75 for nonresidential uses. The MX zoning district implements the Mixed-Use (MU) General Plan land use designation. [Source: 18.22.010.B.2, modified]

3. MX-HD - Mixed-Use High-Density Zoning District. The MX-HD zoning district allows for diverse uses, including residential, commercial, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). This zoning district encourages high intensity multi-family residential uses include live-work units, townhouses, apartments, and condominiums at a density between 40 and 70 units per acre and an FAR of up to 0.75 for nonresidential uses. The MX-HD zoning district implements the Mixed-Use HighDensity (MUHD) General Plan land use designation. [Source: 18.22.010.B.3, modified]

4. MX-VHD - Mixed-Use Very High-Density Zoning District. The MX-VHD zoning district allows for the most intensive uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multi-family residential uses including livework units, townhouses, apartments, and condominiums at a density between 70 and 100 units per acre and an FAR of up to 0.85 for nonresidential uses. The MX-VHD zoning district implements the Mixed-Use Very High-Density (MFVHD) General Plan land use designation. [Source: 18.22.010.B.4, modified] C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i), lower-income sites included in the sites inventory with a proposed zoning change to meet the RHNA shortfall, as well as vacant sites identified in two previous housing elements and non-vacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By-right” means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.22.010.C]

18.20.020 Land Use Regulations for Mixed-Use Districts
A. Residential Land Use Classifications. Table 18.20-A (Mixed-Use Land Use Regulations) establishes the land uses allowed within each mixed-use zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.22.020, modified]
B. Zoning Permit Required. Each land use listed in Table 18.20-A (Mixed-Use Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] C. Other Permits and Entitlements. In addition to the permits listed in Table 18.20-A (Mixed-Use Land Use Regulations), additional permits or entitlements, such as Architectural Review Chapter 18.20 Mixed-Use Districts
90 Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.20-A (Mixed-Use Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source:

18.22.020, modified]
E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.22.020, modified]
Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Residential Uses
Accessory dwelling unit See Section 18.15.050.

Accessory dwelling unit, junior See Section 18.15.050
Bed and breakfast – – – –
Emergency shelter U U U P
Employee housing U U U U
Family day care home P P P P
Group residential – – – P
Home occupation P P P P Section 18.15.130.

Low barrier navigation center P P P P
Mobile home park P P P P
Multifamily residential
Two-unit P P P P
Three-unit P P P P
Four-unit P P P P
Five or more units P P P P
Residential care facility, small,
licensed

P P P P
Residential care facility, small,
unlicensed

P P P P
Senior housing P P P P
Single-family residential P P P P
Single-room occupancy – – – U See Section 18.15.170
Supportive housing P P P P
Transitional housing P P P P
Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
91 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Public and Semipublic Uses
Community center U U U U
Cultural institutions U U U U
Day care, general U U U U L-1
Park and recreational facilities U U U U
Place of assembly U U U U
Public safety facilities U U U U
Offender rehabilitation services – – – –
Residential care facility, large,
licensed or unlicensed

P P P P
School, college and university U U U U
School, private U U U U
School, technical/trade and
vocational

U U U U
Utilities, major U U U U
Utilities, minor P P P P
Wireless telecommunications facility L-4 L-4 L-4 L-4 Chapter 18.110 Commercial Uses
Adult businesses – – – –
Animal boarding – – – –
Animal clinic U U U U
Animal day care U U U U
Animal grooming P P P P
Animal hospitals – – – –
Artists’ studios P P P P
Banks and savings and loans P P P P
With drive-through service – – – –
Cannabis retailer, medical – U U U Chapter 18.65
Cannabis retailer, adult-use – – – – Chapter 18.65
Catering services P P P P
Commercial parking facility – – – –
Eating and drinking establishments P P P P
With live entertainment/dancing inside of a building
Type A – P P P Section 18.25.110 and
Chapter 18.60
Chapter 18.20 Mixed-Use Districts
92 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Type B – U U U Section 18.25.110 and
Chapter 18.60
Type C – – – – Section 18.25.110 and
Chapter 18.60
With up to 12 outdoor seats P P P P
With more than 12 outdoor seats U U U U
Fitness studio, less than 5,000
square feet

P P P P
Fitness studio, greater than 5,000
square feet

U U U U
Food and beverage sales P P P P
Hotels U U P P
Live entertainment
Type A – P P P Section 18.25.110
Type B – U U U Section 18.25.110
Type C – – – – Section 18.25.110
Offices, general and medical, less
than 35 percent of the gross floor
area

P P P P
Personal improvement services U U U U
Personal services P P P P
Pharmacy P P P P
Retail sales, less than 20,000 square
feet

P P P P
Research and development U U U U
Retail sales, more than 20,000
square feet
L-3 U U U
Theaters – P P P
Travel services P P P P
Accessory Uses
Accessory Uses P/U P/U P/U P/U
Temporary Uses
Agricultural sales T T T – L-5.

Arts and crafts show outdoors – T T – L-1 and L-3.

Christmas tree sales – T T – L-1 and L-5.

Civic and community events – T T – L-1 and L-4.

Commercial filming, limited – T T – L-1 and L-4.

Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
93 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Group assembly events – T T – L-1 and L-4.

Live entertainment events – T T – L-1, L-2 and L-4.

Outdoor exhibits – T T – L-1 and L-4.

Personal property sales P P P – L-6.

Pumpkin sales – T T – L-1 and L-5.

Recreational events – T T – L-1 and L-4.

Street fairs T T T T L-5.

Swap meet – T T – L-1 and L-3.

Trade fairs – T T – L-1 and L-3.

Limitations on Specific Use Classifications
L-1 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.

L-2 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.

L-3 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district and does not require a use permit.

L-4 Permitted, subject to a setback of 200 feet from any residential use.

L-5 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.

L-6 Not more than four events during any calendar year for not more than two consecutive days per event.

L-7 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

18.20.030 Development Standards for Mixed-Use Districts A. Table 18.20-B (Development Standards – Mixed-Use Zoning Districts) establishes the development regulations for the MX-N, MX, MX-HD, and MX-VHD zoning districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following Table 18.20-B or to regulations located elsewhere in this Chapter. [Source: 18.22.030.A] B. Supplemental Development Standards. Sections applicable to all development in the MX-N, MX, MX-HD, and MX-VHD zoning districts are in Sections 18.25.040 through 18.25.160; they establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing. [Source: 18.22.030.B, modified] Chapter 18.20 Mixed-Use Districts
94 C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. [Source: 18.22.030.B, modified]

1. General Site and Development Standards (Chapter 18.55); [Source: 18.22.030.B.1]

2. Off-Street Parking and Loading (Chapter 18.80); [Source: 18.22.030.B.2]

3. Signs (Chapter 18.95); [Source: 18.22.030.B.3]

4. Nonconforming uses and structures (Chapter 18.200); and [Source: 18.22.030.B.4]

5. Adult businesses (Chapter 18.60). [Source: 18.22.030.B.5, modified] Table 18.20-B: Development Standards – Mixed-Use Zoning Districts Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.20.040)

MX-NB MX MX-HD MX-VHD
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 7,500 7,500
Lot Width (ft) 75 75 75 75
Setbacks
Front (ft) 15 15 10 5 (B.3), (H)
Side Setback (ft) 5 – – – (B.2), (B.3)
Corner Side Setback (ft) 15 10 10 5 (B.3)
Rear Setback (ft) – – 5 5 (B.2), (B.3)
Aggregate Side Setback
(ft)
– – – – (B.3)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.

Scenic Route Setback (ft) 25 25 25 25 Chapter 18.90
Height and Lot Coverage (maximum)
Building Height (ft) 35 50 60 85
Gross Floor Area Ratio
(commercial)

0.75 0.75 0.75 0.85
Other Standards
Minimum Site Landscaping 25% 15% 15% 15% (C)
City-Wide Objective
Design Standards
Section 18.15.040.L (F)
Employee Eating Area (E)
Commercial Uses (A)
Storm Drain Outlets (G)
Supplemental Regulations Section 18.20.040 through 18.20.060 and Part 4.

Nonconforming Structures Chapter 18.200.040.

Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
95 18.20.040 Additional Development Standards
A. Mixed -Use Projects on Housing Opportunity Sites. All mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, shall dedicate at least 75 percent of the gross floor area to residential uses. [Source: NEW] B. Mixed-Use Commercial Requirement.

1. General. Mixed-use sites not identified as a housing opportunity site towards part of the Regional Housing Needs Assessment in the Pleasant Hill Sixth Cycle Housing Element (2023-2031) shall include a minimum percentage of commercial based on the total proposed square footage of the project. Table 18.20-C (Mixed-Use Zoning District Commercial Percentage) outlines the minimum percentage of commercial based on specific corridors within the City. [Source: 18.22.040.A, modified]

2. Exceptions. Any existing single-family use in a mixed-use zone (MX-N, MX, MX-HD, MX-VHD), or the replacement of an existing single-family use with another singlefamily use, is exempt from compliance with the mixed-use commercial requirement established in Subparagraph A.1 and is considered a conforming use, for as long as the existing single-family use continues on the site. This exemption does not apply to:
[Source: 18.22.040.B, modified]
a. Sites designated as housing opportunity sites in the most recent certified Housing Element. [Source: 18.22.040.B.1]
b. Sites that undergo a lot consolidation with adjacent sites. Any parcels that undergo a lot consolidation shall adhere to all use and development standard requirements established in this Chapter. [Source: 18.22.040.B.2, modified]

3. Reductions. A Use Permit is required for mixed-use developments seeking a reduction to the minimum mixed-use commercial requirements of this Subsection that are not already exempt per Subparagraph 2.B. A market/retail feasibility study shall be submitted with the application for the Use Permit justifying the proposed reduction in the commercial requirement and why the required commercial is not feasible or that the net realized benefit to the city will be comparable to the minimum commercial percentage requirement. [Source: 18.22.040.C, modified] C. Mixed-Use Zoning Districts Adjoining Single-Family Residential Zoning Districts.

Developments in mixed-use zoning districts that adjoin a single-family residential zoning district shall comply with the following standards. [Source: 18.22.040.D, modified] Table 18.20-C
Mixed-Use Zoning District Commercial Percentage
25% Commercial Requirement (Of
Total Gross Floor Area)
15% Commercial Requirement (Of
Total Gross Floor Area)
10% Commercial Requirement (Of
Total Gross Floor Area)
Contra Costa Boulevard Gregory Lane All remaining areas Golf Club Drive Oak Park Boulevard
Monument Boulevard Pleasant Hill Road
Downtown Specific Plan Area Ellinwood Way
Chapter 18.20 Mixed-Use Districts
96 1. Planting Area. A continuous planting area at least five feet in width and containing at least five trees per 100 linear feet shall be provided along interior property lines adjoining a single-family residential zoning district. [Source: 18.22.040.D.1, modified]

2. Fences and Walls. A required setback abutting a residential zoning district shall be enclosed by a solid wood, concrete, or masonry wall at least six feet, but not more than eight feet, in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height. See also Section 18.75.020 (Height Limitations). [Source:

18.22.040.D.2, modified]
Figure 18.20-1: Required Walls: Residential Use Abutting Nonresidential Use (The diagram is illustrative)

3. Setbacks and Stepbacks. In addition to all applicable standards established in this Chapter, mixed-use developments with buildings more than 35 feet in height located on a lot adjacent to a single-family residential zoning district shall incorporate at least one of the following: [Source: 18.22.040.E, modified]
a. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet. [Source: 18.22.040.E.1, modified] b. Additional Side and Rear Setback Area. The required side and rear setbacks shall be increased by one foot for every one foot of building height in excess of 35 feet, not to exceed 10 additional feet. For example, a building with a proposed height of 40 feet would have to be set back an additional five feet from the required side/year setback lines. [Source: 18.22.040.E.2, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
97 Figure 18.20-2: Additional Setbacks for Buildings Over 35 Feet D. Minimum Site Landscaping Requirements.

1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.20-B (Development Standards – Mixed Use Zoning Districts) except as provided in Subparagraph D.2 below. [Source:

18.22.040.F, modified]

2. Exception. Up to 50 percent of the required landscaping area may be provided through the use of decorative hardscape and/or pervious pavement areas, with Architectural Review Commission or Planning Commission approval as part of a proposed project . [Source: 18.22.040.F, modified]
E. Buildings with Office Space. Buildings that incorporate over 50,000 square feet of office space shall include, in addition to the requirements of Paragraph E.1, employee showers, changing rooms, and lockers. [Source: 18.22.040.G, modified]
F. City-Wide Objective Design Standards.

1. In addition to the development standards established in this Chapter, all mixed-use developments where two-thirds of the total gross floor area is dedicated to residential units shall comply with the Multi-Family Residential Objective Design Standards, as adopted by City Council resolution. [Source: 18.22.040.I, modified] Chapter 18.20 Mixed-Use Districts
98 2. If a proposed mixed-use project with two-thirds of the total gross floor area dedicated to residential units qualifies for streamlined permit review, as determined by State law, the Zoning Administrator shall review the proposed project to verify compliance with the development standards established for mixed-use districts and the objective design standards applicable to such projects. If the proposed project complies with all development and objective design standards, the application shall be processed through a ministerial Architectural Review Permit. If the proposed does not comply with the objective design standards, the application shall be subject to discretionary review through the Architectural Review Permit process, as specified in Chapter 18.120 (Architectural Review Permits). [Source: 18.22.040.I.1, modified] G. Storm Drains. All storm drain inlets in mixed use zoning districts shall comply with the City’s national pollutant discharge elimination system (NPDES) regulations as established in Chapter

15.05. [Source: 18.22.040.J, modified]
H. Hotels. Full-service hotels may include restaurants, bars and lounges, massage and spa services, administrative offices, and meeting and banquet rooms. [Source: 18.22.040.K] I. Vehicular Easements. A minimum required setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.22.040.L, modified] J. Encroachments. The front setback shall be kept open, unobstructed, and unoccupied except by those allowable encroachments identified in Table 18.20-D (Setback Encroachments for Mixed-Use Zoning Districts). [Source: 18.22.040.M, modified] Table 18.20-D: Setback Encroachments for Mixed-Use Zoning Districts K. Windows. Not more than 30 percent of any storefront (exterior) door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Architectural Review Commission. Obstructions more than three feet away from windows are exempt. Product display spaces are allowed subject to review and approval by the Zoning Administrator. [Source: 18.22.040.N, modified]
L. Balconies. [Source: 18.22.040.O]
Improvement Maximum Allowed Encroachment
Sills, eaves, cornices, canopies, and other similar
architectural features eight feet or more above finished grade.

Allowed in setback area
Movable tables, chairs, umbrellas, outdoor heaters. Allowed in setback area Movable partitions or planters to define an outdoor seating area not exceeding three feet in height.

Allowed in setback area
Front stoop or porch. Allowed in setback area
Bicycle racks. Allowed in setback area
Trees and tree wells. Allowed in setback area
Planters and planting beds extending not more than 18
inches into the setback area and not more than 18 inches in height above finished grade.

Allowed in setback area
Bay windows, on a foundation or cantilevered, chimneys, or wells for basement windows or stairs, occupying in the
aggregate not more than 20 percent of the length of the side of the structure on which they are located.

Two feet into setback area
Utility structures less than six square feet in size. Allowed in setback area Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – October 2025
99 1. Balconies are only allowed on floors above the second floor on mixed-use structures. [Source: 18.22.040.O.1, modified]

2. Stepback Encroachment. Balconies are only allowed to encroach up to 50 percent into the required stepback area. [Source: 18.22.040.O.2, modified] M. Parking Structures. [Source: 18.22.040.P, modified]

1. Parking structures are allowed in the MX-VHD zoning district only as accessory to the primary uses of the site, not as a standalone use. [Source: 18.22.040.P.1, modified]

2. In addition to the off-street parking and loading regulations in Chapter 18.80 (Off-Street Parking and Loading), parking garages in mixed-use zoning districts shall not be located on the ground floor of a structure unless the structure space designed for residential, commercial, or other nonresidential uses is located between the parking garage and the street. This requirement shall not prevent a parking garage entrance at the ground floor of a structure. [Source: 18.22.040.P.2, modified] N. Ground Floor Commercial Frontage. Ground floor commercial frontages shall comply with the following: [Source: 18.22.040.Q, modified]

1. Create transparent facades with windows or clear glazing for at least 70 percent of the active frontage length along primary streets or public open spaces and 50 percent of the active frontage length along secondary streets. [Source: 18.22.040.Q.1, modified]

2. Windows and clear glazing on the ground floor facade shall have no opaque or semi opaque building elements wider than two inches or spaced more closely than five feet between three to 10 vertical feet from the sidewalk. [Source: 18.22.040.Q.2, modified]

3. All ground floor commercial tenant spaces must be at least 45 feet deep for a minimum of 50 percent of primary street building facades, and at least 25 feet deep for a minimum of 50 percent of secondary street facades. [Source: 18.22.040.Q.3, modified]

4. Fences or plantings between an active frontage and the edge of sidewalk along a primary street shall be a maximum of three feet in height. [Source: 18.22.040.Q.4]

5. Ground floor commercial tenant spaces shall have a minimum floor plate/ceiling height of 10 feet. [Source: 18.22.040.Q.5]

6. Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses. [Source: 18.22.040.Q.6] O. Mixed-use Frontages. All mixed-use buildings shall locate the primary building entrance for commercial uses at the building edge that faces a primary street or a public open space. [Source: 18.22.040.R, modified]

18.20.050 Outdoor Retail Sales Facilities
Outdoor retail sales facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.120 (Outdoor Sales Facility). [Source: NEW]
Chapter 18.20 Mixed-Use Districts
100

18.20.060 Outdoor Donation Collection Facilities
Outdoor donation collection facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.130 (Outdoor Donation Collection Facility). [Source: NEW]
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101
Chapter 18.25
Commercial, Office, and
Industrial Zoning Districts
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 102
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts
Sections

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

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

18.25.030 Development Standards for Commercial, Office, and Industrial Districts

18.25.040 Additional Development Standards

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

18.25.060 Container or Storage Units

18.25.070 Eating and Drinking Establishments

18.25.080 Firearm Sales

18.25.090 Hazardous Materials Storage

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

18.25.110 Live Entertainment

18.25.120 Outdoor Sales Facilities

18.25.130 Outdoor Donation Collection Facilities

18.25.140 Recycling Facilities

18.25.150 Service Station and Automobile Washing

18.25.160 Vehicle Storage

18.25.010 Purpose and Intent of Commercial, Office, and Industrial Districts A. Specific Purposes. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of commercial, retail business, neighborhood business, office, and light industrial districts regulations are to: [Source: 18.25.010, modified]

1. Provide appropriately located areas consistent with the General Plan for a full range of office, retail commercial, industrial, and service commercial uses needed by the city’s residents, businesses, and workers. [Source: 18.25.010.A, modified]

2. Strengthen the city’s economic base and provide employment opportunities close to home for residents of the city and surrounding communities. [Source: 18.25.010.B, modified]

3. Create suitable environments for various types of commercial, office, and industrial uses and protect them from the adverse effects of inharmonious uses. [Source:

18.25.010.C, modified]

4. Minimize the impact of commercial, office, and industrial development of adjacent residential zoning districts. [Source: 18.25.010.D, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – October 2025
103

5. Ensure that the appearance and effects of commercial, office, and industrial buildings and uses are consistent with City-Wide Design Guidelines and are harmonious with the character of the area in which they are located. [Source: 18.25.010.E, modified]

6. Ensure the provision of adequate off-street parking and loading facilities. [Source:

18.25.010.F]
B. Summary of Commercial, Office, and Industrial Zoning Districts. The additional purposes of each zoning district are as follows: [Source: 18.25.010.G, modified]

1. NB - Neighborhood Business Zoning District. The purpose of the NB zoning district is to provide for areas of the city that accommodate small format, day-to-day convenience shopping and services to meet the needs of local residents and designed in a way that is compatible and in scale with the surrounding neighborhood. Examples of neighborhood-serving uses include, but are not limited to, local retail businesses, florists, grocery stores, restaurants, drug stores, banks, barbershops, beauty shops, dry cleaners, and small repair facilities. The NB zoning district implements the Neighborhood Business (NB) land use designation of the General Plan. [Source:

18.25.010.G.1, modified]

2. RB - Retail Business Zoning District. The purpose of the RB zoning district is to provide areas of the city that accommodate commercial and retail businesses intended to serve the city and the region as a whole, including, but not limited to, shopping centers containing a wide variety of commercial establishments, such as retail stores and businesses selling home furnishings, apparel, durable goods and specialty items, restaurants, commercial recreation, service stations and business, and personal and financial services. The RB zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.2, modified]

3. PAO - Professional and Administrative Office Zoning District. The purpose of the PAO zoning district is to provide areas for office buildings containing business, medical, and professional uses on a scale compatible with adjacent zoning districts. The PAO zoning district implements the Office (O) land use designation of the General Plan. [Source:

18.25.010.G.3, modified]

4. C - General Commercial Zoning District. The purpose of the C zoning district is to provide areas for higher intensity service commercial uses, including automobile sales and services, animal sales and services, building materials, retail sales, storage, and similar uses. The C zoning district implements the Commercial and Retail (CR) land use designation of the General Plan. [Source: 18.25.010.G.4, modified]

5. LI - Light Industrial Zoning District. The purpose of the LI zoning district is to provide for areas of the city for research and development facilities, construction yards, warehousing, and light industrial activities in a landscaped setting, including the manufacture, assembly, distribution and storage of goods, but excluding raw materials processing or bulk handling. The LI zoning district implements the Light Industrial (I) land use designation of the General Plan. [Source: 18.25.010.G.5, modified] Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 104

18.25.020 Land Use Regulations for Commercial, Office, and Industrial Districts A. Commercial, Office, and Industrial Land Use Classifications. Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) establishes the land uses allowed within each commercial, office, and industrial zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.25.020, modified] B. Zoning Permit Required. Each land use listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] C. Other Permits and Entitlements. In addition to the permits listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations), additional permits or entitlements, such as Architectural Review Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.25-A (Commercial, Office, and Industrial Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source: 18.25.020, modified]
E. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.25.020, modified]
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Residential Uses
Bed and breakfast – P P – –
Emergency shelter – L-17 – – L-15 Section 18.15.120
Employee housing – L-17 – – –
Home occupation – P P – – Section 18.15.130
Low barrier navigation center – P P – –
Mobile/manufactured housing – P –
Multifamily residential
Two-unit – L-17 U – –
Three-unit – L-17 U – –
Four-unit – L-17 U – –
Five or more units – L-17 U – –
Residential care facility, small,
licensed
– P P – –
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Residential care facility, small,
unlicensed
– P P – –
Single-family residential – L-17 – – –
Single-room occupancy – L-17 – – – Section 18.15.170
Supportive Housing – P P – –
Transitional Housing – P P – –
Public and Semipublic Uses
Community center P P P P –
Cultural institutions U U U – –
Day care, general – U U – –
Emergency medical care
facility
– U P – –
Government offices U U P – –
Park and recreational facilities – U U – –
Place of assembly U U U U –
Public safety facilities U U U U U
Offender rehabilitation
services
– – – – U
Residential care facility, large,
licensed or unlicensed
U U U U –
School, college and university – U U – –
School, private – U U – –
School, technical/trade and
vocational
– U U – –
Utilities, major U U U U U Section 18.25.140
Utilities, minor P P P P P Section 18.25.140
Wireless telecommunications
facility
L-6 L-6 L-6 L-6 L-6 Chapter 18.110
Commercial Uses
Adult businesses – U U U U Chapter 18.115
Ambulance services – – U U –
Animal boarding U U U U U
Animal clinic U U U P –
Animal day care U U U U U
Animal grooming U P U P –
Animal hospitals U U U P –
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 106
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Animals: retail sales P P – – –
Artists’ studio P P P P –
Automobile maintenance,
limited
– P – P P
Automobile service station U P – P P Section 18.25.150
Automobile,
vehicle/equipment broker
P L-3 P – L-3
Automobile,
vehicle/equipment repair
– – – P P
With body and fender work – – – U P
Automobile,
vehicle/equipment sales and
rentals
– U – P P
Automobile,
vehicle/equipment wholesaler
– – – P P Section 18.25.160
Automobile washing and
exterior protection
– U – P P
Banks and savings and loans P P U – –
With drive-up service U U U – –
Building materials and
services
– U – U U
Cannabis retailer, medical – L-18 U U U Chapter 18.65
Cannabis retailer, adult-use – – – – – Chapter 18.65
Cardrooms – U – – –
Catering services P P – P –
Commercial filming – U U U U
Commercial parking facility – U U U P
Commercial recreation and
entertainment
U U L-1 – L-12
Communications facilities U U P – P
Eating and drinking
establishments
L-7 P L-2 – L-2 Section 18.25.070.
with drive-through service – U – – –
with live entertainment/dancing
inside of a building
Type A – P P – – Section 18.25.070 and
Chapter 18.25.110
Type B – U U – – Section 18.25.070 and
Chapter 18.25.110
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Type C – U – – – Section 18.25.070 and
Chapter 18.25.110
With up to 12 outdoor
seats
P P P – – Section 18.25.070.

With more than 12
outdoor seats
U U U – – Section 18.25.070.

Equipment and appliance
maintenance and repair
services
U P P – P
Fitness studio U U U – L-12
Food and beverage sales P P U – –
Funeral and interment
services
– U – – U
Horticultural, limited – – – – –
Hotels – P P – –
Laboratories – – – U P
Live entertainment
Type A – P P – – Section 18.25.110 and
Chapter 18.60
Type B – U U – – Section 18.25.110 and
Chapter 18.60
Type C – U – – – Section 18.25.110 and
Chapter 18.60
All types, outside of a
building
– U – – – Section 18.25.110 and
Chapter 18.60
Maintenance and service
facility
– U U – P
Maintenance services
establishment
– – – P P Section 18.25.150
Motels – P – – –
Nurseries – P P – –
Offices, general and medical P L-3 P – L-3
With bail bonds – – U – –
Pawn shops – U – – –
Personal improvement
services
U U U – –
Personal services P P U – –
Pharmacy P P L-2 P L-4
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 108
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Wholesale (no retail
services)
P P U P L-4
Research and development
services
– – U – P
Retail sales, less than 20,000
square feet
P P L-2 P L-4
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).

With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Retail sales, more than 20,000
square feet
L-5 P L-2 P L-4
Automobile parts and
accessory sales with
incidental installation
located entirely within an
enclosed building
– P – P P
Firearms sales – L-16 L-16 L-16 L-16 This regulation also applies to firearms sales in any
planned unit district (PUD).

With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Theaters – P – – –
Travel services P P – P –
Industrial Uses
Fuel storage and distribution – – – – U
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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Industry, custom – – – U P
Artisan/custom products – – – P P
Industry, custom, small-scale – – – P P
Industry, limited – – – U P
small-scale – – – P P
Research and development
industry
– – U P P
Vehicle storage facilities – – – P P Section 18.25.160
Warehousing and storage,
limited
– – – P P
Wholesaling, distribution and
storage
– – – P P Up to one dwelling unit
allowed per site as caretaker
housing
Temporary Uses
Agricultural sales T T – – – L-10.

Animal shows or sales T T – – – L-8.

Arts and crafts shows,
outdoors
– T – – – L-10.

Civic and community events T T T – – L-10.

Commercial filming, limited T T T T T L-8.

Eating and drinking use T T T T T
Farmer’s market – T – – – L-11.

Group assembly events – T – – – L-8.

Live entertainment events – T – – – L-8 and L-13.

Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 110
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Real estate sales T T T T T
Recreational events T T T – – L-10.

Retail sales, outdoor T T – T – L-10 and L-14.

Street fairs – T – – – L-10.

Swap meet – T – T – L-9.

Trade fairs – U – – –
Limitations on Specific Use Classifications
L-1 Only tennis/racquetball courts are allowed subject to approval of a use permit.

L-2 Permitted as an accessory use if limited to the ground floor, as specified in Section 18.25.050.

L-3 Permitted on the second floor and above as the primary use, or on the ground floor when conducted as accessory to a permitted primary use, and occupying no more than 25% of the floor area of the primary use. Additional office floor area may be allowed upon approval of a use permit, or as part of a planned unit district (PUD).

L-4 Permitted as accessory to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed.

L-5 Limited to use with fewer than 20,000 square feet. Uses in excess of 20,000 square feet shall be required to obtain a use permit and the user shall have to demonstrate that the use provides for the day-to-day convenience shopping and services of the neighborhood. Supermarkets are compatible with the neighborhood business district.

L-6 Permitted, subject to a setback of 200 feet from any residential use.

L-7 Use permit approval is required if the use is within 100 feet of a residential property line, the establishment conducts business between 10:00 p.m. and 7:00 a.m., and the establishment serves alcoholic beverages.

L-8 Not more than four events during any calendar year for not more than seven consecutive or nonconsecutive days per event.

L-9 Not more than four events during any calendar year for not more than two consecutive days per event.

L-10 Not more than six events during any calendar year for not more than 14 consecutive or nonconsecutive days per event.

L-11 Permitted as a regularly scheduled weekly event not to exceed 45 times a calendar year.

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Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
L-12 Only allowed through approval of a use permit, in the light industrial overlay zoning district. On-site childcare/day care is not permitted.

L-13 See Section 18.25.110 for live entertainment standards.

L-14 See Section 18.25.120 for outdoor sales standards. (Note that for temporary uses, the temporary use permit procedures apply and not the minor use permit mentioned in that section.) L-15 Emergency homeless shelters are permitted “by right” in the limited industrial district (LI) subject to the development standards and regulations noted in Section 18.15.120. However, once the city’s local need for providing emergency homeless shelters is satisfied (based on the most current homeless Point-in-Time Count census data), a conditional use permit is required for any additional beds or emergency homeless shelters. In addition, no emergency homeless shelter is permitted on the Iron Horse Corridor (the area of the former Southern Pacific right-of-way owned by Contra Costa County as identified in Record of Survey RS 2330, filed for record on June 3, 1998, in Book 113 of Land Survey Maps at Page 46, Contra Costa County records) or on any parcel abutting the Iron Horse Corridor.

L-16 Permitted, subject to the requirements in Section 18.25.080 for firearm sales uses.

L-17 Only allowed through approval of a use permit when the underlying general plan land use designation is mixed use, otherwise not permitted.

L-18 Allowed on the second floor and above, through approval of a use permit.

18.25.030 Development Standards for Commercial, Office, and Industrial Districts A. Table 18.25-B (Development Standards – Commercial, Office, and Industrial Zoning Districts) establishes the development regulations for the NB, RB, PAO, C and LI districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following Table 18.25-B or to regulations located elsewhere in this Chapter. [Source: 18.25.030.A, modified]
B. Supplemental Development Standards. Sections 18.25.050 through 18.25.160 include supplemental development standards applicable to all development in the NB, RB, PAO, C and LI zoning districts; they establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with takeout service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing.

Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 112
C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. [Source: 18.25.030.B]

1. General Site and Development Standards (Chapter 18.55); [Source: 18.25.030.B.5, modified]

2. Off-Street Parking and Loading (Chapter 18.80); [Source: 18.25.030.B.5, modified]

3. Signs (Chapter 18.95); [Source: 18.25.030.B.5, modified]

4. Nonconforming uses and structures (Chapter 18.200); and [Source: 18.25.030.B.5, modified]

5. Adult businesses (Chapter 18.60). [Source: 18.25.030.B.5, modified] Table 18.25-B (Development Standards - Commercial, Office, and Industrial Zoning Districts)
Development Standard
(minimum unless stated
otherwise)
Zoning District
Additional Development
Regulations
(see corresponding letter in
Section 18.25.040)

NB RB PAO C LI
Parcel Dimensions
Lot Area (sq. ft.) 7,500 7,500 10,000 7,500 20,000
Lot Width (ft) 75 75 100 50 100
Setbacks
Front (ft) 25 25 20 10 20 (F)
Side (ft) – – 5 – – (A), (F)
Corner Side (ft) 25 25 20 10 20 (F)
Rear (ft) – – 20 – – (A), (F)
Aggregate Side (ft) – – 15 – – (F)
Creek Setbacks See Chapter 18.70 regarding creek setbacks.

Scenic Route Setback (ft) 25 25 25 25 25 Chapter 18.90
Height and Lot Coverage (maximum)
Building Height (ft) 35 35 35 35 35
Gross Floor Area Ratio
(commercial)

0.35 0.4 0.35 0.35 0.4
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18.25.040 Additional Development Standards
A. Developments Adjoining Residential Districts. Any proposed nonresidential use in a NB, RB, PAO, C, and LI zoning district that adjoins a residential zoning district, or mixed-use zoning district that only includes residential uses, shall comply with all of the following standards. [Source: 18.25.040.A, modified]

1. Setbacks. The side or rear setback along the property line(s) adjoining a residential zoning district or residential use shall be 25 feet in the RB, PAO, C, and LI zoning districts, and 15 feet in the NB zoning district. [Source: 18.25.040.A.1, modified]

2. Planting Area. A continuous planting area having at a minimum width of five feet and at least five trees per 100 linear feet shall be provided along interior property line(s) adjoining a residential zoning district or mixed-use zoning district that includes a residential use. [Source: 18.25.040.A.2, modified]

3. Daylight Plane Requirement. Structures shall not intercept a 30-degree daylight plane inclined inward from a height of six feet above existing grade at the property line of the residential zoning district or mixed-use district that include a residential use. See Figure

18.25-1 [Source: 18.25.040.A.3, modified]

4. Fences and Walls. A property line of a NB, RB, PAO, C, or LI zoning district abutting a residential zoning district, or mixed-use district that includes a residential use, shall be enclosed by a solid wood, concrete, or masonry wall at least six feet but not more than eight feet in height, except that a wall within 15 feet of a street property line shall not exceed three feet in height (see Figure 18.25-2). This standard is not required for sides of the property that are abutting a nonresidential use. See also Section 18.75.030 (Fence and Wall Standards). [Source: 18.25.040.A.4, modified] Other Standards
Minimum Site Landscaping 25% 25% 30% 20% 20% Section 18.25.040 B Amenities for Bicyclists Section 18.80.090
Building Design (D)
Employee Eating Area (C)
Storm Drain Outlets (E)
Supplemental Regulations Section 18.25.040 through 18.25.160 and Part 4.

Nonconforming Structures Section 18.200.040.

Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 114
Figure 18.25-1: Required Daylight Plane at Adjoining Residential Districts Figure 18.25-2: Required Walls: Residential Use Abutting Nonresidential Use B. Minimum Site Landscaping. [Source: 18.25.040.B, modified]

1. Decorative hardscape or pervious pavement may not be used to meet minimum landscape requirements established in Table 18.25-B (Development Standards – Commercial Zoning Districts) except as provided , except as follows:
a. Up to 50 percent of the required landscaping area may be provided through the use of decorative hardscape, and/or pervious pavement areas, subject to with Architectural Review Commission or Planning Commission approval as part of a proposed project. [Source: 18.25.040.B.1, modified] b. The Architectural Review Commission and/or Planning Commission shall establish guidelines related to the use of decorative hardscape, mulch and pervious pavement. [Source: 18.25.040.B.1, modified]

2. PAO Zoning District. On lots zoned PAO, at least 50 percent of each required interior side and rear setback shall be planting area. [Source: 18.25.040.B.2, modified] C. Office Building Amenities.

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1. Office buildings over 5,000 square feet shall include eating facilities for employees. [Source: 18.25.040.D, modified]

2. Office buildings over 50,000 square feet shall include, in addition to the requirements in Paragraph C.1, showers, changing rooms, and lockers. [Source: 18.25.040.C, modified]
D. Design Compatibility. The design of all buildings shall be consistent with the City-Wide Design Guidelines. [Source: 18.25.040.E, modified]
E. Storm Drains. All storm drain inlets in the NB, RB, PAO, C, and LI districts shall comply with the City’s national pollutant discharge elimination system (NPDES) regulations established in Chapter 15.05. [Source: 18.25.040.F, modified]
F. Vehicular Easements. A minimum required setback shall be provided and measured from any public or private vehicular easement boundary on the property. [Source: 18.25.040.G, modified] G. Windows and Visibility. Not more than 30 percent of any storefront exterior door and/or window pane shall be blocked or made opaque through the use of window treatments, paint, vinyl applications, furniture, or any other method that would obstruct visibility into the building unless approved by the Architectural Review Commission or otherwise required by another Section of this Title. Any existing use that is not in compliance with this requirement at the time of adoption of the Ordinance codified in this Section shall bring the use into compliance within 12 months of the date of Ordinance adoption. The following exceptions apply:[Source: 18.25.040.H]

1. Obstructions more than three feet away from windows are exempt from the requirement established in Paragraph G.1. [Source: 18.25.040.H]

2. Product display spaces are allowed and subject to review and approval by the Zoning Administrator or Architectural Review Commission. [Source: 18.25.040.H]

18.25.050 Accessory Structures and Uses: Commercial, Office, and Industrial Districts
A. Development Standards. Accessory structures shall comply with the development standards established in Section 18.25.030 (Development Standards for Commercial, Office, and Industrial Districts). [Source: 18.25.060.A, modified]
B. On-Site Accessory Uses. The following accessory uses are allowed on site; no accessory uses are permitted off site. [Source: 18.25.060.B, modified]

1. Uses intended to serve only occupants of the building within which such uses are located. These uses may include, but are not limited to, restaurants, cafeterias, galleries, specialty shops. gift shops, employee fitness facilities, first aid stations, community facilities, and business services necessary for the functioning of office uses or other commercial uses. The combined square footage of the accessory use(s) does not exceed 25 percent of the gross floor area of the ground floor level. [Source:

18.25.060.B.1, modified]

2. Parking facilities in conjunction with a principal use. [Source: 18.25.060.B.2] Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 116

3. Uses noted in Paragraph B.1 of this Section that primarily serve the general public and/or that exceed 25 percent of the ground level square footage may be allowed subject to approval of a Use Permit from the Planning Commission and compliance with parking provisions established in Chapter 18.80 (Off-Street Parking and Loading). [Source: 18.25.060.B.3, modified]
C. Off-Site Accessory Uses. No accessory uses are allowed off-site. [Source: 18.25.060.B, modified]

18.25.060 Container or Storage Units
The following supplemental regulations apply to containers and storage units, as defined in Section

18.215.030 (“C” Definitions), in the NB, RB, PAO, C and LI zoning districts: [Source: 18.25.050, modified]
A. Permit Required. A container or storage unit is not allowed unless there is a Grading Permit or Building Permit for construction on the site and a zoning permit has been issued for the container or storage unit. The permitted container or storage unit will be allowed only during the construction period. [Source: 18.25.050.A, modified] B. General Standards. The container or storage unit shall comply with the following standards:
[Source: 18.25.050.B, modified]

1. Be located at least five feet from the property line of any adjacent residential use; [Source: 18.25.050.B.1, modified]

2. Have a maximum heigh of 16 feet; [Source: 18.25.050.B.2, modified]

3. Comply with the Traffic Safety Visibility Area requirements established in Section

18.55.070 in Part 3 of this Title and must not impede emergency access; and [Source:

18.25.050.B.3, modified]

4. Not displace necessary parking spaces. [Source: 18.25.050.B.4, modified] C. Exception. A transport trailer located inside a loading dock is not subject to the requirements of this Section. [Source: 18.25.050.C, modified]

18.25.070 Eating and Drinking Establishments
The following supplemental development regulations shall apply to eating and drinking establishments with regularly scheduled live entertainment, outdoor seating, or take-out service, except for limited takeout service, as defined in Section 18.210.030 (Commercial Land Use Classifications): [Source:

18.25.070, modified]
A. Live Entertainment. Establishments that offer live entertainment or dancing inside of the building shall comply with all applicable standards established in Section 18.25.110 (Live Entertainment). [Source: NEW]
B. Take-Out Service. The area within at least a 300-foot radius of an establishment with take-out service shall be maintained free of debris originating from the establishment. If a Use Permit is required, the Use Permit may contain a condition requiring the operator to retain a contracted litter cleanup service or use identifiable containers and napkins for all carry-out food if the Zoning Administrator determines that a litter problem exists. [Source: 18.25.070.A, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – October 2025
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C. Outdoor Seating.

1. Up to 12 Outdoor Seats. An establishment is allowed to provide up to 12 outdoor seats if all of the following are met: [Source: 18.25.070.B, modified] a. No required parking spaces are eliminated or restricted in order to provide the outdoor seating; [Source: 18.25.070.B]
b. All legal requirements for alcoholic beverage sales or services are being met; and [Source: 18.25.070.B]
c. The use does not violate State, Federal, or local laws for handicapped accessibility. [Source: 18.25.070.B, modified]

2. More than 12 Outdoor Seats. An establishment may be allowed to provide more than 12 outdoor seats with the approval of a Use Permit. [Source: NEW]

18.25.080 Firearm Sales
A. Purpose and Applicability.

1. The following standards apply to businesses that provide firearm sales as defined in Section 18.210.030 (Commercial Land Use Classifications). The findings established in Section 9.35.010.A (Findings) of Chapter 9.35 (Firearms) are hereby incorporated by reference.

2. The purpose of this Section is to advance the public health, safety, and welfare by imposing reasonable locational restrictions on any entity that establishes a firearm sales business in the city. [Source: 18.25.160, modified] B. Locational Restrictions. [Source: 18.25.160.A, modified]

1. Allowed Zoning Districts. Subject to the other limitations of this Chapter and the Pleasant Hill Municipal Code, firearm sales may be located in the RB, PAO, C, and LI zoning districts provided all standards and requirements of this Section are met. [Source: 18.25.160.A.1, modified]

2. General Requirements. It shall be unlawful to establish any firearm sales business in any zoning district where firearm sales are permitted unless the applicant provides proof that the property where the proposed firearm sales will be conducted is not:
[Source: 18.25.160.A.2, modified]
a. Within 150 feet from any residence, when measured from the nearest property line of any residence to the door of the firearm sales business; [Source:

18.25.160.A.2.a, modified]
b. Within 1,000 feet of any site occupied by a day care, as defined in Section

18.210.050 (Public and Semi-Public Land Use Classifications), when measured from the closest points of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 118
shall be measured from the exterior boundaries of the unit so occupied; [Source: 18.25.160.A.2.b, modified]
c. Within 1,000 feet of school (public or private), as defined in Section 18.210.050 (Public and Semi-Public Land Use Classifications), or any college or university when measured from the closest points of the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied; [Source: 18.25.160.A.2.c, modified]
d. Within 500 feet of the property line of a public park, when measured from the closest points on the exterior property lines or area boundaries of the parcels or properties involved, except that when an applicant occupies one unit of a multi-unit structure located on a single parcel, distances shall be measured from the exterior boundaries of the unit so occupied. [Source: 18.25.160.A.2.d]

3. C, RB, and Commercial PUD Zoning Districts. Notwithstanding any other provision of this Section, a firearm sales business may be located on any part of a lot in a C, RB, or Commercial PUD zoning district if an applicant provides proof that any portion of said lot is not within the locational restrictions in Subparagraphs B.2.a through B.2d of this Section. [Source: 18.25.160.A.3, modified]

4. PAO Zoning District. Consistent with the use regulations in this Chapter for any retail sales in a PAO zoning district (see L-2 in Table 18.25-A), a firearm sales business may only be located in a PAO zoning district as an accessory use if limited to the ground floor, as specified in Section 18.25.050 (Accessory Structures and Uses: Commercial, Office, and Industrial Districts). [Source: 18.25.160.A.4, modified]

5. LI Zoning District. Consistent with the use regulations in this Chapter for any retail sales in the LI zoning district (see L-4 in in Table 18.25-A), a firearm sales business may only be located in the LI zoning district as an accessory use to the primary use, occupying no more than 25 percent of the floor area of the primary use. Retail sales by separate tenants are not allowed. [Source: 18.25.160.A.4, modified] C. Timing and Nonconforming Use. [Source: 18.25.160.B, modified]

1. The locational restrictions in Subparagraphs B.2.a through B.2.d of this Section shall apply as of the date the applicant submits an application for a Zoning Permit in accordance with Chapter 18.170 (Zoning Permit) to establish a firearm sales business. [Source: 18.25.160.B.1, modified]

2. Subject to Subsection D of this Section, the establishment of any firearm sales business shall include the opening of such a business as a new business, the relocation of the business, conversion of an existing business to any firearm sales use, or the transfer or sale of a firearm sales business to a new owner. Expansion or relocation of a firearm sales business at an existing location, including within the same shopping center or site, is not deemed a change in business location or relocation of such a business. [Source: 18.25.160.B.2, modified]
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3. Any firearm sales business operating as a conforming use under this Chapter with all applicable licenses and permits, including businesses pursuant to Paragraph D.1 of this Section, shall not be rendered a legal nonconforming use as specified in Section

18.200.050 (Nonconforming Uses) by the location of a residence, day care, school, or public park. [Source: 18.25.160.B.3, modified]
D. Continued Operation for Existing Firearm Sales Businesses. [Source: 18.25.160.C, modified]

1. The locational restrictions in Subparagraphs B.2.a through B.2.d of this Section shall be inapplicable to any entity engaged in the business of firearm sales in the city and who or which has all valid permits and licenses required by the City, and by State and Federal law as of the effective date of the Ordinance codified in this Section. Any such entity may continue firearm sales at its existing location pursuant to any valid permits and licenses so long as the operator remains fully licensed by all agencies (including, without limitation, obtaining and maintaining the permit required by Chapter 9.35), and has not sold, transferred, or assigned operation of the business after the effective date of this Chapter to any other entity. If any such licenses or permits are revoked, the provisions of this Subsection are inapplicable and the locational restrictions in Subparagraphs B.2.a through B.2d of this Section shall apply. [Source: 18.25.160.C.1, modified]

2. The locational restrictions in Subparagraphs B.2.a through B.2.d of this Section shall be inapplicable to the sale or transfer to a new owner of any existing firearm sales business that meets the requirements of Paragraph D.1 of this Section if the operation of the firearm sales business by the new owner is at the same location or within the same shopping center or site as the prior owner’s permitted business. [Source:

18.25.160.C.2, modified]
E. Zoning Permit Required. No firearm sales business may be established in the city by right. All persons wishing to establish a firearm sales business within the city must submit an application for a Zoning Permit in accordance with Chapter 18.170 (Zoning Permit). It is the burden of the applicant to supply evidence to justify the approval of a Zoning Permit. [Source: 18.25.160.D, modified]
F. Applicability of Other Regulations. The provisions in this Chapter are not intended to provide exclusive regulation of firearm sales businesses. Any entity engaged in the business of firearms sales must comply with any and all applicable regulations imposed in other parts of the Zoning Ordinance, other City ordinances (including, but not limited to, Chapter 9.35), and State and Federal law. [Source: 18.25.160.E, modified]

18.25.090 Hazardous Materials Storage
A. Purpose. The regulations established in this Section are intended to ensure that the use, handling, storage, and transport of hazardous substances comply with all applicable requirements of the California Health and Safety Code and that the City is notified of emergency response plans, unauthorized releases of hazardous substances, and any substantial changes in facilities or operations that could affect the public health, safety, or welfare. It is not the intent Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 120
of this Section to impose additional restrictions on the management of hazardous wastes. [Source: 18.25.080, modified]
B. Permit Required. A Use Permit is required for any new commercial, industrial, or institutional use or accessory use, including a major addition or alteration to an existing use, that involves the manufacture, storage, handling, or processing of hazardous substances in sufficient quantities to require a permit for hazardous chemicals under the California Fire Code.

Consumer propane tank collection facilities are allowed subject to review and approval of a Zoning Permit by the Zoning Administrator. [Source: 18.25.080.A, modified] C. Hazardous Materials Release Response Plans. Each business located in the city and required by the California Health and Safety Code to prepare a hazardous materials release response plan shall submit copies of all such approved plans, including any corrected plans or revised plans, to the Zoning Administrator once reviewed and approved by the public agency administering these provisions of the California Health and Safety Code. These submittal requirements shall be a condition of approval of a Zoning Permit for all new development where space may be occupied by such a business, and any alteration or addition to an existing building or structure occupied by a business subject to these provisions of the California Health and Safety Code. [Source: 18.25.080.B, modified]

1. Notify the Fire District of any unauthorized release of hazardous substances within 24 hours after the release has been detected and the steps taken to control the release; and [Source: 18.25.080.B.1, modified]

2. Notify the Fire District and the Public Works Director of any proposed abandoning, closing, or ceasing operation of an underground storage tank and the actions to be taken to dispose of any hazardous substances. [Source: 18.25.080.B.2, modified]

18.25.100 Hours of Operation in the PAO, C, and LI Zoning Districts Any use in the PAO, C, or LI zoning districts that have open parking or wall openings within 100 feet of a residential zoning district, including mixed-use zoning districts that are 100 percent residential, shall not operate between 10:00 p.m. and 7:00 a.m. without a Use Permit. [Source: 18.25.130, modified]

18.25.110 Live Entertainment
The following regulations apply to any use offering scheduled live entertainment, as defined in Section

18.210.030 (Commercial Land Use Classifications). [Source: 18.25.090, modified] A. General Requirements.

1. Exits, not limited to emergency use only, shall be directed away from any residential zoning district adjoining the site. [Source: 18.25.090.A, modified]

2. The live entertainment use shall be conducted in a manner that does not result in significant negative effects related to litter, noise, loitering, parking, or traffic circulation. [Source: 18.25.090.B, modified]
B. Types of Live Entertainment. Approval of a live entertainment use applies only to the type of entertainment specified on the permit, a change in the type of live entertainment use requires a separate permit approval from the City in accordance with Subsection D. [Source:

18.25.090.C, modified]
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C. Permit Required. The following permits are required for the different live entertainment types.

The zoning districts in which live entertainment is allowed are identified in the land use regulations table for the underlying zoning district. [Source: NEW]

1. Type A live entertainment requires the review and approval of a Zoning Permit.

2. Type B live entertainment requires the review and approval of a Use Permit

3. Type C live entertainment requires the review and approval of a Use Permit.

4. Permanent outdoor live entertainment of any type requires the review and approval of a Use Permit.

5. Temporary live entertainment events, as defined in Section 18.210.070 (Temporary Land Use Classifications) require the review and approval of a Temporary Use Permit; [Source: 18.25.090.D, modified]
D. Additional Requirements for Type B and Type C Live Entertainment Uses. The applicant and any employees, partners, directors, officers, or managers, may not have been convicted of any of the following offenses within the prior five years. The Police Department shall conduct a background investigation, which may be waived at the discretion of the Police Department. [Source: 18.25.090.E, modified]

1. A crime requiring registration under Penal Code Section 290; [Source: 18.25.090.E.1]

2. A violation of Penal Code Sections 311.2 and 311.4 through 311.7; [Source:

18.25.090.E.2]

3. Violation of Penal Code Sections 313.1 through 313.5; [Source: 18.25.090.E.3]

4. Violation of Penal Code Section 647, paragraph a, b, or d; [Source: 18.25.090.E.4]

5. Violation of Penal Code Section 315, 316, or 318; [Source: 18.25.090.E.5]

6. A crime involving the use of force or violence on another; or [Source: 18.25.090.E.6]

7. The maintenance of a nuisance in connection with the same or similar business operation. [Source: 18.25.090.E.7]
E. Adult Entertainment Uses. Any live adult entertainment must comply with Chapter 18.60 (Adult Businesses). [Source: 18.25.090.F, modified]
F. Permit Modification. The Zoning Administrator, at their discretion, may review and modify the permit for live entertainment if more than three separate and verified complaints are received during any 30-day period, or refer the matter to the Planning Commission. [Source:

18.25.090.G, modified]

18.25.120 Outdoor Sales Facilities
The following standards apply to outdoor sales facilities in the NB, RB, PAO, C, and LI zoning districts and any applicable mixed-use zoning districts. [Source: 18.25.100, modified] A. Where Permitted.

Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 122

1. A Minor Use Permit is required, in accordance with Chapter 18.155 (Use Permit), for outdoor display of sales of merchandise, materials, or equipment in an RB, C or LI zoning district, including display of merchandise, materials, and equipment for customer pick-up.

2. A sidewalk cafe and outdoor food service accessory to an eating and drinking establishment are permitted by-right in the NB, RB, and PAO zoning districts, subject to limitations imposed in Section 18.25.020 (Land Use Regulations for Commercial, Office, and Industrial Zoning Districts), provided no outdoor preparation of food or beverages is allowed. [Source: 18.25.100.A, modified]
B. Permit Conditions – Grounds for Denial. A Minor Use Permit for uses established in Paragraph A.1 may include a condition to require setbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the General Plan. If such impacts cannot be prevented, the Zoning Administrator shall deny the Minor Use Permit application. [Source: 18.25.100.B, modified] C. Screening.

1. Screening shall be provided as prescribed by the Minor Use Permit. [Source:

18.25.100.C, modified]

2. Each vending machine located or within 300 feet of a residential use, except for a machine located on the site of a service station, shall be buffered from view from the public right-of-way. [Source: 18.25.100.C, modified]

18.25.130 Outdoor Donation Collection Facilities
The following standards apply to outdoor donation collection facilities in the NB, RB, PAO, C and LI zoning districts and any applicable mixed-use zoning districts: [Source: 18.25.105, modified] A. Where Permitted. A Minor Use Permit, in accordance with Chapter 18.155 (Use Permit) is required for outdoor donation collection of clothes, books, equipment, merchandise, or similar items. [Source: 18.25.105.A, modified]
B. Permit Conditions – Grounds for Denial. A Minor Use Permit for outdoor donation collection facilities may include a condition to require setbacks, screening, or planting areas necessary to prevent adverse impacts on surrounding properties and the visual character of scenic areas as identified in the General Plan. If such impacts cannot be prevented, the Zoning Administrator shall deny the Use Permit application. [Source: 18.25.105.B, modified] C. Screening.

1. Screening shall be provided as prescribed by the Minor Use Permit. [Source:

18.25.105.C, modified]

2. Any outdoor donation collection facility located within 300 feet of a residential use shall be buffered from view from the public right-of-way. [Source: 18.25.105.C, modified]

18.25.140 Recycling Facilities
The following standards govern recycling facilities including collection and processing facilities. [Source: 18.25.140, modified]
Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – October 2025
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A. Permits Required. The placement, construction, or operation of any recycling facility requires a Minor Use Permit (MUP) and, if required, an Architectural Review Permit (ARP) as follows:
[Source: 18.25.140.A, modified]
Table 18.25-C
Recycling Facility Permit Requirements
B. Permits for Multiple Sites. The Zoning Administrator may grant a Minor Use Permit to allow more than one reverse vending machine or small collection facility located on different sites, provided the operator of each of the proposed facilities is the same and the proposed facilities are determined by the Zoning Administrator to be similar in nature, size, and intensity of activity.

All other facility types require separate permit applications for each site. [Source: 18.25.140.B, modified]
C. Design Criteria and Standards. [Source: 18.25.140.C]

1. Setbacks.
a. All collection facilities shall be set back at least 20 feet from a street property line and 10 feet from an interior property line. In addition, a collection facility with more than 500 square feet of floor area shall be located at least 150 feet from a residential zoning district. [Source: 18.25.140.C.1, modified] b. A container for the 24-hour donation of materials shall be at least five feet from the boundary of a residential zoning district. [Source: 18.25.140.C.4, modified]

2. Machine Signs. Each machine in a collection facility shall be clearly marked with a sign that identifies the type of material to be deposited, operating instructions, and the identity and phone number of the operator or responsible person to call if the machine is inoperative. [Source: 18.25.140.C.2, modified]

3. A reverse vending machine installation shall use exterior materials and colors that are compatible with adjacent residential uses and other businesses on the site. [Source:

18.25.140.C.3]

4. No collection facility shall be used at any time for collection of refuse or hazardous waste, except used motor oil accepted for recycling in accord with California Health and Safety Code Section 25250.11. [Source: 18.25.140.C.5, modified]

5. Processing Facilities.

Type of Facility Zoning Districts Permit Required
Single-Feed Reverse Vending
Machine(s) RB, NB, C and LI None
Bulk Reverse Vending Machine and
Small Collection Facilities (500 sq. ft.
or less) RB, NB and LI MUP, ARP
Large Collection Facility (Over 500 sq.
ft.) RB, NB, and LI MUP, ARP
Light Processing Facility (Less than
45,000 sq. ft.) C and LI MUP, ARP
Heavy Processing Facility (Over
45,000 sq. ft.) LI MUP, ARP
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 124
a. In a processing facility, mechanical operations such as flattening, sorting, compacting, bailing, shredding and grinding shall take place within a fully enclosed building or within an area enclosed by a solid wood or masonry fence at least eight feet in height and at least 150 feet from a residential zoning district. [Source: 18.25.140.C.6, modified]
b. A processing facility shall be buffered by a landscape strip at least 10 feet wide along each property line. [Source: 18.25.140.C.7]
c. No processing facility shall operate between 8:00 p.m. and 8:00 a.m. if the facility is located within 500 feet of residential zoning district. [Source:

18.25.140.C.8, modified]
D. Site Clean-Up Required. The operator and host business of any recycling, collection or processing facility shall, on a daily basis, remove any and all recyclable materials or refuse which has accumulated or is deposited outside the containers, bins or enclosures intended as receptacles for such materials. Failure to remove such materials or refuse after notice by the City shall constitute grounds for permit revocation, in accordance with Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.25.140.D, modified]

18.25.150 Service Station and Automobile Washing
The following development standards shall apply to the “automobile service station” and “automobile washing and exterior protection” use classifications. [Source: 18.25.120, modified] A. Landscaping.

1. Perimeter planting areas shall comply with the standards for parking lots as established in Section 18.80.120 (Screening, Lighting, and Landscaping), except where a building adjoins an interior property line. [Source: 18.25.120.A, modified

2. A minimum of 15 percent of the site area shall be landscaped. [Source: 18.25.120.A, modified]
B. Storage of Materials and Equipment. A display rack for automobile products no more than four feet wide may be maintained at each pump island of a service station. If a display rack is not located on a pump island, it shall be placed within three feet of the principal building, and there may be no more than one per street frontage. [Source: 18.25.120.B, modified] C. Storage of Vehicle Parts and Dismantled Vehicles. All discarded parts, dismantled vehicles, wrecked vehicles, or vehicles under repair shall be stored or located in an enclosed storage area. [Source: 18.25.120.C, modified]

18.25.160 Vehicle Storage
The following standards apply to any areas designated for vehicle storage use: [Source: 18.25.150, modified]
A. The vehicle storage lot area shall be entirely screened with a solid, aesthetically pleasing barrier at least eight feet in height. [Source: 18.25.150.A, modified] B. The storage facilities shall incorporate sound attenuation solutions to comply with Chapter

18.85 (Performance Standards). [Source: 18.25.150.B, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – October 2025
125
C. When within 100 feet of a residential zoning district, the use shall not operate between the hours of 10:00 p.m. and 7:00 a.m. without the approval of a Use Permit. [Source: 18.25.150.C, modified]
D. The use shall comply with the City’s national pollutant discharge elimination system (NPDES) regulations as established in Chapter 15.05. [Source: 18.25.150.D, modified] Chapter 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD)
126
Chapter 18.30
Planned Unit Development
(PUD) and Precise Plan
Districts (PPD)
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127
Chapter 18.30 Planned Unit Developments (PUD) and
Precise Plan Districts (PPD)
Sections

18.30.010 Purpose

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

18.30.030 Land Use Regulations for PUDs and PPDs

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

18.30.050 Concept Plan

18.30.060 Establishment of a PUD Zoning District

18.30.070 Development Plan and Architectural Review

18.30.080 Zoning Map Designation

18.30.010 Purpose
In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the planned unit development and precise plan zoning districts are to: [Source:

18.30.010, modified]
A. Establish a procedure for the development of large lots of land to reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small lots. [Source: 18.30.010.A, modified] B. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.30.010.B]
C. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenities. [Source: 18.30.010.C] D. Encourage allocation and improvement of common open space in residential areas and provide for maintenance of the open space at the expense of those directly benefiting from it. [Source:

18.30.010.D, modified]
E. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods. [Source: 18.30.010.E]

18.30.020 Existing Planned Unit Development (PUD) And Precise Plan Districts (PPD)
Land use and development regulations for a PUD or PPD existing as of October 21, 1995 (the date of adoption of Ordinance No. 710), shall be determined in accordance with Table 18.05-A_(Zoning Districts and General Plan Land Use Designations Consistency) in Part 1 of this Title, unless the existing PUD or PPD has an adopted land use and development schedule. In the event of a conflict Chapter 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD)
128
between applicable zoning district regulations, the more restrictive provisions shall apply unless otherwise determined by the Zoning Administrator based on physical site characteristics. [Source:

18.30.020, modified]

18.30.030 Land Use Regulations for PUDs and PPDs
The following land uses are allowed in a PUD and PPD:

A. No use other than an existing use is allowed on a lot in a PUD or PPD zoning district except in accordance with an approved PUD or Specific Plan.

B. Any permitted or conditional use authorized by this Title may be included in an approved PUD or an adopted Specific Plan provided it is consistent with the underlying General Plan land use designation(s) for the lot(s) in which the PUD is located. [Source: 18.30.020, modified]

18.30.040 Development Standards for Planned Unit Development (PUD) And Precise Plan Districts (PPD)
A. Minimum Area. The minimum area of a PUD shall be four contiguous acres. The City Council may approve a PUD that is less than four acres, if one of the following applies: [Source:

18.30.040.A, modified]

1. Is at least two acres, upon a finding that special site characteristics exist; or[Source:

18.30.040.A, modified]

2. Is at least one acre if the project site is located in a nonresidential General Plan land use classification, upon a finding that special site characteristics exist. [Source:

18.30.040.A, modified]
B. Residential Unit Density. The total number of dwelling units in a PUD shall not be below the minimum density allowed by the applicable General Plan land use designation for the total area allocated to residential use unless findings under Government Code Section 65589.5 are met.

In no instance shall the maximum number of dwelling units exceed the maximum allowed by the applicable General Plan land use designation unless a density bonus is approved under Section 18.15.110 (Density Bonus). [Source: 18.30.040.B, modified] C. Performance Standards. The performance standards established in Chapter 18.85 (Performance Standards) shall apply to all PUDs and PPDs. [Source: 18.30.040.C, modified] D. Other Development Standards. All development in a PUD or PPD shall comply with all other development standards established in the approved PUD or Specific Plan. [Source:

18.30.040.D, modified]
E. Accessory Dwelling Units. Any accessory dwelling unit(s) approved within a PUD shall comply with all applicable standards established in Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)). [Source: 18.30.040.D, modified]

18.30.050 Concept Plan
For a site to be rezoned to PUD, a written concept plan shall be adopted as part of the ordinance. The concept plan shall include a text and diagram(s) that specify: [Source: 18.30.050, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.30 Public Review Draft – October 2025
129
A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the PUD. [Source: 18.30.050.A, modified]
B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities proposed to be located in the area covered by the PUD and needed to support the land uses described in the PUD. [Source: 18.30.050.B, modified]
C. Standards and criteria by which development will proceed, and standards for conservation, development, and utilization of natural resources including geological features, where applicable. [Source: 18.30.050.C, modified]
D. A land use regulation table defining the permitted, conditional, temporary, and accessory uses allowed in the PUD. [Source: 18.30.050.D, modified]
E. A development regulation table establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source:

18.30.050.E, modified]
F. Design criteria for all landscaped areas, buildings, and structures. [Source: 18.30.050.F, modified]
G. A statement on the relationship of the proposed rezoning to the General Plan. [Source:

18.30.050.G modified]

18.30.060 Establishment of a PUD Zoning District
A. Application Process and Procedure.

1. Application. For a site to be rezoned to a PUD, the applicant shall submit an application to initiate an amendment to the Zoning Map and Zoning Ordinance in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed PUD Concept Plan that complies with Section 18.30.050 (Concept Plan) or a Specific Plan, if prepared. [Source: NEW]

2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Planning Commission consideration of the PUD request for rezoning, the Architectural Review Commission shall review and make recommendations to the Planning Commission. [Source: 18.30.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a PUD or PPD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the PUD or Specific Plan in accordance with this Section.

C. Architectural Review Commission Recommendation. The Architectural Review Commission may recommend approval or conditional approval of a PUD application to the Planning Commission upon finding that: [Source: 18.30.060.A, modified] Chapter 18.30 Planned Unit Development (PUD) and Precise Plan Districts (PPD)
130

1. The design of the structures conforms to the topographic features of the site; [Source:

18.30.060.A.1, modified]

2. The design of the structures enhances the natural attributes of the site; [Source:

18.30.060.A.2, modified]

3. The scale and bulk of the structures are appropriate to the site; and [Source:

18.30.060.A.3, modified]

4. The landscape plan is appropriate to the site. [Source: 18.30.060.A.4, modified] D. Planning Commission Recommendation. The Planning Commission shall consider an application for rezoning to a PUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed PUD plan or Specific Plan accompanying the application. A Planning Commission recommendation to rezone to a PUD zoning district shall be accompanied by a recommendation to approve a PUD Concept Plan or Specific Plan. The Planning Commission may recommend approval or conditional approval of a PUD Concept Plan and a request to rezone to a PUD or PPD zoning district or recommend approval or conditional approval of a Specific Plan upon finding that: [Source: 18.30.060.B, modified]

1. The PUD or Specific Plan is consistent with the General Plan and other applicable policies and is compatible with surrounding development; [Source: 18.30.060.B.1, modified]

2. The PUD or Specific Plan will enhance the potential for superior urban design in comparison with the development under the underlying zoning district regulations that would apply if the plan were not approved; [Source: 18.30.060.B.2, modified]

3. Deviations from the underlying zoning district regulations are justified through compensating benefits of the PUD or Specific Plan; [Source: 18.30.060.B.3, modified]

4. The PUD or Specific Plan includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.30.060.B.4, modified]

5. The PUD or Specific Plan has been considered by the Architectural Review Commission in accordance with Subsection C of this Section. [Source: 18.30.060.B.5, modified]
E. City Council Action. After a public hearing, the council shall approve, modify, or reject the Planning Commission’s recommendation; provided, that a modification not previously considered by the Planning Commission shall be referred to the Planning Commission for a report before adoption of an ordinance amending the zoning regulations or map. Failure of the Planning Commission to report within 60 days after referral, or other period designated by City Council, shall be deemed an approval by the Planning Commission of the proposed modification. Prior to adoption of an ordinance establishing a PUD zoning district or a resolution adopting a Specific Plan, the City Council shall make findings that the proposed ordinance or map amendment and the PUD or Specific Plan is consistent with the policies of the General Plan and the notice and hearing provisions of this Title. [Source: 18.30.060.C, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.30 Public Review Draft – October 2025
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F. Concurrent Submittal. A Development Plan, Architectural Review Permit, Use Permit, and/or any associated permits may be submitted for review concurrently with a PUD application. In a concurrent submittal, the City Council shall be the final decision-maker on all applications after considering recommendations from the Planning Commission and/or Architectural Review Commission as applicable. [Source: 18.30.060.D, modified]

18.30.070 Development Plan and Architectural Review
A. Plans for a project within a PUD or PPD shall be accepted for Development Plan review in accordance with Chapter 18.125 (Development Plan) and Architectural Review in accordance with Chapter 18.120 (Architectural Review Permits) only if they are consistent with an approved PUD or PPD or Specific Plan for that PUD or PPD zoning district. No project may be approved and no Building Permit issued unless the project, alteration, or use is consistent with an approved PUD or PPD Concept Plan or an approved Specific Plan. [Source: 18.30.080, modified]
B. Changes to a PUD or PPD.

1. Minor changes to an existing PUD or PPD, as determined by the Zoning Administrator, are not subject to Chapter 18.120 (Architectural Review Permits). [Source: 18.30.080, modified]

2. The Zoning Administrator shall determine what is major or minor change and has the discretion to make minor changes to an existing PUD or PPD ministerially. Any interested person may appeal the Zoning Administrator’s determination under Chapter

18.185 (Appeals and Calls for Review). [Source: 18.30.080, modified]

18.30.080 Zoning Map Designation
A PUD or PPD zoning district shall be noted on the Zoning Map by the designations “PUD” or “PPD,” followed by the approved ordinance number of the rezoning. An approved Specific Plan shall also be noted on the Zoning Map. [Source: 18.30.070, modified]
Chapter 18.35 Hillside Planned Unit Development (HPUD)
132
Chapter 18.35
Hillside Planned Unit
Development (HPUD)
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133
Chapter 18.35 Hillside Planned Unit Development
(HPUD)
Sections

18.35.010 Purpose

18.35.020 Applicability and Exemptions

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

18.35.040 Development Standards for Hillside Development

18.35.050 Design Standards for Hillside Development

18.35.060 Concept Plan

18.35.070 Establishment of an HPUD Zoning District

18.35.080 Development Plan and Architectural Review

18.35.090 Zoning Map Designation

18.35.010 Purpose
In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the Hillside Planned Unit Development (HPUD) zoning district are to: [Source:

18.35.010, modified]
A. Preserve the physical and visual identity of the hills and ridgelines of Pleasant Hill and the natural geologic conditions consistent with the City-Wide Design Guidelines while allowing controlled development. [Source: 18.35.010.A, modified] B. Utilize performance standards and specific regulations to ensure that utilization of land for urban purposes is kept in balance with the need to conserve natural resources and protect life and property from natural hazards. [Source: 18.35.010.B] C. Ensure orderly and thorough planning and review procedures that will result in quality urban design. [Source: 18.35.010.C]

18.35.020 Applicability and Exemptions
A. Applicability. The HPUD zoning district shall be imposed upon any lot or site that has a residential General Plan land use designation and an average slope of 15 percent or greater.

Residential lots, with an average slope of 15 percent or greater, which are subdivided to their maximum density and in a zoning district other than HPUD shall be subject only to the standards established in Subsections B, D, and E of Section 18.35.040 (Development Standards for Hillside Development) and Section 18.35.050 (Design Standards for Hillside Development). [Source: 18.35.020, modified]
B. Exemptions. The following Housing Opportunity sites, as identified in the 6th Cycle Housing Element, are exempt from the regulations established in this Chapter. [Source: NEW] Chapter 18.35 Hillside Planned Unit Development (HPUD)
134

1. APN - 154-140-015 (Morello Terraces)

2. APN 152-010-004 (Paso Nogal)

18.35.030 Land Use Regulations for Hillside Planned Unit Development District (HPUD)
Table 18.35-A (Hillside Planned Unit Development Land Use Regulations) sets forth the land use regulations for the HPUD district as established by letter designations as follows: [Source: 18.35.030] Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
Residential Uses
Accessory dwelling unit P Section 18.15.050
Accessory dwelling unit, junior P Section 18.15.050
Employee housing P
Family day care home P
Home occupation P Section 18.15.130.

Residential care facility, small, licensed P
Residential care facility, small,
unlicensed
P
Single-family residential P
with boarder or lodger P No more than 3 boarders or lodgers in rooms with no kitchen facilities.

Supportive Housing P
Transitional Housing P
Public and Semipublic Uses
Day care, general U
Park and recreational facilities U
Place of assembly U
Public safety facilities U
Offender rehabilitation services –
Residential Care facility, large, licensed
or unlicensed
U
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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement
by Zoning District
Additional Use Regulations
HPUD
School, college and university U
School, private U
School, technical/trade and vocational U
Utilities, major U
Utilities, minor P
Commercial Uses
Animal boarding L-1
Horticulture, limited P
Riding academy L-1
Accessory Uses
Accessory Uses P/U L-2
Temporary Uses
Agricultural sales T
Commercial filming, limited T
Personal property sales P Section 18.210.070 and Chapter 18.160.

Street fairs T
Limitations on Specific Use Classifications
L-1 The keeping of large animals on a site of at least one acre is permitted with no more than two large animals per acre. Any barn, stable or other structure used to house large animals shall be located at least 100 feet from the boundary line of a street or public road and at least 50 feet from a side, front or rear property line.

L-2 Domestic and small animals are permitted, except no more than three mature dogs and no more than five mature cats or rabbits and five hens may be kept, harbored, possessed or maintained on any parcel. Farm animals including roosters, geese, turkeys, pigs, goats and sheep are not permitted.

Chapter 18.35 Hillside Planned Unit Development (HPUD)
136

18.35.040 Development Standards for Hillside Development A. Residential Unit Density. The number of residential units allowed on a site in the HPUD zoning district shall be computed based on the average percent of slope of the natural terrain of the site and the allowable density per net acre associated with that average percentage, as shown in Table 18.35-B (Slope Density Regulations). Any existing legal lot within the HPUD zoning district, with a slope equal to or greater than 15 percent and containing less than 15,000 square feet of gross lot area, may be developed with one single-family dwelling unit and an accessory dwelling unit subject to compliance with all other applicable development standards and design guidelines. Fractional average percent of slope shall be rounded upward to the next whole number, but the maximum number of units allowed on a site in the HPUD zoning district shall not be rounded upward to the nearest whole number. Table 18.35-B (Slope Density Regulations) also shows in column (2) the average lot area that must be achieved for each slope percentage based upon the maximum allowable density. [Source: 18.35.040.A, modified] B. Performance Standards. [Source: 18.35.040.B, modified]

1. Grading. On lots with 15 percent to 29.9 percent slopes, the grading is limited to no more than 30 percent of the gross site area. On slopes in excess of 29.9 percent, the grading is limited to no more than 15 percent of the gross site area. [Source:

18.35.040.B.1, modified]

2. Impervious Surface Coverage. Impervious surfaces are those which do not absorb water; including all buildings, parking areas, driveways, roads, sidewalks, and any areas of concrete or asphalt. On lots with 15 percent to 29.9 percent slopes, the impervious surface coverage is limited to 15 percent of the gross site area. On slopes in excess of 30 percent, the impervious surface coverage is limited to eight percent of the gross site area. [Source: 18.35.040.B.2, modified]

3. Noncompliance. If the grading or impervious surface coverage standards are not met, allowable density shall be reduced until both standards are met. [Source:

18.35.040.B.3]
C. Reduced Density for Environmental Impact Mitigation. The Planning Commission shall reduce the allowable number of residential dwelling units allowed on a site, but not to a number below the minimum density, upon finding that such reduced density is required to preserve the physical and visual identity of the hills and ridgelines, protect natural vegetation including trees, retain scenic corridors, or provide for adequate drainage or appropriate internal circulation, and upon making the required findings under Government Code Section 65589.5. [Source:

18.35.040.C, modified]
D. Height. No dwelling or structure shall exceed a height of 35 feet. [Source: 18.35.040.D, modified]
E. Other Development Regulations. The requirements and standards for setbacks applicable to a development in an HPUD zoning district are those standards established for residential zoning districts that have the same General Plan Land Use Classification as the proposed development unless modified by the design standards in Section 18.35.050 (Design Standards Part 2 – Zoning District Regulations and Development Standards Chapter 18.35 Public Review Draft – October 2025
137
for Hillside Planned Unit Development Zoning District). The requirements and standards for public improvements are those which apply in other residential zoning districts in the city, unless modified by the Planning Commission because of special topographical and design considerations. [Source: 18.35.040.E, modified]
Table 18.35-B: Slope Density Regulations
15 2.904 15,000
16 2.848 15,294
17 2.734 15,932
18 2.624 16,664
19 2.489 17,501
20 2.360 18,457
21 2.227 19,559
22 2.000 21,780
23 1.954 22,292
24 1.815 24,000
25 1.678 25,959
26 1.541 28,267
27 1.406 30,981
28 1.275 34,164
29 1.147 37,977
30 1.025 42,497
31 0.908 47,973
32 0.798 55,209
33 0.696 62,586
34 0.601 72,479
35 0.515 84,582
36 0.438 99,225
37 0.372 117,096
38 0.315 138,285
39 0.270 161,081
40 0.236 184,576
41 0.213 204,507
42 0.201 216,716
43 or more 0.200 217,800

18.35.050 Design Standards for Hillside Development
A. Grading. Streets, buildings, and other structures shall be designed to complement the natural terrain and landscape. [Source: 18.35.050.A]
B. Ridge Views. The location of structures shall not disrupt the natural silhouette of prominent ridges as viewed from a public street. [Source: 18.35.050.B, modified] C. Landscaping. Landscaping of areas around structures shall provide a smooth transition and blend into the natural landscape. Native and other drought-tolerant plants shall be used except immediately adjacent to residential structures. Graded areas shall be replanted to protect them from soil erosion and to eliminate visual scarring. [Source: 18.35.050.C] D. Building Design. To reduce visual impacts and the amount of grading, both upslope and downslope units are encouraged. [Source: 18.35.050.D, modified] Average Percent Slope Allowable Density
(Dwelling Units per Net Acre)
Average Lot Area Required
(Sq. Ft.)
Chapter 18.35 Hillside Planned Unit Development (HPUD)
138
E. Street Design. The pattern of roadways in the hillsides shall be based upon good engineering practice and upon the general policy of maintaining the natural environmental setting of the hillside. In response to this policy, public rights-of-way shall be aligned in a manner to avoid existing trees and riparian environments. In cases where it is necessary to place rights-of-way on or near the ridge tops, grading for roadways shall be minimized to reduce visual scarring.

The specific road alignments shall be based upon the following constraints: [Source:

18.35.050.E, modified]

1. Volume of traffic; [Source: 18.35.050.E.1]

2. Topography; [Source: 18.35.050.E.2]

3. Public safety; [Source: 18.35.050.E.3]

4. Lot size and on-street parking needs; and [Source: 18.35.050.E.4]

5. Drainage requirements. [Source: 18.35.050.E.5]
F. Visitor Parking. Parking bays for visitor parking are encouraged. [Source: 18.35.050.F, modified]
G. Emergency Access. Emergency access shall be provided to open space areas, especially to the rear of dwellings or dwelling groups. [Source: 18.35.050.G, modified] H. Nonvehicular Circulation. Separate pedestrian circulation and trail plans, according to the General Plan, shall be provided. [Source: 18.35.050.H, modified] I. Clustering. Encourage clustering of homes to assist in the protection of natural features such as large trees, knolls, rock, outcroppings, riparian areas, and scenic corridors. [Source:

18.35.050.I, modified]

18.35.060 Concept Plan
The City Council shall approve a Concept Plan at the same time that it adopts an ordinance establishing an HPUD zoning district. The Concept Plan shall include a text and diagram or diagrams which specify:
[Source: 18.35.060, modified]
A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. [Source: 18.35.060.A, modified]
B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities. [Source: 18.35.060.B, modified]
C. Standards and criteria by which development will proceed, and standards for conservation, development and utilization of natural resources, where applicable. [Source: 18.35.060.C, modified]
D. A development regulation schedule establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios. [Source: 18.35.060.D, modified]
E. Design criteria and placement for all buildings and structures. [Source: 18.35.060.E, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.35 Public Review Draft – October 2025
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F. A statement on the relationship of the proposed rezoning to the General Plan. [Source:

18.35.060.F, modified]

18.35.070 Establishment of an HPUD Zoning District
A. Application Process and Procedure.

1. Application. For a site to be rezoned to a HPUD zoning district, the applicant shall submit an application to initiate an amendment to the Zoning Map in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) along with a proposed HPUD Concept Plan that complies with Section 18.30.050 (Concept Plan). [Source: NEW]

2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). Before the Planning Commission’s consideration of the HPUD request for rezoning, the Architectural Review Commission shall review and make recommendations to the Planning Commission. [Source: 18.35.060]
B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a HPUD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the HPUD or Specific Plan in accordance with this Section. [Source: NEW]
C. Architectural Review Commission Recommendation. The Architectural Review Commission shall recommend approval or conditional approval of a proposed HPUD concept plan upon finding that: [Source: 18.35.070.A, modified]

1. The design of the structures conforms to the topographic features of the particular site; [Source: 18.35.070.A.1]

2. The design of the structures enhances the natural attributes of the particular site; [Source: 18.35.070.A.2]

3. The scale and bulk of the structures are appropriate to the particular site; and [Source:

18.35.070.A.3]

4. The HPUD is in substantial compliance with City-Wide Design Guidelines. [Source:

18.35.070.A.4, modified]
D. Planning Commission Recommendation. The Planning Commission shall consider an application for rezoning to a HPUD zoning district in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed HPUD Concept Plan submitted with the application. A Planning Commission recommendation to rezone to a HPUD zoning district shall be accompanied by a recommendation on the HPUD Concept Plan. The Planning Commission may approve or conditionally approve an HPUD Concept Plan upon finding that: [Source: 18.35.070.B, modified]
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1. The HPUD Concept Plan is consistent with the adopted General Plan and other applicable policies and is compatible with surrounding development; [Source:

18.35.070.B.1, modified]

2. Deviations from the base district regulations are justified by compensating benefits of the HPUD plan; [Source: 18.35.070.B.2]

3. The HPUD Concept Plan includes adequate provisions for utilities services and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems; and [Source: 18.35.070.B.3, modified]

4. The HPUD Concept Plan has been reviewed by the Architectural Review Commission. [Source: 18.35.070.B.4, modified]
E. City Council Action. After a public hearing, the City Council shall approve, modify, or reject the Planning Commission’s recommendation; provided, that any modification not previously considered by the Planning Commission shall be referred to the Planning Commission for a report prior to adoption of an ordinance amending the Zoning Ordinance or Zoning Map. Failure of the Planning Commission to report within 60 days after referral, other period designated by City Council, shall be deemed approval by the Planning Commission of the proposed modification. Before adoption of an ordinance, the City Council shall make findings that the proposed Zoning Ordinance or Zoning Map Amendment is consistent with the policies of the General Plan and the notice and hearing provisions of this Title. [Source: 18.35.070.C, modified]
F. Concurrent Submittal. A Development Plan, Architectural Review Permit, Use Permit, and/or any associated permits may be submitted for review concurrently with an HPUD Concept Plan.

In a concurrent submittal, the City Council shall be the final decision-maker on all applications after considering recommendations from the Planning Commission and/or Architectural Review Commission as applicable. [Source: 18.35.070.D, modified]

18.35.080 Development Plan and Architectural Review
A. Plans for a project in an HPUD zoning district shall be accepted for final development site plan review in accordance with Chapter 18.125 (Development Plan) and architectural review in accordance with Chapter 18.120 (Architectural Review Permits), only if they are consistent with a valid HPUD plan. [Source: 18.35.090, modified]
B. Changes to a HPUD Plan.

1. Minor changes to an existing HPUD plan, as determined by the Zoning Administrator, shall not be subject to Chapter 18.120 (Architectural Review Permits). [Source:

18.35.090, modified]

2. The Zoning Administrator shall determine what is major or minor change and has the discretion to make minor changes to an existing HPUD plan ministerially. Any interested person may appeal the Zoning Administrator’s determination under Chapter

18.185 (Appeals and Calls for Review). [Source: 18.35.090, modified] Part 2 – Zoning District Regulations and Development Standards Chapter 18.35 Public Review Draft – October 2025
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18.35.090 Zoning Map Designation
An HPUD zoning district shall be noted on the Zoning Map by the designation “HPUD,” followed by the ordinance number of the rezoning approving the HPUD plan. [Source: 18.35.080, modified] Chapter 18.40 Overlay Districts
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Chapter 18.40
Overlay Districts
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Chapter 18.40 Overlay Districts
Sections

18.40.010 General Provisions

18.40.020 Historic Districts and Cultural Resources Districts (H, CR)

18.40.010 General Provisions
A. Purpose and Applicability. Overlay districts are zoning districts established to carry out specific land use or design purposes in addition to the land use and development standards of the underlying zoning district. They are governed by a set of regulations that address specific subjects, such as historic districts and cultural resources. Overlay districts may be initially established by adding a specific Section to this Chapter, without being actually delineated on the Zoning Map. At a later time, when an opportunity arises to carry out the intended purpose(s) for one or more sites that meet the criteria for the overlay district, the City Council may adopt an ordinance amending the Zoning Map to delineate the boundaries of the overlay district. The provisions of the overlay district then will be combined with the provisions of the underlying zoning district for that site or sites to which the overlay district applies. When there is a conflict between the standards of the underlying zoning district and the overlay district, the provisions of the overlay district shall apply. [Source: 18.40.010, modified] B. Initiation – Review and Approval. The Planning Commission or the City Council may initiate an amendment to the Zoning Ordinance to establish an overlay district under the procedures established in Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). The Planning Commission may recommend and the City Council may adopt an ordinance enacting overlay district provisions under the requirements and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) after duly noticed public hearings. [Source: 18.40.020, modified]

18.40.020 Historic Districts and Cultural Resources Districts (H, CR) A. Specific Purposes. The specific purposes of the historic districts and cultural resources overlay districts are to prevent neglect of historic or architecturally significant buildings, encourage public appreciation of the city’s past, foster civic and neighborhood pride, enhance property values and increase economic and financial benefits to the city, and encourage public participation in identifying and preserving historical and architectural resources. The historic districts and cultural resources overlay districts are intended to: [Source: 18.45.020, modified]

1. Promote the conservation, preservation, protection, and enhancement of cultural resources, landmarks and historic districts, sites, buildings, structures, and objects significant in history, architecture, archaeology, and culture which impart a distinct aspect to the city and serve as visible reminders of the city’s culture and heritage; [Source: 18.45.020.A, modified]
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2. Deter demolition, destruction, alteration, misuse, or neglect of historically, culturally, archaeologically or architecturally significant districts, sites, buildings, and objects that form an important link to the city’s past; [Source: 18.45.020.B, modified]

3. Encourage development tailored to the character and significance of each historic district or landmark through an historic district conservation plan that includes goals, objectives, and design standards; [Source: 18.45.020.C]

4. Provide a review process for the appropriate preservation and development of important cultural, architectural, and historical resources; and [Source: 18.45.020.D, modified]

5. Promote maintenance of a harmonious outward appearance of both historic and modern structures through complementary scale, form, color, proportion, texture, and material. [Source: 18.45.020.E, modified]
B. Identifying and Establishing Historic and Cultural Resources

1. Identification. It is the responsibility of the Architectural Review Commission to:
[Source: 18.45.020.A, modified]
a. Establish criteria and conduct a comprehensive survey in conformance with State survey standards and guidelines of cultural heritage resources within the boundaries of the city, notify property owners of cultural heritage resources identified by the survey, publicize the results of the survey with the consent of each cultural heritage resource owner, and periodically update the survey results. [Source: 18.45.020.A.A.1, modified]
b. Recommend to the Planning Commission and City Council the designation of cultural resources and historic districts determined to be appropriate for historic preservation. [Source: 18.45.020.A.2, modified] c. Maintain a local register of cultural resources within the city including all information required for such designation. The register shall remain in the possession of the City and be accessible to the public. [Source: 18.45.020.A.3, modified]
d. Review and comment upon public and private land use proposals, programs, and related environmental documents, as they pertain to designated or nominated cultural resources of the community or to the property upon which a cultural resource is located, including all public and private land use proposals located within 100 feet of such cultural resource. [Source:

18.45.020.A.4]
e. Approve, approve with conditions, or disapprove permit applications to construct additions, change, alter, modify, remodel, remove, or otherwise significantly affect any designated or nominated cultural resource. [Source:

18.45.020.A.5, modified]
f. Recommend that the City purchase property, grant or acquire easements, and employ other mechanisms for purposes of cultural heritage resources preservation. [Source: 18.45.020.A.6, modified]
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g. Investigate the use of various Federal, State, local, and private funding sources and mechanisms for cultural resource management. [Source:

18.45.020.A.7, modified]

2. Establishment. An “H” historic district designation or “CR” cultural resources designation may be combined with any base zoning district. An “H” historic district designation or a “CR” cultural resources designation may be adopted only as an amendment to the Zoning Map pursuant to the procedures and criteria of Chapter

18.180 (Amendments – Zoning Ordinance and Zoning Map), and the criteria in Subsection G of this Section. [Source: 18.45.020.B, modified]

3. Certificate of Appropriateness Required. A Certificate of Appropriateness is required before development, exterior alteration, restoration, or relocation of any structure or site in an “H” historic district or a designated cultural resource (“CR”). The certificate must be obtained before issuance of a Zoning Permit or a Building Permit, unless the development, alteration, restoration, or relocation is exempt under Subsection K of this Section. [Source: 18.45.020.C, modified]

4. Demolition Review. Approval of the Architectural Review Commission is required before demolition of any structure or site in an “H” historic district or of a designated cultural resource (“CR”); see Subsection L of this Section. [Source: 18.45.020.D, modified]
C. Zoning Map Designators. Each “H” historic district or “CR” cultural resources designation shall be shown on the Zoning Map by adding an “-H” or a “-CR” designator, respectively, to the base zoning district designation followed by the number of the “H” historic district or “CR” cultural resources designation, based on its order of adoption with reference to the enacting ordinance. [Source: 18.45.030, modified]
D. Initiation and Notification.

1. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources designation may be initiated by the City Council, the Planning Commission, the Architectural Review Commission, or the affected property owner. [Source: 18.45.040, modified]

2. If an application for a designation is initiated under this Section, the Zoning Administrator shall provide copies of this Section and of the City’s cultural resources management guidelines to all property owners that would be subject to the designation and inform them in writing of the restrictions that will be placed on their property as a result of such designation. [Source: 18.45.040, modified] E. Land Use and Property Development Regulations. The land use regulations and development regulations applicable to a building, structure, or area subject to an “H” historic district or “CR” cultural resources designation shall be as prescribed for the base zoning district with which it is combined, unless modified by the ordinance establishing the “H” historic district or “CR” cultural resources designation. If conflicts arise, the criteria and requirements of any applicable historic district conservation plan shall govern. [Source: 18.45.050, modified] Chapter 18.40 Overlay Districts
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1. Ordinary Maintenance and Repair. The requirements of this Section are not intended to prohibit ordinary maintenance or repair of any exterior or interior architectural features in or on any property subject to an “H” or “CR” overlay district designation that does not involve a change in design, material, or external appearance. Nor does this Section intend to prohibit the construction, reconstruction, alteration, restoration, demolition, or removal of any such architectural feature when the Zoning Administrator certifies to the Architectural Review Commission that such action is required for the public safety, due to an unsafe or dangerous condition which cannot be otherwise rectified. [Source: 18.45.050.A, modified]

2. Preservation Easements. In order to implement the provisions of this Section, preservation easements on the facades of buildings designated as a cultural resource may be acquired by the City or a nonprofit group through purchase, donation, or condemnation pursuant to Civil Code Section 815. [Source: 18.45.050.B, modified]

3. State Historical Building Code. The California State Historical Building Code provides alternative building regulations for the rehabilitation, preservation, restoration, or relocation of structures designated as cultural resources. Such work on designated cultural resources shall be subject to the provisions of the California State Historical Building Code rather than the California Building Standards Code (Title 24). [Source:

18.45.050.C, modified]

4. The Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. “The Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings” (Revised 1983) shall be used by the Architectural Review Commission as guidelines in carrying out their responsibilities under this Section. [Source: 18.45.050.D, modified]

5. Financial Incentives. The City is supportive of financial incentives to carry out historical preservation, and endorses the Mills Act (Government Code Section 50280 et seq.) as a viable means of providing property owners such incentive for their participation. [Source: 18.45.050.E, modified]
F. Procedure.

1. General. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources designation shall be processed pursuant to the procedures and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map) and the criteria of this Section. [Source: 18.45.060.A, modified]

2. Additional Application Contents. [Source: 18.45.060.B, modified] a. Historic District Application. In addition to the application contents required for an amendment to the Zoning Map in accordance with Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), an application for an amendment to the Zoning Map for an “H” historic district designation shall include a proposed historic district conservation plan for the “H” historic district containing all of the following materials. Where an “H” historic district designation is initiated by the City, the Architectural Review Commission shall Part 2 – Zoning District Regulations and Development Standards Chapter 18.40 Public Review Draft – October 2025
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assist in the preparation of the historic district conservation plan. [Source:

18.45.060.B.1, modified]
i. A map and description of the proposed “H” historic district, including boundaries; photographs of buildings in the proposed district; an inventory of the age, setting, character and architectural, cultural, or historical significance of structures in the proposed district; and proposed objectives to be achieved in the “H” historic district; [Source:

18.45.060.B.1.a, modified]
ii. A statement of the architectural, cultural, or historical significance of the proposed “H” historic district and a description of structures and features to be preserved; [Source: 18.45.060.B.1.b]
iii. A list of specific categories of exterior alterations that require approval of a Certificate of Appropriateness to preserve the architectural or historical integrity of the proposed “H” historic district; and [Source:

18.45.060.B.1.c]
iv. A set of specific performance guidelines and standards for reviewing applications for demolition of buildings, new construction and exterior alterations, signs, landscape and streetscape features that will preserve the integrity of the “H” historic district. [Source:

18.45.060.B.1.d]
v. Except when initiated by the City, a form bearing the signatures of all of the property owners within the proposed “H” historic district requesting the designation must be submitted at the time the application is filed. [Source: 18.45.060.B.1, modified] b. Cultural Resources District Application. In addition to the application contents required for an amendment to the Zoning Map in accordance with Chapter

18.180 (Amendments – Zoning Ordinance and Zoning Map), an application for an amendment to the Zoning Map for a “CR” cultural resources designation shall include the following: [Source: 18.45.060.B.2, modified] i. A map showing the location of the building or structure and building plans or photographs of the building exterior; [Source:

18.45.060.B.2.a]
ii. A statement of the cultural significance of the building or structure, and a description of the particular features that should be preserved; and [Source: 18.45.060.B.2.b]
iii. Except when initiated by the City, the consent of the owner or authorized agent of the building or structure proposed for designation. [Source: 18.45.060.B.2.c, modified]

3. Review and Action
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a. Zoning Administrator Review and Action. Upon determination that the application for amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources designation is complete, the Zoning Administrator shall prepare a staff report. [Source: 18.45.060.B.3, modified] b. Architectural Review Commission Review and Action. After completion of the staff report, but before scheduling the Planning Commission public hearing, the Zoning Administrator shall refer the application to the Architectural Review Commission for review and recommendation to the Planning Commission and the City Council. [Source: 18.45.060.B.4, modified]
c. Planning Commission Review and Action. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources is subject to review by the Planning Commission through a public hearing for recommendation to City Council. [Source: 18.45.06.B.50, modified] d. City Council Review and Action. An application for an amendment to the Zoning Map for an “H” historic district designation or “CR” cultural resources is subject to review by the City Council through a public hearing. The City Council shall review the recommendations from the Architectural Review Commission and Planning Commission and render a final decision on the application. [Source: 18.45.06.B.50, modified]
G. Criteria for Establishment of Historic Districts and Cultural Resources Designations.

1. General Criteria. In addition to the criteria for amendments to the Zoning Map established in Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map), the City Council shall consider the following criteria in determining whether to adopt an ordinance designating an “H” historic district or “CR” cultural resources: [Source:

18.45.070.A, modified]
a. The area, structures, or site possesses value as a visible reminder of the cultural heritage of the city. [Source: 18.45.070.A.1, modified] b. The area, structure, or site is identified with a person, group, or event that contributed significantly to the cultural or historical development of the city. [Source: 18.45.070.A.2, modified]
c. Structures within the area exemplify a particular architectural style or way of life important to the city. [Source: 18.45.070.A.3]
d. Structures within the area are the best remaining examples of an architectural style in a neighborhood. [Source: 18.45.070.A.4]
e. The area or its structures are identified as the work of a person or group whose work has influenced the heritage of the city. [Source: 18.45.070.A.5] f. The area or its structures embody elements of outstanding attention to architectural or landscape design, detail, materials, or craftsmanship. [Source:

18.45.070.A.6]
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g. The area is related to a designated historic or landmark building or district in such a way that its preservation is essential to the integrity of the building or district. [Source: 18.45.070.A.7]
h. Specific evidence exists that unique archaeological resources are present. [Source: 18.45.070.A.8]

2. Adoption of a Historic District Conservation Plan. In addition, the ordinance establishing an “H” historic district shall include an historic district conservation plan, in the form submitted or as revised by the City Council. [Source: 18.45.070.B, modified] H. Amendments. An amendment to an “H” historic district and historic district conservation plan or “CR” cultural resources designation shall only be approved as an amendment to the Zoning Ordinance and Zoning Map under the procedures and criteria of Chapter 18.180 (Amendments – Zoning Ordinance and Zoning Map). [Source: 18.45.080, modified] I. Waiver from Base Zone Land Use Regulations.

1. Applicability. The Planning Commission, after receiving a recommendation from the Architectural Review Commission, may grant a Use Permit for a waiver of the land use regulations of the base zoning district with which an “H” historic district or “CR” cultural resources designation is combined, when such a waiver is necessary to allow the preservation or restoration of an historic or architecturally significant building, structure or site, consistent with the purposes of this Section, the general purposes of this Zoning Ordinance, the applicable historic district conservation plan, and the General Plan. [Source: 18.45.090, modified]

2. Application and Procedure. An application for a Use Permit shall be reviewed under the procedures and standards of Chapter 18.155 (Use Permits), except that the Zoning Administrator shall refer applications for a Use Permit under this Section to the Architectural Review Commission for review and recommendation before the application is submitted to the Planning Commission. [Source: 18.45.090, modified]

3. Decision. In making a decision, the Planning Commission shall make a written finding of the facts relied upon and the basis for determining consistency with the purposes of this Section, the general purposes of this Zoning Ordinance, the applicable historic district conservation plan, and the General Plan. [Source: 18.45.090, modified] J. Maintenance of Structures and Premises.

1. General. All property owners in “H” historic districts and property owners subject to a “CR” cultural resources designation shall have the obligation to maintain structures and premises in good repair, and no owner shall permit the property to fall into a serious state of disrepair which results in deterioration of any architectural feature that would, in the judgment of the Architectural Review Commission, produce a detrimental effect upon the character of the “H” historic district or the life and character of an individual cultural resource. [Source: 18.45.100.A, modified]

2. Standards of Review. The standards of review for good repair and disrepair as follows:
[Source: 18.45.100.B, modified]
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a. Good repair includes and is defined as the level of maintenance that ensures the continued availability of the structure and premises for a lawfully permitted use, and prevents unreasonable deterioration, dilapidation, and decay of the exterior portions of the structure and premises. Structures and premises shall be considered in good repair if there is no evidence of disrepair or material variance in the condition compared to surrounding structures that are in compliance with this Section. [Source: 18.45.100.B.1, modified] b. Disrepair includes but is not limited to unreasonable deterioration of exterior walls, plaster, mortar, or vertical or horizontal supports; deterioration of roofs and exterior chimneys; ineffective waterproofing, including broken windows or doors; or the deterioration of any other exterior feature that would create a hazardous or unsafe condition. [Source: 18.45.100.B.2, modified] K. Certificate of Appropriateness. A Certificate of Appropriateness is required before development, exterior alteration, restoration, rehabilitation, or relocation of any structure or site in an historic district, or of a designated cultural resource, that would affect its appearance and cohesiveness. The purpose of this requirement is to ensure the integrity of structures and the general character in historic districts or the integrity and general character of designated cultural resources. [Source: 18.45.110, modified]

1. Authority. The Architectural Review Commission has the authority to review and approve, approve with conditions, or disapprove a Certificate of Appropriateness under this Section. [Source: 18.45.110.A, modified]

2. Exemptions. No Certificate of Appropriateness is required for ordinary maintenance and any development, alteration, restoration, rehabilitation, or relocation that is not specifically described as critical to maintaining the historical or architectural integrity of the historic district or designated cultural resource. [Source: 18.45.110.B]

3. Initiation. An application for a Certificate of Appropriateness may be submitted only by the affected property owner. [Source: 18.45.110.C]

4. Procedure. [Source: 18.45.110.D]
a. Submission of Application. A complete application for a Certificate of Appropriateness shall be submitted to the Zoning Administrator, on a form prescribed by the Planning Division, along with the required fee. [Source:

18.45.110.D.1, modified]
b. Review and Recommendation. Upon a determination that the application is complete, the Zoning Administrator shall review the application and prepare a staff report recommending to the Architectural Review Commission the approval, approval with conditions, or disapproval of the application. A copy of the staff report shall be mailed to the applicant at least 10 days before the application is subject of a public hearing before the Architectural Review Commission. [Source: 18.45.110.D.2, modified]
c. Public Hearing. A public hearing before the Architectural Review Commission for an application for a Certificate of Appropriateness shall be scheduled and Part 2 – Zoning District Regulations and Development Standards Chapter 18.40 Public Review Draft – October 2025
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noticed in compliance with Chapter 18.205 (Notice Requirements). At the public hearing, the Architectural Review Commission shall consider the application, the relevant support materials, the staff report, and public testimony given at the public hearing. After the close of the public hearing, the Architectural Review Commission shall, within a reasonable period of time, approve, approve with conditions, or disapprove the application based on the criteria in Paragraph K.5 of this Subsection. [Source: 18.45.110.D.3, modified] d. Notice of Decision. The Zoning Administrator shall provide a copy of the decision to the applicant by mail within a reasonable period of time after the decision is made. [Source: 18.45.110.D.4, modified]

5. Criteria. To approve an application for a Certificate of Appropriateness, the Architectural Review Commission shall consider: [Source: 18.45.110.E, modified] a. Whether the proposed construction, reconstruction, or relocation is appropriate and consistent with this Subsection and the conservation plan for the historic district. [Source: 18.45.110.E.1, modified] b. Whether the applicant has demonstrated that every reasonable effort will be made to minimize alteration of any structure and preserve its integrity. [Source:

18.45.110.E.2]
c. Whether the distinguishing original qualities or character of a structure or site and its environment will not be destroyed, and the removal or alteration of any historic material or distinctive architectural feature will be avoided, to the greatest extent reasonably practical. [Source: 18.45.110.E.3] d. Whether all structures or sites are recognized as products of their own time and whether alterations that have no historical basis and which seek to create an earlier appearance will be minimized. [Source: 18.45.110.E.4] e. Whether changes which may have taken place in the course of time are evidence of the history and development of a structure or site and its environment and whether such changes, which may have acquired significance in their own right, will be recognized and respected. [Source:

18.45.110.E.5]
f. Whether distinctive stylistic features or examples of skilled craftsmanship which characterize a structure or site will be kept, to the extent reasonably possible. [Source: 18.45.110.E.6]
g. Whether: [Source: 18.45.110.E.7]
i. Proposals for replacement, rather than repair, of deteriorated architectural features are necessary; [Source: 18.45.110.E.7.a] ii. New material will reasonably reflect the material being replaced in composition, design, color, texture, and other visual qualities to the extent reasonably possible; and [Source: 18.45.110.E.7.b] Chapter 18.40 Overlay Districts
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iii. Repair or replacement of missing architectural features shall be based on accurate duplication of features, substantiated by historical, physical, or pictorial evidence, rather than on conjectural designs or the availability of different architectural elements from other structures. [Source: 18.45.110.E.7.c]
h. Whether every reasonable effort will be made to protect and preserve archaeological resources affected by, or adjacent to, any project. [Source:

18.45.110.E.8]
i. Whether any proposed contemporary design for alterations and additions will destroy significant historical, architectural, or cultural material, and such design will be compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. [Source: 18.45.110.E.9] j. Whether additions or alterations to structures or sites will be done in a manner that, if such additions or alterations were to be removed in the future, the essential form and integrity of the building, structure, object, or site would be unimpaired. [Source: 18.45.110.E.10]

6. Conditions. The Zoning Administrator may recommend, and the Architectural Review Commission may impose, such conditions in a Certificate of Appropriateness that are necessary to accomplish the purposes of this Section and prevent or minimize adverse impacts upon the public and neighborhoods. These conditions shall run with the land and not be affected by a change in ownership. [Source: 18.45.110.F, modified]

7. Appeal for Economic Hardship. On the basis of economic hardship, an applicant may appeal the decision of the Architectural Review Commission on an application for a Certificate of Appropriateness to the Planning Commission by filing a notice of appeal with the Zoning Administrator within 14 days of the date of the decision on the Certificate of Appropriateness, stating the grounds for the appeal. The Zoning Administrator shall forward the notice of appeal and the record of the decision on which the appeal is based to the Planning Commission. [Source: 18.45.110.G, modified] a. Scheduling Hearing. After the receipt of the notice of appeal, the Planning Commission shall hold a hearing on the appeal within a reasonable period of time, or at such time as is mutually agreed upon between the applicant and the Zoning Administrator. [Source: 18.45.110.G.1, modified] b. Decision by Planning Commission. At the hearing, the Planning Commission shall consider the record of the decision on which the appeal is based and hear statements from the applicant and the Zoning Administrator, and any other persons. The Planning Commission may affirm or reverse the decision of the Architectural Review Commission after considering evidence that:
[Source: 18.45.110.G.2, modified]
i. The structure or site is incapable of providing a reasonable economic return on investment, regardless of whether that return represents the most profitable return possible; and [Source: 18.45.110.G.2.a] Part 2 – Zoning District Regulations and Development Standards Chapter 18.40 Public Review Draft – October 2025
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ii. The structure or site cannot be adapted to another use that would provide a reasonable economic return on investment while maintaining the historic or architectural integrity of the structure or site. [Source: 18.45.110.G.2.b]

8. Effect of Issuance of a Certificate of Appropriateness. The issuance of a Certificate of Appropriateness authorizes the development, exterior alteration, restoration, or relocation of the site or structure within the historic district or of the designated cultural resource under the terms of the certificate and authorizes the applicant to apply for a Zoning Permit. A Certificate of Appropriateness shall run with the land. [Source:

18.45.110.G.3, modified]

9. Amendment to a Certificate of Appropriateness. A Certificate of Appropriateness may be amended, extended, or modified only in accord with the procedures and criteria established for its original approval. [Source: 18.45.110.G.4, modified] L. Demolition Permits. A Demolition Permit is required before demolition of any structure or site in an historic district, or of a designated cultural resource. [Source: 18.45.120, modified]

1. Authority. The Architectural Review Commission has the authority to review and approve, approve with conditions, or disapprove a Demolition Permit under this Subsection. [Source: 18.45.120.A, modified]

2. Applicability. Before the demolition of a structure or site in an historic district or of a designated cultural resource, a Demolition Permit shall be approved by the Architectural Review Commission. [Source: 18.45.120.B, modified]

3. Initiation. An application for a Demolition Permit may be submitted only by a qualified applicant. [Source: 18.45.120.C, modified]

4. Procedure. [Source: 18.45.120.D]
a. Submission of Application. A complete application for a Demolition Permit shall be submitted to the Zoning Administrator, on a form prescribed by the Planning Division, along with the required fee. [Source: 18.45.120.D.1, modified] b. Review and Recommendation. When the Zoning Administrator determines the application is complete, the Zoning Administrator shall review the application and prepare a staff report recommending to the Architectural Review Commission the approval, approval with conditions, or disapproval of the application based on the criteria in Paragraph L.5 of this Subsection. A copy of the staff report shall be mailed to the applicant before the public hearing with the Architectural Review Commission. [Source: 18.45.120.D.2, modified] c. Public Hearing. A public hearing before the Architectural Review Commission for an application for a Demolition Permit shall be scheduled and noticed in compliance with Chapter 18.205 (Notice Requirements). At the public hearing, the Architectural Review Commission shall consider the application, the relevant support materials, the staff report, and public testimony. Within a reasonable period of time after the close of the public hearing, the Architectural Chapter 18.40 Overlay Districts
154
Review Commission shall either defer action on the Demolition Permit for 180 days or approve, approve with conditions, or disapprove the application based on the criteria in Paragraph L.5 of this Subsection. [Source: 18.45.120.D.3, modified]
d. Notice of Decision. The Zoning Administrator shall provide a copy of the decision of the Architectural Review Commission to the applicant by mail within a reasonable period of time after the decision is made. [Source: 18.45.120.D.4, modified]

5. Criteria. To defer action, approve, or approve with conditions an application for a Demolition Permit, the Architectural Review Commission shall consider the proposed demolition in the context of the standards governing demolition that are included in the appropriate historic district conservation plan, the architectural or historic significance, and the value of the structure or site. [Source: 18.45.120.E, modified] a. Deferral of Action. If it is determined that the structure or site has historical, architectural, or cultural interest or value as determined in the appropriate historic district conservation plan, the Architectural Review commission may defer a final decision on an application for a Demolition Permit for 180 days from the date that the application was accepted as complete. i. Upon determining that action is to be deferred, the Architectural Review Commission shall direct the Zoning Administrator to consult with recognized historic preservation organizations and other civic groups, public agencies, and interested citizens and report back to the Architectural Review Commission within such 180-day period as to the feasibility of: [Source: 18.45.120.E.1, modified]
(1) Public or civic acquisition of the structure or site; [Source:

18.45.120.E.1.a]
(2) Relocating one or more of the structures or features of the site so as to preserve its historic or architectural value; or [Source:

18.45.120.E.1.b]
(3) Any other reasonable means of preserving the structure’s or site’s historic or architectural value. [Source: 18.45.120.E.1.c] ii. If at the end of the 180-day period it is demonstrated that the structure or site cannot be preserved through acquisition, relocation, or any other reasonable means, the Demolition Permit shall be issued. [Source: 18.45.120.E.2, modified]
b. Immediate Action. A Demolition Permit shall be issued if the Architectural Review Commission determines that the structure or site has no substantial historical, architectural, or cultural interest or value identified in the appropriate historic district conservation plan. [Source: 18.45.120.E.3, modified] c. Conditions of Approval. The Zoning Administrator may recommend, and the Architectural Review Commission may impose, such conditions in a Part 2 – Zoning District Regulations and Development Standards Chapter 18.40 Public Review Draft – October 2025
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Demolition Permit that are necessary to accomplish the purposes and intent of this Section, and prevent or minimize adverse impacts upon the public and neighborhoods. These conditions shall run with the land and shall not be affected by a change in ownership. [Source: 18.45.120.F, modified]

6. Appeal. Any interested person may appeal the decision of the Architectural Review Commission on an application for a Demolition Permit to the Planning Commission in accord with the provisions of Chapter 18.185 (Appeals and Calls for Review). [Source:

18.45.120.G, modified]

7. Amendment. A Demolition Permit may be amended, extended, or modified only in accord with the procedures and criteria established for its original approval. [Source:

18.45.120.H, modified]
Chapter 18.45 Parks and Recreation Zoning District
156
Chapter 18.45
Parks and Recreation Zoning
District
Part 2 – Zoning District Regulations and Development Standards Chapter 18.45 Public Review Draft – October 2025
157
Chapter 18.45 Parks and Recreation Zoning District
Sections

18.45.010 Purpose and Intent of the Parks and Recreation Zoning District

18.45.020 Permitted Land Uses and Activities

18.45.030 Development Standards for the Parks and Recreation Zoning District

18.45.040 Required Permits and Entitlements

18.45.050 Appeals

18.45.010 Purpose and Intent of the Parks and Recreation Zoning District A. Purpose of Chapter. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the purpose of this Chapter is to establish land use regulations and development standards for the Parks and Recreation Zoning District. This Chapter is intended to: [Source: NEW]

1. Preserve, protect, and enhance areas in the City appropriate for parks and recreational facilities consistent with the General Plan and Parks, Facilities & Recreation Master Plan; [Source: NEW]

2. Support the Pleasant Hill Recreation and Park District’s efforts to offer high-quality park and recreation services and facilities; and [Source: NEW]

3. Establish clear land use regulations and development standards for parks and recreation facility development to ensure an efficient project review and entitlement process. [Source: NEW]
B. Summary of Parks and Recreation Zoning District. The purpose of the Parks and Recreation (REC) zoning district is to designate land owned, leased, or otherwise operated by the Pleasant Hill Recreation and Park District that is appropriate for parkland and recreational service provision and facility development. The REC zoning district implements the Parks (P) land use designation in the General Plan. [Source: NEW]
C. Role of the Pleasant Hill Recreation and Park District. The Pleasant Hill Recreation and Park District (Rec & Park) is an independent Special District established in 1951 pursuant to the Public Resources Code of the State of California. The District is governed by a five-member Board of Directors elected by residents within the District’s boundaries during the general election in November of even-numbered years. Rec & Park is a separate government entity from the City of Pleasant Hill and other agencies, with policy direction provided by its Board of Directors. In addition to the City of Pleasant Hill, the Board of Directors is responsible for reviewing and taking action on development proposals for Rec & Park owned properties. [Source: NEW]
Chapter 18.45 Parks and Recreation Zoning District
158

18.45.020 Permitted Land Uses and Activities
A. Permitted Land Uses. When leased, owned, or operated by the Pleasant Hill Recreation and Park District, the following land uses and activities are permitted subject to the issuance of a Zoning Permit: [Source: NEW]

1. New Facilities and Accessory Structures. The construction of new facilities and the modification/expansion of existing park or recreation facilities and accessory structures, including but not limited to playgrounds, sports fields, childcare centers, community rooms, picnic areas, restrooms, or hiking and biking trails. [Source: NEW]

2. Parks. Development, maintenance, operation, and or modification of parks, open spaces (including passive open space as defined by Part 6 (Definitions)), including alteration of existing park boundaries. [Source: NEW]
B. Other Land Uses and Activities. Any land use or activity not established in Subsection A, above, and land uses which are not owned, leased, or operated by the Pleasant Hill Recreation and Park District are not permitted. [Source: NEW]

18.45.030 Development Standards for the Parks and Recreation Zoning District A. Density. Consistent with the General Plan, there is no established minimum or maximum density (e.g., floor area ratio (FAR) or dwelling units per acre) for lots within the REC zoning district. [Source: NEW]
B. CEQA Review. All development within the REC zoning district is subject to the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.). [Source: NEW]
C. Applicability of Development Standards. All development within the REC zoning district shall comply with the development standards established in Table 18.45-A (Parks and Recreation Land Use Regulations). If a project does not meet these standards, entitlement permits are required, including, but not limited to, a Development Plan, Architectural Review, Minor Exception, Variance, and/or Use Permit shall be obtained. The applicable review authority has the discretion to approve, approve with conditions, or deny these applications. [Source: NEW] D. Additional Regulations. The following development standards are applicable to the REC zoning district and can be found in Part 3 and Part 5 of this Title. [Source: 18.20.030.C, modified]

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

2. Nonconforming uses and structures (Chapter 18.200). [Source: 18.20.030.C.4, modified]

3. Water-Efficient Landscaping (Chapter 18.105).

4. Off-Street Parking and Loading (Chapter 18.80).

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18.45.040 Required Permits and Entitlements
A. Exempt Activities. The following activities within the REC zoning district are exempt from City Review:

1. Structures and Buildings. Routine maintenance or repairs to existing park facilities, structures, or equipment, where no expansion of use or development is proposed.

2. Landscaping. Installation, modification, maintenance, or removal of landscaping materials, including irrigation systems.

3. Tree Removal. Removal of trees, both protected and not protected under Chapter

18.90 (Tree Preservation).

4. Signs. Signs within the REC zoning district, including the number, size, and location, that comply with the requirements established in Chapter 18.95 (Signs).

B. Zoning Permit Required. Any new buildings, accessory structures (e.g., field light, play equipment), and building modifications, where an expansion of use or development is proposed, that complies with the development standards established in Table 18.45-A (Parks and Recreation Land Use Regulations). These land uses shall also comply with all applicable development, grading, and building code standards requirements. If a project does not comply with the standards established in Table 18.45-A (Parks and Recreation Land Use Regulations), then entitlement permits are required, including, but not limited to, a Development Plan, Architectural Review, Minor Exception, Variance, and/or Use Permit.

C. Other Permits and Entitlements. The following activities within the REC zoning district require the issuance of additional permits or entitlements, such as a Development Plan Permit, Table 18.45-A: Parks and Recreation Land Use Regulations Development Standard
(minimum unless stated otherwise)
Zoning District
Additional Development
Regulations REC
Setbacks (Buildings and Accessory Structures)
Front (ft) 20
Rear (ft) 15
Side (ft) 5
Corner Side (ft) 15
Aggregate Side (ft) 15
Creek Setbacks See Chapter 18.70 regarding creek
setbacks.

Scenic Route Setback (ft) 25
Height and Lot Coverage (maximum)
Building and Accessory Structure Height (ft) 35
Lot Coverage 30%
Floor Area Ratio –
Chapter 18.45 Parks and Recreation Zoning District
160
Architectural Review Permit, Building Permit, and Grading Permit, before a land use can be established:

1. Subdivision Map Actions. In addition to issuance of a Zoning Permit, all subdivisions, parcel mergers, lot line adjustments, and other parcel modification requests shall comply with Title 17 (Subdivisions) and all applicable provisions established in the Subdivision Map Act. [Source: NEW]

2. Land Use Entitlements. All new buildings and building modifications that do not comply with the development standards established in Table 18.45-A (Parks and Recreation Land Use Regulations), shall require the issuance of additional land use entitlements including, but not limited to, Development Plan , Architectural Review, or Use Permit. [Source: NEW]

18.45.050 Appeals
A. Zoning Permit. Zoning Permits issued to the Pleasant Hill Recreation and Park District in compliance with this Chapter are exempt from the appeals process established in Chapter

18.185 (Appeals and Calls for Review). [Source: NEW]
B. Use Permit or other Discretionary Entitlements. Decisions regarding Use Permits and other discretionary entitlements are subject to the appeals process in Chapter 18.185 (Appeals and Calls for Review) and may be appealed in compliance with its provisions. [Source: NEW] Part 2 – Zoning District Regulations and Development Standards Chapter 18.50 Public Review Draft – October 2025
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Chapter 18.50
Open Space Zoning District
Chapter 18.50 Open Space Zoning District
162
Chapter 18.50 Open Space Zoning District
Sections

18.50.010 Purpose and Intent of the Open Space Zoning District

18.50.020 Permitted Land Uses and Activities

18.50.030 Development Standards for the Open Space Zoning District

18.50.010 Purpose and Intent of the Open Space Zoning District A. Purpose of Chapter. In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), this Chapter establishes land use regulations and development standards for the Open Space (OS) Zoning District. The standards in this Chapter are intended to: [Source: NEW]

1. Preserve and protect natural resources; [Source: NEW]

2. Maintain scenic views and open landscapes to improve community quality of life. [Source: NEW]

3. Establish clear land use regulations for Open Space zoned parcels to ensure consistency with the General Plan. [Source: NEW]
B. Summary of the Open Space Zoning District. The purpose of the Open Space (OS) zoning district is to designate land with environmental, scenic, or conservation value. Lands in this district are intended to remain largely undeveloped to protect natural resources, preserve wildlife habitats, support watershed protection, and maintain the landscape’s natural character.

The OS zoning district implements the Open Space (OS) land use designation in the General Plan. [Source: NEW]

18.50.020 Permitted Land Uses and Activities
No development or land use activities are permitted within the OS zoning district except those expressly permitted by this Chapter or as required by applicable State or Federal law. Any proposed activity or land use within the OS district must comply with the regulations established in this Chapter and Zoning Ordinance.

A. Permitted Land Uses and Activities. The following land uses and activities are permitted in the OS zone subject to all other applicable standards established in this Chapter: [Source: NEW]

1. Habitat Conservation and Restoration: Protection and restoration of natural habitats, including wetlands, forests, and grasslands.

2. Watershed Protection: Activities related to the protection and management of watersheds, including water resource conservation and stormwater management.

3. Cultural and Historic Resource Protection: Preservation and maintenance of sites with historical, archaeological, or cultural significance.

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4. Utility Easements: Installation and maintenance of essential public utilities (such as power lines or water pipelines) when aligned with local, state, or federal regulations.

B. Other Land Uses and Activities. Any land use or activity not established in Subsection A, above, are not permitted in the OS zoning district. [Source: NEW]

18.50.030 Development Standards for the Open Space Zoning District A. Density. Consistent with the General Plan, there is no established minimum or maximum density (e.g., floor area ratio (FAR) or dwelling units per acre) for lots within the OS zoning district. [Source: NEW]
B. CEQA Review. All development within the OS zoning district is subject to the requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.). [Source: NEW]
C. Development Standards. Development standards for the OS zoning district, including but not limited to setbacks, lot coverage, and building height, shall be consistent with the purpose and intent of the OS zoning district and shall be established by the Zoning Administrator. [Source:

NEW]
D. Additional Regulations. The following development standards are applicable to the OS zoning district and can be found in Part 3 and Part 5 of this Title. [Source: NEW]

1. General Site and Development Standards (Chapter 18.55); [Source: NEW]

2. Signs (Chapter 18.95); [Source: NEW]

3. Nonconforming uses and structures (Chapter 18.200); [Source: NEW]

4. Water-Efficient Landscaping (Chapter 18.105); [Source: NEW]

5. Creek setbacks (Chapter 18.70); and [Source: NEW]

6. Tree removal (Chapter 18.100) [Source: NEW]
Part 3 Regulations Applicable to All Zoning Districts
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Part 3
Regulations Applicable to All
Zoning Districts
Part 3 – Regulations Applicable to All Zoning Districts Part 3 Public Review Draft – October 2025
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Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 3 – Regulations Applicable to
All Zoning Districts

PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.55 GENERAL SITE AND DEVELOPMENT STANDARDS................................. 170

18.55.010 Purpose and Applicability ............................................................................................. 170

18.55.020 Development on Lots Divided by Zoning District Boundaries ...................................... 170

18.55.030 Height Standards and Exceptions................................................................................ 170

18.55.040 Measurements.............................................................................................................. 172

18.55.050 Refuse and Storage Areas ........................................................................................... 175

18.55.060 Relocated Structures.................................................................................................... 175

18.55.070 Traffic Safety Visibility Area.......................................................................................... 176

18.55.080 Structure Projections and Encroachments into Setbacks ............................................ 177

18.55.090 Underground Utilities.................................................................................................... 178 CHAPTER 18.60 ADULT BUSINESSES.................................................................................... 180

18.60.010 Purpose and Applicability ............................................................................................. 180

18.60.020 Applicability to Other Regulations ................................................................................ 180

18.60.030 Separation Requirements............................................................................................. 180

18.60.040 Development and Operational Standards .................................................................... 182

18.60.050 Adult Use Development Permit Required .................................................................... 184

18.60.060 Conduct Constituting a Public Nuisance...................................................................... 184

18.60.070 Violations...................................................................................................................... 184

18.60.080 Amortization of Legal Nonconforming Uses................................................................. 185 CHAPTER 18.65 CANNABIS...................................................................................................... 189

18.65.010 Personal Cultivation of Cannabis ................................................................................. 189 Part 3 Regulations Applicable to All Zoning Districts
166

18.65.020 Commercial Cannabis Uses......................................................................................... 190

18.65.030 Cannabis Retailers ....................................................................................................... 190 CHAPTER 18.70 CREEK SETBACKS....................................................................................... 193

18.70.010 Purpose and Applicability ............................................................................................. 193

18.70.020 Setback Standards ....................................................................................................... 193

18.70.030 Setback Exceptions...................................................................................................... 195

18.70.040 Additional Regulations.................................................................................................. 196 CHAPTER 18.75 FENCES, WALLS, AND SCREENING........................................................... 199

18.75.010 Purpose and Applicability ............................................................................................. 199

18.75.020 Height Limitations......................................................................................................... 199

18.75.030 Fence and Wall Standards ........................................................................................... 200

18.75.040 Screening of Mechanical Equipment............................................................................ 201

18.75.050 Swimming Pools and Hot Tubs .................................................................................... 201 CHAPTER 18.80 OFF-STREET PARKING AND LOADING...................................................... 204

18.80.010 Purpose and Applicability ............................................................................................. 204

18.80.020 General Requirements for Off-Street Parking and Loading......................................... 205

18.80.030 Number of Spaces Required........................................................................................ 205

18.80.040 Shared Parking Facilities.............................................................................................. 210

18.80.050 Reduced Parking for Use Classifications ..................................................................... 211

18.80.060 Parking Reductions Allowed Within Priority Development and Transit Uses .............. 212

18.80.070 Minor Adjustments to Parking Design Standards......................................................... 212

18.80.080 ADA Compliant Parking Spaces................................................................................... 212

18.80.090 Electric Vehicle (EV), Bicycle, and Alternative Transportation..................................... 212

18.80.100 Parking Space and Drive Aisle Dimensions................................................................. 214

18.80.110 Driveways and Site Access .......................................................................................... 217

18.80.120 Screening, Lighting, and Landscaping......................................................................... 220

18.80.130 Additional Design Standards for Parking Facilities ...................................................... 221

18.80.140 Location and Design of Off-Street Loading Spaces..................................................... 223 CHAPTER 18.85 PERFORMANCE STANDARDS..................................................................... 225

18.85.010 Purpose and Applicability ............................................................................................. 225

18.85.020 Noise ............................................................................................................................ 225

18.85.030 Vibration ....................................................................................................................... 226

18.85.040 Odors............................................................................................................................ 226

18.85.050 Hazardous Materials .................................................................................................... 226

18.85.060 Heat and Humidity........................................................................................................ 226

18.85.070 Electromagnetic Interference ....................................................................................... 226 Part 3 – Regulations Applicable to All Zoning Districts Part 3 Public Review Draft – October 2025
167
CHAPTER 18.90 SCENIC ROUTE SETBACKS ........................................................................ 228

18.90.010 Purpose and Applicability ............................................................................................. 228

18.90.020 Designated Scenic Routes and Corridors .................................................................... 228

18.90.030 Setback Requirements ................................................................................................. 228 CHAPTER 18.95 SIGNS ............................................................................................................. 230

18.95.010 Purpose and Applicability ............................................................................................. 230

18.95.020 General Standards ....................................................................................................... 231

18.95.030 Permit Required............................................................................................................ 231

18.95.040 Exempt Signs ............................................................................................................... 232

18.95.050 Prohibited Signs ........................................................................................................... 235

18.95.060 Maximum Wall Sign Area............................................................................................. 236

18.95.070 Specific Sign Standards ............................................................................................... 238

18.95.080 Sign Design Guidelines ................................................................................................ 242

18.95.090 Temporary Sign Standards .......................................................................................... 242

18.95.100 Standards for Other Types of Temporary Commercial Signs ...................................... 244

18.95.110 Master Sign Program ................................................................................................... 245

18.95.120 Minor Sign Adjustment ................................................................................................. 246

18.95.130 Major Sign Adjustment ................................................................................................. 246

18.95.140 Maintenance, Abandonment, and Obsolete Signs....................................................... 246

18.95.150 Enforcement ................................................................................................................. 247 CHAPTER 18.100 TREE PRESERVATION ................................................................................. 250

18.100.010 Purpose and Applicability ............................................................................................. 250

18.100.020 Definitions..................................................................................................................... 250

18.100.030 Permit Required............................................................................................................ 251

18.100.040 Exemptions................................................................................................................... 256

18.100.050 Preservation and Replacement Plan............................................................................ 257

18.100.060 Performance Security................................................................................................... 258

18.100.070 Heritage Trees.............................................................................................................. 258

18.100.080 Conditions of Approval ................................................................................................. 259

18.100.090 Penalties....................................................................................................................... 259

18.100.100 Referral......................................................................................................................... 260

18.100.110 Tree Removal Permit Expiration .................................................................................. 260

18.100.120 Appeals......................................................................................................................... 260 CHAPTER 18.105 WATER-EFFICIENT LANDSCAPING............................................................ 262

18.105.010 Purpose and Applicability ............................................................................................. 262 Part 3 Regulations Applicable to All Zoning Districts
168

18.105.020 Forms – Zoning Administrator Review ......................................................................... 263

18.105.030 Submittal Requirements ............................................................................................... 264

18.105.040 Water-Efficient Landscape Standards.......................................................................... 265

18.105.050 Landscape Plan Requirements .................................................................................... 265

18.105.060 Landscape Water Irrigation Audit................................................................................. 265

18.105.070 Certifications................................................................................................................. 266

18.105.080 Landscape and Irrigation Maintenance Schedule........................................................ 266

18.105.090 Provisions for Existing Landscaping ............................................................................ 267

18.105.100 Disclosures................................................................................................................... 268

18.105.110 Fees.............................................................................................................................. 268

18.105.120 Irrigation Efficiency ....................................................................................................... 268

18.105.130 Reporting...................................................................................................................... 268 CHAPTER 18.110 WIRELESS TELECOMMUNICATIONS ......................................................... 271

18.110.010 Purpose and Applicability ............................................................................................. 271

18.110.020 Exemptions................................................................................................................... 271

18.110.030 Permits Required.......................................................................................................... 273

18.110.040 Application Submittal Requirements ............................................................................ 275

18.110.050 Findings ........................................................................................................................ 275

18.110.060 General Development Standards................................................................................. 276

18.110.070 Nonconforming Provisions ........................................................................................... 280

18.110.080 Exceptions.................................................................................................................... 280

18.110.090 Standard Conditions of Approval.................................................................................. 281

18.110.100 Conditions of Approval for Section 6409(a) Modifications ........................................... 285

18.110.110 Timing of Review.......................................................................................................... 288

18.110.120 Peer Review ................................................................................................................. 288

18.110.130 Decision........................................................................................................................ 288

18.110.140 Revocation.................................................................................................................... 289

18.110.150 Appeal .......................................................................................................................... 289 Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.55 Public Review Draft – October 2025
169
Chapter 18.55
General Site and Development
Standards
Chapter 18.55 General Site and Development Standards
170
Chapter 18.51 General Site and Development Standards
Sections

18.55.010 Purpose and Applicability

18.55.020 Development on Lots Divided by Zoning District Boundaries

18.55.030 Height Standards and Exceptions

18.55.040 Measurements

18.55.050 Refuse and Storage Areas

18.55.060 Relocated Structures

18.55.070 Traffic Safety Visibility Area

18.55.080 Structure Projections and Encroachments into Setbacks

18.55.090 Underground Utilities

18.51.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to establish reasonable and necessary standards for development in the City. These standards are established to ensure that Pleasant Hill develops in a manner that promotes efficient and orderly community growth. [Source: NEW] B. Applicability. The standards of this Chapter apply to all development projects in all zoning districts unless otherwise specified. [Source: NEW]

18.51.020 Development on Lots Divided by Zoning District Boundaries The regulations applicable to each zoning district shall be applied to the area within that zoning district.

No use other than parking serving a principal use on the site shall be located in a zoning district in which it is not a permitted or conditionally permitted use. Pedestrian or vehicle access from a right-ofway to a particular use on a property, must not pass through any area of the property that is zoned in a way that does not permit that use, either by right or with conditions. [Source: 18.50.040]

18.51.030 Height Standards and Exceptions
A. The following building features may exceed the maximum allowed height in a zoning district by eight feet with no discretionary review, if they do not cover more than 20 percent of the top floor roof area of the structure to which they are accessory: [Source: 18.50.040]

1. Tower

2. Spire

3. Cupola

4. Chimney

5. Elevator

6. Water tank
Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.55 Public Review Draft – October 2025
171

7. Monument

8. Theater scenery loft, and

9. Similar structures and necessary mechanical apparatuses. [Source: 18.50.040] B. Measuring Building Height. The height of buildings is measured as provided in the California Building Standards Code (Title 24) as adopted by the City. [Source: 18.145.050.A]

1. Base Points. The height of a building is the vertical distance above the base point that yields the greater height of the building as described below and shown in Figure 18.55- 1 (Measuring Height): [Source: 18.145.050.A]
a. Base Point 1. The elevation of the highest adjoining sidewalk or existing grade within a five-foot horizontal distance of the exterior wall of the building when such sidewalk or existing grade is not more than five feet above lowest grade. [Source: 18.145.050.A.1]
b. Base Point 2. The elevation that is five feet higher than the lowest grade when the sidewalk or existing grade described in Subparagraph 1.a of this Subsection is more than five feet above lowest grade. [Source:

18.145.050.A.2]
Figure 18.55-1
Measuring Height

2. Roof Types. See Figure 18.55-2 (Roof Types – Height Measurement). a. Flat Roofs. Height is measured to the top of the parapet. If there is no parapet, height is measured to the highest point of the roof. [Source: 18.145.050.A] b. Mansard Roofs. Height is measured to the deck line. [Source: 18.145.050.A] c. Pitched and Hipped Roofs. Height is measured to the average height of the highest gable that has a roof pitch of 12/12 or less. For roofs with a pitch steeper than 12/12, height is measured to the highest point. [Source:

18.145.050.A]
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d. Other Roof Types. For other roof types (such as domed, vaulted, or pyramidal), height is measured to the highest point. [Source: 18.145.050.A] e. Stepped or Terraced Structures. The height is the maximum height of any segment of the building. [Source: 18.145.050.A]
Figure 18.55-2
Roof Types – Height Measurement
C. The height of other structures, such as fences, shall be the vertical distance from the ground level immediately under the structure to the top of the structure, provided the ground level, when extended five feet from the structure, is equal to or higher than the elevation under the structure. Special height measurement provisions are as follows. [Source: 18.145.020.B]

1. Walls or Fences on Slopes. The height of walls or fences located on sloping ground shall be measured from the ground level on the higher side of the wall or fence for the purpose of determining compliance with maximum allowable height requirements. [Source: 18.145.020.B.1]

2. Retaining Walls and Fences. The height of retaining walls, and fences on top of retaining walls, shall be measured as a combined height of a retaining wall, fence, or screen from the ground level on the higher side of the combined wall, fence, or screen for the purpose of determining compliance with maximum allowable height requirements. [Source: 18.145.020.B.2]

3. Decks. Deck height shall be measured from the lowest existing grade where the deck meets the ground to the top of the floor of the deck. [Source: 18.145.020.B.3]

4. Accessory Structures. The height of accessory structures, such as sheds, detached garages, pergolas and trellises is the vertical distance from the ground level immediately under the structure to the highest point at the top of a structure. [Source:

18.145.020.B.4]

18.51.040 Measurements
This Section explains how various measurements referenced in this Zoning Ordinance are to be calculated. [Source: 18.145.010]
A. Fractions. When calculations for requirements that must be expressed as a whole number (i.e., housing units, trees) result in fractions, the results shall be rounded as follows: [Source:

18.145.020]

1. Minimum Requirements. When a regulation is expressed in terms of a minimum requirement, any fractional result shall be rounded up to the next whole number. For Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.55 Public Review Draft – October 2025
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example, if a minimum requirement of one tree for every 30 feet is applied to a 50-foot strip, the resulting fraction of 1.37 is rounded up to two required trees. [Source:

18.145.020.A]

2. Maximum Limits. When a regulation is expressed in terms of maximum limits, no rounding is to be done. The maximum limit cannot be exceeded by any whole or fractional number. For example, if a maximum limit of lot coverage is 30 percent, the maximum limit is 30 percent, no rounding down to 30 percent for fractions. [Source:

18.145.020.B]
B. Measuring Distances.

1. When determining distances for setbacks and structure dimensions, all distances shall be measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. Distances shall not be measured by following the topography of the land. See Figure 18.55-3 (Horizontal Plane Measurement). [Source: 18.145.030.A]
Figure 18.55-3
Horizontal Plane Measurement

1. Measurements Involving a Building. Measurements involving a building are made to the closest wall of the structure. Other features, such as covered porches and entrances, are included in the measurement except as specified in Section

18.55.030.C.4 (Accessory Structures) and Section 18.55.080 (Structure Projections and Encroachments into Setbacks). See Figure 18.55-4 (Determination of Closest Distance). [Source: 18.145.030.D]

2. Measurements Involving an Accessory Structure. Measurements involving an accessory structure are made to and from, the furthest projection. See Figure 18.55-4 (Determination of Closest Distance). [NEW]
Note: This figure is for representative purposes only. The point at which distance is measured from the building may vary based on the design of the structure.

Chapter 18.55 General Site and Development Standards
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Figure 18.55-4
Determination of Closest Distance

3. Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, shall be measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the arc of the driveway or traffic lane. See Figure

18.55-5 (Measuring Vehicle Stacking Areas). [Source: 18.145.030.C] Figure 18.55-5
Measuring Vehicle Stacking Areas

4. Underground Structures. Structures that are entirely underground are not included in measuring required distances. See Figure 18.55-6 (Underground Structures). [Source:

18.145.030.E]
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Figure 18.55-6
Underground Structures
C. Measuring Distances on Maps. Zoning district boundaries that are shown crossing lots are usually based on a topographic feature or a set measurement from a property line or topographic feature, such as the top of slope or the middle of stream. When zoning district boundaries are shown crossing properties with no clear indication of the basis for the line, exact distances are to be determined by scaling the distances from the zoning map, using the center of the zone line on the map. [Source: 18.145.040, modified] D. Measuring a Radius. The measured specified distance from a particular project shall be the required distance in a straight line, without regard to intervening structures or objects, from all points along the lot line of the proposed project [Source: 18.145.060, modified]

18.51.050 Refuse and Storage Areas
A refuse storage area shall be screened on all sides by a six-foot high solid wood or masonry wall and include a solid roof, or located within a building, before occupancy for all uses other than a single-family residence or duplex. Locations, horizontal dimensions, and general design parameters of refuse storage areas shall be as prescribed by the Architectural Review Commission. [Source: 18.50.070, modified]

18.51.060 Relocated Structures
An Architectural Review Permit and Minor Use Permit is required for relocation of any building except a single-family dwelling. The design of all relocated buildings shall be approved by the Architectural Chapter 18.55 General Site and Development Standards
176
Review Commission to ensure compatibility with its surroundings in terms of architectural character, height and mass, and exterior appearance. See also Chapter 14.45 (House Moving) [Source:

18.50.080].

18.51.070 Traffic Safety Visibility Area
A. Purpose and Applicability. Development proposed adjacent to any public or private street, driveway, right-of-way easement, or alley intersection, shall be designed to provide a traffic safety visibility area for pedestrian and traffic safety, free from vegetation, structures, signs, or other obstructions. [Source: NEW]
B. Measurement of the Traffic Safety Visibility Area. The traffic safety visibility area shall be measured as follows:

1. Intersections. On standard corner lots abutting a local street or alley, where the corner forms a 90-degree angle, the traffic safety visibility area shall be formed by a 90-degree triangle with two sides measuring 35 feet along both the front and side street curb lines, said length beginning at their intersection, and a third side connecting the two ends running diagonally across the property. Figure 18.55-7 (Traffic Safety Visibility Area). [Source: 18.50.100.A]

2. Alleys, Driveways, and Right-of-Way Easements. On lots containing or abutting a lot containing an alley, driveway, or right-of-way easement, the traffic safety visibility area shall be formed by a 90-degree triangle with two sides measuring 15 feet (20 feet for non-single-family uses) along each side of the driveway and the street curb line abutting the roadway, said length beginning at their intersection, and a third side connecting the two ends running diagonally across the property. See Figure 18.55-7 (Traffic Safety Visibility Area). [Source: Source: 18.55.130]

3. Irregular Corner Lots. For corner lots which are not flat, are irregularly shaped, or are adjacent to a collector street, arterial, or expressway, the City Engineer may impose a different standard in order to provide adequate visibility, comparable to that on a standard, lot where the corner forms a 90-degree angle. [Source: 18.50.100.A] C. Height Limit. No structure, sign, landscape element, or other obstruction shall exceed 30 inches in height above roadway curb level, or 36 inches above grade, within the traffic safety visibility area, unless approved by the City Engineer, except for trees with their canopy to a minimum of seven feet above grade. [Source: 18.50.100.A]
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Figure 18.55-7
Traffic Safety Visibility Area

18.51.080 Structure Projections and Encroachments into Setbacks A projection into a required setback is allowed as follows: [Source: 18.50.020] A. Fireplace or chimney: 18 inches into a front, rear, or side setback; [Source: 18.50.020.A] B. Cornice (no vertical ground support or foundation), eave (no vertical ground support or foundation), mechanical equipment, and ornamental feature: Two feet into a front, rear, or side setback. [Source: 18.50.020.B]
C. Balcony, stairs, canopy, covered entryways and/or porches, or awning (none of which shall have vertical ground support or foundation, with the exception of stairs): Five feet into a front or rear setback, and two feet into a side setback. [Source: 18.50.020.C] D. Bay windows are allowed a projection of 30 inches into a front, rear, or side setback if all the following apply: [Source: 18.50.020.D]

1. The bay window(s) is installed on either a wall with a foundation or cantilevered and does not extend to the top of the wall; [Source: 18.50.020.D]

2. Does not exceed eight feet in width; and [Source: 18.50.020.D]

3. A minimum five-foot side setback is maintained. [Source: 18.50.020.D] E. Decks (attached or detached):

1. Decks shall not encroach into the minimum front or side setbacks requirements applicable to the primary structure. [Source: 18.50.020.E]

2. Decks may only encroach into the rear setback if the minimum rear setbacks established in Table 18.55-A (Minimum Rear Setbacks for Deck Encroachments) are maintained: [Source: 18.50.020.E]
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18.51.090 Underground Utilities
All electrical, telephone, cable television, and similar utility distribution lines providing direct service to, or running adjacent to, a development site shall be installed underground within the site and within any public right-of-way or public easement directly adjacent to the site subject to review and approval by the applicable review authority (Zoning Administrator, Planning Commission, Architectural Review Commission, or City Council) of the development project. [Source: 18.50.120] Table 18.55-A: Minimum Rear Setbacks for Deck Encroachments Deck height, measured from finished
grade
Minimum rear setback to be maintained
Below 6 inches None
6 to 18 inches 5 feet

18.1 to 36 inches 10 feet
Over 36 inches Minimum required rear setback for structures in the applicable zoning district
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Chapter 18.60
Adult Businesses
Chapter 18.60 Adult Businesses
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Chapter 18.60 Adult Businesses
Sections

18.60.010 Purpose and Applicability

18.60.020 Applicability to Other Regulations

18.60.030 Separation Requirements

18.60.040 Development and Operational Standards

18.60.050 Adult Use Development Permit Required

18.60.060 Conduct Constituting a Public Nuisance

18.60.070 Violations

18.60.080 Amortization of Legal Nonconforming Uses

18.60.010 Purpose and Applicability
A. The purpose of this Chapter is to provide development and operational standards which regulate the time, place, and manner of adult businesses, as defined in Part 6 (Definitions). [Source: 18.70.010]
B. Adult businesses are allowed in compliance with Part 2 (Zoning District Regulations and Development Standards) and the standards established in this Chapter. [Source: 18.70.030.A] C. The provisions of this Chapter shall apply to the establishment of any adult business, including the opening of a new adult business, the relocation of an existing adult business, or the conversion of an existing business to any adult business. [Source: 18.70.030.C]

18.60.020 Applicability to Other Regulations
The provisions of this Chapter are not intended to provide exclusive regulation of adult businesses.

Adult businesses shall comply with all applicable regulations of this Title, City ordinances, and State and Federal law. [Source: 18.70.150]

18.60.030 Separation Requirements
A. An adult business shall not be established within 1,000 feet of another adult business located either within or outside of City limits, or within the specified distance of the following uses or facilities located either within or outside of City limits: [Source: 18.70.030.B]

1. Within 500 feet of any residential General Plan land use designation. [Source:

18.70.030.B.1 and 18.70.030.B.4]

2. Within 800 feet of a General Plan school or park land use designation and any existing school or park facility. [Source: 18.70.030.B.2]

3. Within 800 feet of a religious institution, as defined in Part 6 (Definitions). [Source:

18.70.030.B.3]
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B. Measurement of Distances.

1. Distances shall be measured in a straight line from the nearest exterior wall of the facility housing the adult business or proposed adult business to the nearest property line of a General Plan land use designation or land use listed in Subsection A. [Source:

18.70.030.B]

2. Exceptions. The method for measuring the distance referenced in Subsections B and C shall not apply when the location of the adult business or proposed adult business is separated from a residential, school, park General Plan land use designation, religious institution, or other adult business by Interstate 680 (I-680). Where the I-680 separation exists, the following methods for measuring shall apply: [Source:

18.70.030.B.6]
a. Residential, Schools, or Parks General Plan Land Use Designations. Where an adult business or proposed adult business is separated from a residential, school, or park General Plan land use designation, the distance shall first be measured along a straight line extended between two points from the nearest exterior wall of the facility housing the adult business or proposed adult business to the closest improved pedestrian connection above or beneath I680 or roadways which are accessible by pedestrians or vehicles, whichever is less. The measurement shall continue under or over I-680 along the improved pedestrian connection or roadway and proceed along a straight line to the nearest property line included within the residential, school or park General Plan land use designation. An improved pedestrian connection is defined as an elevated overhead pedestrian access bridge or sidewalk or below street grade pedestrian access tunnel below finished grade of I680.[Source: 18.70.030.B.6] b. Religious Institutions and Other Adult Businesses. When an adult business or proposed adult business is separated from a religious institution or another adult business , the distance shall first be measured along a straight line extended between two points from the nearest exterior wall housing the adult business or proposed adult business to the closest improved pedestrian connection above or beneath I-680 or roadways which are accessible by pedestrians or vehicles, whichever is less. The measurement shall continue under or over I-680 along the improved pedestrian connection or roadway and proceed along a straight line to the nearest exterior wall of the other adult business or religious institution. An improved pedestrian connection is defined as an elevated overhead pedestrian access bridge or sidewalk or below street grade pedestrian access tunnel below finished grade of I-680. [Source:

18.70.030.B.7, modified]
C. The distance requirements established in this Section shall also apply to similar General plan land use designations listed in Subsection B of abutting jurisdictions. [Source: 18.70.030.B.5] Chapter 18.60 Adult Businesses
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18.60.040 Development and Operational Standards
A. Hours of Operation. It shall be unlawful for any adult business to operate or be open, between the hours of 10:00 p.m. and 10:00 a.m. of any day. [Source: 18.70.040.A] B. Lighting Requirements. All exterior areas of the adult business shall be illuminated at a minimum of 1.25 footcandles. Lighting fixtures shall be fully shieled, and light directed downward below the horizontal plane so as not to cast light onto adjacent properties. [Source:

18.70.040.B]
C. Access Provisions [Source: 18.70.040.C]

1. The operator shall not permit any doors on the premises to be locked during business hours.

2. The operator shall ensure that any room or area on the premises is readily accessible at all times and shall be open to view in its entirety for inspection by any law enforcement officer. [Source: 18.70.040.C]

3. Any material, adult-oriented merchandise, or activities depicting, describing, or relating to specified anatomical areas or specified sexual activities shall not be visible from any location outside the structure housing the adult business, including any display, decoration, sign, show window, door, or other opening. [Source: 18.70.040.C.2]

4. No exterior door or window on the premises shall be propped open or kept open at any time during hours of operation. [Source: 18.70.040.C.2]

5. All exterior windows shall be covered with opaque covering at all times. [Source:

18.70.040.C.2]
D. Signs. The adult business shall post in plain view inside the front portion of the business facility, in two-inch print, a sign directly citing California Penal Code Section 314. [Source: 18.70.040.D] E. Willful and Lewd Acts.

1. Every person who willfully and lewdly, either: (1) Exposes his or her person, or the private parts thereof, in any public place, or in any place where there are present other persons to be offended or annoyed thereby; or (2) Procures, counsels, or assists any person so as to expose himself or herself or take part in any model artist exhibition, or to make any other exhibition of himself or herself to public view, or the view of any number of persons, such as is offensive to decency, or is adapted to excite to vicious or lewd thoughts or acts, is guilty of a misdemeanor. [Source: 18.70.040.D]

2. Upon the second and each subsequent conviction under subsection (1) above, or upon a first conviction under subsection (1) above after a previous conviction under [California Penal Code] Section 288, every person so convicted is guilty of a felony, and is punishable by imprisonment in state prison. California Penal Code Section 314. [Source: 18.70.040.D]
F. Minors’ Access. [Source: 18.70.040.E]

1. X-Rated Movies. X-rated movies or videotapes shall be restricted to persons over 18 years of age. If an establishment that is not otherwise prohibited from providing access Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.60 Public Review Draft – October 2025
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to persons under 18 years of age sells, rents, or displays videos that have been rated “X” or rated “NC-17” by the motion picture rating industry (“MPAA”), or which have not been submitted to the MPAA for a rating, and which consist of images which are distinguished or characterized by an emphasis on depicting or describing specified sexual activities or specified anatomical areas, said videos shall be located in a specific section of the establishment where persons under the age of 18 shall be prohibited. [Source: 18.70.040.E.1]

2. Other Adult Materials. Access to adult materials shall be restricted to persons over 18 years of age. [Source: 18.70.040.E.2]
G. Arcade Viewing Area. Adult businesses with an arcade viewing area(s) shall comply with the following requirements: [Source: NEW]

1. It is unlawful to maintain any arcade booth or individual viewing area in which the entire viewing area(s) are not from a continuous and accessible main aisle in a public portion of the establishment, and not obscured by any door, curtain, wall, two-way mirror, or other device that would prohibit a person from seeing into the viewing area from the main aisle.

2. A manager shall be stationed in the main aisle or video monitoring shall be established at a location from which the inside of all of the viewing areas are visible at all times in order to enforce all rules and regulations. Viewing area means any area in which a person views performances, pictures, movies, videos, or other presentations. [Source:

18.70.040.G]

3. It is unlawful for an arcade booth to be occupied by more than one patron at a time. [Source: 18.70.040.F]

4. It is unlawful to create, maintain, or allow holes or other openings between arcade booths or individual viewing areas. [Source: 18.70.040.F] H. Business License. A person shall not own, operate, manage, conduct, or maintain an adult business without first having obtained a Business License from the City of Pleasant Hill. The issuance or denial of the Business License shall be made within 15 days of the applicant’s submitted application. [Source: 18.70.040.H
I. On-site Manager. All adult businesses shall have an individual, who shall be at least 18 years of age, on the premises at all times to act as the on-site manager during hours of operation.

The on-site manager shall be registered with the Zoning Administrator by the business owner to receive all complaints and be responsible for all violations taking place on the premises. [Source: 18.70.040.I]
J. Security Measures. All adult businesses shall provide either a security system that visually records and monitors the exterior premises of the property, including all parking lot areas or uniformed security guards to patrol and monitor the exterior premises of the property, including the parking lot areas, during hours of operation. A sign indicating compliance with this provision shall be posted on the premises. The sign shall not exceed two by three feet and shall at a minimum be one foot by one and one-half feet. [Source: 18.70.040.I] Chapter 18.60 Adult Businesses
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K. Nude Entertainment Businesses. No nude entertainment business shall be allowed unless all the following requirements are met: [Source: 18.70.040.J]

1. No employee, owner, operator, responsible managing employee, manager, or permittee of a nude entertainment business shall allow any person upon the premises or within the confines of any nude entertainment business under the age of 18 years if no alcohol is served, or under the age of 21 years if alcohol is served. [Source:

18.70.040.J.1]

2. No owner, operator, responsible managing employee, manager, or permittee shall permit or allow any patron to approach within four feet of a nude entertainer, or allow a nude entertainer to approach within four feet of a patron. This four-foot separation shall be marked by a railing or other physical barrier designed to obstruct any contact between the entertainer and the patron(s) [Source: 18.70.040.J.3]

3. All employees of nude entertainment businesses, other than nude entertainers while performing, shall wear an opaque covering which covers their specified anatomical areas while on the premises. [Source: 18.70.040.J.4]
L. Disposal of Adult-Oriented Merchandise and Materials. All adult-oriented merchandise and materials discarded by an adult business shall be fully contained within a locked garbage receptacle at all times. [Source: 18.70.040.K]

18.60.050 Adult Use Development Permit Required
All persons wishing to establish an adult business within the City shall apply for and receive an Adult Use Development Permit in compliance with this Title. [Source: 18.70.050.A-C] A. It is the burden of the applicant to supply evidence to justify the grant of an adult use development permit. [Source: 18.70.050.B]
B. Any person desiring to operate or establish an adult business within the city shall file with the public works and community development department an adult use development permit application on a standard application form supplied by the public works and community development department. [Source: 18.70.050.C]

18.60.060 Conduct Constituting a Public Nuisance
The conduct of any business within the City found in violation of any of the terms of this Chapter is hereby declared to be a public nuisance, and the City Attorney or the District Attorney may, in addition or in lieu of prosecuting a criminal action hereunder, commence an action or proceeding for the abatement, removal and enjoinment thereof, in the manner provided by law; and shall take other steps and shall apply to such courts of law as may have jurisdiction to grant such relief as will abate or remove such adult use establishment and restrain and enjoin any person from conducting, operating or maintaining an adult use establishment contrary to the provisions of this Chapter. [Source: 18.70.160]

18.60.070 Violations
Any person who violates any section of this Chapter shall be guilty of a misdemeanor and is subject to a fine and/or imprisonment in accordance with the limits established in California Government Code Section 36901, as it may be amended from time to time, or any other legal remedy available to the City. [Source: 18.70.140]
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18.60.080 Amortization of Legal Nonconforming Uses
A. General Requirements.

1. Any nonconforming adult business or establishment regulated under the provisions of this Chapter on or before July 7, 2010 shall be subject to an amortization period expiring 12 months from this effective date. [Source: 18.70.170.A, modified]

2. An adult business or establishment operating as a conforming use with an approved Adult Use Development Permit in compliance with Chapter 18.115 (Adult Use Development Permit) shall not be rendered a nonconforming use by the location of a religious institution or school, within the locational limitations of this Section. [Source:

18.70.170.B, modified]
B. Notice. The Public Works and Community Development Department shall provide written notice to the owner (and lessee/operator, if known by reference to City’s business license records) at least 120 days prior to the expiration of this amortization period. This notice is not mandatory and lack of notice shall not be deemed to prevent the City from initiating an action seeking declaratory or injunctive relief against the owner and/or operator of such business.

However, if notice of expiration of amortization period is not given, any application by the owner or lessee/operator of the business for an extension of the amortization period shall not be denied on the grounds that it is untimely. [Source: 18.70.170.C, modified] C. Application for Extension. [Source: 18.70.170.D, modified]

1. The owner may file an application with the Public Works and Community Development Department for an extension of the amortization period. The applicant must state all of the following in their application: [Source: 18.70.170.D.1, modified] a. Whether a previous extension has been requested and granted, as well as the date of the previous request; and [Source: 18.70.170.D.1.a] b. The efforts that will be made to conform by the conclusion of the extended period. [Source: 18.70.170.D.1.b]

2. The owner’s application shall be made in writing and shall be accompanied by the required fee as established by the City Council. [Source: 18.70.170.D.2, modified]

3. Any application for an extension of the amortization period shall be made prior to the expiration of the amortization period unless the Planning Commission determines that good cause exists for the late filing of the application. [Source: 18.70.170.D.3, modified]
D. Decision to Grant or Deny. [Source: 18.70.170.E, modified]

1. The Planning Commission shall hold a public hearing at which time it shall consider the evidence and testimony regarding the request for an extension of the amortization period. The Commission shall grant or deny an application for extension of the amortization period within 45 days of the filing of the request. [Source: 18.70.170.E.1, modified]
Chapter 18.60 Adult Businesses
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2. In rendering its decision, the Commission shall determine whether the adult business has been provided with a reasonable amortization period commensurate with the investment involved. If the Commission determines that the amortization period is not reasonable, it shall prescribe an amortization period that is commensurate with the investment involved. The burden shall be on the applicant to establish that the extension should be granted. [Source: 18.70.170.E.2, modified]

3. The Commission shall consider the following factors in making its determination:
[Source: 18.70.170.E.3, modified]
a. The adult business owner’s financial investment in the business; [Source:

18.70.170.E.3.a]
b. The present actual and depreciated value of business improvements; [Source:

18.70.170.E.3.b]
c. The applicable Internal Revenue Service depreciation schedules; [Source:

18.70.170.E.3.c]
d. The remaining useful life of the business improvements; [Source:

18.70.170.E.3.d]
e. The remaining lease term; [Source: 18.70.170.E.3.e]
f. The cost of relocating the business to a site conforming with the provisions of this Chapter; [Source: 18.70.170.E.3.f, modified]
g. The ability of the business and/or land owner to change the use to a conforming use; and [Source: 18.70.170.E.3.g]
h. The secondary effects of the adult business on the health, safety and welfare of surrounding businesses and uses if the adult business is permitted to extend the amortization period. [Source: 18.70.170.E.3.h]

4. The Commission’s decision shall be in writing, and shall be hand delivered or sent by certified mail to the applicant and shall be posted at City Hall and on the outside of the adult business. Posted notices shall remain for at least 10 days and be mailed to all property owners within 300 feet of the use. [Source: 18.70.170.E.4, modified] E. Appeal. Any interested person may appeal the decision of the Commission to the City Council in writing within 10 days of the written decision of the Commission in compliance with Chapter

18.185 (Appeals and Calls for Review). [Source: 18.70.170.F, modified] F. Public Nuisance. The City Council declares to be a public nuisance any parcel where an adult business is operating and where the amortization period as a legal nonconforming use has expired and one of the following applies:

1. No application for an extension is on file or has been granted, or

2. No application for an Adult Use Development Permit is on file or has been approved. [Source: 18.70.170.G, modified]
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Chapter 18.65 Cannabis
188
Chapter 18.65
Cannabis
Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.65 Public Review Draft – October 2025
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Chapter 18.65 Cannabis
Sections

18.65.010 Personal Cultivation of Cannabis

18.65.020 Commercial Cannabis Uses

18.65.030 Cannabis Retailers

18.65.010 Personal Cultivation of Cannabis
Within the city of Pleasant Hill, the planting, growing, harvesting, drying, curing, grading, or trimming of marijuana/cannabis is prohibited. Notwithstanding the foregoing, it is not a violation of this Section for an individual to cultivate, for their personal use, no more than six cannabis plants per residence, regardless of the number of individuals residing at the residence. Cultivation shall be subject to the following limitations: [Source: 18.50.140.A]
A. The individual cultivating the cannabis plants shall reside in a private residence located on the same lot as the plant(s). [Source: 18.50.140.A]
B. Cannabis plants may be cultivated either indoors or outdoors, or a combination of both indoors and outdoors, in compliance with the following standards. [Source: 18.50.140.A.1]

1. Outdoor Cultivation: [Source: 18.50.140.C]
a. No part of a plant shall be within five feet of any property line. [Source:

18.50.140.A.3.a]
b. All plants shall be kept within a locked space (e.g., enclosed within a locked gate). [Source: 18.50.140.A.3.b]

2. Indoor Cultivation: [Source: 18.50.140.A.4]
a. All accessory structures shall comply with the locational and other requirements established in Section 18.15.060 (Accessory Structure and Use:

Residential Districts) or Section 18.25.050 (Accessory Structure and Use:

Commercial, Office, and Industrial Districts) as applicable. [Source:

18.50.140.A.4.a]
b. Structures and equipment used for indoor cultivation, such as indoor grow lights, shall comply with all applicable building, electrical, and fire code regulations as adopted by the City. [Source: 18.50.140.A.4.b] c. The plants shall be kept in a locked space within a fully enclosed and secure structure. [Source: 18.50.140.A.4.c]
C. The plants shall not be visible from a public right-of-way, public space, or adjacent lot(s). [Source: 18.50.140.B]
Chapter 18.65 Cannabis
190
D. Nothing in this Section is intended to preclude any landlord from limiting or prohibiting personal cultivation of marijuana/cannabis by tenants. [Source: 18.50.140.A.5] E. Nothing in this Section is intended to authorize commercial cultivation of marijuana/cannabis. [Source: 18.50.140.A.6]
F. Nothing in this Section is intended to authorize any public or private nuisance due to odor or as otherwise specified in Chapter 7.05 (Public Nuisances). [Source: 18.50.140.A.7]

18.65.020 Commercial Cannabis Uses
All commercial cannabis uses are prohibited in all zoning districts and overlay zoning districts unless one or more such uses is expressly and affirmatively authorized by this Code, except in the following instances: [Source: 18.50.140.B]
A. Conduct specified in Business and Professions Code Sections 26054(c) and (d), 26080(b), or 26090(e). [Source: 18.50.140.B.1]
B. Cannabis delivery originating from a cannabis retailer located outside of the City. [Source:

18.50.140.B.2]
C. The activities of an individual qualified patient or an individual primary caregiver that are exempt from State licensure in accordance with Business and Professions Code Section 26033, or a natural person’s personal use activities in accordance with Health and Safety Code Sections 11362.1 and 11362.2, applicable State law and this Code. [Source: 18.50.140.B.3] D. Cannabis temporary events, as provided under Business and Professions Code Section 26200, are prohibited in the city unless specifically authorized by separate resolution or ordinance of the City Council. [Source: 18.50.140.B.4]

18.65.030 Cannabis Retailers
A. Medical Cannabis Retailers. Medical cannabis retailers may be located in any Light Industrial (LI), General Commercial (C), or Professional and Administrative Office (PAO) zoning district, subject to the approval of a Use Permit in compliance with Chapter 18.155 (Use Permits), the other regulations established in this Chapter, and the following restrictions: [Source:

18.25.170.A.1, modified]

1. A medical cannabis retailer’s premises shall be closed to the public (i.e., no public storefront) and shall conduct sales exclusively by delivery. [Source: 18.25.170.A.1.a, modified]

2. Medical cannabis retailers are prohibited from establishing or locating within 600 feet of a public or private school providing instruction in kindergarten or any grades one through 12, day care center, or youth center, as defined by State law. For the purposes of this Section, all distances shall be measured from the outer extents of the cannabis retailer’s business premises (whether leased or owned) excluding parking facilities and common areas to the nearest property lines of each affected parcel. [Source:

18.25.170.A.1.b, modified]

3. The City shall issue no more than two Use Permits for medical cannabis retailers. [Source: 18.25.170.A.1.c, modified]
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4. A medical cannabis retailer’s business premises (excluding parking facilities and common areas) shall not exceed a gross floor area of 10,000 square feet. [Source:

18.25.170.A.1.d]

5. Medical cannabis retailers shall obtain and maintain a State license for retail medicinal cannabis sales in accordance with the Medicinal and Adult-Use Cannabis Regulation and Safety Act, California Business and Professions Code, Division 10, section 26000 et seq. [Source: 18.25.170.A.1.e, modified]

6. Medical cannabis retailers shall not create a public nuisance through offensive odors. [Source: 18.25.170.A.1.f]

7. On-site consumption of medicinal cannabis or medicinal cannabis products is prohibited. [Source: 18.25.170.A.1.g]

8. Medical cannabis retail use shall be conducted indoors only, with no outdoor use or activity related to the cannabis retailer use. [Source: 18.25.170.A.1.h, modified]

9. Renderings of the business facade shall be provided and reviewed as part of the Use Permit application. Building facade plans shall include renderings of the exterior building elevations and any proposed signs for all sides of the building. All building facades and signs shall be in keeping with the high architectural quality and design standards of the City. The business facade and building signs shall be compatible with and complementary to surrounding businesses and shall add visual quality to the area. [Source: 18.25.170.A.1.i, modified]
B. Adult-Use Cannabis Retailers. Without limiting the generality of the prohibition on commercial cannabis uses in Section 18.65.020 (Commercial Cannabis Uses), adult-use cannabis retailers are prohibited in all zoning districts and overlay districts in the city. [Source: 18.25.170.B, modified]
C. Applicability of Other Regulations. The provisions in this Section are not intended to provide exclusive regulation of cannabis retailers. Any entity or individual engaged in the business of cannabis retail sales must comply with any and all applicable regulations established in this Title, all other c=City ordinances, and State law. [Source: 18.25.170.C, modified] D. It is anticipated that the number of applications could exceed the number of allowable permits for cannabis retailers. The City shall not accept applications until the City c=Council has adopted a resolution setting forth the application period, application procedures, and guidelines to evaluate applications for cannabis retailer permits.[Source: 18.25.170.D, modified] Chapter 18.70 Creek Setbacks
192
Chapter 18.70
Creek Setbacks
Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.70 Public Review Draft – October 2025
193
Chapter 18.70 Creek Setbacks
Sections

18.70.020 Purpose and Applicability

18.70.030 Setback Standards

18.70.040 Setback Exceptions

18.70.050 Additional Regulations

18.70.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to provide specific development standards for the areas immediately surrounding creeks as defined in Subsection B. [Source: NEW] B. Applicability. Creek setback areas shall apply to all creeks in the City as shown on the “City of Pleasant Hill Creek System” map, on file with the Public Works Division, regardless of whether the creek is located on a property owner’s lot. [Source: 18.50.150.B]

18.70.020 Setback Standards
A. Measurements. The creek setback area shall comply with the measurements established in Table 18.70-A and the following standards: [Source: NEW]

1. Creek Setback Area. The creek setback area is measured from the top of the creek bank based on the depth of the creek. [Source: 18.50.150.B]

1. Creek Depth. The depth of the creek bed is measured at its deepest point to a point level with the top of creek bank. [Source: 18.50.150.B]

2. Top of Creek Bank. The top of the creek bank is defined as the highest edge of the creek channel at the location where the structure, grading, or fill is proposed, as determined by the City Engineer . [Source: 18.50.150.B] Chapter 18.70 Creek Setbacks
194
Figure 18.70-1
Top of Bank
Table 18.70-A: Creek Setback Requirement
Depth Of Creek Creek Setback Area
Up to 5 feet 5 feet
Over 5 – 10 feet 10 feet
Over 10 – 15 feet 15 feet
Over 15 feet Subject to review by the City Engineer
B. No person may place a structure, perform grading, or place fill material in a creek setback area unless: [Source: 18.50.150.A]

1. The property is adjoining a concrete channel owned by a public agency; or [Source:

18.50.150.A.1]

2. The structure, grading, or fill was legally existing as of February 24, 2010. Such a structure, grading, or fill may be replaced within the same building footprint and without increasing the degree of nonconformity if the property owner obtains a Building Permit within 18 months without the requirement of a Use Permit under Section 18.200.040 (Nonconforming Structures); or [Source: 18.50.150.A.2]

3. The property qualifies for an exception under Section 18.70.030 (Setback Exceptions). [Source: 18.50.150.A.3]
C. For purposes of this Chapter, a structure does not include any of the following: [Source:

18.50.150.B]

1. Structures not attached to the ground or needing a foundation (i.e., play structure, doghouse, bench, table); [Source: 18.50.150.B]

2. A fence or wall not over seven feet high constructed with at least 75 percent of the fence or wall open to allow the passage of light and air; [Source: 18.50.150.B] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.70 Public Review Draft – October 2025
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3. Flatwork (i.e., patio, walkway) less than three inches thick and not used to support another structure; [Source: 18.50.150.B]

4. Landscaping; [Source: 18.50.150.B]

5. Existing structures legally built before February 24, 2010; or [Source: 18.50.150.B]

6. Structures prohibited by other City, State, or Federal regulations as referenced in Section 18.70.040 (Additional Regulations). [Source: 18.50.150.B]

7. If any uncertainty exists, the Zoning Administrator shall determine whether or not a structure is regulated under this Chapter. [Source: 18.50.150.B]

18.70.030 Setback Exceptions
A. The City Engineer may approve an exception to creek setback standards established in Section

18.70.020 (Setback Standards) ministerially without noticing or public hearing if all the following criteria are met. An applicant who disagrees with the determination of the City Engineer may request a Zoning Administrator decision in compliance with Subsection B [Source:

18.50.150.C.1]

1. The property is not located in either a 100- or 500-year floodplain as shown on the most current Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map; [Source: 18.50.150.C.1.a]

2. The property is not a “repetitive loss property” as defined by FEMA; [Source:

18.50.150.C.1.b]

3. The depth of the water in the creek during an average winter storm is less than two feet; and [Source: 18.50.150.C.1.c]

4. The creek channel has sufficient capacity to carry storm water without flooding adjacent properties in the event of a creek bank failure. [Source: 18.50.150.C.1.d] B. Zoning Administrator Decision Request. The Zoning Administrator may approve an exception to the creek setback standards established in Section 18.70.020 (Setback Standards), on the recommendation of the City Engineer, in compliance with the following procedure: [Source:

18.50.150.C.2]

1. Application. An applicant for a creek setback exception shall file an application with the Planning Division, together with the following information as determined by the City Engineer: [Source: 18.50.150.C.2.a, modified]
a. A topographical survey of the lot precisely showing the creek bed, creek bank, top of bank, and proposed and existing structures; [Source: 18.50.150.C.2.b.i] b. A soils report prepared by a licensed civil engineer specializing in soils analysis which describes the soils condition for the proposed structure and analyzes and makes recommendations as to the creek bank stability and erosion hazard; [Source: 18.50.150.C.2.b.ii]
Chapter 18.70 Creek Setbacks
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c. Certification by the engineer who prepares the soils report that, in their professional opinion, there is no likelihood of a hazard to persons or property resulting from the proposed construction; and [Source: 18.50.150.C.2.b.iii] d. Structural calculations, hydraulic calculations, or other data as deemed necessary by the City Engineer. [Source: 18.50.150.C.2.b.iv]

2. Fee. Together with the application materials established in Subparagraph B.1, an applicant shall pay an application fee in an amount established in the most current Fee Schedule as approved by City Council. [Source: 18.50.150.C.2.a]

3. Public Hearing and Noticing. The Zoning Administrator shall hold a public hearing in accordance with Chapter 18.205 (Notice Requirements) within 30 days of receiving a completed application. [Source: 18.50.150.C.2.a]

4. Findings. The Zoning Administrator may approve an exception to the creek setback standards if they make all the following findings: [Source: 18.50.150.C.2.c.i] a. The proposed structure does not violate any other City, State, or Federal regulations as referenced in Section 18.70.040 (Additional Regulations); [Source: 18.50.150.C.2.c.i(A)]
b. The proposed structure is not likely to be detrimental to creek stability; and [Source: 18.50.150.C.2.c.i(B)]
c. The property is not located within a special flood hazard area as defined in Section 15.15.050 (Definitions) or if the property is located within a special flood hazard area, the proposed structure complies with the standards of construction in accordance with Chapter 15.15 (Flood Damage Prevention). [Source: 18.50.150.C.2.c.i(C)]

5. Conditions of Approval. In approving an exception to creek setback standards, the Zoning Administrator may impose conditions of approval deemed necessary for creekside erosion protection and on-site drainage, including the requirement that the property owner enter into an agreement holding the City and other public agencies harmless in the event of flood or erosion damage to any property. The agreement shall be in a form acceptable to the City Attorney, be recorded, and bind successors in interest. [Source: 18.50.150.C.2.c.ii]

6. Decision. The Zoning Administrator shall render a decision in writing within five working days of the close of the public hearing. [Source: 18.50.150.C.2.a]

7. Appeal. The decision of the Zoning Administrator may be appealed to the Planning Commission in compliance with Chapter 18.185 (Appeals and Calls for Review). [Source: 18.50.150.C.2.a]

18.70.040 Additional Regulations
Construction, development, or work within a creek setback area may also be subject to other regulations and guidelines which could result in a larger setback, including but not limited to: [Source:

18.50.150.D]
A. City Regulations. [Source: 18.50.150.D.1]
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1. Required side or rear setbacks for structures and accessory structures in the underlying zoning district; [Source: 18.50.150.D.1.a]

2. Design guidelines or standards adopted by the City Council; [Source: 18.50.150.D.1.b]

3. California Building Code under Title 14 (Buildings and Construction); [Source:

18.50.150.D.1.c]

4. Grading standards established in Chapter 15.10 (Grading); [Source: 18.50.150.D.1.d]

5. Requirements applicable in a special flood hazard area in compliance with Chapter

15.15 (Flood Damage Prevention); [Source: 18.50.150.D.1.e]

6. Erosion protection and water quality requirements in compliance with Chapter 15.05 (Stormwater Management and Discharge Control); and [Source: 18.50.150.D.1.f]

7. Mitigation measures under the California Environmental Quality Act (CEQA). [Source:

18.50.150.D.1.g]
B. Other Agency Requirements. [Source: 18.50.150.D.2]

1. California Department of Fish and Game. [Source: 18.50.150.D.2.a]

2. San Francisco Bay Regional Water Quality Control Board. [Source: 18.50.150.D.2.b]

3. U.S. Army Corps of Engineers. [Source: 18.50.150.D.2.c]

4. Federal Emergency Management Agency (FEMA). [Source: 18.50.150.D.2.d]

5. U.S. Fish and Wildlife Service. [Source: 18.50.150.D.2.e] Chapter 18.75 Fences, Walls, and Screening
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Chapter 18.75
Fences, Walls, and Screening
Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.75 Public Review Draft – October 2025
199
Chapter 18.75 Fences, Walls, and Screening
Sections

18.75.010 Purpose and Applicability

18.75.020 Height Limitations

18.75.030 Fence and Wall Standards

18.75.040 Screening of Mechanical Equipment

18.75.050 Swimming Pools and Hot Tubs

18.75.010 Purpose and Applicability
A. Purpose. This Chapter establishes the requirements for fences, walls, and other screening elements to minimize visual obstructions of scenic views and sunlight, provide adequate buffering and screening between different land uses and outdoor equipment, and ensure these elements are attractively designed. [NEW]
B. Applicability. The provisions of this Chapter apply to all fences, walls, and other screening elements except as otherwise provided for in this Chapter. [NEW]

18.75.020 Height Limitations
A. Maximum Height. The maximum height of a fence or wall (including a retaining wall) is six feet, except as provided below:

1. Required Front and Corner Side Setbacks. The maximum height of a fence or wall within a required front and corner side setbacks is three feet, unless otherwise specified.

2. When a Non-Residential setback abuts a Residential Zoning District, the setback shall be enclosed by a solid wood, concrete or masonry wall at least six feet in height, but no more than eight feet in height. [Source: 18.25.140]

3. Rear Property Line Setbacks. The maximum height of a fence or wall along the rear property line is eight feet when located on a lot with a rear property line abutting a public trail, canal, East Bay Municipal Utility District right-of-way, or public street. [Source: 18.25.140.A]
B. Fences on Retaining Walls. When a fence is placed on top of a retaining wall, the total height shall be measured as the combined height of the retaining wall and the fence from the higher side of the adjacent grade. A retaining wall is not included in the measurement if it is located so that its horizontal distance from the fence is equal to or greater than the height of the retaining wall. [Source: 18.25.140].

Chapter 18.75 Fences, Walls, and Screening
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C. Traffic Safety Visibility Area. All fences, walls, hedges, and other screening elements are subject to the Traffic Safety Visibility Area requirements established in Section 18.55.070 (Traffic Safety Visibility Area). [Source: 18.25.140.C]

18.75.030 Fence and Wall Standards
A. Prohibition Across Easements. No fence or wall shall be constructed across or over any easement that would impede the use or access for its intended purpose.

B. Single-Family Residences on Corner Lots. A five-foot setback from the corner side property line is required for a wall or fence over three feet in height. See Figure 18.75-1 (Corner Lor and Key Lot Fence and Wall Standards). [Source: 18.20.040.I] C. Key Lots. Corner lots abutting a key lot shall maintain an unfenced triangular area measuring 12 feet on each side. See Figure 18.75-1 (Corner Lot and Key Lot Fence and Wall Standards). [Source: 18.20.040.I.1]
Figure 18.75-1
Corner Lot and Key Lot Fence and Wall Standards
D. Allowable Fence and Wall Materials. Fences and walls shall comply with the following material standards.

1. Residential Zoning Districts. Unless otherwise approved by the Zoning Administrator, fences and walls in residential zoning districts shall be constructed of masonry, wood, metal, or concrete Fences and walls in residential zoning districts shall also be Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.75 Public Review Draft – October 2025
201
consistent and comply with the fence and wall standards established in the City-Wide Residential Design Guidelines and Objective Design Standards. [NEW]

2. Nonresidential Zoning Districts. Unless otherwise approved by the Zoning Administrator, fences and walls in nonresidential zoning districts shall be consistent with the City-Wide Nonresidential Design Guidelines and be constructed of masonry, wood, concrete, vinyl, tubular steel, or wrought iron. Fences or walls abutting a residential zoning district, in accordance with Subparagraph A.2 of Section 18.75.020 (Height Limitations), shall be constructed of solid wood, concrete, or masonry. [Source:

18.25.140]
E. Fire Safe Fencing. In addition to the allowed fence and wall materials established in Subsection C of this Section, fences and walls attached to or within five feet of a structure or deck shall be made of non-combustible or fire resistant materials in compliance with all applicable California Building Standards Code (Title 24) requirements. [Source: NEW] F. Prohibited Fence and Wall Materials. High voltage electrical fences, razor wire, barbed wire, and other materials which pose a safety hazard are strictly prohibited. [Source: 18.25.140.D]

18.75.040 Screening of Mechanical Equipment
A. General Requirement. Except as provided in Subsection B, all exterior mechanical equipment shall be screened from view on all sides. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork, and transformers. Screening of the top of equipment is not required if the equipment is not visible from public views, subject to review and approval by the Zoning Administrator. [Source:

18.50.090.A]
B. Utility Meters. Utility meters shall be screened from view from public rights-of-way except when not allowed by a utility provider or when located on the interior side setback of a single-family dwelling. Utility meters do not need to be screened on top, unless otherwise directed by the Zoning Administrator. Utility meters in a required front setback or in a side setback of a corner lot shall be enclosed in subsurface vaults. [Source: 18.50.090.B] C. Materials. Screening materials shall be constructed of solid concrete, wood, or other opaque material and shall effectively screen mechanical equipment so no portion is visible from a public right-of-way or adjoining lot. Screening material may have evenly distributed openings or perforations not exceeding 25 percent of the surface area. [Source: 18.50.090.C]

18.75.050 Swimming Pools and Hot Tubs
A. Fencing. Swimming pools and hot tubs shall be fenced as required by the California Building Code. [Source: 18.20.110.A]
B. Setbacks.

1. In-ground swimming pools and hot tubs shall be, at a minimum, three feet from property lines and structures. Setbacks shall be measured from the exterior edge of the pool or hot tub. [Source: 18.20.110.B]
Chapter 18.75 Fences, Walls, and Screening
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2. Above-ground swimming pools and hot tubs are subject to the setback requirements specified in Section 18.15.060 (Accessory Structure and Use: Residential Districts] [Source: 18.20.110.C]
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Chapter 18.80
Off-Street Parking and Loading
Chapter 18.80 Off-Street Parking and Loading
204
Chapter 18.80 Off-Street Parking and Loading
Sections

18.80.010 Purpose and Applicability

18.80.020 General Requirements for Off-Street Parking and Loading

18.80.030 Number of Spaces Required

18.80.040 Shared Parking Facilities

18.80.050 Reduced Parking for Use Classifications

18.80.060 Parking Reductions Allowed Within Priority Development and Transit Uses

18.80.070 Minor Adjustments to Parking Design Standards

18.80.080 ADA Compliant Parking Spaces

18.80.090 Electric Vehicle (EV), Bicycle, and Alternative Transportation

18.80.100 Parking Space and Drive Aisle Dimensions

18.80.110 Driveways and Site Access

18.80.120 Screening, Lighting, and Landscaping

18.80.130 Additional Design Standards for Parking Facilities

18.80.140 Location and Design of Off-Street Loading Spaces

18.80.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to ensure sufficient off-street parking and loading facilities are provided, consistent with demand and feasibility, for all new and existing uses, and that parking and loading facilities are designed to ensure efficiency, public safety, and insulate surrounding land uses from adverse impacts. [Source: 18.55.010, modified] B. Applicability. Every use and structure, including major alterations or expansions of a use or structure, shall provide off-street parking and loading facilities at the time of initial occupancy or construction in compliance with the regulations in this Chapter. [Source: 18.55.020.A]

1. For the purposes of this Chapter, a major alteration or expansion is considered:
a. A change of use classification that would increase the required number of parking spaces or loading spaces by 10 percent or more of the total required before the change; or
b. An increase in floor area that would increase the required number of parking spaces or loading berths by 10 percent or more of the total number required before the alteration or expansion. [Source: 18.55.020.A]

2. A change in occupancy is not considered a change in use unless the new occupant is a. or b. as noted above. [Source: 18.55.020.A]
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3. For any alteration or expansion of a parking or loading facility that does not increase the number of parking spaces or loading berths by 10 percent of the original total number required, only the altered or expanded portion of the parking or loading facility is required to comply with the standards established in this Chapter. [Source:

18.55.020.A]

18.80.020 General Requirements for Off-Street Parking and Loading A. Computation of Spaces Required. In calculating the number of required parking spaces or loading berths, if a fractional number is obtained, one parking space or loading berth shall be required for a fraction of more than one-half, and no space or berth shall be required for a fraction of one-half or less. [Source: 18.55.020.H]
B. Nonconforming Parking or Loading. No existing use or structure shall be deemed to be nonconforming solely because of the lack of off-street parking or loading facilities required by this Chapter. Existing off-street parking and loading facilities shall not be reduced in number to less than that required by this Chapter. [Source: 18.55.020.B] C. Shared Parking. Off-street parking and loading facilities required by this Chapter for any use shall not be considered as providing parking spaces or loading berths for any other use except where the provisions of Section 18.80.040 (Shared Parking Facilities) apply or a joint facility exists. [Source: 18.55.020.E]
D. Location and Ownership. Parking required to serve a residential use shall be on the same site as the residence served. Parking required to serve a nonresidential use may be on a different site under the same or different ownership as the use served. The distance of nonresidential parking facilities from the use served shall be subject to review and approval by the Planning Commission. [Source: 18.55.020.F]
E. Common Loading Facilities. The off-street loading facilities requirements of this Chapter may be satisfied by the permanent allocation of the required number of berths for each use in a common truck loading facility, provided that the total number of berths shall not be less than the sum of the individual requirements. As a requirement of approval, a signed copy of a contract between the parties concerned setting forth an agreement to joint use of the common truck loading facility shall be filed with the application for a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit). The City may record the contract. If the gross floor area of individual uses on the same site is less than that for which a loading berth would be required by this Chapter, but the aggregate gross floor area of all uses is greater than the minimum for which a loading berth would be required, the aggregate gross floor area shall be used in determining the required number of loading berths. [Source: 18.55.020.G] F. Land Banking. The Planning Commission may allow a portion of the required parking improvements to be deferred upon finding that all of the spaces are not needed immediately. [Source: 18.55.020.I]

18.80.030 Number of Spaces Required
A. Parking and Loading Requirements by Land Use. Except as provided in Subsection B, parking requirements shall comply with the following:

Chapter 18.80 Off-Street Parking and Loading
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1. Each land use shall provide the number of off-street parking spaces or loading berths required by Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) and Table 18.80-B (Off Street Loading Spaces Required). Additional spaces or berths may be required or approved by the Zoning Administrator through a Use Permit in compliance with Chapter 18.155 (Use Permit). [Source: 18.55.030]

2. If a land use is not specifically listed in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) and/or requires approval of a Use Permit, the Zoning Administrator shall determine the probable use and the number of parking and loading spaces required based on the operational characteristics of the proposed use. To make this determination, the Zoning Administrator may require the submission of survey data or other applicable studies from the applicant or prepared at the applicant’s expense. [Source: 18.55.030]

3. Table 18.80-B (Off-Street Loading Space Requirements) sets space requirements and standards for different groups of use classifications and sizes of buildings, which correspond with group numbers shown in the “Off-Street Loading Spaces” column in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use).

References to spaces per square foot are to be calculated based on gross floor area, unless otherwise specified, and shall include allocations of shared restrooms, halls, and lobby areas, but shall exclude area for vertical circulation, stairs, or elevators. [Source: 18.55.030]
B. Parking Minimum Exception. In compliance with California Government Code Sections 65585 and 65863.2, qualifying projects shall be exempt from providing the number of parking spaces required by this Chapter when located within one-half miles of public transit, as defined in Part 6 Chapter 18.215 (Definitions). However, the City may impose, and enforce, minimum parking requirements if the City makes written findings, within 30 calendar days of receipt of a complete application, that not imposing the parking minimum required by this Chapter would have substantially negative impacts on the City’s ability to meet its share of specified housing needs of existing residential or commercial parking within one-half mile of housing development. [Source: NEW, State legislation]
C. Parking and Loading Requirements for Alterations or Expansions. The number of parking spaces or loading berths required for an alteration or expansion of an existing use or structure, or for a change of occupancy, shall be in addition to the number of spaces or berths existing before the alteration, expansion, or change of occupancy unless the preexisting number is greater than the minimum number listed in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use). In this case, the number of spaces or berths in excess of the required minimum shall be counted in determining the additional required number of spaces or berths. [Source: 18.55.020.C]
D. Multi-Use Sites. If more than one use is located on a site, the number of off-street parking spaces and loading berths to be provided shall be equal to the sum of the requirements prescribed for each use, except in shopping centers where only the standards for the Shopping Center use classification in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) shall apply. [Source: 18.55.020.D]
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Table 18.80-A: Off-Street Parking and Loading Requirements by Land Use Use Classification Off-Street Parking Spaces Off-Street Loading Spaces:

Group Number
Residential
Accessory Dwelling Unit See Section 18.15.050 (Accessory Dwelling Units).
-
Bed and Breakfast 1 per guest bedroom, plus 2 for the
primary dwelling unit.
-
Community Care Facility, Small (up to
6 persons)
See applicable single-family residential
parking requirements
-
Emergency Shelter 1 per every 2 employees. Within other zoning districts, parking shall be as
specified by Use Permit.
-
Family Day Care Home See applicable single-family or multifamily residential parking requirements.
-
Group Residential 1 per sleeping room; or 1 per 200 sq. ft. used for assembly purposes or
common sleeping areas.
-
Multi-Family Residential 1.25 per studio; 1.5 per 1-bedroom unit of which 1 shall be covered; or 2 per 2-
bedroom or larger unit of which 1 shall
be covered; plus 1 guest parking
space for every 4 units.
-
Senior Housing 1 per dwelling unit. -
Single-Family Residential 2 spaces per dwelling unit both of which shall be fully enclosed.
-
Single-Room Occupancy (SRO) See applicable group residential parking requirements
-
Public and Semipublic
Community Care Facility, Large (7 or
more persons)
1 per 3 beds, plus 1 for each employee
during peak hours of operation, plus 1
visitor parking space per 4 residents
unless otherwise specified by Use
Permit.
3 Cultural Institution 1 per 300 sq. ft. gross floor area. 3 Day Care Facility As specified by Use Permit
See Paragraph C.2 of Section

18.80.110
-
Emergency Medical Care 1 per 200 sq. ft. -
Government Office 1 per 250 sq. ft. 2
Maintenance and Service Facility 1 per 500 sq. ft., plus 1 per 500 sq. ft. of outdoor storage area.
1 Park and Recreation Facility As specified by the Zoning Administrator.
-
Place of Assembly (club, lodge,
religious institution)
1 per 4 fixed seats, or 1 per 100 sq. ft.
used for assembly purposes,
whichever is greater.
3 Public Safety Facility As specified by the Use Permit. 3 Offender Rehabilitation Service As specified by the Use Permit. - School, Public or Private 1 for each employee; plus 1 for every 100 sq. ft. of classroom.

See Paragraph C.2 of Section

18.80.110
1 Utilities, Major As specified by the Use Permit. 1
Commercial
Adult Business 1 per 250 sq. ft. 1
Ambulance Service 1 per 500 sq. ft., plus 2 storage
spaces.
1 Animal Sales and Service:

Chapter 18.80 Off-Street Parking and Loading
208
Table 18.80-A: Off-Street Parking and Loading Requirements by Land Use Use Classification Off-Street Parking Spaces Off-Street Loading Spaces:

Group Number
Animal Boarding or Grooming; Animal
Hospital
1 per 400 sq. ft. 1
Animal Day Care 1 per 400 sq. ft. of indoor space
Animals, Retail Sales 1 per 250 sq. ft. 1
Riding Academy As specified by the Zoning
Administrator.
-
Artists’ Studio 1 per 1,000 sq. ft. 1
Automobile Maintenance, Limited 2 per service bay plus queue for 2 cars per bay.

Automobile Service Stations 3 per service bay plus 1 per each employee.
-
Automobile, Vehicle/Equipment Broker 1 per 300 sq. ft., but not to exceed 1 per 250 sq. ft.
-
Automobile, Vehicle/Equipment Repair 4 per service bay or 1 per 225 sq. ft., whichever is greater.
-
Automobile, Vehicle/Equipment Sales
and Rental
1 per 250 sq. ft. of office and ancillary
meeting spaces; plus 1 per 1,000 sq.
ft. of indoor product sales and display
areas; plus 1 per 1,000 sq. ft. of
outdoor sales and product display
areas; plus 2 spaces per service bay
for any accessory service, repair and
maintenance facilities. Parking lot
design standards (Section 18.55.080
through 18.55.170) shall apply to
employee and customer parking and
loading areas only.
1 Automobile, Vehicle/Equipment
Wholesaler
1 per 400 sq. ft. 1
Automobile Washing 1 per 200 sq. ft. of sales, office, or lounge area; plus queue for 5 cars per
washing station.
-
Financial Institution 1 per 250 sq. ft. 2
Drive-up Service Queue space for 5 cars per teller. -
Building Materials and Services 1 per 400 sq. ft.; plus 1 per 500 sq. ft. of outdoor storage area.
1 Catering Services 1 per 400 sq. ft. 1
Commercial Recreation and Entertainment:

Bowling Alley 6 per lane. -
Electronic Game Center 1 per 400 sq. ft. -
Skating Rink 1 per 5 fixed seats, or 1 per 35 sq. ft.
seating area if there are no fixed seats;
plus 1 per 250 sq. ft. floor area not
used for seating.
-
Billiards/Pool Hall 2 per table, 1 per employee. -
Tennis and Racquetball Clubs 4 per court. 1
Other Commercial Recreation As specified by the Zoning
Administrator.
-
Communications Facilities 1 per 500 sq. ft. 2
Eating and Drinking 1 per 100 sq. ft. gross area; plus
queue space as determined by the
Zoning Administrator for drive-through
service.
1 For Uses with Take-Out Service Only 1 per 50 sq. ft. gross area; plus queue space as determined by the Zoning
Administrator for drive-through service.
1 With Outdoor Seating No additional spaces for the first 12 seats; 1 additional space per 3 seats
for more than 12 seats except within
the Downtown Specific Plan area
-
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Table 18.80-A: Off-Street Parking and Loading Requirements by Land Use Use Classification Off-Street Parking Spaces Off-Street Loading Spaces:

Group Number
where parking requirements for
outdoor seating shall be as specified
by the Zoning Administrator or
Planning Commission.

Equipment and Appliance
Maintenance and Repair Service
1 per 400 sq. ft.; plus 1 per 500 sq. ft.
of outdoor storage area.
1 Fitness Studio 1 per 250 sq. ft. -
Food and Beverage Sales 1 per 250 sq. ft. 1
Funeral and Interment Services 1 per 50 sq. ft. seating area. 1 Horticulture, Limited 1 per 2 acres. -
Hotel and Motel 1 per guest room plus 1 per 50 sq. ft.
banquet seating area.
-
Laboratory, General 1 per 500 sq. ft. 1
Laboratory, Medical and Dental 1 per 200 sq. ft. 1
Live Entertainment (all types except
karaoke)
As specified by the Zoning
Administrator.
-
Karaoke 1 per 4 karaoke seats, 1 per employee.

Maintenance Services Establishment 1 per 500 sq. ft. 1
Nursery 1 per 500 sq. ft. of outside display
lathe house area, plus 1 per 250 sq. ft.
gross floor area.
-
Office, General 1 per 300 sq. ft. but not to exceed 1
per 250 sq. ft.
2 Office, Medical and Dental 1 per 200 sq. ft. -
Pawn Shop 1 per 250 sq. ft. 1
Personal Improvement Services As specified by the Use Permit - Dance or Music Studio 1 per 600 sq. ft. -
Personal Service 1 per 250 sq. ft. 1
Pharmacy 1 per 250 sq. ft. 1
Research and Development Services 1 per 400 sq. ft. -
Retail Sales Not Otherwise Listed in
this Table
1 per 250 sq. ft. 1
Furniture/Appliance Sales, (household
equipment store)
1 per 400 sq. ft. 1
Shopping Center 1 per 250 sq. ft. 3
Theater 1 per 4 fixed seats, or 1 per 40 sq. ft.
seating area if there are no fixed seats.
1 Vehicle Storage Facilities 1 per 500 sq. ft. (in addition to parking for the vehicles stored on site as part
of this use).
-
Travel Service 1 per 300 sq. ft. -
Industrial
Fuel Storage and Distribution As specified by the Use Permit. - Industry, Custom and General 1 per 1,000 sq. ft. 1
Industry, Limited 1 per 750 sq. ft. 1
Industry, Research and Development 1 per 500 sq. ft. -
Warehousing and Storage, Limited 1 per 1,000 sq. ft. 2
Wholesale Distribution and Storage 1 per 800 sq. ft. 2
Chapter 18.80 Off-Street Parking and Loading
210

18.80.040 Shared Parking Facilities
A. Reduction of Parking for Shared Use. Shared parking facilities serving more than one use on a site or serving more than one property may apply for a reduction in the total number of parking or loading spaces required by this Chapter through a Use Permit in compliance with Chapter

18.155 (Use Permit). No use shall be continued if the on-site or off-site parking is removed unless substitute parking facilities are provided. The Use Permit for reduced parking requirements for shared parking facilities may be required to include: [Source: 18.55.040.A]

1. Survey data substantiating a request for reduced parking requirements, at the expense and responsibility of the applicant.

2. Description of the limits of any area subject to reduced parking requirements and the reduction applicable to each use.

B. Findings. A Use Permit for shared off-street parking facilities may allow a reduction of the total number of spaces required by this Chapter if the following findings are made: [Source:

18.55.040.B]

1. The spaces to be provided will be available as long as the uses requiring the spaces are in operation; [Source: 18.55.040.B.1]

2. The peak hours of parking demand from all uses do not coincide so that peak demand is greater than the parking provided; [Source: 18.55.040.B.2]

3. The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if collective parking is not provided; and [Source:

18.55.040.B.3]

4. A written agreement exists between the landowner(s) and the City, in a form satisfactory to the City Attorney, that includes all the following: [Source: 18.55.040.B.4] a. A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking; [Source: 18.55.040.B.4.a] b. A guarantee among the landowner(s) for access to and use of the shared parking facilities in perpetuity. However, if the landowner providing the shared Table 18.80-B: Off-Street Loading Space Requirements
Gross Floor Area (sq. ft.) 10' x 20' x 10' 12' x 25' x 14' Use Classification Group 1
0 to 3,000 0 0
3,001 to 15,000 1 0
15,001 to 50,000 2 0
50,001 and over 3 0
Use Classification Group 2
0 to 10,000 1 0
10,001 to 20,000 1 1
20,001 and over 1 1
Use Classification Group 3
0 to 30,000 0 1
30,001 to 100,000 0 2
100,000 and over 0 3
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211
parking facility is a public agency, then the minimum required time period for the agreement shall be established by mutual consent of the City and the applicable public agency; [Source: 18.55.040.B.4.b]
c. A provision that the City may require parking facilities in addition to those originally approved upon a finding by the Planning Commission that adequate parking to serve the use(s) has not been provided; [Source: 18.55.040.B.4.c] d. A provision stating that:
i. The Planning Commission may, for due cause and upon notice and hearing, unilaterally terminate the agreement at any time; and ii. The Zoning Administrator may terminate the agreement upon finding that substitute parking facilities meeting the requirements of this section are provided; and [Source: 18.55.040.B.4.d]
e. A provision that the agreement will be recorded in the County Recorder’s Office upon issuance of the Use Permit. [Source: 18.55.040.B.4.e]

18.80.050 Reduced Parking for Use Classifications
A. An applicant may request a reduction in the number of parking spaces required in this Chapter by submitting an application for a Use Permit with the Planning Division in compliance with Chapter 18.155 (Use Permit).

B. Maximum Allowable Reduction. The Zoning Administrator may approve a Use Permit for up to a 10 percent reduction in the number of parking spaces required under this Chapter, and the Planning Commission may approve a Use Permit for more than a 10 percent reduction in the number of parking spaces required under this Chapter to less than the number specified Table

18.80-A (Off-Street Parking and Loading Requirements by Land Use) and Table 18.80-B (OffStreet Loading Space Requirements), provided that the following findings are made: [Source:

18.55.050]

1. The parking demand will be less than the requirement in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) and Table 18.80-B (Off-Street Loading Space Requirements); and [Source: 18.55.050.A]

2. The probable long-term occupancy of the building or structure, based on its design, will not generate additional parking demand. [Source: 18.55.050.B] C. In reaching a decision, the Zoning Administrator or Planning Commission shall consider parking survey data, parking analysis or any other technical information, submitted by an applicant or collected at the applicant’s request and expense. The Use Permit issued in compliance with this Section shall be recorded in the County Recorder’s Office. [Source:

18.55.050]
Chapter 18.80 Off-Street Parking and Loading
212

18.80.060 Parking Reductions Allowed Within Priority Development and Transit Uses
A project site within a priority development area (designated by the Association of Bay Area Governments, “ABAG”) or within a quarter-mile of a regional transit hub (BART station or transit center) is allowed to have up to a 15 percent reduction in the number of spaces required under this Chapter as determined by the Zoning Administrator. This parking reduction does not apply to single-family residential developments. [Source: 18.55.180]

18.80.070 Minor Adjustments to Parking Design Standards A. The Zoning Administrator may approve an adjustment of up to 20 percent from the parking design standards in Subsections C and D of Section 18.80.020 (General Requirements), Section 18.70.040 (Shared Parking Facilities), and Section 18.80.090 (Electric Vehicle, Bicycle, and Non-Automobile Modes of Transportation) through 18.70.130 (Additional Design Standards for Parking Facilities), and/or use of an alternative driveway surface material, by approval of a Zoning Permit. [Source: 18.55.190.A]
B. The Planning Commission may approve a Use Permit for adjustments of greater than 20 percent from the parking standards listed in Subsection A. [Source: 18.55.190.B] C. Findings. Before approval of an adjustment, the Zoning Administrator or Planning Commission shall make the following findings: [Source: 18.55.190.C]

1. The adjustment is consistent with the intent of the Zoning Ordinance; [Source:

18.55.190.C.1]

2. The adjustment will not adversely affect adjacent properties; [Source: 18.55.190.C.2]

3. The adjustment is necessary due to practical difficulties involved in the strict application of Zoning Ordinance standards; and [Source: 18.55.190.C.3]

4. For an adjustment of 20 percent or more, the Planning Commission shall also make Use Permit findings under Chapter 18.155 (Use Permit). [Source: 18.55.190.C.4]

18.80.080 ADA Compliant Parking Spaces
All parking facilities shall comply with the requirements of the California Code of Regulations (Chapter 24, Part 2, Division 2-71) and with the sign requirements of California Vehicle Code section 22507.8.

Parking lot modifications required to comply with these requirements shall be allowed, including reduction in required parking spaces or modification to provisions contained in this Chapter, subject to review and approval of the City Engineer and Zoning Administrator. [Source: 18.55.060]

18.80.090 Electric Vehicle (EV), Bicycle, and Alternative Transportation A. Electric Vehicle (EV) Parking [Source: 18.55.070.A]

1. CALGreen Building Code Compliance. All EV parking spaces provided within any zoning district shall comply with the standards and requirements established in the California Green Building Standards Code (CALGreen), as amended, in addition to the standards established in this Section.

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2. All Other Use Classifications. New developments in all use classifications other than commercial uses shall provide the number of EV parking spaces (including charging station) as specified by the issued Architectural Review Permit, Use Permit, or Development Plan Permit. [Source: 18.55.070.A.2]

3. Development Regulations. All EV parking spaces shall follow the development regulations established in Chapter 14.75 (Electric Vehicle Charging Systems – Streamlined Permitting). [Source: 18.55.070.A.3]
B. Bicycle Parking. Bicycle parking spaces shall be provided in every zoning district as required by this Subsection. [Source: 18.55.070.B]

1. Public and Semipublic Use Classifications. As specified by Use Permit. [Source:

18.55.070.C.1]

2. Commercial Use Classifications. Each development shall provide at least one bicycle space plus the equivalent of five percent of the requirement for automobile parking spaces. [Source: 18.55.070.C.2]

3. Residential Use Classifications.
a. Single-Family Residential. Single-family residential developments do not require bicycle parking spaces. [Source: NEW]
b. Multi-Family Residential. Each development shall provide at least one bicycle parking space for every 5 required automobile parking spaces, with a minimum of one bicycle parking space per development. [Source: 18.55.070.C.3] C. Design Requirements. Each bicycle parking space shall provide a stationary object to which a user can secure both wheels and the frame of a bicycle with a six-foot cable and lock. The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket. The following alternative facilities may be provided, subject to approval of the Zoning Administrator:
[Source: 18.55.070.D]

1. An enclosed bicycle locker; or [Source: 18.55.070.D.1]

2. A three-point bicycle rack which secures both wheels and the frame; or [Source:

18.55.070.D.2]

3. A fenced, covered, locked, or guarded bicycle storage area. All bicycle units within the storage area shall measure, at minimum, 36 inches in width, 42 inches in height, and 72 inches Prin length to fit the average bicycle dimensions. [Source: 18.55.070.D.3] D. Motorcycle Parking Spaces. Commercial, office, or industrial uses more than 10,000 square feet in size shall designate at least one standard motorcycle parking space that meets all the following standards. [Source: 18.55.070.E]

1. The entrance of the space shall consist of concrete wheel stops affixed to a foundation by epoxy cement and results in a two-foot separation to provide access from the aisle or driveway. [Source: 18.55.070.E]
E. Alternative Transportation Amenities. In addition to the other standards required in this Chapter, new developments consisting of more than 10 housing units or over 5,000 square feet Chapter 18.80 Off-Street Parking and Loading
214
of nonresidential uses shall include amenities that encourage alternative and/or active modes of transportation that reduce pollution or vehicle miles traveled (VMT) as a benefit to the community (i.e., bicycle lockers/racks, showers, dedicated vanpool or carpool parking areas, dedicated shuttle services, e-bike charging stations, innovative bus shelter designs). The requirements of this Subsection are subject to approval by the Zoning Administrator on a recommendation from the City Engineer [Source: 18.55.070.F]

18.80.100 Parking Space and Drive Aisle Dimensions
A. Parking Space and Lot Dimensions. Covered and uncovered parking spaces shall comply with the following parking space dimension requirements.

1. General Requirements. Minimum parking dimensions are established in Table 18.80- C (Minimum Parking Space Dimensions). [Source: 18.55.080] Table 18.80-C: Minimum Parking Space Dimensions
Land Use Type of Space Width x Length in Feet
Standard Space Compact Space
Residential Spaces in a garage or
carport
Uncovered 8.5 x 19 8 x 16
Nonresidential Perpendicular 8.5 x 19 8 x 16
All Parallel space 9 x 23 8 x 20

2. Residential Garages. A new garage or alteration to an existing garage in a residential zoning district shall conform to the following minimum dimensions: [Source:

18.55.150.B]
a. Single-car garage (internal dimensions): 10 feet by 22 feet with a nine-foot door opening. [Source: 18.55.150.B.1]
b. Double-car garage (internal dimensions): 20 feet by 22 feet with a one 16-foot door opening or two, nine-foot door openings. [Source: 18.55.150.B.2] c. Any garage structure with the garage door or driveway facing a property line shall be set back a minimum of 20 feet from that property line and/or from a private vehicular access easement. [Source: 18.55.150.D] d. No interior door shall open into a garage space unless the door fully opens without encroaching into the above specified areas. A preexisting garage that does not meet these dimensional requirements is not deemed a nonconforming use solely because of this nonconformity in accordance with Section 18.200.050 (Nonconforming Uses). [Source: 18.55.150.B.2]

3. Residential Carports. Each single carport shall measure nine feet by 19 feet. The width of the carport is measured from the inside face of the support to the inside face of the opposite support. The carport roof shall cover the entire 19-foot length of the space. [Source: 18.55.150.C]
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4. Compact Parking Spaces. Compact car spaces may be provided as follows. [Source:

NEW]
a. Maximum Number of Spaces.
i. Residential Uses. Up to 50 percent of required guest parking spaces may be compact spaces. No required resident parking spaces shall be compact spaces. . [Source: 18.55.190.A]
ii. Nonresidential Uses. Up to 50 percent of required parking spaces may be compact spaces. [Source: 18.55.190.A]
b. Markings. Each compact parking spaces shall be clearly marked in letters reading “Compact” or “Compact Only”. [Source: 18.55.190.A] B. Relation to Parking Aisles. In addition to the parking space dimensions established in Table

18.80-C (Minimum Parking Space Dimensions), all parking spaces shall comply with the following standards in relation to parking aisles. [Source: 18.55.190.B

1. Obstructions.
a. Any parking space adjoining a wall, column, or other obstruction with a height measuring more than six inches shall be increased by two feet on each obstructed side. See Figure 18.80-1 (Parking Spaces Adjoining Walls, Columns, and Other Obstructions).
b. If the obstruction does not abut the required aisle, the two-foot increase may be reduced by three inches for each one foot of unobstructed distance between the edge of a required aisle to the obstruction, measured parallel to the depth of the parking space. [Source: 18.55.190.B.1, modified] Chapter 18.80 Off-Street Parking and Loading
216
Figure 18.80-1
Parking Spaces Adjoining Walls, Columns, and Other Obstructions

2. The driveway aisle providing access to the parking spaces from the street shall extend two feet beyond the end of the last parking space to allow for adequate vehicle movement. [Source: 18.55.190.B.2, modified]
C. Vertical Clearance. In covered parking areas, the vertical clearance for parking spaces shall be a minimum of seven feet. The following exceptions apply:

1. An entrance into a parking area may have a vertical clearance of 80 inches.

2. The vertical clearance of the front five feet of a parking space serving a residential use may be four and one-half feet. A sign prohibiting reverse parking shall be posted at the parking space. [Source: 18.55.190.C, modified]
D. Wheel Stops. Wheel stops shall be required at all parking stalls where the end of the stall is less than two and one-half feet from a fence, wall, pedestrian walkway, tree, other vertical obstruction, or landscape area not protected by a vertical curb. This requirement can be waived or adjusted at the discretion of the City Engineer. When a parking space abuts a landscaped planter less than six inches high, the front two feet of the required length for a parking space may extend into the planter.[Source: 18.55.190.D]
A. Aisle widths adjoining parking spaces shall be in compliance with Table 18.80-D (Minimum Parking Aisle Dimensions). [Source: 18.55.100.A]
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18.80.110 Driveways and Site Access
A. Driveway Dimension Requirements. All driveways shall comply with the following dimensional requirements:

1. Driveway Width. Driveways shall comply with the following minimum widths based on the number of parking spaces. All driveway widths shall be measured at the gutterline. a. Residential Use (up to three spaces). Residential uses requiring up to three parking spaces shall have a driveway measuring at least 10 feet. [Source:

18.55.120.A]
Table 18.80-D: Minimum Parking Aisle Dimensions
Angle of Parking Parallel 20° 30° 40° 45° 50° 60° 70° 80° 90° A. Curb
length
per
car
All 20′ 0′′ 22′
10′′
16′ 2′′ 12′ 8′′ 11′ 6′′ 10′ 9′′ 9′ 7′′ 8′ 10′′ 8′ 7′′ 8′ 6′′ B. Stall
depth
Small 8′6 ′′ 12′ 6′′ 14′ 6′′ 16′ 0′′ 16′ 8′′ 17′ 0′′ 17′ 7′′ 17′ 7′′ 17′ 1′′ 16′ 0′′ Large 9′ 0′′ 15′ 0′′ 17′ 4′′ 19′ 2′′ 19′
10′′
20′ 5′′ 21′ 0′′ 21′ 0′′ 20′ 5′′ 19′ 0′′
C. Aisle
width
All 12′ 6′′ 12′ 0′′ 12′ 0′′ 12′ 0′′ 13′ 0′′ 15′ 0′′ 18′ 0′′ 20′ 0′′ 25′ 0′′ 25′ 0′′ D. Depth
of two
stalls
Small – 18′ 0′′ 22′ 6′′ 26′ 4′′ 28′ 1′′ 31′ 3′′ 31′ 5′′ 32′ 8′′ 32′ 10′′
32′ 0′′
Large – 21′ 5′′ 26′
10′′
31′ 4′′ 33′ 2′′ 34′
11′′
37′ 5′′ 38′ 9′′ 39′ 0′′ 38′ 0′′
E. Depth
of two
stalls
plus
aisle
Small 27′ 0′′ 36′ 0′′ 40′ 0′′ 44′ 0′′ 46′ 4′′ 49′ 0′′ 53′ 2′′ 54′ 2′′ 58′ 2′′ 56′ 0′′ Large 30′ 0′′ 42′ 0′′ 46′ 8′′ 50′ 4′′ 53′ 8′′ 55′
10′′
60′ 0′′ 62′ 0′′ 65′ 8′′ 63′ 0′′
Chapter 18.80 Off-Street Parking and Loading
218
b. Residential Use (four or more spaces). Residential uses requiring four or more parking spaces shall have a one-way driveway measuring at least 12 feet or a two-way driveway measuring at least 20 feet. [Source: 18.55.120.B] c. Nonresidential Use (less than 25 spaces). Nonresidential uses requiring less than 25 parking spaces shall have a one-way driveway measuring at least 12 feet or a two-way driveway measuring at least 20 feet. [Source: 18.55.120.C] d. Nonresidential Use (25 or more spaces). Nonresidential uses requiring less than 25 parking spaces shall have a one-way driveway measuring at least 15 feet or a two-way driveway measuring at least 26 feet. [Source:

18.55.120.C]

2. A new driveway shall not be placed on an arterial street unless other alternatives are unavailable and subject to review and approval of the City Engineer. [Source:

18.55.150.A]

3. Vertical Obstruction Clearance. All driveways shall have an additional clearance of at least one-foot on each side of a vertical obstruction exceeding one-half foot in height. [Source: 18.55.120]

4. Multiple Driveways.
a. Number of Driveways.
i. Property with less than 200 feet of frontage on an arterial street is limited to one driveway. [Source: 18.55.110.A]
ii. Property with 200 feet or more of frontage is limited to two driveways. [Source: 18.55.110.A]
iii. Joint use of driveways with adjacent property may be required in all cases to reduce the total number of driveways along arterial streets, improve the flow of traffic and lower accident potential. [Source:

18.55.110.A]
b. Multiple driveways serving the same parking facility shall be located at least 35 feet apart. [Source: 18.55.120]

5. The Zoning Administrator in consultation with the City Engineer, may require driveways to be modified from the above widths where unusual traffic, grade, or site conditions prevail. The Zoning Administrator may also require driveways to be constructed with full curb returns and handicapped ramps as opposed to simple curb depression. [Source: 18.55.120]
B. Access Requirements.

1. Driveway Access. All required parking spaces shall have unobstructed access to the nearest driveway and comply with the following standards. [Source: 18.55.080] a. No tandem parking, mechanical lifts, or other similar parking configurations are allowed to satisfy parking requirements established in this Chapter. [Source:

18.55.080]
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b. All spaces in a parking facility shall be accessible without a vehicle needing to reenter a public right-of-way unless it is physically impossible to provide for such access. An alley may be used as maneuvering space for access to offstreet parking. [Source: 18.55.110.B]

2. Access Drives. Off-street parking facilities that do not abut a public street shall provide an access drive not less than 20 feet in width for two-way traffic, connecting the offstreet parking area with a public street. The access drive shall be paved in the manner required for off-street parking lots and may not traverse property in any residential zoning district unless the drive provides access to a parking area serving a use in a residential zoning district. [Source: 18.55.110.C]

3. Dead-End Access Driveway. A dead-end access or service driveway with a length of 150 feet or greater shall provide a turnaround consisting of at least one specifically designated parking space, or an equivalent alternative, as determined by the Zoning Administrator. [Source: 18.55.110.5]

4. Driveway Entrances.
a. All driveway entrances and exits are subject to the approval of the City Engineer. [Source: 18.55.110.E]
b. An entrance to a parking area accommodating more than 25 vehicles shall include a landscaped median strip. The design of the strip is subject to approval by the Planning Commission and the Architectural Review Commission. The strip shall be located to eliminate possible cross-traffic within the parking area within 50 feet of the public right-of-way. An applicant may request Zoning Administrator, Architectural Review Commission, or Planning Commission approval modifying this requirement based on the size of the parking area, the circulation plan, and sight and safety considerations. [Source: 18.55.110.F]
C. Circulation. Parking facilities shall be designed to comply with the following standards, where applicable, to promote effective and efficient circulation within parking lots [Source:

18.55.100.B]

1. Vehicles shall not enter a public right-of-way backwards, except for a single-family detached residence or a duplex where each unit is served by an individual driveway. [Source: 18.55.100.B.1]

2. Each preschool, day care center, private educational, institutional, or public recreational land use located in a residential zoning district or a commercial recreational facility shall include a drop-off area adjacent to a primary access or parking aisle. Drop-off areas, combined with accesses, shall have a minimum width of 12 feet for one-way traffic and 25 feet for two-way traffic. [Source: 18.55.100.B.2]

3. Parking lots shall provide a pedestrian walkway for every four parking aisles. [Source:

18.55.100.B.3]
Chapter 18.80 Off-Street Parking and Loading
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18.80.120 Screening, Lighting, and Landscaping
A. Screening.

1. Nonresidential Uses (five or more spaces). A parking area with five or more parking spaces serving a nonresidential use shall be screened from an adjoining R zoning district or a ground-floor residential use by a solid concrete, solid wood, or masonry wall at least eight feet in height, constructed to withstand a 15-pound-per-square-foot wind load, except that the height of the wall adjoining a required front setback in a residential zoning district shall not exceed three feet.

2. Residential Uses (five or more spaces). A carport or open parking area with five or more parking spaces serving a residential use shall be screened from adjoining R district or a ground-floor residential use by a solid concrete, solid wood, or masonry wall at least six feet in height, except that the height of a wall or fence adjoining a required front setback in a residential zoning district shall not exceed three feet. [Source: 18.70.150.A]
B. Lighting. Lighting in outdoor parking lots shall be designed, installed, and maintained to prevent nighttime sky light pollution and promote energy efficiently by illuminating only areas or objects necessary for safety and security. All outdoor parking lots shall conform to the following lighting standards: [Source: 18.70.150.B]

1. Exterior light fixtures shall be full cutoff fixtures designed and installed so that no emitted light will break a horizontal plane passing through the lowest point of the fixture.

See Figure 18.80-2 (Light Design). [Source: 18.70.150.B.1] Figure 18.80-2
Light Design

2. Light fixtures shall not be mounted higher than 24 feet above finished grade. [Source:

18.70.150.B.2]

3. Light sources shall be directed downward and shall not directly shine onto any adjacent street or property.

Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.80 Public Review Draft – October 2025
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4. Light Temperature (color). The maximum color temperature of any exterior light source shall not exceed 3,000 Kelvins. [Source: NEW]

5. Maximum Light Intensity. Light sources shall not exceed the following light intensity maximums:
a. Maximum light intensity adjacent to any residential property line or residential zoning district boundary line shall not exceed 0.2 footcandles as measured in the vertical plane at the property line to a height equal to the height of the light source. [Source: 18.70.150.B.3]
b. Maximum illumination on a nonresidential site, except automobile and vehicle/equipment sales lots and automobile service stations, shall not exceed 10 footcandles when measured at finished grade. [Source: 18.70.150.B.4] c. The maximum light intensity on automobile vehicle equipment sales lots and automobile service stations shall not exceed 30 footcandles, when measured at finished grade, unless a higher lighting intensity is approved through a Use Permit. All luminaries mounted on the under surface of service station canopies shall be a full cutoff fixture. [Source: 18.70.150.B.5] d. The maximum color temperature shall not exceed 3,000 Kelvin. [Source:

NEW]

6. When a nonresidential use is closed, all outdoor parking lot lighting shall be completely turned off or light levels dimmed to half of when the business is open (pre-curfew). If safety and security lighting is warranted, an occupancy sensing system, subject to approval by the Zoning Administrator, shall be installed to bring outdoor lighting to sufficient brightness to meet the need, then reset to the lower level after a predetermined time. [Source: 18.70.150.B.6]

18.80.130 Additional Design Standards for Parking Facilities The Zoning Administrator, as recommended by the City Engineer, may require parking facilities to have paving, drainage, wheel stops, lighting, space marking, directional signs, ramp grades, litter collection containers, fire equipment, and queuing space for drive-in facilities, or ticket-dispensing booths or machines. [Source: 18.55.160]
A. Parking areas may not be used for auto sales, storage, repair work, dismantling, or outdoor open sales displays. [Source: 18.55.160.A]
B. Drainage/Stormwater Runoff. [Source: 18.55.160.B]

1. Parking facilities shall comply with the City’s current National Pollutant Discharge Elimination System (NPDES) Permit requirements for the treatment of stormwater runoff in accordance with Chapter 15.05 (Stormwater Management and Discharge Control). [Source: 18.55.160.B.1]

2. Surface water shall be discharged to natural or engineered off-site drainage facilities and may not drain off or across public or private sidewalks, pedestrian walkways, or Chapter 18.80 Off-Street Parking and Loading
222
areas not designed as drainage facilities. All industrial uses shall be required to install oil/water separators and/or grease traps on storm drain inlets. [Source: 18.55.160.2]

3. Parking facilities with 20 or more vehicle spaces, shall incorporate porous or permeable paving materials to reduce runoff and support on-site stormwater infiltration, subject to the Zoning Administrator and City Engineer approval. Acceptable materials include porous asphalt, permeable concrete, and interlocking pavers. Where used, porous pavement systems shall be designed and maintained in accordance with applicable City and stormwater management standards. [Source: NEW]

4. Landscaped areas within or adjacent to parking facilities should be designed, where feasible, as vegetated biofiltration features (e.g., bioswales or rain gardens) to further support stormwater management and reduce heat island effects. [Source: NEW] C. Surfacing.

1. A driveway or parking area, serving either a residential or nonresidential development, shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base or comparable concrete. Each driveway shall be graded and drained to dispose of all surface water, as described in Subsection B, to an approved drainage facility. [Source: 18.55.160.C]

2. As an alternative surfacing option, parking facilities serving 20 or more vehicle spaces may incorporate porous pavement in all or part of the facility, subject to approval by the Zoning Administrator and City Engineer. Porous surfaces must be structurally appropriate for expected traffic loads and maintained to ensure long-term infiltration performance. [Source: NEW]
D. Markings. [Source: 18.55.160.E]

1. Each parking space and parking facility shall be identified by surface markings and shall be maintained in a manner so all parking spaces are readily visible and accessible at all times. Such markings shall be arranged to provide for orderly and safe loading, unloading, parking, and storage of vehicles. Marking required to be maintained in a highly visible condition includes striping, directional arrows, lettering and field color on signs in handicapped-designated areas. [Source: 18.55.160.E.1]

2. One-way and two-way accesses into required parking facilities shall be identified by directional arrows. Any two-way access located at any angle other than 90 degrees to a street shall be marked with a traffic separation stripe the length of the access; this requirement does not extend to aisles. [Source: 18.55.160.E.2]

3. Where the exit may not be clearly recognizable, directional signage shall be provided. [Source: 18.55.160.E.3]

4. Double Line Striping. If deemed necessary by the Zoning Administrator, each parking space shall measure eight and one-half feet from center to center, with double stripes two feet apart, as shown in Figure 18.80-3 (Double Line Striping). [Source:

18.55.160.D]
Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.80 Public Review Draft – October 2025
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Figure 18.80-3
Double Line Striping

18.80.140 Location and Design of Off-Street Loading Spaces A. Required off-street loading spaces shall be on the site of the use served or on an adjoining site. [Source: 18.55.170]
B. On a site adjoining an alley, a required loading space shall be accessible from the alley unless alternative access is approved by the Planning Commission. [Source: 18.55.170] C. A required loading space shall be accessible without backing a truck across a street property line unless it is determined infeasible by the Zoning Administrator and the alternative to back across a street property line is approved. [Source: 18.55.170] D. An occupied loading space shall not prevent access to a required off-street parking space. [Source: 18.55.170]
E. A loading area shall not be located in a required front or street side setback. [Source:

18.55.170]
F. Except in a C or LI zoning district, a loading area visible from a street shall be screened on three sides by a fence, wall, or hedge at least six feet in height. [Source: 18.55.170] Chapter 18.85 Performance Standards
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Chapter 18.85
Performance Standards
Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.85 Public Review Draft – October 2025
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Chapter 18.85 Performance Standards
Sections

18.85.010 Purpose and Applicability

18.85.020 Noise

18.85.030 Vibration

18.85.040 Odors

18.85.050 Hazardous Materials

18.85.060 Heat and Humidity

18.85.070 Electromagnetic Interference

18.85.010 Purpose and Applicability
A. Purpose. All land uses, activities, and processes shall be operated and maintained to not be injurious to public health, safety, or welfare, and to comply with the standards in this Chapter. [Source: NEW]
B. Applicability. In addition to the City noise regulations established in Chapter 9.15 (Noise), the following performance standards shall apply to all activities and land uses in all zoning districts.

The standards of this Chapter are assessed at the time of a new project development. [Source:

18.50.060, modified]

18.85.020 Noise
A. Noise Measurement Criteria. Exterior noise levels shall be measured in decibels (dB) at the property line of the noise source. Noise shall be measured with a sound level meter which meets the standards of the American National Standards Institute (ANSI) Section S1.4-1979, Type 1 or Type 2. The unit of measure shall be designated as dB. A calibration check shall be made of the instrument at the time any noise measurement is made. Where noise is measured at the property line of abutting zoning districts, the noise standard for the more restrictive district shall apply. [Source: 18.50.060.A]
B. Maximum Noise Levels. No use, activity, or process shall exceed the ambient noise levels established in Table 18.85-A. [Source: 18.50.060.A]
Table 18.85-A: Maximum Noise Standards by Zoning District Zoning District Maximum Noise Level Ldn or CNEL, dB
Residential and Neighborhood Business Districts (R, NB) 50 Commercial and Retail Business Districts (RB, C) 60
Office District (PAO) 65
Industrial District (LI) 70
Planned Development/Precise Plan District (PUD, PPD) Study Required Chapter 18.85 Performance Standards
226
C. Duration and Timing. The maximum noise standards established in Table 18.85-A may be modified as follows to account for the effects of time and duration on the impact of noise levels:
[Source: 18.50.060.A.1]

1. In residential zones, the maximum noise level shall be five dB lower between 10:00 p.m. and 7:00 a.m. [Source: 18.50.060.A.1.a]

2. Noise that is produced for no more than a cumulative period of five minutes in any hour may exceed the maximum noise level by five dB. [Source: 18.50.060.A.1.b]

3. Noise that is produced for no more than a cumulative period of one minute in any hour may exceed the maximum noise level by 10 dB. [Source: 18.50.060.A.1.c] D. Acoustic Study. The Zoning Administrator may require an acoustic study for any proposed project which could have or create a noise exposure greater than that deemed acceptable for public health and safety. [Source: 18.50.060.A.2]
E. Noise Attenuation Measures. The Zoning Administrator may require a project to include noise attenuation measures if deemed necessary to ensure that the noise standards established in this Section are not exceeded. [Source: 18.50.060.A.3]

18.85.030 Vibration
No use, activity, or process shall produce vibrations that are perceptible without instruments by a reasonable person at the property lines of a site. [Source: 18.50.060.B]

18.85.040 Odors
No use, activity, or process shall produce objectionable odors that are perceptible without instruments by a reasonable person at the property lines of a site. [Source: 18.50.060.C]

18.85.050 Hazardous Materials
The use, handling, storage, and transportation of hazardous and extremely hazardous materials shall comply with the provisions of the California Hazardous Materials Regulations and any other applicable laws. [Source: 18.50.060.D]

18.85.060 Heat and Humidity
No use, activity, or process shall produce any unreasonable, disturbing, or unnecessary emissions of heat or humidity, at the property line of the site on which they are situated, that cause significant distress, discomfort, or injury to a reasonable person. [Source: 18.50.060.E]

18.85.070 Electromagnetic Interference
No use, activity, or process shall cause electromagnetic interference with normal radio or television reception in residential zoning districts, or with the function of other electronic equipment beyond the property line of the site on which they are situated. [Source: 18.50.060.F] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.90 Public Review Draft – October 2025
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Chapter 18.90
Scenic Route Setbacks
Chapter 18.90 Scenic Route Setbacks
228
Chapter 18.90 Scenic Route Setbacks
Sections

18.90.010 Purpose and Applicability

18.90.020 Designated Scenic Routes and Corridors

18.90.030 Setback Requirements

18.90.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to identify specific standards for development along the City and County designated scenic routes to preserve visual character and provide sufficient right-of-way to facilitate landscaping and accommodate bicyclists and pedestrians. [Source: NEW]
B. Applicability. The scenic route setback requirements apply to the roads and road segments established in Section 18.90.020.A. [Source: NEW]

18.90.020 Designated Scenic Routes and Corridors
A. Setback Required. The following roads and road segments are designated by the City as scenic routes requiring a scenic route setback in compliance with Section 18.90.030 (Setback Requirements):

1. Reliez Valley Road

2. Taylor Boulevard [Source: NEW]

18.90.030 Setback Requirements
A. Measurements. The scenic route setback area is measured from the street to the closest structure wall or projection in compliance with Section 18.55.040 (Measurements). [Source:

NEW]
B. No person may place a structure, fence, or wall; perform grading; or place fill material in a scenic route setback area unless it is a legally existing structure, fence, wall, grading, or fill in compliance with Section 18.200.040 (Nonconforming Structures), [Source: NEW] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.95 Public Review Draft – October 2025
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Chapter 18.95
Signs
Chapter 18.95 Signs
230
Chapter 18.95 Signs
Sections

18.95.010 Purpose and Applicability

18.95.020 General Standards

18.95.030 Permit Required

18.95.040 Exempt Signs

18.95.050 Prohibited Signs

18.95.060 Maximum Wall Sign Area

18.95.070 Specific Sign Standards

18.95.080 Sign Design Guidelines

18.95.090 Temporary Sign Standards

18.95.100 Standards for Other Types of Temporary Commercial Signs

18.95.110 Master Sign Program

18.95.120 Minor Sign Adjustment

18.95.130 Major Sign Adjustment

18.95.140 Maintenance, Abandonment, and Obsolete Signs

18.95.150 Enforcement

18.95.010 Purpose and Applicability
A. Purpose. This Chapter establishes sign regulations to: [Source: 18.60.010]

1. Provide each sign user an opportunity for effective identification by limiting the number and area of signs allowed on all sites. [Source: 18.60.010.A]

2. Maintain and enhance the quality of the City’s appearance by limiting off-premises signs to avoid clutter. [Source: 18.60.010.B]

3. Enable users of goods and services to readily identify establishments offering services to meet their needs. [Source: 18.60.010.C]

4. Regulate the number and size of signs according to standards consistent with the types of establishments in each zoning district. [Source: 18.60.010.D]

5. Protect residential zoning districts from adverse impacts from excessive signs of adjoining nonresidential zoning districts. [Source: 18.60.010.E]

6. Provide fair and equitable regulations throughout the City. [Source: 18.60.010.F]

7. Provide substantial compliance with Citywide Sign Design Guidelines. [Source:

18.60.010.G]
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8. Minimize the possible adverse effects of signs on nearby public and private property, including streets, roads, and highways. [Source: 18.60.010.H]

9. Regulate signs in a manner so they do not physically interfere with or obstruct the vision of pedestrian or vehicular traffic. [Source: 18.60.010.I]

10. Avoid unnecessary and time-consuming approval requirements for certain minor or temporary signs that do not require review for compliance with the City’s Building and Electrical Codes, while limiting the size and number of such signs so as to minimize visual clutter. [Source: 18.60.010.J]

11. Respect and protect the right of free speech by sign display, while reasonably regulating the structural, locational, and other noncommunicative aspects of signs. [Source: 18.60.010.K]

12. Regulate signs in a constitutional manner, which is content-neutral as to noncommercial signs. [Source: 18.60.010.L]
B. Applicability. The standards of this Chapter apply to signs in all zoning districts. Only the signs authorized by this Chapter shall be allowed. [Sources: NEW]

18.95.020 General Standards
A. Owner’s Consent. The consent of the property owner or person in control or possession of the real property is required before any sign may be placed on any private property in the City. [Source: 18.60.015.A]
B. Noncommercial Signs. Noncommercial signs are subject to the same sign standards established in this Chapter as commercial signs. An approval is required for a permanent noncommercial sign only when a permanent commercial sign has not been previously approved. For purposes of this Chapter, all noncommercial speech messages are deemed to be “on site,” regardless of location. [Source: 18.60.015.B] C. Substitution of Noncommercial Message. A noncommercial message of any type may be substituted for all or part of the commercial or noncommercial message on any sign allowed under this Chapter. No special or additional approval is required to substitute a noncommercial message for any other message on an allowable sign, provided the sign structure is already approved, or exempt from the approval requirements, and no structural or electrical change is made. Substituted messages are subject to the same design, locational, and structural regulations (e.g., color, materials, size, height, illumination, maintenance, duration of display), and all Building and Electrical Code requirements, as would apply if the sign were used to display a commercial message. [Source: 18.60.015.C]

18.95.030 Permit Required
A. General requirement. No temporary or permanent sign shall be erected or displayed without a Sign Permit or Temporary Sign Permit, unless the sign is exempt under Section 18.95.040 (Exempt Signs). See Chapter 18.140 (Sign Permit) and Chapter 18.145 (Temporary Sign Permit) for permit processes and procedures. [Source: 18.60.030.A] Chapter 18.95 Signs
232
B. Removal, Modification, or Relocation. The Zoning Administrator may require the removal, modification, or relocation of an existing sign as a condition of Sign Permit or Temporary Sign Permit approval if one of the following is found to be true: [Source: 18.60.030.A]

1. The proposed sign would be located on a site with an existing sign violation; or [Source:

18.60.030.A]

2. The approval of the Sign Permit or Temporary Sign Permit would result in a violation of the sign regulations established in this Chapter. [Source: 18.60.030.A]

18.95.040 Exempt Signs
The following signs are exempt from the regulations of this Chapter unless approved as part of a Master Sign Program under Section 18.90.110 (Master Sign Program). [Source: 18.60.020] A. Addresses and Name Plates. The following signs are intended to assist in identifying and locating a site.

1. Residential. Occupant name, street numbers, and street name signs as required by the Building Code or local fire protection district. [Source: 18.60.020.A]

2. Nonresidential. Signs for commercial, office, and industrial uses not over two square feet in area that display business information limited to business identification, addresses, hours of operation, phone numbers, accepted forms of payment, and trade associations. [Source: 18.60.020.J and 18.60.020.U]

3. Nonilluminated wall sign not over two square feet in area, displaying the name of the occupant or resident, or the address at the entrance of each business occupant space. [Source: 18.60.020.K]
B. Building Signs. Signs with the name of a building, date of erection, commemorative tablet, or similar content, when made of or carved into a permanent-type of material (e.g., stone, concrete, bronze, aluminum) and is an integral part of the structure. Such a sign may not exceed four square feet in area and may not be illuminated. [Source: 18.60.020.B] C. Construction Signs. Construction signs with a maximum total size of 24 square feet per individual frontage for commercial, office, and industrial zoning districts and 12 square feet per frontage for residential zoning districts. No freestanding construction sign shall exceed five feet in height. Construction signs shall be removed within 30 working days following the issuance of a Certificate of Occupancy. [Source: 18.60.020.C]
D. Directional or Informational Signs. On-site directional signs shall that meet all the following standards: [Source: 18.60.020.D]

1. Do not exceed one double-faced sign; [Source: 18.60.020.D]

2. Do not exceed four square feet in area; [Source: 18.60.020.D]

3. Do not exceed 80 inches in height measured from the ground to the bottom of the sign face area and 104 inches from the ground to the tallest portion of the sign. [Source:

18.60.020.D]

4. Does not include advertising material. [Source: 18.60.020.D] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.95 Public Review Draft – October 2025
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E. Door Signs. Exterior door signs in a nonresidential zoning district where the total area covered by signs (including exempt signs) is five square feet or less for each door. [Source:

18.60.020.E]
F. Flags. Official flags of the nation, the State of California, other states of the Nation, or City government flags mounted or flown no higher than the maximum building height of the underlying zoning district. [Source: 18.60.020.F]
G. Holiday Decorations. Holiday decorations, not advertising a product or sale, that are on display for a maximum of 60 consecutive days, no more than two times per calendar year. A holiday decoration that includes advertising is a regulated sign under this Chapter. [Source:

18.60.020.G]
H. Interior Signs. Signs within a building five feet or more from a window. [Source: 18.60.020.H] I. Lottery Signs. Signs for the California State Lottery, approved by the Lottery Commission for display by lottery game retailers. [Source: 18.60.020.I] J. Personal Property Sales Signs. Signs not exceeding six square feet and erected on private property for no more than three consecutive days six times per calendar year. [Source:

18.60.020.L]
K. Product Sign. Signs manufactured as a standard, integral part of a mass-produced product accessory to a commercial or public or semipublic use, including a telephone booth, vending machine, automated teller machine, gasoline pump, newspaper rack, and bus shelter sign. [Source: 18.60.020.N]
L. Public Agency Sign. Signs placed by a public agency on property owned by that agency. [Source: 18.60.020.O]
M. Public Interest Sign. Signs erected by a public agency, including public information, identification, directional signs, the City’s information A-frame signs, and banner signs erected on public property under the City banner policy. [Source: 18.60.020.P] N. Public Notice. Notices posted by a utility or other public or quasi-public agent in the performance of a public duty or by any person giving due legal notice. [Source: 18.60.020.Q] O. Real Estate Sign. Temporary signs on private property in any zoning district being offered for sale, rental, or lease subject to the following requirements. [Source: 18.60.020.R]

1. Residential Uses. In residential zoning districts or residential areas of PUD, HPUD, and PPD zoning districts, one on-site real estate sign is allowed that does not exceed six square feet. [Source: 18.60.020.R]

2. Nonresidential Uses. In nonresidential zoning districts, one temporary on-site real estate sign is allowed that does not exceed 32 square feet. [Source: 18.60.020.R]

3. Any freestanding sign shall not exceed six feet in height. The sign shall be removed within seven working days following the sale (close of escrow), lease, or rental of the property. [Source: 18.60.020.R]
Chapter 18.95 Signs
234

4. During the construction of and initial opening of a multi-family residential development or single-family residential subdivisions with three or more homes, up to 24 square feet of sign area for temporary on-site real estate signs is allowed. [Source: 18.60.020.R.2]

5. Up to four off-site open house signs are allowed to be placed as necessary at street intersections leading to the open house, plus one on-site real estate company open house sign, provided the following requirements are met. [Source: 18.60.020.R.3] a. Each sign shall not exceed four square feet in area and three feet in height b. Sign shall only be displayed on the weekends or for the Contra Costa Association of Realtors-sponsored broker’s open house. [Source:

18.60.020.R.3]
c. Only one sign is allowed per intersection regardless of the number of open houses in the direction indicated by the sign. [Source: 18.60.020.R.3] d. No temporary off-site directional real estate sign shall be located on a wall or fence in the public right-of-way, on a utility pole, or on a public street, median strip, traffic island, public landscaped area, sidewalk or private property without permission of the owner. [Source: 18.60.020.R.3]
P. Recycling Facility Sign. Signs on a machine in a recycling facility not over four square feet in area, identifying the type of material to be deposited, operating instructions, and the name and phone number of the operator. [Source: 18.60.020.S]
Q. Service Station Sign. Gasoline service station fuel pump identification and/or price signs located on the pump top or pump face and not exceeding two square feet in area. [Source:

18.60.020.T]
R. State Inspection Sign. One official State inspection sign constructed of a permanent material for each type of inspection service offered on site, located flat against the wall of a building and not exceeding four square feet in area. [Source: 18.60.020.V] S. Temporary Noncommercial Signs. Signs that comply with Section 18.90.090 (Temporary Freestanding Sign Standards). [Source: 18.60.020.W]
T. Vehicle or Trailer Sign. An identification signs painted on or affixed to a vehicle or trailer only when all of the following apply: [Source: 18.60.020.X]

1. The vehicle or trailer is legally parked within a single, delineated parking space; and [Source: 18.60.020.X.1]

2. The sign is incidental to the primary use of the vehicle or trailer. The following criteria may be used in determining whether the sign is indeed incidental to the primary use of the vehicle or trailer: [Source: 18.60.020.X.2]
a. The sign is painted upon or applied in a permanent manner directly to an integral part of the vehicle or trailer or merely temporarily attached to the vehicle; [Source: 18.60.020.X.2.a]
b. The vehicle or trailer is in operating condition, currently registered and licensed to operate on public streets when applicable; [Source: 18.60.020.X.2.b] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.95 Public Review Draft – October 2025
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c. While the business is open, the vehicle is not moved and the vehicle is so parked or placed that the signs thereon are displayed to the public; [Source:

18.60.020.X.2.c]
d. The vehicle or trailer is regularly parked in a location and in a manner in a way so that it can be observed by passersby; [Source: 18.60.020.X.2.d] e. The vehicle or trailer is actively used as a vehicle in the daily function of the business to which such signs relate; [Source: 18.60.020.X.2.e] f. The vehicle or trailer is associated with, and necessary to, performing a service at the property in which the vehicle or trailer is located; and [Source:

18.60.020.X.2.f]
g. The sign includes directional language that would only be applicable if parked in the vicinity of the use. [Source: 18.60.020.X.2.g]
It is not necessary that any one or all the listed criteria be present in order to determine that a vehicle sign falls into the exempt or prohibited category; the criteria are intended to guide City staff toward making consistent determinations on the matter. [Source:

18.60.020.X]
U. Window Signs. Window signs in a nonresidential zoning district are allowed if the total window area covered by signs (including exempt signs) is 30 percent or less of the window area. For the purposes of this Section, “window area” means the window area of a single business, on each building elevation. Glass doors are excluded from the calculation of window area. [Source:

18.60.020.Y]

18.95.050 Prohibited Signs
Unless otherwise exempt, the following types of signs and locations of signs are prohibited: [Source:

18.60.060]
A. Signs located in a required setback adjoining a street property line in violation of Section

18.55.070 (Traffic Safety Visibility Area). [Source: 18.60.060.A] B. Signs with lighting, colors, design, or text that could be confused with a public traffic directional sign or control device. [Source: 18.60.060.B]
C. Signs which include obscene matter in violation of California Penal Code section 311 et seq. [Source: 18.60.060.C]
D. Exterior signs made of materials which are impermanent and will not stand exposure to weather, unless it is a temporary sign. [Source: 18.60.060.D] E. Roof signs. [Source: 18.60.060.E]
F. Outdoor advertising structure signs and/or signs located within a public right-of-way except for the following:

1. Signs associated with a City-approved bus shelter or bench; or Chapter 18.95 Signs
236

2. Signs located within the Downtown Specific Plan area and approved by the City Engineer. [Source: 18.60.060.F]
G. Signs placed on, painted, or affixed to a vehicle or trailer which is parked on a public right-ofway, public property, or private property visible from a public right-of-way, if the apparent purpose is to advertise a product or business, or direct people to a business or activity located on the same or other property. [Source: 18.60.060.G]
H. Electronic readerboard signs larger than two square feet used as a window sign or if located on the exterior of a structure. Electronic service station fuel price signs are not considered to be “readerboard” signs. [Source: 18.60.060.H]
I. Balloon or similar inflated sign, except with a Temporary Sign Permit under Section 18.95.100 (Standards for Other Types of Temporary Commercial Signs). [Source: 18.60.060.I] J. Signs advertising tobacco products except as allowed in Section 9.45.230 (Restrictions on the advertising of tobacco products-Exceptions). [Source: 18.60.060.J] K. Commercial signs that are animated and/or moving, including mechanically or human powered or held signs within the public right-of-way, and any mechanically powered animated and/or moving commercial sign on private property, except as allowed in Section 18.90.070 (Specific Sign Standards), given that the movement associated with such signs is particularly distracting to motorists and thus, poses traffic safety hazards. [Source: 18.60.060.K]

18.95.060 Maximum Wall Sign Area
A. Applicability. Maximum sign area regulations established in this Section apply to wall signs and multiple-story office signs. They do not apply to freestanding signs, window signs, off-premises signs, shingle signs, temporary signs, or exempt signs. [Source: 18.60.040.A] B. Maximum Sign Area. All wall signs and multiple-story office signs shall comply with the maximum sign areas specified in Table 18.95-A Maximum Sign Areas: [Source: 18.60.040.B] C. Calculating Maximum Wall Sign Area. In determining compliance with maximum sign area, the following general regulations apply: [Source: 18.60.040.C] Table 18.95-A: Maximum Wall Sign Areas
Zoning District Maximum Sign Area
Residential zones 8 square feet per street frontage.

If a Sign Permit is approved, up to 32 square feet per street frontage is allowed as reasonable and necessary for identification of any of the following uses: Convalescent facility; cemetery; place of assembly; congregate care – general; cultural institution; day care – general; hospital; religious institution; private school; or subdivision community identification.

NB, RB, PAO, C and LI 1 square foot for each linear foot of building frontage.

Mixed use zones Residential components within a mixed-use zone are subject to the same maximum wall sign area provisions as residential zones.

Commercial components within a mixed-use zone are subject to the same maximum wall sign area provisions as NB, RB, PAO, and C zones.

REC If a Sign Permit is approved, up to 32 square feet per street frontage is allowed as reasonable and necessary for identification
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1. Only one side of a building shall be used in calculating the building frontage. The Zoning Administrator may designate another side of a building as the building frontage if it is determined that: [Source: 18.60.040.C.1]
a. The primary access to the tenant spaces is from a side facing an interior side lot line; and [Source: 18.60.040.C.1]
b. The interior lot line is longer than the front lot line. [Source: 18.60.040.C.1]

2. Only the street frontage that is developed or approved for development is counted for purposes of determining the maximum allowable sign area. Vacant land reserved for future development is not counted. [Source: 18.60.040.C.2]

3. No sign or sign area allowed on one tenant’s building frontage shall be transferred to another tenant’s building frontage within a shopping center or other multi-tenant structure or development except in accordance with a Master Sign Program prepared under Section 18.95.110 (Master Sign Program). [Source: 18.60.040.C.3]

4. The sign area shall be measured using the simplest geometric shape that will encompass the extreme limits of the sign. Negative space that is bounded by sign elements shall be counted in the total sign area.

5. The background area of panel signs (area surrounding the lettering) shall not be included in the calculation of total sign area, provided that the background of the panel complies with the following standards: [Source: 18.60.040.C.4] a. Does not contain text; [Source: 18.60.040.C.4]
b. Is designed to be architecturally compatible with the building façade; [Source:

18.60.040.C.4]
c. Is proportionate to the size of the sign lettering; and [Source: 18.60.040.C.4] d. Is compatible with the colors, materials, and design of the sign. [Source:

18.60.040.C.4]
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Figure 18.95-1
Wall Sign Area Management

18.95.070 Specific Sign Standards
A. Freestanding Signs. The following standards apply to freestanding signs. [Source:

18.60.050.A]

1. Freestanding signs shall not exceed the maximum sign areas established in Table

18.95-B (Maximum Freestanding Sign Areas by Zoning District). [Source:

18.60.050.A.1]

2. Calculating Maximum Freestanding Sign Area. The surface area of a freestanding sign shall be calculated by enclosing the extreme limits of all framing, writing, logo, representation, emblem, or other display within a single continuous perimeter Table 18.95-B: Maximum Freestanding Sign Areas by Zoning District Zoning District Maximum Size
Residential zones, OS, and REC 0.5 square foot for each lineal foot of street frontage up to a maximum of 16 square feet on one face or 32 square feet on two faces. A freestanding sign is only allowed for the uses listed in Subsection 18.95.060.B.

NB, RB and C 0.5 square foot for each lineal foot of street frontage up to a maximum of 32 square feet on one face or 64 square feet on two faces.

If the street frontage exceeds 250 feet, one additional freestanding sign is allowed, not to exceed 32 square feet on one face or 64 square feet on two faces.

PAO and LI 0.5 square foot for each lineal foot of street frontage up to a maximum of 16 square feet on one face or 32 square feet on 2 faces.

Mixed-use zones Residential components of a mixed-use zone are subject to the same maximum freestanding sign area provisions as residential zones.

Commercial components of a mixed-use zone are subject to the same maximum freestanding sign area provisions as NB, RB, and C zones Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.95 Public Review Draft – October 2025
239
composed of squares or rectangles with no more than eight lines. See Figure 18.95-2 Sign Area Measurement).

Figure 18.95-2
Sign Area Measurement
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B. Other Regulations. A freestanding sign may not: [Source: 18.60.050.A.2] a. Be closer than 30 feet to another freestanding sign or to a projecting sign; [Source: 18.60.050.A.2.a]
b. Be closer to an interior property line than one-half its height; [Source:

18.60.050.A.2.b]
c. Extend over a public right-of-way nor be located on the same frontage as a projecting sign extending over a public right-of-way; [Source: 18.60.050.A.2.c] d. Be placed outside of a landscaped area; [Source: 18.60.050.A.2.d] e. Exceed eight feet in height in a nonresidential zoning district or exceed six feet in height in a residential zoning district; [Source: 18.60.050.A.2.e] f. Be considered a double-faced sign unless the two faces are an integral part of a single sign and the sign faces are designed to be identical in size and located back to back on opposite parallel planes. [Source: 18.60.050.A.2.f] C. Illumination and Movement. The following regulations apply to signs that are illuminated or move. [Source: 18.60.050.B]

1. No sign may have exposed fluorescent tubes or incandescent bulbs unless determined by the Sign Permit review authority to be an enhancement to the design of the sign and complementary to the architecture of the building facade. [Source: 18.60.050.B.1]

2. Signs indirectly illuminated shall use white or amber colored lights. [Source:

18.60.050.B.2]

3. Signs directly visible from a residential zoning district shall not be illuminated between 10:00 p.m. and 6:00 a.m., except during the hours the business is open. [Source:

18.60.050.B.3]

4. No movement or apparent movement of, or in, a sign or change in intensity of sign illumination is allowed, except for the following if consistent with the other provisions of this Chapter: [Source: 18.60.050.B.4]
a. Time or temperature signs. [Source: 18.60.050.B.4.a] b. Theater canopy signs. [Source: 18.60.050.B.4.b]
c. Electronic readerboard signs located inside a building and within three feet of a window if the total aggregate area of all electronic readerboard signs at any business location does not exceed two square feet. [Source: 18.60.050.B.4.c] D. Multiple-Story Office Signs. An office building at least three stories in height may have a multiple-story office sign to identify the building if: [Source: 18.60.050.C]

1. The sign is located below the top of the parapet at a height and scale architecturally in harmony with the building; [Source: 18.60.050.B.C.1]

2. There is only one identification sign per building; [Source: 18.60.050.C.2] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.95 Public Review Draft – October 2025
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3. Only individual letters or a logo are used and there are no cabinet or can signs. If lighted, the letters shall be internally illuminated; [Source: 18.60.050.C.3]

4. The sign is not indirectly illuminated; [Source: 18.60.050.C.4]

5. The sign complies with the maximum sign area established in Section 18.95.060 (Maximum Wall Sign Area). [Source: 18.60.050.C.5]
E. Off-Premise Signs. An outdoor sign advertising a business, product, or service not sold on the premise is not allowed, unless: [Source: 18.60.050.D]

1. The sign is needed to provide visibility of the business(es) from the nearest arterial or commercial collector street; and [Source: 18.60.050.D.1]

2. The sign is not located in a residential zoning district. [Source: 18.60.050.D.2] F. Projecting Signs. A projecting sign (also referred to as a “shingle” or “blade” sign) shall: [Source:

18.60.050.E]

1. Be set back at least five feet from an interior side property line, if applicable; [Source:

18.60.050.E.1]

2. Not exceed four square feet in area; [Source: 18.60.050.E.2]

3. Be at least seven and one-half feet, but not more than 20 feet, above the surface over which it projects, or not less than 14 feet above a vehicular passageway; and [Source:

18.60.050.E.3]

4. Not project above an apparent eave or parapet, including the eave of a simulated mansard roof. [Source: 18.60.050.E.4]
G. Theater or Cinema Sign. A Sign Permit may be issued for a theater or cinema sign deviating from the standards of this Section, including a marquee with changeable letters, brighter lights, or other features. [Source: 18.60.050.F]
H. Wall Signs. A wall sign, or the painting or decorating of a building with the purpose of advertising a message, shall comply with the maximum sign area requirements established in Section

18.95.060 (Maximum Wall Sign Area) and shall not: [Source: 18.60.050.G]

1. Project above an eave or parapet, including the eave of a simulated mansard roof; [Source: 18.60.050.G.1]

2. Project more than six inches from the face of the building; or [Source: 18.60.050.G.2] I. Window Signs. Window signs are exempt from Sign Permit review, provided the following standards are met: [Source: 18.60.050.H]

1. The window sign does not cover up more than 30 percent of the total window area for each building frontage (glass doors are not included in the calculation of total window area); and [Source: 18.60.050.H.1]

2. The window sign is not located in a residential zoning district, nor directly facing a residential zoning district. [Source: 18.60.050.H.2]
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18.95.080 Sign Design Guidelines
In reviewing sign applications, the Architectural Review Commission shall ensure that all signs are in substantial compliance with the sign guidelines established in the Citywide Design Guidelines. [Source:

18.60.110]

18.95.090 Temporary Sign Standards
A. Temporary Freestanding Sign Standards.

1. General. Temporary freestanding signs are allowed as follows: [Source: 18.60.055.A] a. Commercial and Industrial Zoning Districts. [Source: 18.60.055.A.1] i. Commercial Signs. The Zoning Administrator may issue a Temporary Sign Permit for a temporary commercial freestanding or a portable sign subject to the requirements of Subsections B and C of Section

18.95.100 (Standards for Other Types of Temporary Commercial Signs). [Source: 18.60.055.A.1.a]
ii. Noncommercial Signs. A temporary freestanding noncommercial sign is allowed if it complies with the standards in Subparagraphs 2 through 3 of this Section. No Temporary Sign Permit is required.[Source:

18.60.055.A.1.a]
b. Residential and REC Zoning Districts. [Source: 18.60.055.A.2] i. Commercial Signs. No temporary freestanding commercial sign is allowed in a residential zoning district, except for an exempt real estate sign under Section 18.90.040 (Exempt Signs). Real estate signs are not permitted in the REC zoning district. [Source: 18.60.055.A.2.a] ii. Noncommercial Signs. A temporary freestanding noncommercial sign is allowed in a residential zoning district or the REC district if it complies with Subparagraphs 2 through 3 of this Section. A temporary freestanding noncommercial sign may be displayed as a temporary freestanding sign or as a building wall or fence mounted banner. No Temporary Sign Permit is required. [Source: 18.60.055.A.2.b] c. Mixed-Use Zoning Districts. [Source: NEW]
i. Residential. Residential components of a mixed-use zoning district are subject to the temporary freestanding sign standards for residential zoning districts established in Subparagraph A.1.b. [Source: NEW] ii. Commercial. Commercial components of a mixed-use zoning district are subject to the temporary freestanding sign standards for commercial zoning districts established in A.1.a. [Source: NEW] d. Dimensions. Table 18.95-C (Temporary Freestanding Sign Standards - Noncommercial) establishes standards for allowable size, aggregate area, Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.95 Public Review Draft – October 2025
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spacing, and sign display duration for temporary freestanding noncommercial signs: [Source: 18.60.055.B]
B. Location. [Source: 18.60.055.C]

1. A temporary freestanding noncommercial sign shall not be attached to a utility or light pole, tree, or other vegetation, except that a temporary freestanding noncommercial sign may be displayed as a banner temporarily affixed to poles (other than utility poles or light poles) placed on private property solely for the purpose of displaying temporary signage or as a building wall mounted banner. [Source: 18.60.055.C.1]

2. A temporary freestanding noncommercial sign shall not obstruct or pose the threat of obstructing vehicular or pedestrian travel. The sign shall be located in compliance with the requirements of Section 18.55.070 (Traffic Safety Visibility Area). [Source:

18.60.055.C.2]
Table 18.95-C: Temporary Freestanding Noncommercial Sign Standards Standard Commercial And
Industrial Zoning
Districts
Residential and REC Zoning Districts
Properties with up to 150
feet of lineal street frontage3
Properties with over 150
feet of lineal street frontage3
Maximum Area per Sign
Face (single or doublesided)
16 square feet 6 square feet 25 square feet
Maximum Aggregate Area
for All Signs
64 square feet1 25 square feet 25 square feet
Maximum Individual Letter
Height
Not to exceed 50% of sign
face height or 12 inches
whichever is greater
Not to exceed 50% of sign
face height or 12 inches
whichever is greater
Not to exceed 50% of sign
face height or 12 inches
whichever is greater
Maximum Size of Any
Graphic, Emblem, Logo or
Photograph
Not to exceed 30% of sign
face area
Not to exceed 30% of sign
face area
Not to exceed 30% of sign
face area
Minimum Distance Between
Temporary Freestanding
Noncommercial Signs
Multiple signs, regardless of
spacing, arranged to appear
as one sign to convey a
single message or image,
are prohibited.

Multiple signs, regardless of
spacing, arranged to appear
as one sign to convey a
single message or image,
are prohibited.

Multiple signs, regardless of
spacing, arranged to appear
as one sign to convey a
single message or image,
are prohibited.

Maximum Height 8 feet 6 feet 6 feet
Sign Display Duration4 Up to 65 days, two times per
year, or up to 30 days, six
times per year, or any
combination of the above
that does not exceed a total
of 195 days per year, all
with at least 30 days
between each display
period2
Up to 65 days, two times per
year, or up to 30 days, six
times per year, or any
combination of the above
that does not exceed a total
of 195 days per year, all
with at least 30 days
between each display
period2
Up to 65 days, two times per
year, or up to 30 days, six
times per year, or any
combination of the above
that does not exceed a total
of 195 days per year, all
with at least 30 days
between each display
period2
NOTE: Mixed-use zones. Residential components of a mixed-use zoning district are subject to the standards for residential zoning districts, and commercial components of a mixed-use zoning district are subject to the standards for commercial zoning districts.
1 – The aggregate sign area applies whether the signs are located on an individual lot or within a single commercial shopping center, business park, industrial park or other complex of related buildings. 2 – Sign text changes may occur within each occurrence. 3 – When a property (lot) has more than one street frontage, only one is used to calculate street frontage. 4 – A record of sign display dates shall be maintained by the person displaying the sign and available to the city for review upon request.

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3. A temporary freestanding noncommercial sign is not allowed in or over the public rightof-way (including public streets, alleys, sidewalks and unpaved areas). Except, in residential and REC zoning districts, a temporary freestanding noncommercial sign may be placed within the privately maintained portion of the public right-of-way that extends beyond the edge of sidewalk (or, beyond the edge of curb if no sidewalk exists) in the front setback, provided that it does not block or impede public or vehicular access, parking, traffic safety visibility area, utility access, or disabled access, and does not otherwise create a hazard or public nuisance. [Source: 18.60.055.C.3] C. Temporary Portable Freestanding Signs. A temporary portable freestanding sign (“A-frame,” “H-frame,” or similar sign): [Source: 18.60.057.B]

1. May be approved by the zoning administrator subject to compliance with design, siting and locational criteria established by the zoning administrator or as specified in an approved master sign program. [Source: 18.60.057.B.1]

2. May not be located within any public right-of-way (except in the Downtown Specific Plan area subject to approval by the city engineer). [Source: 18.60.057.B.2]

3. May not be located within areas regulated to preserve sight distance (see PHMC §

18.50.100). [Source: 18.60.057.B.3]

4. May be approved for display with a temporary sign permit for no more than 20 calendar days, up to six times each calendar year. [Source: 18.60.057.B.4] D. Temporary freestanding noncommercial signs shall not be lighted. [Source: 18.60.055.D]

18.95.100 Standards for Other Types of Temporary Commercial Signs A. Temporary Commercial Wall Signs. A Temporary Sign Permit may be approved for a temporary commercial wall sign if all the following standards are met: [Source: 18.60.057.A]

1. Sign Area. The temporary wall sign area shall not exceed a maximum of 25 square feet. Buildings with a frontage more than 100 linear feet, the maximum temporary wall sign area may be increased at the discretion of the Zoning Administrator, not to exceed the maximum sign area allowed under Section 18.95.060 (Maximum Wall Sign Area). [Source: 18.60.057.A.1]

2. Sign Width. The temporary wall sign width shall not exceed two-thirds of the width of the storefront. [Source: 18.60.057.A.2]

3. Number of Signs. No more than two temporary wall signs shall be displayed at any one time, and they shall not face in the same direction. [Source: 18.60.057.A.3]

4. Attachment. The temporary wall sign shall be securely attached to a wall, fascia, or window of the structure. [Source: 18.60.057.A.4]

5. Duration. The Temporary Sign Permit shall not allow a temporary wall sign to be displayed for more than 20 calendar days, six times each calendar year. [Source:

18.60.057.A.5]

6. Purpose. The temporary sign is necessary to: [Source: 18.60.057.A.6] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.95 Public Review Draft – October 2025
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a. Advertise a special event, promotion, sale, or other temporary activity; [Source: 18.60.057.A.6.a]
b. Maintain identity while a Sign Permit application is pending and until a permanent sign is erected; [Source: 18.60.057.A.6.b]
c. Warn of a temporary, dangerous condition; or [Source: 18.60.057.A.6.c] d. Advertise a temporary use allowed by a Temporary Use Permit. [Source:

18.60.057.A.6.d]
B. Other Commercial Temporary Signs. A Temporary Sign Permit may be issued for a flashing sign, searchlight, flag, pennant, streamer, spinner, air blown, or similar device. For these types of signs, the Temporary Sign Permit may be issued for no more than seven days, six times per calendar year. [Source: 18.60.057.C]

18.95.110 Master Sign Program
A. General Requirement. A site with more than four nonresidential tenants or proposing a renovation of more than 5,000 square feet shall have an approved Master Sign Program in accordance with Chapter 18.150 (Master Sign Program) before issuance of any occupancy permit and before any permanent sign is placed or modified. [Source: 18.60.080.A] The owner of an existing development may submit a Master Sign Program to be reviewed and approved by the Architectural Review Commission. [Source: 18.60.080.A] B. Variations. A Master Sign Program may include certain variations from the standards of this Chapter subject to the following: [Source: 18.60.080.B]

1. The Master Sign Program shall conform to the maximum sign area requirements of Section 18.95.060 (Maximum Wall Sign Area). The Architectural Review Commission may allow an increase in maximum wall sign area for individual tenants, provided that the overall allowable wall sign area for the project site is not exceeded. In addition, for a multiple building site, sign area may be transferred from one building frontage to another if the transfer does not exceed 50 percent of the area allowed for a particular frontage or tenant; [Source: 18.60.080.B.1]

2. The Master Sign Program may allow more than one freestanding sign per lot; [Source:

18.60.080.B.2]

3. The Master Sign Program may allow for decorative, “nongeneric,” temporary freestanding signs (such as “A” or “H” frames, menu boards, and small temporary promotional signs) on the premise. In the Downtown Specific Plan area, such signs may be allowed in the public right-of-way subject to review and approval by the City Engineer. Such temporary freestanding signs shall comply with the following standards:
a. Be limited to locations that would not impair or obstruct public access, disabled access, parking, loading, and/or required intersection or driveway visibility. b. Not be permanently attached to the ground or any other fence, wall or structure.

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c. The design, size, location, number, and spacing of such signs are subject to Architectural Review Commission approval. [Source: 18.60.080.B.3]

4. Conflicting Standards. In the case that the Master Sign Program has more restrictive requirements, including methods of measurement, than prescribed by this Chapter, the Master Sign Program shall be controlling. [Source: 18.60.080.B.4]

18.95.120 Minor Sign Adjustment
A. The Architectural Review Commission may approve minor adjustments involving not more than a 20 percent change from any provision of this Chapter as part of approval of a Sign Permit, except that a greater number of signs is not allowed. [Source: 18.60.090.A] B. Before approval of a minor adjustment, the Architectural Review Commission shall find that the adjustment complies with all the following standards: [Source: 18.60.090.B]

1. Is consistent with the intent of the specific purposes of this Chapter; [Source:

18.60.090.B.1]

2. Will not adversely affect adjacent properties or tenants; and [Source: 18.60.090.B.2]

3. Is necessary due to practical difficulties involved in the strict application of the standards of this Title to the project site or would result in a superior, more creative design. [Source: 18.60.090.B.3]

18.95.130 Major Sign Adjustment
A. The Planning Commission may approve major adjustments involving more than a 20 percent change from any provision of this Chapter through approval of a Use Permit. [Source:

18.60.100.A]
B. Before approval of a Use Permit for a major sign adjustment, the Planning Commission shall make the following findings in addition to the findings required by Chapter 18.155 (Use Permits): [Source: 18.60.100.B]

1. The adjustment is consistent with the intent of the specific purposes of this Chapter; [Source: 18.60.100.B.1]

2. The adjustment will not adversely affect adjacent properties or tenants; and [Source:

18.60.100.B.2]

3. The adjustment is necessary due to practical difficulties involved in the strict application of the standards of this Title to the project site or would result in a superior, more creative design. [Source: 18.60.100.B.3]

18.95.140 Maintenance, Abandonment, and Obsolete Signs
A. Maintenance. Each sign shall be: [Source: 18.60.070.A]

1. Maintained in a secure and safe condition; [Source: 18.60.070.A]

2. Maintained in good repair; and [Source: 18.60.070.A]

3. Cleaned, painted, and replaced as necessary to present a neat appearance. [Source:

18.60.070.A]
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B. Abandoned or Obsolete Sign. An on-premises sign advertising an activity, business, service or product shall be removed within 45 calendar days after a business is no longer in operation. If the sign is not so removed, the code enforcement officer may have the sign removed in accordance with the public nuisance abatement provisions of Pleasant Hill Municipal Code Chapter 7.05, and the property owner will be held responsible for the cost of removal. Any prior exceptions, adjustments, modifications or variances granted for the abandoned or obsolete sign are void 45 calendar days after the business is no longer in operation. [Source:

18.60.070.B]

18.95.150 Enforcement
A. If the City determines that a sign is not secure, safe, or in a good state of repair, it shall give written notice to the person responsible for the sign. If the defect is not corrected within the time allowed by the City, the City may revoke the Sign Permit or Temporary Sign Permit to maintain the sign and may remove the sign in accordance with the public nuisance abatement provisions of Chapter 7.05 (Public Nuisances). [Source: 18.60.070.A] B. Illegal Signs. An illegal sign is any sign in violation of this Chapter including, but not limited to, the following: [Source: 18.60.120.A]

1. A sign erected or displayed without a Sign Permit, unless the sign is exempt under Section 18.95.040 (Exempt Signs); [Source: 18.60.120.A.1]

2. A sign which is prohibited under Section 18.90.050 (Prohibited Signs); [Source:

18.60.120.A.2]

3. A sign which is a danger to the public or which is unsafe; [Source: 18.60.120.A.3]

4. A sign which is not properly maintained, abandoned, or obsolete under Section

18.95.140 (Maintenance, Abandonment, and Obsolete Signs); or [Source:

18.60.120.A.4]
C. Abatement.

1. An illegal sign violates this Zoning Ordinance and is considered a public nuisance and may be abated in accordance with any enforcement procedure established in Chapter

18.195 (Enforcement), or the public nuisance abatement procedures established in Chapter 7.05 (Public Nuisances). The cost of abatement is the responsibility of the owner. Each person who erects or maintains a sign which is subject to removal is jointly and severally liable for the cost of removal. [Source: 18.60.120.B]

2. In addition to all other remedies, the City has a lien upon the sign which it removes for the cost of removal and may, but is not required to, keep possession of the sign until the owner redeems it by paying the cost of removal. The City may dispose of the sign 30 calendar days after removal without further liability to the owner by giving the owner notice that the owner may redeem the sign by paying the cost of removal. [Source:

18.60.120.B]

3. An illegal sign on public property may be summarily removed without prior notice to the owner. [Source: 18.60.120.C]
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Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.100 Public Review Draft – October 2025
249
Chapter 18.100
Tree Preservation
Chapter 18.100 Tree Preservation
250
Chapter 18.100 Tree Preservation
Sections

18.100.010 Purpose and Applicability

18.100.020 Definitions

18.100.030 Permit Required

18.100.040 Exemptions

18.100.050 Preservation and Replacement Plan

18.100.060 Performance Security

18.100.070 Heritage Trees

18.100.080 Conditions of Approval

18.100.090 Penalties

18.100.100 Referral

18.100.110 Tree Removal Permit Expiration

18.100.120 Appeals

18.100.010 Purpose and Applicability
A. Purpose. The purpose of this Chapter is to establish standards to protect and preserve trees throughout the City by identifying clear processes and procedures for the removal and replacement of trees.

B. Applicability. The standards of this Section apply to any person, firm, corporation, private or public utility, or governmental entity responsible for the removal, relocation, alteration, damage, or demolition of a protected tree or heritage tree. City initiated projects shall also be subject to the provisions of this Chapter unless specifically exempted by the City Council. [Source:

18.50.110.A]

18.100.020 Definitions
The following definitions apply to the standards of this Chapter.

A. Damage. Damage means any intentional action or gross negligence, which causes injury, death or disfigurement of a tree. Actions include, but are not limited to, cutting, girdling, poisoning, overwatering, soil compaction, unauthorized relocation or transportation of a tree, or trenching, excavating, altering the grade, or paving within the dripline or tree protection zone (if specified) of a tree.

B. Dead Tree. Dead tree means a tree that is dead or that has been damaged beyond repair or is in an advanced state of decline (where an insufficient amount of live tissue, green leaves, limbs, or branches exist to sustain life) and has been determined to be such by the Zoning Administrator.

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C. Excessive Trimming. Excessive trimming means any of the following and is a prohibited act that constitutes removal:

1. Removing more than 25 percent, of the functioning leaf, stem, or root area within 12 months. Excessive trimming is potentially injurious to the tree resulting in the tree appearing as a “bonsai,” “lion’s tailed,” or “lolly-popped,” or overly thinned.

2. Removal of the leaf or stem area predominantly on one side, topping, or excessive tree canopy or crown raising. Exceptions may be considered by the Zoning Administrator subject to review and approval of a tree removal when such trimming is determined by the Zoning Administrator to be the only feasible way to provide necessary clearance from overhead utilities or public improvements or to abate a hazardous condition or public nuisance, or when the trimming is recommended by a certified arborist due to the health and/or structure of the tree.

3. The cutting of any root two inches or greater in diameter and/or severing more than 25 percent of the roots and/or pruning not in compliance with ANSI A-300, Part I pruning standard for trees, or the International Society of Arboriculture Pruning Best Management Practices (latest available revision of each).

D. Hazardous Tree. A hazardous tree is considered one that possesses a structural defect which poses an imminent risk if the tree or part of the tree that would fall on someone or something of value. Structural defect means any structural weakness or deformity of a tree or its parts.

E. Tree Removal. Tree removal means any of the following:

1. Complete tree removal such as cutting to the ground or extraction of the tree; and

2. Taking any action foreseeably leading to the death of a tree or permanent damage to its health or structural integrity, including but not limited to excessive trimming, cutting, girdling, poisoning, over-watering, unauthorized relocation or transportation of a tree, or trenching, excavating, altering the grade, or paving within the dripline area of a tree.

F. Tree Protection Zone (TPZ). The TPZ is a restricted activity zone where soil disturbance, storage or parking of vehicles, storage of any other materials or chemicals, and/or alteration of drainage is not allowed, unless otherwise approved by the City. The project arborist or a City arborist shall designate the area of the TPZ with a temporary fenced tree enclosure designed to protect the tree and its roots from disturbance. Within the TPZ, roots that are critical for tree survival are typically found in the upper three-foot soil horizon and may extend beyond the dripline of the tree.

18.100.030 Permit Required
A. General Requirements. No person, firm, corporation, private or public utility, or governmental entity shall remove, relocate, excessively trim, damage, or demolish a protected tree or heritage tree before obtaining a tree removal permit from the Zoning Administrator or approval from another applicable City decision-making body. [Source: 18.50.110.A] B. Protected Trees. For the purposes of this Chapter, all of the following are classified as “protected trees”: [Source: 18.50.110.A.1]
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1. Any native oak tree or indigenous tree with a trunk diameter measurement of nine inches or larger. Indigenous trees include but are not limited to: Alnus Oregona (Red Alder), Acer Macrophyllum (Bigleaf Maple), Aesculus Californica (California Buckeye), Arbutus Menziesii (Madrone), Umbellularia Californica (California Bay or Laurel), Juglans Hindsii (California Black Walnut), Platanus Racemosa (California Sycamore), or Sambucus Mexicana (Elderberry). The California Native Plant Society’s Calscape list of indigenous/native trees for the Bay Area can be referenced to determine whether a tree is considered native or indigenous to the region. [Source: 18.50.110.A.1.a and

18.50.110.A.1.b]

2. Nonnative trees, excluding Eucalyptus and Palm trees with a trunk diameter measurement of 18 inches or larger. Nonnative trees include species such as Sequoia Sempervirens (Coastal Redwood), Pinus Canariensis (Canary Island Pine), Pinus Halepensis (Aleppo Pine), Pinus Pinea (Italian Stone Pine), Pinus Radiata (Monterey Pine), Ulmus Americana (American Elm), Ulmus Parvifolia (Chinese Elm), Ulmus Pumila (Siberian Elm), Liquidambar Styraciflua (American Sweet Gum), Cedrus Deodara (Deodar Cedar), Cedrus Atlantica (Atlas Cedar), Fraxinus Uhdei (Shamel Ash), Fraxinus American (White Ash), Fraxinus Augustifolia (Raywood Ash), Cupressus (Cypress species), Morus Alba (Fruit/Fruitless Mulberry), Chinese Pistache, Robinia Pseudoacacia (Black Locust), Pyrus Calleryana (Bradford Pear), Cinnamomum Camphora (Camphor). [Source: 18.50.110.A.1.c]

3. Any tree shown to be preserved on an approved tentative map, development, or site plan or required to be retained as a condition of approval or environmental mitigation measure. [Source: 18.50.110.A.1.d]

4. Any tree required to be planted as a replacement for an unlawfully removed tree. [Source: 18.50.110.A.1.e]

5. Any tree designated as a “heritage tree” in compliance with Section 18.100.070 (Heritage Trees). [Source: 18.50.110.A.1.f]
Note: See subsection G of this Section for definition of trunk diameter measurement. [Source: 18.50.110.A.1.f]
C. Trunk Diameter Measurement. For the purposes of this Chapter, the trunk diameter shall be measured using the following parameters: [Source: 18.50.110.G.6]

1. Point of measurement shall start at 54 inches (DBH) above the existing ground surface adjacent to the trunk of the tree. [Source: 18.50.110.G.6]

2. The width of the tree shall be measured from one side of the trunk to the opposite side, or alternatively, measure the circumference of the tree’s trunk (in inches) and divide by Pi (3.14). [Source: 18.50.110.G.6]

3. For trees located on a slope, the trunk diameter shall be measured from the midpoint between the lowest and highest point of existing grade adjacent to the tree trunk. [Source: 18.50.110.G.6]
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4. For trees with more than one trunk, the combined diameter of all trunks measured at 54 inches (DBH) above the ground shall be the diameter of that individual tree. [Source:

18.50.110.G.6]
Figure 18.100-1: Tree Trunk Diameter Measurements
D. Arborist Report Required. Any application for a tree removal permit shall include a letter report prepared by a certified arborist addressing the health/condition of the tree, the rationale for removal, the feasibility of any alternatives to removal, and any recommendations for replacement trees. [Source: 18.50.110.A.2]
E. Criteria for Tree Removal Review. The Zoning Administrator, or other applicable review authority, shall consider the following factors in determining whether to approve the removal of a tree(s): [Source: 18.50.110.A.3]

1. Health or physical condition of the tree; [Source: 18.50.110.A.3.a] Chapter 18.100 Tree Preservation
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2. Any potential hazard or any risk presented by the tree determined using the ANSI A300, part 9 Standard for Tree Risk Assessment; [Source: 18.50.110.A.3.b]

3. Whether the tree is causing a public nuisance and/or a public safety hazard; [Source:

18.50.110.A.3.c]

4. Potential for the tree to be a detriment to other protected trees due to its location, overcrowding, or its health; [Source: 18.50.110.A.3.d]

5. Evidence of significant damage to property caused, or likely to be caused, by the tree; [Source: 18.50.110.A.3.e]

6. Any potential historic or cultural significance of the tree; [Source: 18.50.110.A.3.f]

7. Whether the tree substantially inhibits sunlight necessary for the operation of active or passive solar heating, cooling or energy generation and trimming or thinning is not a feasible alternative to removal; [Source: 18.50.110.A.3.g]

8. Whether the tree is obstructing proposed improvements that cannot be reasonably designed to avoid tree removal; [Source: 18.50.110.A.3.h]

9. Whether the tree is located in close proximity to a structure in a high fire hazard area and removal is necessary to create defensible space per applicable fire safety laws, regulations or Fire District requirements; [Source: 18.50.110.A.3.i]

10. Whether preservation of the tree(s) would render a site undevelopable, and the Planning Commission or City Council has determined that no economically viable use can be made of underlying or adjacent property if the tree is not removed and that every reasonable effort has been made to retain the tree; [Source: 18.50.110.A.3.j]

11. Feasibility of alternatives to removal of the tree (for example, depending on the circumstances, abandonment in place of a natural gas pipeline that is over 30 years old and relocation of the pipeline may be deemed a feasible alternative); [Source:

18.50.110.A.3.k]

12. Any other circumstances deemed relevant by the Zoning Administrator or other review authority based on site conditions, technical analyses, and/or the location of the tree. [Source: 18.50.110.A.3.l]
F. Third-Party Peer Review Arborist. When deemed necessary by the Zoning Administrator or other applicable review authority, a third-party peer review prepared by a certified arborist, board certified master arborist, or registered consulting arborist may be required (at the cost of the applicant) to perform one or more of the following analyses: [Source: 18.50.110.A.4]

1. Review the applicant’s arborist report and/or tree preservation and replacement plan, [Source: 18.50.110.A.4]

2. Physically inspect and evaluate the tree(s) proposed for removal, [Source:

18.50.110.A.4]

3. Provide a written analysis to include the peer review arborist’s findings and recommendations, or [Source: 18.50.110.A.4]

4. Provide recommendations regarding tree replacement. [Source: 18.50.110.A.4] Part 3 – Regulations Applicable to All Zoning Districts Chapter 18.100 Public Review Draft – October 2025
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G. Replacement Trees Required. [Source: 18.50.110.A.5]

1. Replacement Ratios. Unless otherwise specified by the Zoning Administrator or other applicable review authority, the replacement ratios for tree removal shall be as follows:
[Source: 18.50.110.A.5.a]
a. A protected native or indigenous tree approved for removal shall be replaced by at least two 15-gallon trees on the project site. [Source: 18.50.110.A.5.a.i] b. A protected nonnative tree approved for removal shall be replaced by at least one 15-gallon tree on the project site. [Source: 18.50.110.A.5.a.ii] c. In addition to the requirements in Subparagraphs a and b of this Subsection, removal of any protected tree, as part of an areawide program and/or discretionary development plan, that is located within or adjacent to the public right-of-way along Contra Costa Boulevard or within or adjacent to the Iron Horse Trail, may also be subject to additional mitigation requirements to address potential adverse communitywide social, economic, or environmental impacts of tree removals. Adverse impacts (individual or cumulative) that may require additional mitigation may include, but not limited to, biological values, aesthetics, loss of shade, economic vitality, air quality, vehicle speed, community identity, and other similar factors, resulting directly or indirectly from tree removal and the substantial length of time required for replacement trees to reach the same level of maturity and therefore provide the same functionality and benefits as the trees that are removed. [Source:

18.50.110.A.5.a.iii]

2. Replacement Tree Species. The species of the replacement trees shall be approved by the Zoning Administrator or other applicable review authority. [Source:

18.50.110.A.5.b]

3. Off-Site Replacement. Off-site tree replacement may be considered if the project site already has a significant mature tree population, to prevent overcrowding or infringement on existing structures. Adequate provisions for maintenance of the replacement tree shall be specified, subject to approval by the Planning Commission. [Source: 18.50.110.A.5.c]

4. Replacement Infeasible. If it is determined that on-site or off-site replacement of trees is not currently feasible due to lack of adequate space on site or lack of a suitable and available off-site location, the applicable review authority may, at its discretion, allow one of the following alternatives
a. Have the applicant to pay an in lieu fee to the City for provision of off-site trees at the ratio recommended in Paragraph G.1. The in lieu fee shall be based on the estimated value of the replacement tree(s) including any installation and maintenance costs and shall be approved by the applicable review authority. b. For a tree removal on a single-family residential property, the review authority may reduce or waive the tree replacement requirement, as appropriate.

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c. Require additional mitigation measures for each tree removed within or adjacent to Contra Costa Boulevard and/or within or adjacent to the Iron Horse Trail (see Subparagraph c of Paragraph G.1). [Source: 18.50.110.A.5.d]

5. Maintenance. Replacement trees shall be properly maintained by the permittee to ensure their survival. [Source: 18.50.110.A.5.e]
a. Replacement trees on single-family residential sites shall be maintained for a minimum of two years after planting. [Source: 18.50.110.A.5.e] b. Replacement trees on all other sites shall be maintained as noted in any landscape maintenance agreement and/or City approved landscape plan or tree preservation and replacement plan applicable to the site. [Source:

18.50.110.A.5.e]

18.100.040 Exemptions
A Tree Removal Permit is not required before removal of a protected tree under any of the following circumstances: [Source: 18.50.110.B]
A. Removal is determined necessary by Contra Costa Fire Protection District personnel actively engaged in fighting a fire. [Source: 18.50.110.B.1]
B. Removal of trees on property owned by the Pleasant Hill Recreation and Park District. [Source:

NEW]
C. Immediate removal is required to prevent imminent danger to life or property, such as with a “hazardous tree” as defined in Section 18.100.020 (Definitions) or if necessary to restore utility service within 48 hours of a storm, and the City Manager or their designee has been notified of the removal at the earliest opportunity, and it is not feasible to obtain a permit before removal.

In the case of immediate removal, a tree removal permit shall be submitted within five days following removal to ensure that the provisions of this Chapter and any other applicable provisions of the Municipal Code or applicable land use entitlements are satisfied. [Source:

18.50.110.B.2]
D. The tree is held for sale as part of a licensed nursery business. [Source: 18.50.110.B.3] E. The tree(s) are designated as “To Be Removed” on an approved subdivision map (tentative map or parcel map) or development plan provided that the tree removal has been reviewed and approved by the decision-making body for the subdivision map and/or development plan based on the criteria in Subsection E and a tree preservation and replacement plan has been approved in accordance with Section 18.100.050 (Preservation and Replacement Plan). [Source: 18.50.110.B.4]
F. The Zoning Administrator determines that the tree is dead.

1. The Zoning Administrator may require submittal of a report from a licensed arborist if deemed necessary to verify the condition of the tree.

2. A fee shall not be required for a determination by the Zoning Administrator that a tree is dead.

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3. Dead trees that are removed shall not require replacement unless located on a site with a City-approved landscape plan or landscape maintenance agreement, in which case, the dead tree shall be replaced on a 1:1 basis. [Source: 18.50.110.B.5, modified] G. Tree trimming that does not constitute “excessive trimming” as defined in Section 18.100.020 (Definitions). [Source: 18.50.110.B.6]
H. A governmental entity or a public or private utility determines the removal of a tree(s) is exempt from this Chapter by Federal or State law, regulation, or administrative order. A copy of such statute, regulation, or order shall be provided to the Zoning Administrator for approval. [Source:

18.50.110.B.7]

18.100.050 Preservation and Replacement Plan
A. General Requirements. A tree preservation and replacement plan prepared by a State licensed or certified professional shall be submitted when:

1. A discretionary land use entitlement application includes removal of protected trees.

This provision does not apply to an entitlement involving only one single-family residence where the Zoning Administrator may administratively require tree protection measures as needed if a proposed development has the potential to adversely impact a protected tree.

2. Required by the Zoning Administrator or other applicable review authority as a condition of a Tree Removal Permit approval.

B. Content Requirements. The tree preservation and replacement plan shall be subject to the review and approval of the Zoning Administrator or other applicable city decision making body and shall include: [Source: 18.50.110.C]

1. A map and inventory showing the location, species, health rating, size, and a unique tree number for all trees on the site. The trees to be removed, relocated, or demolished shall be labeled “To Be Removed” or marked with an “X” and the inventory shall indicate by notation why removal of each tree is necessary based on the criteria included in Subsection E of Section 18.100.030 (Permit Required). [Source:

18.50.110.C.1]

2. A report from a certified arborist, board certified master arborist, or registered consulting arborist describing the condition of all existing trees, the anticipated impacts of grading, trenching, and construction on the protected trees and recommending specific protective measures to be implemented before commencement of grading or construction to minimize potential adverse impacts on protected trees. The report shall designate TPZs for each protected tree and/or group of protected trees that are proposed to remain on-site and the additional measures such as protective fencing, staking, and signage necessary to avoid inadvertent damage to protected trees during grading and construction. All required tree protection measures shall also be included with the grading and/or construction documents for the development. [Source:

18.50.110.C.2]
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3. A replanting plan prepared by a licensed landscape architect or other professional approved by the City for replacement of each tree removed as required by the Zoning Administrator or other applicable City decision-making body. The planting plan shall include replacement trees as required in accordance with Subsection G and shall conform with ANSI A-300 Standard Part XXX (Planting). [Source: 18.50.110.C.3]

4. Provisions to ensure ongoing maintenance of any required replacement trees. [Source:

18.50.110.C.4]

18.100.060 Performance Security
To ensure the safety and well-being of existing protected trees that may be impacted by grading or construction and/or any replacement trees required to be planted in accordance with this Chapter, the Zoning Administrator or other applicable review authority may, at its discretion, require an applicant to post a cash deposit or other performance security acceptable to the City guaranteeing that each such tree will be protected against harm from grading or construction and will be adequately maintained. The performance security shall be posted with the Zoning Administrator before issuance of grading permits and shall be governed by the following provisions: [Source: 18.50.110.D] A. The Zoning Administrator shall establish the amount of the performance security which shall be equal to the estimated value of the protected trees. [Source: 18.50.110.D.1] B. The performance security shall remain in effect for a period of five years, or two years for singlefamily residential sites following the date of final inspection and acceptance of the development project by the City. [Source: 18.50.110.D.2]
C. The performance security shall provide that if the City determines that a protected tree has been removed, permanently damaged, or destroyed due to development activity during the effective period of the performance security, the City is entitled to recover the face amount of the performance security. [Source: 18.50.110.D.3]
D. At the expiration of the effective period of the performance security, if the city determines that the protected trees have not been removed, permanently damaged, or destroyed due to development activity, the performance security shall be refunded, or the surety bond terminated. [Source: 18.50.110.D.4, modified]

18.100.070 Heritage Trees
Notwithstanding any other provisions of this Chapter, a tree which is enrolled in the City’s Heritage Tree Program may not be removed, relocated, damaged, or demolished, and no permit or tree preservation and replacement plan authorizing such action may be issued, unless the Zoning Administrator or other applicable City decision-making body determines that the tree poses a hazard to property or danger of disease or infection to surrounding healthy trees. [Source: 18.50.110.E, modified] A. Eligibility. Any native or indigenous tree in the city with a trunk diameter measurement of 16 inches or more or any tree grouping in the city with at least one tree of this diameter is eligible for enrollment in the Heritage Tree Program, with the consent of the property owner. [Source:

18.50.110.E.1]
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B. Enrollment. The Zoning Administrator shall review and approve applications for enrollment in the Heritage Tree Program unless an eligible tree or tree grouping is unhealthy and cannot be saved. Upon approval of an application, the Zoning Administrator shall: [Source: 18.50.110.E.2]

1. Record the location and the plant number of each tree or tree grouping. [Source:

18.50.110.E.2.a]

2. Obtain a color photograph of the tree or tree grouping at the time of its enrollment. [Source: 18.50.110.E.2.b]

3. Affix a plaque on the tree or tree grouping identifying: [Source: 18.50.110.E.2.c] a. The scientific name of the tree(s); [Source: 18.50.110.E.2.c.i] b. The common name of the tree(s); [Source: 18.50.110.E.2.c.ii] c. The plaque number (i.e., Heritage Tree No. ____); and [Source:

18.50.110.E.2.c.iii]
d. The name of the owner. [Source: 18.50.110.E.2.c.iv]

4. Award a certificate to each property owner enrolling a tree or tree grouping in the program, expressing the appreciation of the City and its citizens. [Source:

18.50.110.E.2.d]

18.100.080 Conditions of Approval
The Zoning Administrator or other applicable review authority may impose reasonable conditions of approval on a tree removal permit, consistent with the purposes of this Chapter, to ensure safe and unobtrusive tree removal, replacement, relocation, and demolition; maintenance of replacement trees; and protection of trees not approved to be removed. It shall be a violation of this Chapter for any property owner or agent of the owner to fail to comply with any condition of approval or other requirement in accordance with this Chapter. [Source: 18.50.070.F]

18.100.090 Penalties
In addition to all other remedies established in the municipal code or otherwise provided by law, the following remedies shall be available to the City for violation of this Chapter: [Source: 18.50.110.H] A. For unlawful removal or damage of a native oak tree or heritage tree, a civil penalty may be imposed at the discretion of the City in an amount not to exceed $1,000 per tree unlawfully removed or damaged, or the replacement value of each such tree. Such amount shall be payable to the City. Failure to pay this penalty may result in imposition of a lien or special assessment on the property in the amount of the penalty and any additional costs incurred by the City in addressing the violation. [Source: 18.50.110.H.1] B. Replacement value for the purposes of this Section shall be determined utilizing “trunk formula method” as specified in the most recent edition of the Guide for Plant Appraisal, published by the International Society of Arboriculture. [Source: 18.50.110.H.1] Chapter 18.100 Tree Preservation
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18.100.100 Referral
The Zoning Administrator may refer any tree removal permit application directly to the Planning Commission (or Architectural Review Commission if the removal is on a site with a landscape plan previously approved by the Architectural Review Commission). [Source: 18.50.110.I]

18.100.110 Tree Removal Permit Expiration
An approved Tree Removal Permit shall be valid for a period of 12 months from the approval date, unless the tree is removed, or the permit is renewed by the Zoning Administrator or other review authority that originally approved the permit. [Source: 18.50.110.J]

18.100.120 Appeals
Any decision to approve or deny a Tree Removal Permit may be appealed by the applicant or any interested party in accordance with the procedures specified in Chapter 18.185 (Appeals and Calls for Review). [Source: 18.50.110.K]
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Chapter 18.105
Water-Efficient Landscaping
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Chapter 18.105 Water-Efficient Landscaping
Sections