18.120.040]
C. Zoning Administrator Review. The Zoning Administrator, upon receipt of City Council’s authorization, shall review the development agreement application, undertake environmental review in compliance with Section 18.175.050 (Environmental Review), consult with all applicable City departments, and obtain such additional information from the applicant as may be deemed necessary. Within 45 calendar days of receipt of the application, the Zoning Administrator shall prepare a report containing their recommendation. The recommendation shall consist of the following: [Source: 18.120.040.A, 18.120.050.A]
1. A statement of potential public benefits and costs accruing to the City if the agreement were entered into; [Source: 18.120.040.A.1]
2. A recommendation as to whether the City should negotiate further with the applicant; [Source: 18.120.040.A.2]
3. A statement whether the application meets the minimum statutory requirements for a development agreement, as established by this Chapter and State law; [Source:
18.120.040.A.3]
4. A statement of issues for further research and investigation, and issues that should be addressed in the development agreement; [Source: 18.120.040.A.4]
5. A statement of those documents, applications, and other items required by the Zoning Administrator in order to further process the application or negotiate with the applicant. [Source: 18.120.040.A.5]
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D. Planning Commission Review. Upon completion of the Zoning Administrator’s report, the application, together with recommendations and appropriate environmental review documents, shall be submitted to the Planning Commission. The proposed development agreement shall be set for a public hearing before the Planning Commission within six months of receiving City Council authorization to negotiate. The City and the applicant may agree to a later date. The Planning Commission will consider the application and forward a recommendation to the City Council in compliance with Section 18.190.060 (Action). [Source: 18.120.040.B, 18.120.050.B] E. City Council Review. Upon receipt of the Planning Commission's recommendations, the City Clerk shall set the application and written report of the Planning Commission for a public hearing before the City Council. Following conclusion of the public hearing, the City Council shall act on the application in compliance with Section 18.190.060 (Action) based on the findings identified in Section 18.190.070 (Findings). [Source: 18.120.040] F. Notice of Public Hearing. Notice of the hearings identified in Subsections D. and E., shall be given in the form of a notice of intention to consider approval of a development agreement in compliance with Government Code Section 65867 and Chapter 18.205 (Noticing Requirements). If the application is being processed together with the development project, the public hearing on the application may be held concurrently with the hearing on the project. [Source: 18.120.050.B, 18.120.070.B]
18.190.060 Action
A. Planning Commission Recommendation.
1. After the public hearing by the Planning Commission, the Planning Commission shall make its recommendation about the application for a development agreement by written resolution to the City Council. The Planning Commission shall not recommend that the City enter into the development agreement unless the Planning Commission makes all the findings established in Section 18.190.060 (Findings).
2. The Planning Commission shall transmit its recommendation to the City Council within 30 calendar days of the close of the Planning Commission public hearing. [Source:
18.120.060]
B. City Council Action.
1. After the public hearing is closed, the City Council shall approve, approve with modifications, or deny the proposed development agreement. Any approval of a proposed agreement shall be made by ordinance, which shall authorize the City Manager to sign the agreement on behalf of the City and shall become effective 30 calendar days after adoption, unless a referendum is filed within that time. [Source:
18.120.070.C]
2. No agreement shall be signed by the City Manager until it has been duly signed by the applicant and property owner, if the applicant is not the property owner. If the applicant has not signed and returned the approved agreement to the City Manager for signing within 30 calendar days of City Council approval, the application is deemed withdrawn by applicant. [Source: 18.120.070.D]
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Within 10 calendar days after the City Manager signs a development agreement and the ordinance becomes effective, the City Clerk shall submit a copy of the development agreement to the County Record’s Office for recordation. [Source: 18.120.070.D, modified]
18.190.070 Findings
A proposed development agreement shall not be approved unless all the following findings are made:
[Source: 18.120.070.C]
A. The agreement is consistent with the General Plan and with any applicable specific plan; [Source: 18.120.070.C.1]
B. The agreement is consistent with this Title, the Municipal Code, and the State Subdivision Map Act; [Source: 18.120.070.C.2]
C. The agreement will not be detrimental to the health, safety, and general welfare; and will not adversely affect the orderly development of property or the preservation of property values; [Source: 18.120.070.C.3]
D. The effect of the development agreement on the housing needs of the region in which the City is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; and [Source: 18.120.070.C.4] E. The statement of potential public benefits and costs accruing to the City was considered. [Source: 18.120.070.C.5]
18.190.080 Annual Review
A. In compliance with Government Code Section 65865.1.A, a development agreement shall be reviewed at least once every 12 months, or more often at the request of the City Council, Zoning Administrator, or applicant. [Source: 18.120.080.A]
B. The purpose of the periodic reviews shall be to determine whether the applicant/contracting party or its successor(s)-in-interest has complied in good faith with the terms or conditions of the development agreement. The burden of proof shall be on the applicant/contracting party or its successor(s) to demonstrate compliance, to the full satisfaction of, and in a manner prescribed by the City. [Source: 18.120.080.B]
C. Notice.
1. The applicant/contracting party or its successor(s)-in-interest shall initiate the review proceeding by making application to the Zoning Administrator in compliance with this Chapter. [Source: 18.120.080.C]
2. Upon receipt of a complete application, the Zoning Administrator shall begin the review procedures by giving notice that the City intends to undertake a periodic review of the development agreement to the applicant/contracting party or its successor(s)-ininterest, and any person who has filed a written request for notice with the Zoning Administrator. [Source: 18.120.080.C, modified]
3. If, upon their review, the Zoning Administrator recommends modification or termination of the development agreement, a public hearing shall be scheduled before the Item 10.4
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Planning Commission on the development agreement. Notice of intention to modify or terminate the development agreement shall be given in the same manner as the initial application in compliance with this Chapter.
D. Public Hearing Procedures for Development Agreement Reviews.
1. Planning Commission Public Hearing. After closing the Planning Commission public hearing, the Planning Commission shall determine whether to recommend the development agreement be terminated, modified, or confirmed as is. [Source:
18.120.080.F]
2. City Council Public Hearing. Upon receipt of the Zoning Administrator’s or Planning Commission’s recommendation, the City Council shall schedule a public hearing.
Notice of intention to modify or terminate the development agreement shall be given in the same manner as the initial application in compliance with this Chapter. If, after the public hearing is closed, the City Council finds and determines on the basis of substantial evidence that the applicant or its successor in interest has not complied in good faith with the terms of the agreement, the City Council may terminate or modify the agreement or impose penalties as provided in the agreement in compliance with Government Code Section 65865.1. Any modification or termination must be done by ordinance and is subject to Government Code section 65867.5. [Source:
18.120.080.G-E]
18.190.090 Amendment or Cancellation
The development agreement may be amended or canceled:
A. To comply with later enacted Federal or State laws or regulations, under Government Code section 65869.5;
B. By mutual consent, under Government Code section 65868; or C. Following City’s periodic review, under Government Code section 65865.1. Notice of intention to take any such action shall be given in the manner provided for the initial consideration, in compliance with this Chapter, except that the parties may establish an alternative procedure in the agreement for processing insubstantial amendments. Any significant amendment is subject to Government Code section 65867.5, which provides that the decision be adopted by ordinance. [Source: 18.120.090]
18.190.100 Administration
The Zoning Administrator shall receive, review, process, and prepare, together with recommendations for Commission and Board consideration, all applications for development agreements. [Source:
18.120.100,
Item 10.4
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Chapter 18.195
Enforcement
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Chapter 18.195 Enforcement
Sections
18.195.010 Purpose and Intent
18.195.020 Public Nuisance
18.195.030 Permits, Licenses, Certificates, and Approvals
18.195.040 Enforcement Responsibilities
18.195.050 Revocation or Modification of Discretionary Permits
18.195.060 Public Hearing and Other Violations
18.195.070 Penalties
18.195.080 Notice of Violation
18.195.010 Purpose and Intent
This Chapter provides procedures that are intended to ensure compliance with the requirements of this Title and the conditions of permit approval. [Source: NEW]
18.195.020 Public Nuisance
A violation of any provision of this Title is a public nuisance and may be abated in compliance with Chapter 7.05 (Public Nuisances) of the Municipal Code or any other remedy available by law. [Source:
18.135.010]
18.195.030 Permits, Licenses, Certificates, and Approvals A permit, license, certificate, or approval granted in conflict with the provisions of this Title is void. [Source: 18.135.020]
18.195.040 Enforcement Responsibilities
The Zoning Administrator is responsible for enforcing the terms of discretionary permits and their conditions under this Title. The Building Official is responsible for enforcing this Title pertaining to the erection, construction, reconstruction, moving, conversion, alteration, or addition to any building or structure. All other City officers are responsible for enforcing provisions related to their areas of responsibility. [Source: 18.135.030]
18.195.050 Revocation or Modification of Discretionary Permits A. Duties of Zoning Administrator. If the Zoning Administrator determines there are grounds for revocation or modification of a Zoning Permit, Home Occupation Permit, Use Permit, Variance, Development Plan approval, Architectural Review Permit, or other discretionary approval authorized by this Title, the Zoning Administrator shall schedule a revocation hearing before whichever review authority took final action on the permit. [Source: 18.135.040.A] Item 10.4
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B. Notice of Public Hearing. Notice shall be given in the same manner required for a public hearing to consider approval and in compliance with Chapter 18.205 (Noticing Requirements). If no notice is required for the permit, then none is required for the revocation or modification hearing, except that notice shall be mailed to the permittee at least 10 calendar days before the hearing. [Source: 18.135.040.B]
C. Public Hearing. The review authority conducting the public hearing shall hear testimony of City staff, the permittee, and any other interested person. A public hearing may be continued to a specific date and time without additional public notice. [Source: 18.135.040.C] D. Required Findings. The review authority conducting the hearing may revoke or modify the permit upon making one or more of the following findings: [Source: 18.135.040.D]
1. The permit was issued on the basis of erroneous or misleading information or misrepresentation; [Source: 18.135.040.D.1]
2. The use or the user is in violation of a condition of approval of the permit, or other laws or regulations, including but not limited to the Municipal Code; or [Source:
18.135.040.D.2]
3. The use is being conducted contrary to the public health, safety, and welfare. [Source:
18.135.040.D.3]
E. Decision Notice. The applicable review authority shall render a decision and shall mail notice of the decision to the permittee and to any other person who has filed a written request for such notice within 10 calendar days after the conclusion of the public hearing. [Source:
18.135.040.E]
F. Effective Date – Appeals. A decision to revoke a discretionary permit becomes final 10 calendar days after the notice of the decision is mailed, unless appealed. [Source: 18.135.040.F] G. Other Remedies. The City’s right to revoke a discretionary permit is in addition to any other remedy allowed by law. [Source: 18.135.040.G]
18.195.060 Public Hearing and Other Violations
If the Zoning Administrator has reason to believe a violation of this Title exists, the Zoning Administrator may direct the property owner and violator to appear before the Zoning Administrator to show cause why the City should not proceed with enforcement action. Notice of the possible violation and the time and place of the hearing shall be mailed to the property owner and violator and any other interested person at least 10 calendar days before the public hearing. [Source: 18.135.050] At the public hearing, the Zoning Administrator shall consider the testimony of the City staff, the violator, the property owner and any other interested person. The Zoning Administrator may make a finding as to whether or not a violation of this Title exists and may recommend to the City staff and to the property owner one or more courses of action. The Zoning Administrator may refer the matter directly to the Planning Commission. [Source: 18.135.050]
18.195.070 Penalties
A person who violates a provision of this Title, including the failure to secure a permit or comply with a condition of approval, is subject to the criminal penalties established in Chapter 1.30 (Criminal Penalties Item 10.4
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– Infraction Citations) of the Municipal Code. Payment of a fine or penalty does not relieve a person from the responsibility of correcting the violation. [Source: 18.135.060]
18.195.080 Notice of Violation
A. If property in the City exists in violation of this Title, and the property owner and violator fails to correct the violation, the City may record a notice of violation against the affected property. [Source: 18.135.070.A]
B. Before recording such a notice, the City shall do all the following: [Source: 18.135.070.B]
1. The Zoning Administrator shall send written notice to the property owner and violator that a violation exists and request the violation be corrected within a specific, reasonable period of time. The Zoning Administrator may send more than one notice and conduct an informal show cause hearing to discuss the violation with the property owner and violator. [Source: 18.135.070.B.1]
2. If the property owner or violator fails to correct the violation within the time specified, the Zoning Administrator shall mail to the property owner and violator by regular first class and by certified mail a notice of intention to record a notice of violation, describing the real property in detail, naming the property owner(s), describing the violation in detail (including relevant Municipal Code sections), and stating that an opportunity will be given to the property owner and violator to present evidence. The notice shall specify a time, date, and place for a Planning Commission public hearing at which the owner may present evidence as to why the notice should not be recorded. The public hearing shall take place no sooner than 30 calendar days and no later than 60 calendar days from the date of mailing. [Source: 18.135.070.B.2]
3. The Planning Commission shall hear the matter on the date scheduled. If, after the property owner, violator, and the City staff have presented evidence, the Planning Commission determines that there is no violation, the Zoning Administrator shall mail a clearance letter to the property owner and violator. If the property owner and violator fails to appear, or the Planning Commission determines that there is a violation, the Planning Commission may, by resolution, direct the Zoning Administrator to record the notice of violation with the County Recorder’s Office. [Source: 18.135.070.B.3]
4. The notice of violation, when recorded, shall be deemed to be constructive notice of the violation to all successors in interest in the property, under California Civil Code Sections 1213 and 1215. [Source: 18.135.070.B.4]
5. If the property owner and violator corrects the violation after the notice has been recorded and has notified the City in writing and consented to an inspection to confirm the correction, the Zoning Administrator shall record a release or cancellation of the notice of violation. [Source: 18.135.070.B.5]
Item 10.4
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Chapter 18.200
Nonconforming Provisions
Item 10.4
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Chapter 18.200 Nonconforming Provisions
Sections
18.200.010 Purpose and Applicability
18.200.020 Determination and Proof of Nonconforming Status
18.200.030 Nonconforming Lots
18.200.040 Nonconforming Structures
18.200.050 Nonconforming Uses
18.200.060 Nonconforming Signs
18.200.010 Purpose and Applicability
A. Purpose. The Chapter provides provisions for the continuance, maintenance, and repair of nonconformities under specific circumstances. [Source: NEW] B. Intent. The provisions of this Chapter are intended to:
1. Limit the number and extent of nonconformities existing at the time of adoption of this Title or created by the adoption of this Title; [Source: NEW]
2. Limit the extent to which nonconforming lots, structures, uses, and signs are altered, maintained, repaired, reestablished, and/or continued; and [Source: NEW]
3. Ensure that nonconformities do not create any health, life, and/or safety issues. [Source: NEW]
18.200.020 Determination and Proof of Nonconforming Status Property Owner’s Responsibility. The property owner has the burden to provide evidence of the legality of the nonconformity. Said evidence may include, but is not limited to, a previously approved land use entitlement from the City, business license, certificate of occupancy, or utility billing records. [Source:
NEW]
18.200.030 Nonconforming Lots
A legally created lot having a width or area less than required for the base zoning district standards in which lot is located may be occupied by a permitted or conditionally permitted use if it has a width of 25 feet or more and an area of 2,500 square feet or more; provided, that on the effective date of regulations that made it substandard, it was in single ownership separate from any abutting lot. No substandard lot may be further reduced in area or width, and a substandard lot is subject to the same setback and density requirements established by the base zoning district. One dwelling unit may be located on a substandard lot that meets the requirements of this Section. [Source: 18.50.030] Item 10.4
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18.200.040 Nonconforming Structures
A. Continuation and Maintenance. A structure that was lawfully erected but which does not conform with the current applicable requirements and standards for setbacks, height, or distance between structures established by the base zone district is a nonconforming structure and may be used and maintained, except as otherwise provided in this Chapter. A nonconforming structure is also subject to the Building Code and all other applicable provisions established in this Title [Source: 18.65.030.A]
B. General Regulations. The following regulations apply to each nonconforming structure:
[Source: 18.65.030.B]
1. Routine maintenance and repairs may be performed on a nonconforming structure. [Source: 18.65.030.B.1]
2. No nonconforming structure shall be altered or enlarged unless required by law, or unless the alteration or enlargement conforms to the standards of the base zoning district in which the structure is located. [Source: 18.65.030.B.2]
3. An applicant for a Zoning Permit in a nonresidential zoning district for occupancy of a site or structure that is nonconforming due to lack of one of the following shall present a schedule for elimination or substantial reduction of these nonconformities over a period not exceeding five years. The zoning administrator may require that priority be given to elimination of nonconformities that have a significant adverse impact on surrounding properties and shall not require a commitment to remove nonconformities that have a minor impact and would be costly to eliminate due to the configuration of the site and the location of existing structures. [Source: 18.65.030.B.3] a. screening of mechanical equipment;
b. required walls or fences to screen parking;
c. required paving for driveways; or
d. required planting areas.
C. Restoration.
1. If a nonconforming structure is destroyed by fire or other calamity or is voluntarily razed or is required by law to be razed, to the extent of 50 percent or less, the structure may be restored (and the nonconforming use resumed); provided, that restoration is started within six months and diligently pursued to completion. [Source: 18.65.030.C.1]
2. If a nonconforming structure is destroyed by fire or other calamity or is voluntarily razed or is required by law to be razed, to an extent greater than 50 percent, the structure shall not be restored except in full conformity with the regulations for the base zoning district in which it is located. However, a residential structure in a residential zoning district that does not conform to setbacks, height, or a residential garage that does not conform to the minimum dimensional limits may be reconstructed with the same floor area, provided there is no increase in any nonconformity, and upon issuance of a Use Permit in compliance with Chapter 18.155 (Use Permit). [Source: 18.65.030.C.2] Item 10.4
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3. The extent of damage or partial destruction under Subsection C.1 or C.2 of this Section shall be based upon the ratio of the estimated cost of restoring the structure to its condition before the damage or partial destruction to the estimated cost of duplicating the entire structure as it existed before the damage or partial destruction. Estimates for this purpose shall be made by or shall be reviewed and approved by the Building Official. [Source: 18.65.030.C.3]
4. Notwithstanding the requirements of this Subsection C, a structure, or any portion of it, which is legally existing as of February 24, 2010, and which is located within a creek setback area established in Chapter 18.70 (Creek Setbacks) may be replaced in kind if the property owner obtains a Building Permit within 18 months (within the same building footprint and without increasing the degree of nonconformity) without the requirement of a Use Permit. [Source: 18.65.030.C.4]
5. Notwithstanding the standards established in Section 18.18.060 (Accessory Structures and Uses: Residential), an accessory structure, or any portion of it, which is legally existing as of September 28, 2011, which exceeds the allowable height and/or size only, may be replaced or reconstructed in kind without the requirement of a Use Permit if the property owner obtains a Building Permit within 18 months of the voluntary or involuntary destruction of the structure; and provided, that the replacement structure will not exceed the height, floor area, lot coverage, or otherwise increase the degree of nonconformity of the original structure. [Source: 18.65.030.C.5]
6. Notwithstanding the requirements of this Subsection C, a care facility, large, licensed or unlicensed, which is legally existing within any single-family residential zone district as of June 20, 2012, may be replaced in kind if the property owner obtains a Building Permit within 18 months (within the same building footprint and without increasing the degree of nonconformity or intensity of use) without the requirement of a Use Permit. [Source: 18.65.030.C.6]
18.200.050 Nonconforming Uses
A. Continuation and Maintenance. Use of a structure or land that was lawfully established and maintained, but which does not conform to current use regulations is a nonconforming use and may be continued, except as otherwise provided in this Chapter. A use that does not conform with the parking dimension standards, loading, planting area, or screening regulations of the base zoning district in which it is located is not deemed a nonconforming use solely because of these nonconformities. [Source: 18.65.020.A]
B. General Regulations. The following regulations apply to each nonconforming use: [Source:
18.65.020.B]
1. There may be no increase or enlargement of the area, space, or volume occupied and used. [Source: 18.65.020.B.1]
2. There may be no change in the nature or character of the nonconforming use. [Source:
18.65.020.B.2]
3. If the nonconforming use is replaced by a conforming use, the nonconforming use is automatically terminated. [Source: 18.65.020.B.3]
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4. If the nonconforming use discontinues active operation for a continuous period of 180 calendar days, the nonconforming use terminates and the facilities accommodating or serving such activity shall thereafter be used only for uses permitted or conditionally permitted by the base zoning district. This provision does not apply to a nonconforming dwelling unit. [Source: 18.65.020.B.4]
C. Modification of General Regulations. The regulations in Subsection B of this Section may be modified upon the issuance of a Use Permit in compliance with Chapter 18.155 (Use Permits and Minor Use Permits), if the modification will result in the elimination or substantial reduction of the nonconformity. [Source: 18.65.020.C]
D. Restoration. A nonconforming use located in a nonconforming building may be resumed after the destruction of the nonconforming building if the nonconforming building is restored in compliance with Subsection 18.200.040.C (Restoration). [Source: 18.65.020.D] E. Revocation of Nonconforming Use. The Planning Commission may revoke the nonconforming use granted by Subsection A of this Section if it makes any of the following findings: [Source:
18.65.020.E]
1. The use is exercised so as to be detrimental to the public health or safety, or so as to be a public nuisance. [Source: 18.65.020.E.1]
2. The nature of the improvements are such that they can be altered so as to permit the use of the property in conformity with the uses permitted in the land use district in which the property is located without impairing the constitutional rights of the owner or occupant. [Source: 18.65.020.E.2]
3. The improvement which exists on the property is such that to require the property to be used only for uses permitted in the applicable land use district would not impair the constitutional rights of the owner or occupant. [Source: 18.65.020.E.3]
18.200.060 Nonconforming Signs
A. Continuation. A nonconforming sign or sign structure that was lawfully erected or displayed but that does not conform with currently applicable requirements is a nonconforming sign and may be displayed, except as otherwise provided in this Chapter. [Source: 18.65.040.A] B. General Regulations. The following regulations apply to each nonconforming sign: [Source:
18.65.040.B]
1. No nonconforming sign shall be moved or enlarged unless the new location or enlargement conforms to the regulations for the zoning district in which the sign is located. [Source: 18.65.040.B.1]
2. A nonconforming sign that has been more than 50 percent destroyed shall be removed.
A nonconforming sign that has been less than 50 percent destroyed, as determined by the Building Official (and the destruction is other than facial copy replacement), may be restored if construction begins within 90 calendar days of destruction. If construction does not begin within 90 calendar days, the owner shall remove the sign. [Source:
18.65.040.B.2]
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3. An owner of a nonconforming sign is required to make the sign conform to the requirements of this chapter if the owner proposes: [Source: 18.65.040.B.3] a. To alter the sign, other than a change in sign copy; or [Source:
18.65.040.B.3.a]
b. To expand or enlarge the building or land use where the sign is located, and the sign is affected by the construction, alteration or enlargement, and the cost of alterations to the sign exceeds 50 percent of the replacement cost of the sign, as determined by the Building Official. [Source: 18.65.040.B.3.b] Item 10.4
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Chapter 18.205
Noticing Requirements
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Chapter 18.205 Noticing Requirements
Sections
18.205.010 General Notice Requirements
18.205.020 Contents of Notice
18.205.030 Summary of Notice Requirements
18.205.010 General Notice Requirements
A. General. Whenever a public hearing is required to be held, notice of the public hearing shall be given in compliance with this Chapter. These requirements are based on the statutory requirements established in Government Code Sections 65090, 65091, and 65854. Unless stated otherwise, notice must be given at least 10 calendar days before the public hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property. [Source: 18.80.010]
B. In addition to the notices sent to the applicant and other property owners required by this Chapter and State law, notice shall also be mailed or delivered to any person who has filed a written request for notice with the City Clerk. The City may charge a fee which is reasonably related to the cost of providing this service. Requests for notice must be renewed annually. [Source: 18.80.010]
C. Notice shall also be sent to each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected. [Source: 18.80.010] D. The failure of any person or entity to receive notice shall not constitute grounds for any court to invalidate the actions of the City for which the notice was given. [Source: 18.80.010] E. A public hearing conducted in compliance with this Chapter and State law may be continued from time to time to a specific date and time, without additional notice. [Source: 18.80.010] F. The Zoning Administrator may give notice of a public hearing in any other manner they deem necessary or desirable, or when the decision will constitute a substantial and significant deprivation of the property rights of other landowners. [Source: 18.80.010]
18.205.020 Contents of Notice
When a notice of a public hearing is required, the notice shall include the following information:
A. A general description (in text or by diagram) of the location of the property that is the subject of the hearing; [Source: 18.80.020.A]
B. A general explanation of the matter to be considered; [Source: 18.80.020.B] C. The date, time, and place of the public hearing; [Source: 18.80.020.C] D. The identity of the hearing officer or body; [Source: 18.80.020.D] Item 10.4
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E. A reference to application materials on file for detailed information; [Source: 18.80.020.E] F. A statement that any interested person may appear and be heard; and [Source: 18.80.020.F] G. Other information which is required by statute or specific provisions of this chapter or which the zoning administrator deems necessary or desirable. [Source: 18.80.020.G]
18.205.030 Summary of Notice Requirements
A. Notice of a public hearing shall be given for a particular matter in compliance with Table 18.205- A (Summary of Notice Requirements). [Source: 18.80.030] B. All notices shall be published at least once in a newspaper of general circulation, at least 10 calendar days before the public hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property. [Source:
18.80.030]
C. Alternative Noticing. In compliance with Government Code Section 65091, if the number of property owners to whom notice would be mailed is greater than 1,000, the City may instead provide notice by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation in the City. The newspaper advertisement shall be in circulation at least 10 calendar days before the hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property.
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Table 18.205-A
Summary of Notice Requirements
Action Published
Notice
Notice Mailed to
Applicant
Notice Mailed to
Owners Within
300 Feet
Notice Mailed to
Residents
Within 300
Feet(1)
Adult Use
Development
Permit
X X X X
Amendment,
Zoning Ordinance
X X X X
Amendment,
Zoning Map
X X X X
Architectural
Review Permit
– X – –
Creek Setback
Exception
– X X X
Development
Agreement
X X X –
Development Plan O X X X
Exception, Minor – X(3) X(3) X(3)
Home Occupation
Permit
O X X X
Master Sign
Program
– X – –
Sign Permit – X – –
Sign Permit,
Temporary
– – – –
Subdivision, Major O X X X
Subdivision, Minor O X X X
Use Permit O X X X
Use Permit, Minor – X X –
Use Permit,
Temporary
– O O –
Variance X X X X
Variance, Minor – X X –
Wireless
Communication
Facility “Section
6409(a)” Permit
– X X –
Zoning Permit – – – –
(-) Not Required
(X) Required
(O) Optional; if deemed significant by Zoning Administrator (1) Pursuant to Government Code section 65091, if the number of owners to whom notice would be mailed is greater than 1,000, the city may instead provide notice by placing a display advertisement of at least one-eighth page in a newspaper of general circulation in the city, at least 10 days before the hearing.(2) Notice shall be given to each resident within 300 feet of the applicant’s property, and to the applicant’s homeowner’s association, if there is one. However, if an apartment, condominium, or other multi-family housing complex exists within the 300-foot radius, notice may be given only to the resident manager, management firm, or owner, in lieu of sending notice to each resident of the complex. (3) The Zoning Administrator shall, within 20 calendar days after the application is deemed complete, notify all residents and property owners within 300 feet of the project site, and the Planning Commission and City Council, that a decision will be made by the Zoning Administrator to approve or deny the Minor Exception application on a date specified in the notice, and that a public hearing will be held only if requested in writing by any interested person before the specified date for the decision. When a hearing is requested, notice of the hearing shall be provided in compliance with this Chapter.
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Item 10.4
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Part 6
Definitions and Land Use
Classifications
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Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 6 – Definitions and Land Use
Classifications
PUBLIC REVIEW DRAFT
NOVEMBER 2025
Table of Contents
CHAPTER 18.210 LAND USE CLASSIFICATIONS .................................................................... 399
18.210.010 Purpose and Applicability ............................................................................................. 399
18.210.020 Accessory Land Use Classifications ............................................................................ 399
18.210.030 Commercial Land Use Classifications.......................................................................... 399
18.210.040 Industrial Land Use Classifications .............................................................................. 404
18.210.050 Public and Semi-Public Land Use Classifications........................................................ 405
18.210.060 Residential Land Use Classifications ........................................................................... 407
18.210.070 Temporary Land Use Classifications............................................................................ 410 CHAPTER 18.215 DEFINITIONS.................................................................................................. 413
18.215.010 “A” Definitions ............................................................................................................... 414
18.215.020 “B” Definitions ............................................................................................................... 415
18.215.030 “C” Definitions............................................................................................................... 416
18.215.040 “D” Definitions............................................................................................................... 418
18.215.050 “E” Definitions ............................................................................................................... 420
18.215.060 “F” Definitions ............................................................................................................... 420
18.215.070 “G” Definitions............................................................................................................... 422
18.215.080 “H” Definitions............................................................................................................... 422
18.215.090 “I” Definitions ................................................................................................................ 422
18.215.100 “J” Definitions................................................................................................................ 423
18.215.110 “K” Definitions ............................................................................................................... 423
18.215.120 “L” Definitions ............................................................................................................... 423
18.215.130 “M” Definitions .............................................................................................................. 427 Item 10.4
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18.215.140 “N” Definitions............................................................................................................... 428
18.215.150 “O” Definitions............................................................................................................... 428
18.215.160 “P” Definitions ............................................................................................................... 429
18.215.170 “Q” Definitions............................................................................................................... 430
18.215.180 “R” Definitions............................................................................................................... 430
18.215.190 “S” Definitions ............................................................................................................... 431
18.215.200 “T” Definitions ............................................................................................................... 435
18.215.210 “U” Definitions............................................................................................................... 435
18.215.220 “V” Definitions ............................................................................................................... 435
18.215.230 “W” Definitions .............................................................................................................. 435
18.215.240 “X” Definitions ............................................................................................................... 435
18.215.250 “Y” Definitions ............................................................................................................... 435
18.215.260 “Z” Definitions ............................................................................................................... 436 Item 10.4
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Chapter 18.210
Land Use Classifications
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Chapter 18.206 Land Use Classifications
Sections
18.210.010 Purpose and Applicability
18.210.020 Accessory Land Use Classifications
18.210.030 Commercial Land Use Classifications
18.210.040 Industrial Land Use Classifications
18.210.050 Public and Semi-Public Land Use Classifications
18.210.060 Residential Land Use Classifications
18.210.070 Temporary Land Use Classifications
18.206.010 Purpose and Applicability
This Chapter provides definitions for the use classifications established in Part 2 (Zoning District Regulations and Development Standards). The use classifications are organized in the following general categories: accessory, commercial, industrial, public and semi-public, residential, and temporary. If a specific land use or activity is not listed it is at the discretion of the Zoning Administrator to determine which classification shall apply. Use classifications not listed are prohibited unless authorized by Zoning Administrator.
18.206.020 Accessory Land Use Classifications
Accessory use. A use incidental to the principal permitted or a conditionally permitted use on the same site.
18.206.030 Commercial Land Use Classifications
Adult business. An establishment or concern which, as a regular and substantial course of conduct, offers, sells, or distributes adult-oriented merchandise, or which offers to its patrons materials, products, merchandise, services, entertainment or performances that depict, describe, or relate to specified sexual activities: human genitals in a state of sexual stimulation or arousal; acts of human masturbation, sexual intercourse, oral copulation, or sodomy; fondling or other erotic touching of human genitals, pubic region, buttocks, or female breasts. See Chapter 18.60 (Adult Businesses).
Ambulance service. Provision of emergency medical care or transportation, including incidental storage and maintenance of vehicles.
Animal sales and services.
1. Animal boarding. Provision of shelter and care for small animals on a commercial basis and large animals on a commercial or noncommercial basis. This classification includes activities such as feeding, exercising, grooming, and incidental medical care.
2. Animal clinic. Facility which provides grooming, training or other services to animals, including veterinary services on an outpatient basis with no overnight boarding.
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3. Animal day care. An establishment that provides care for two or more small animals on a commercial basis, primarily within an enclosed building, with no overnight boarding.
4. Animal grooming. Provision of bathing and trimming services for small animals on a commercial basis. This classification includes boarding of domestic animals for a maximum period of 48 hours.
5. Animal hospital. An establishment where small animals receive medical and surgical treatment, including grooming and boarding of animals for no more than 30 days if incidental to the hospital use and limited to animals receiving medical care.
6. Animals: retail sales. Retail sales and boarding of small animals, provided such activities take place entirely within an enclosed building. This classification includes grooming if incidental to the retail use.
7. Riding academy. An establishment offering facilities for instruction in horseback riding, including rings, stables, and exercise areas.
Artists’ studio. Workspace for artists and artisans, including individuals practicing one of the fine arts or performing arts, or skilled in an applied art or craft.
Automobile maintenance, limited. An establishment engaged in the limited maintenance of automobiles, including, but not limited to, the replacement and refurbishment of motor vehicle fluids (excluding fuel), chassis lubrication, minor tune-ups, smog inspection, and window tint installation, or other similar maintenance of automobiles and light vehicles, excluding washing of the vehicle, waxing, and other cleaning or surface treatment of the vehicle, and those services described under the “automobile, vehicle and equipment repair” use classification.
Automobile service station. An establishment engaged in the retail sale of gas or diesel fuel, lubricants, parts, and accessories. This classification includes incidental sales of retail products. This also includes maintenance and repair of automobiles when performed in conjunction with the sale of gas or diesel fuel and vehicle washing but excludes body and fender work or repair of heavy trucks or vehicles.
Automobile, vehicle/equipment broker. An office use providing assistance to third parties seeking to buy or sell vehicles or equipment. This classification does not include on-site storage, display or maintenance of vehicles.
Automobile, vehicle/equipment repair. Repair of automobiles, trucks, motorcycles, motor homes or recreational vehicles, or boats, including the sale, installation, and servicing of related equipment and parts. This classification includes auto repair shop, wheel and brake shop, and tire sales and installation, but excludes vehicle dismantling or salvage and tire retreading or recapping. • With body and fender work. Automobile, vehicle/equipment repair establishments that includes repair of body and fender work.
Automobile, vehicle/equipment sales and rentals. Sale or rental of automobiles, motorcycles, trucks, tractors, construction or agricultural equipment, mobile homes, boats and similar equipment, including storage, incidental repair and maintenance, and other activities accessory to the primary automobile vehicle/equipment sales and rentals, including but not limited to wholesale vehicle sales, Item 10.4
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unless such accessory uses are expressly limited or prohibited by the terms of the approval issued for the use.
Automobile, vehicle/equipment wholesaler. Wholesaler of automobiles, motorcycles, trucks, tractors, construction or agricultural equipment, mobile homes, boats and similar equipment, including on-site storage and incidental maintenance.
Automobile washing and exterior protection. Washing, waxing, or cleaning of automobiles or similar light vehicles and the installation of exterior body wraps, coating and protective film, excluding exterior paint.
Banks and savings and loans. A financial institution that provides retail banking services to individuals and businesses. This classification includes only those institutions engaged in the on-site circulation of money, including businesses offering check-cashing facilities. • With drive-up service. Institutions providing services accessible to persons who remain in their automobiles.
Building materials and services. Retailing, wholesaling, or rental of building supplies or equipment.
This classification includes a lumber yard, tool and equipment sales or rental establishment, and building contractors’ yard, but excludes an establishment devoted exclusively to retail sales of paint and hardware and activities classified under vehicle/equipment sales and services, including vehicle towing services.
Cannabis retailer. A facility or premises located in the city where cannabis or cannabis products, in any amount or form, either individually or in combination, are offered or provided for retail sale or other sales or transfer to consumers. A cannabis retailer includes an establishment that delivers cannabis as part of a retail sale. The term “cannabis retailer” includes the following subtypes:
1. Cannabis retailer, medical. A cannabis retailer selling medicinal cannabis and medicinal cannabis products to qualified patients with valid physicians’ recommendations, persons with an identification card, and primary caregivers, as each is defined in Health and Safety Code Section 11362.7, as amended. A medical cannabis retailer includes a medical marijuana dispensary.
2. Cannabis retailer, adult-use. A cannabis retailer selling adult-use cannabis and cannabis products for adults 21 years of age and over.
Cardroom. A gaming club as defined in Business and Professions Code Section 19802.
Catering services. Preparation and delivery of food and beverages for off-site consumption without provision for on-site pickup or consumption. (See also “Eating and drinking establishment”.) Commercial filming. Commercial motion picture or video photography at the same location for more than six days per quarter of a calendar year.
Commercial parking facility. Lot offering parking to the public for a fee.
Commercial recreation and entertainment. Provision of participant or spectator recreation or entertainment. This classification includes a bingo parlor, bowling alley, billiard parlor, poolroom, ice/roller skating rink, scale-model course, tennis/racquetball court, croquet court, swim club, pinball arcade or electronic games center, and similar uses.
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Communications facility. Broadcasting, recording, and other communication services accomplished through electronic or telephonic mechanisms but excluding major utilities. This classification includes radio, television, or recording studios; telephone switching centers; and data centers.
Eating and drinking establishment. Business serving prepared food or beverages for consumption on or off the premises. Typical uses include, but are not limited to, restaurants, fast food establishments, bars, coffee houses, ice cream/yogurt establishments, and juice bars.
1. With drive-through service. Service from a building to persons in vehicles through an outdoor service window.
2. With live entertainment/dancing inside building. See “Live entertainment.”
3. With outdoor seating. Eating and drinking establishments with seating for patrons outside the building.
Equipment and appliance maintenance and repair services. An establishment providing repair services for personal items and small equipment, such as electronics, appliances, and office machines repair. This classification excludes maintenance and repair of vehicles. (See “Automobile, vehicle and equipment repair”)
Firearm sales. The sale, transfer, lease, or offer for sale or lease of a firearm. For purposes of this chapter, firearm sales shall include sale of ammunition, and the terms “firearm” and “ammunition” shall have the same meanings as set forth in Section 9.35.020 of the Municipal Code. See also “Retail sales.” Fitness facility. An establishment providing multiple types of exercise and physical conditioning services.
Food and beverage sales. Retail sales of food and beverages for off-site preparation and consumption. Typical uses include a supermarket, grocery, convenience store, liquor store, or delicatessen. Establishments at which 20 percent or more of the transactions are sales of prepared food for on-site or take-out consumption shall be classified as “catering services” or “eating and drinking establishments”.
Funeral and interment services. An establishment primarily engaged in the provision of services involving the care, preparation, or disposition of human dead. Typical uses include a crematory, columbarium, mausoleum, or mortuary.
Horticulture, limited. The raising of vegetables, flowers, ornamental trees, and shrubs as a commercial enterprise. “Horticulture” does not include the planting, growing, harvesting, drying, curing, grading, or trimming of cannabis, as defined in California Health and Safety Code Section 11018.
Hotel. An establishment offering transient lodging on a less than weekly basis where immediate access to rooms is from a fully enclosed area not directly accessible from parking areas on the lot and providing additional services, such as conference and meeting rooms, restaurant, bar, or recreation facilities.
Laboratory. An establishment providing medical or dental laboratory services (including specimen collection facilities) or an establishment with less than 2,000 square feet providing photographic, analytical, or testing services. Other laboratories are classified as “industry, limited.” Live entertainment. Live performance for the purpose of amusing a guest or patron, on a regular scheduled basis, regardless of whether the performers are compensated.
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1. Type A. Does not include sound amplification and does not occur between 10:00 p.m. and 9:00 a.m.
2. Type B. Includes sound amplification or occurs between the hours of 10:00 p.m. and 9:00 a.m.
3. Type C. Nightclub or any other commercial establishment with dancing or musical entertainment as the primary use, with food and drink service as the ancillary use.
Maintenance and repair services. An establishment providing off-site repair services for personal items and small equipment, such as appliances and office machines repair, or building maintenance services. This classification excludes maintenance and repair of vehicles; see “Automobile, vehicle and equipment repair.”
Maintenance services establishment. An office establishment providing maintenance and repair services for residential and commercial properties, including businesses such as tree maintenance, pool maintenance, pest extermination services and similar uses. This classification excludes maintenance and repair of vehicles. (See “Automobile, vehicle and equipment repair”) Motel. An establishment offering transient lodging on a less than weekly basis primarily for automobile travelers where a majority of the sleeping units have access directly from parking areas. This classification includes a motor lodge and tourist court.
Nursery. An establishment primarily engaged in the retail sale of plants grown elsewhere. Merchandise other than plants is kept within an enclosed building or a fully screened enclosure, and compost, mulch, soil additives, and fertilizer of any type are stored and sold in package form only.
Office, general. Offices of firms or organizations providing professional, executive, management, or administrative services, such as architectural, computer software consulting, data management, engineering, interior design, graphic design, real estate, insurance, investment, law office, or bail bonds. This classification excludes banks and savings and loan associations.
Office, medical. Offices for a physician, dentist, medical practitioner, psychiatrist, psychologist, acupuncturist, optometrist, chiropractor, or other State of California Medical Board licensed physician or surgeon, including (1) medical/dental laboratories incidental to the medical office use and (2) nonmedical counseling uses.
Pawn shop. An establishment engaged in the buying or selling of new or secondhand merchandise and offering loans in exchange for personal property.
Personal improvement service. Provision of instructional, educational, or training services or facilities, including photography, fine arts, crafts, dance or music studio, singular specialized workout studios (but not including fitness facilities), driving school, diet center, reducing salon, and similar uses.
Personal services. Provision of recurring services of a personal nature. This classification includes a barber or beauty shop, massage, acupressure, tattoo, tanning, seamstress, tailor, shoe repair, dry cleaning agency (excluding dry cleaning plants), photocopying, Internet access facilities (without food or drink service), self-service laundry, and similar uses.
Pharmacy. An establishment where prescription drugs and medicines are sold and dispensed.
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Research and development services. An establishment primarily engaged in industrial or scientific research, including limited product testing. This classification includes electronics research firms and pharmaceutical research laboratories, but excludes manufacturing, except of prototypes, or medical testing and analysis.
Retail sales. An establishment engaged in retail sales of goods, including the retail sale of merchandise not specifically listed under another use classification established in this Chapter. This classification includes, but is not limited to, a department store, clothing store, secondhand store, furniture store, and business retailing goods such as: toys, hobby materials, groceries, hand-crafted items, jewelry, cameras, photographic supplies, electronic equipment, records, sporting goods, kitchen utensils, hardware, appliances, art, antiques, art supplies and services, baseball cards, coins and other collectibles (e.g., cards, comics), comics, paint and wallpaper, carpeting and floor covering, medical supplies, office supplies, bicycles, and new automotive parts and accessories (including installation, but excluding service activities).
Theater. An establishment providing facilities for motion pictures or dramatic or musical performances and concerts.
Travel services. An establishment providing travel information and reservations to individuals and businesses. This classification excludes car rental agencies.
18.206.040 Industrial Land Use Classifications
Fuel storage and distribution. Establishment engaged in storage and bulk distribution of petroleumbased fuels, including gasoline and diesel fuel and natural gas. This classification excludes automobile service stations.
Industry, custom. Establishment primarily engaged in on-site production of goods by hand manufacturing involving the use of hand tools and small-scale equipment.
1. Small-scale. Includes mechanical equipment not exceeding two horsepower or a single kiln not exceeding eight kilowatts and the incidental direct sale to consumers of only those goods produced on site. Typical uses include custom bookbinding, ceramic studios, candle-making shops, and custom jewelry manufacture.
2. Artisan/custom product. An establishment that manufactures and/or assembles small products primarily by hand, including jewelry, pottery, and other ceramics, as well as small glass and metal art and craft products, where any retail sales are incidental to the manufacturing activity.
Industry, limited. Manufacturing of finished parts or products, primarily from previously prepared materials; and provision of industrial services; both within an enclosed building. This classification includes bakeries, breweries, dry cleaning plants, printing, and businesses engaged in processing, fabrication, assembly, treatment, and packaging, but excludes basic industrial processing from raw materials, food processing, and vehicle/equipment services. • Small-scale. Limited to a maximum gross floor area of 5,000 square feet.
Research and development industry. An establishment primarily engaged in the research, development, and controlled production of high-technology electronic, industrial, or scientific products or commodities for sale. This classification also includes uses such as a biotechnology firm, Item 10.4
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manufacturer of nontoxic computer components, and uses involving personal fitness science and technology.
Vehicle storage facility. Facilities for transportation vehicles (taxi, limousine, bus) including storage yards with related office, dispatch, and maintenance facilities. This includes storage of parking towaways, impound yard, and storage lot for automobiles, trucks, buses, and recreational vehicles.
Warehousing and storage, limited. Provision of storage space for household or commercial goods within an enclosed building without direct public access to individual storage spaces. This classification excludes wholesale distribution and storage, and vehicle storage.
Wholesale distribution and storage. Establishment engaged in bulk sales of goods primarily to other vendors, with distribution and storage facilities without direct public access.
18.206.050 Public and Semi-Public Land Use Classifications Cemetery. Land used for the burial of the dead and dedicated for cemetery purposes, including columbariums, crematories, mausoleums, and mortuaries when operated in conjunction with and within the boundaries of the cemetery.
Community center. A publicly owned facility used for meeting, recreational, or social events.
Cultural institution. Public or nonprofit institutions displaying or preserving objects of interest in one or more of the arts or sciences. This classification includes libraries, museums, and art galleries.
Day care, general. Provision of nonmedical care for more than 14 persons on a less than 24-hour basis. This classification includes nursery schools, preschools, and day care centers for children. (Government Code Sections 65915(i)(4), 65017.5(a)(1)).
Emergency medical care facility. A healthcare establishment that provides immediate medical treatment and care to individuals suffering from urgent, acute illnesses or injuries that require prompt attention. These facilities operate on a 24-hour basis, offering services such as emergency diagnosis, stabilization, and, when necessary, immediate interventions to prevent the deterioration of health. An emergency medical care facility may include, but is not limited to, emergency rooms, urgent care centers, trauma centers, and other specialized emergency care units. These facilities are staffed by licensed healthcare professionals, including physicians, nurses, and other medical personnel trained in emergency medicine.
Government office. Administrative, clerical, or public contact office of a government agency, including a postal facility, together with incidental storage and maintenance of vehicles.
Government maintenance and service facility. A Government facility providing maintenance and repair services for vehicles and equipment and areas for storage of equipment and supplies. This classification includes corporation yards, equipment service centers, and similar facilities.
Park and recreational facility. Noncommercial park, playground, recreation facility, open space, commercial tennis/swimming club, golf course, driving range, or similar facility.
Public safety facility. A facility that provides public safety and emergency services, including, but not limited to, police and fire protection, whether provided by a public entity or by a private entity under contract to a public entity.
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• Offender rehabilitation services. Establishments primarily engaged in providing postconviction and/or post-incarceration follow-up services to individuals and/or groups, including, but not limited to: social services, counseling, monitoring, compliance verification, testing, referrals, and/or other similar follow-up services.
Place of assembly. A facility intended for public or private assembly and meetings, including but not limited to civic auditoriums and theatres, banquet halls, community and civic centers, conference and convention facilities, meeting halls for clubs and other membership organizations, religious institutions and other places of worship.
Religious institution. A facility for religious worship and incidental religious education, but not including a private school. Falls under the broader land use classification of “Place of Assembly.” See definition for “Place of Assembly.”
Residential Care facility, large, licensed. Any one of the following residential or nonresidential care facilities, which serves seven or more residents (or clients):
1. A health facility, as defined at Health and Safety Code Section 1250, including general acute care hospital; acute psychiatric hospital; skilled nursing facility; intermediate care facility; intermediate care facility/ developmentally disabled – rehabilitative; special hospital; intermediate care facility/developmentally disabled; intermediate care facility/developmentally disabled – nursing; congregate living health facility; correctional treatment center (including inpatient health services and not including facilities providing offender rehabilitation services); nursing facility; and intermediate care facility/developmentally disabled – continuous nursing.
2. A community care facility, as defined at Health and Safety Code Section 1502, including:
residential facility; adult day program; therapeutic day services facility; foster family agency; foster family home; small family home; social rehabilitation facility; community treatment facility; full-service adoption agency; noncustodial adoption agency.
3. A residential care facility, as defined at Health and Safety Code Section 1568.01 as a residential care facility for persons with chronic, life-threatening illnesses who are 18 years of age or older, or are emancipated minors, and for family units.
4. A residential care facility for the elderly, as defined at Health and Safety Code Section 1569.2(k) as a housing arrangement chosen voluntarily by persons 60 years of age or over (or their authorized representative) where varying levels and intensities of care and supervision, protective supervision, or personal care are provided based on their varying needs.
5. A pediatric day health and respite care facility, as defined at Health and Safety Code Section 1760.2 as a facility which provides an organized program of therapeutic social and day health activities and services and limited 24-hour inpatient respite care to medically fragile children 21 years of age or younger, including terminally ill and technology dependent children.
6. An alcoholism or drug abuse recovery or treatment facility, as defined at Health and Safety Code Section 11834.02, licensed by the State.
Residential Care facility, large, unlicensed. A residential facility, not licensed by the State, in which seven or more individuals with a disability reside who are not living together as a family (as defined) Item 10.4
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and in which every person residing in the facility is an individual with a disability (except the licensee, members of the licensee’s family, or persons employed as facility staff).
School.
1. School, college and university. A public or private post-secondary institution for higher learning that grants associate or bachelor’s degrees and may also have research facility and/or professional schools that grant master and doctoral degrees. This may also include community colleges that grant associate or bachelor’s degrees or certificates of completion in business or technical fields. These institutions require at least a high school diploma or equivalent general academic training for admission. Includes community colleges, public or private colleges and universities, and technical schools.
2. School, private Privately owned and operated elementary, middle, secondary, or high school, or other institution providing academic instruction for students from kindergarten through 12th grade in compliance with the California Education Code.
3. School, technical, trade and vocational. A public or private post-secondary school providing occupational, job training, or recreational activities. Recreational activities include music, dance, or martial arts, or art lessons.
Senior housing. Housing that is available only to households in which the head of the household is 55 years of age or older, and which is not a residential care facility (small or large) as defined in this Chapter.
Utilities, major. Generating plant; electrical substation; above-ground electrical transmission line; switching building; refuse collection and transfer station; processing, recycling or disposal facility; water reservoir; flood control or drainage facility; water or wastewater treatment plant; transportation or communications facility (other than a communication facility as defined in this Chapter); and similar facility of a public agency or public utility.
Utilities, minor. Utility facilities that are necessary to support established uses and involve only minor structures such as electrical distribution lines and underground water and sewer lines, and small recycling collection facilities.
Wireless telecommunications facility. A facility that may include but is not limited to a support structure and attached antennas that sends and/or receives radio frequency signals. This includes antennas and all types of equipment for the transmission or receipt of such signals; telecommunications towers or similar structures built to support such equipment, wall-mounted facilities, microwave transmitting and receiving equipment, equipment cabinets and all other related accessory equipment.
18.206.060 Residential Land Use Classifications
Accessory dwelling unit. An attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary dwelling unit is situated.
An accessory dwelling unit also includes: (1) an efficiency unit, as defined in Health and Safety Code Section 17958.1, and (2) a manufactured home, as defined in Health and Safety Code Section 18007.
See Section 18.15.050 (Accessory Dwelling Units).
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Accessory dwelling unit, junior. A unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure. See Section 18.15.050 (Accessory Dwelling Units).
Bed and breakfast. An establishment offering lodging (with or without incidental meal and/or beverage service) in a single-family residential building and in conjunction with a single-family residential use, for short-term stays of less than 30 consecutive calendar days.
Boarding and lodging. The renting of a room or rooms within an existing single-family dwelling where:
(1) a bedroom or bedrooms are rented, with a separate rental agreement for each room, not for the entire dwelling; (2) for a minimum of 30 consecutive calendar days; (3) with the common use of kitchen facilities; and (4) those occupying the bedroom or bedrooms do not function as a family as defined in Section 18.215.060 (“F” Definitions).
Emergency shelter. Temporary housing, including interim intervention facilities (i.e., navigation centers, bridge housing, respite or recuperative care), with minimal supportive services for displaced persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay (Health and Safety Code Section 50801(e)).
Employee housing. Privately owned housing which houses up to six employees in living quarters and is provided in connection with any work, whether rent is involved. Employee housing is subject to the provisions of the Employee Housing Act. In compliance with the Government Code, employee housing, as defined herein, shall be deemed a single family land use and shall be regulated as such for the purposes of this Title.
Employee housing, agricultural. Housing consisting of no more than 36 beds in a group quarter or 12 units or spaces designed for use by a single family or household, or that is approved in compliance with Government Code Section 17021.8, shall be deemed an agricultural land use for the purposes of this Title.
Family day care home. A facility that regularly provides care, protection, and supervision for 14 or fewer children, in the provider’s own home, for periods of less than 24 hours per day, while the parents or guardians are away, as defined in Health and Safety Code section 1596.78. A family day care home includes a detached single-family dwelling, a townhouse, a dwelling unit within a dwelling, or a dwelling unit within a multifamily dwelling in which the underlying zoning district allows for residential uses. A family day care home is where the day care provider resides and includes a dwelling that is rented, leased, or owned.
Group residential. Shared living quarters, in multi-family zoning districts, with or without separate kitchen or bathroom facilities for each room or unit. This classification includes boarding houses, dormitories, and private residential clubs, but excludes care facilities.
Home occupation. A home occupation is an ongoing activity in a dwelling which provides goods or services where such activity is incidental to the primary use of the dwelling for residential purposes.
See also “Cottage food operations.”
Low barrier navigation center. Housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing.
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Mobile or manufactured housing. A structure intended for human habitation manufactured or constructed under authority of 42 U.S.C. Sec 5403, Federal Manufactured Home Construction and Safety Standards, or California law (Health and Safety Code Sections 18007 and 18008). The structure is manufactured either in whole or in substantial part at an off-site location, transported to and assembled on-site, and placed on a permanent foundation.
Mobile home park. Any area of land or property that has at least two mobile homes, manufactured homes, recreational vehicles, and/or lots that are held out for rent or lease.
Multi-family residential.
• Two-Unit Dwelling (Duplex). A residential building designed to accommodate two separate households/living units. These units are usually side by side, sharing a common wall, or stacked one above the other, with each unit having its own entrance and often its own yard or outdoor space.
• Three-Unit Dwelling (Triplex). A residential building designed to accommodate three separate households/living units, each with its own entrance and often separate facilities.
Triplexes can be arranged in various configurations, such as side-by-side, stacked, or a combination of these layouts.
• Four-Unit Dwelling (Fourplex or Quad). A residential building designed to accommodate four separate households/living units, each with its own entrance and amenities. These units can be arranged in different layouts, including all on one floor, stacked in two or more levels, or in a combination of these configurations.
• Multi-Unit Dwelling (Over Five Units). A residential building or complex containing more than five separate living units. This category includes apartment buildings, condominiums, and larger residential complexes with various layouts and shared amenities such as common areas.
Residential care facility, small, licensed. A facility serving six or fewer residents (not including the licensee or members of the licensee’s family or staff) and is licensed by the State. Any combination of two or more residential care facilities that are under the control and management of the same owner, operator, management company, licensee, or any affiliate of them, and are integrated components of one operation, are considered one facility.
Residential care facility, small, unlicensed. A residential care facility of six or fewer total residents managed under a single operator and designed for short-term stays by each resident as a transition from drug or alcohol rehabilitation or while on parole. Any combination of two or more residential care facilities that are under the control and management of the same owner, operator, management company, licensee, or any affiliate of them, and are integrated components of one operation, are considered one facility.
Senior housing. Housing that is available only to households in which the head of the household is 55 years of age or older, and which is not a residential care facility as defined in this Section.
Single-room occupancy. A single-room occupancy facility is a residential building that includes multiple single-room occupancy units. “Single-room occupancy unit” means housing consisting of single-room dwelling units that are the primary residence of their occupant or occupants. If the singleroom occupancy housing consists of new construction, conversion of nonresidential space, or Item 10.4
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reconstruction, the unit must contain either food preparation or sanitary facilities and may contain both.
If the single-room occupancy housing consists of acquisition or rehabilitation of an existing residential structure or hotel, neither food preparation nor sanitary facilities are required to be in the unit, but if the units do not contain sanitary facilities, the building must contain sanitary facilities that are shared by tenants.
Single-family residential. An attached or detached residential building designed to accommodate one household/living unit on a single lot. A single-family residential development may be “attached” to another single-family residential development on an adjacent property as allowed by the Building Code.
Single-family residential with boarder or lodger. See “boarding and lodging” in this Section.
Supportive housing. Housing with no limit on length of stay, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. “Target population” means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people. Supportive housing is a residential use subject only to the same requirements as apply to other residential dwellings of the same type in the same zoning district.
Transitional housing. Buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. Transitional housing is a residential use subject only to the same requirements as apply to other residential dwellings of the same type in the same zoning district.
18.206.070 Temporary Land Use Classifications
Temporary uses are short-term or temporary in nature that are classified separately for purposes of the land use regulations; provided, that the use does not exceed any time limits specified in the Temporary Use Permit as established in Chapter 18.160 (Use Permit, Temporary). If the event takes place partly or wholly on public property, see Chapter 6.20 (Special Event Permit) of this Title.
Agricultural sales. The seasonal sales of agricultural or horticultural products, including firewood.
Excludes Christmas tree and pumpkins sales, as defined in this Chapter.
Animal shows or sales. Exhibitions of domestic or large animals. This classification includes animal sales.
Arts and crafts shows, outdoor. Display and sale of painting, sculpture, hand crafts and similar objects.
Christmas tree sales. The seasonal display and sale of Christmas trees and Christmas wreaths.
Includes preparation of the site, fencing, trailers, tents, necessary storage, equipment, and related accessory services (i.e., netting, baling, flocking).
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Civic and community events. Special events open to the public.
Commercial filming, limited. Commercial motion picture or video photography at the same location.
Eating and drinking use. Serving of prepared food or beverages for consumption on or off the premises on a site that is not permanently occupied by, or related to, an existing legally established onsite, eating and drinking establishment.
Farmers’ market. Recurring sales of agricultural, horticultural, and other food products that are seasonal in nature.
Live entertainment event. A non-recurring concert, carnival, circus, fair, or similar event.
Personal property sales. Sales of personal property by a resident. This classification includes garage sales.
Pumpkin sales. The seasonal display and sale of pumpkins. Includes preparation of the site, fencing, trailers, tents, necessary storage, and equipment.
Real estate sales. An on-site office for the marketing, sales or rental of residential, commercial or industrial development. This classification includes “model homes.” Recreational events. Events featuring sports, exercise, physical play, or competitions.
Group assembly events. A non-recurring event intended for the meeting or assembly of a, group, club, or membership organization conducted on a site that is not permanently occupied by a place of assembly use.
Retail sales, outdoor. Retail sales of merchandise in an open or covered outdoor area on the site of a legally established retail business.
Street fair. Provision of games, eating and drinking facilities, live entertainment, or similar activities not requiring the use of roofed structures.
Swap meet. Retail sale or exchange of new, hand-crafted, or secondhand merchandise.
Trade fairs. Display and sale of goods or equipment related to a specific trade or industry.
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Chapter 18.215
Definitions
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Chapter 18.215 Definitions
Sections
18.215.010 “A” Definitions
18.215.020 “B” Definitions
18.215.030 “C” Definitions
18.215.040 “D” Definitions
18.215.050 “E” Definitions
18.215.060 “F” Definitions
18.215.070 “G” Definitions
18.215.080 “H” Definitions
18.215.090 “I” Definitions
18.215.100 “J” Definitions
18.215.110 “K” Definitions
18.215.120 “L” Definitions
18.215.130 “M” Definitions
18.215.140 “N” Definitions
18.215.150 “O” Definitions
18.215.160 “P” Definitions
18.215.170 “Q” Definitions
18.215.180 “R” Definitions
18.215.190 “S” Definitions
18.215.200 “T” Definitions
18.215.210 “U” Definitions
18.215.220 “V” Definitions
18.215.230 “W” Definitions
18.215.240 “X” Definitions
18.215.250 “Y” Definitions
18.215.260 “Z” Definitions
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18.215.010 “A” Definitions
Acre, gross. A measure of total land area of any lot including future streets, parks, and other land dedications.
Acre, net. The gross area of a lot excluding:
1. Land to be dedicated for required easements for vehicles and rights-of-way, either public or private;
2. Land determined to be hazardous and unbuildable; and/or
3. Land to be dedicated for schools and parks or other facilities dedicated for public use.
Active frontages. Building frontages with occupied spaces that encourage engagement between the building tenants and the public realm. Active frontages allow visual or physical access to the active uses within the building from streets, sidewalks, and paseos.
Affordable housing cost. The maximum cost to rent or purchase a house as defined in Section 50052.5 of the Health and Safety Code (Government Code Section 65915(d)(1).).
4. For extremely low-income households, the product of 30 percent times 30 percent of the area median income adjusted for family size appropriate for the unit;
5. For very low-income households, the product of 30 percent times 50 percent of the area median income adjusted for family size appropriate for the unit;
6. For low-income households whose gross incomes exceed the maximum income for very lowincome households and do not exceed 70 percent of the area median income adjusted for family size, the product of 30 percent times 70 percent of the area median income adjusted for family size appropriate for the unit. In addition, for any lower income household that has a gross income that equals or exceeds 70 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable housing cost not exceed 30 percent of the gross income of the household;
7. For moderate-income households, affordable housing cost shall not be less than 28 percent of the gross income of the household, nor exceed the product of 35 percent times 110 percent of area median income adjusted for family size appropriate for the unit. In addition, for any moderate-income household that has a gross income that exceeds 110 percent of the area median income adjusted for family size, it shall be optional for any state or local funding agency to require that affordable housing cost not exceed 35 percent of the gross income of the household.
Affordable units. Living units that are required to be rented at affordable rents or available at affordable housing costs to specified households.
Alteration. Any modification, change, or adjustment made to a building or structure that affects its physical dimensions, design, function, or use.
Animal.
1. Animal, large domestic. An animal other than a rooster, a nondomestic animal or a small domestic animal as defined herein, and which is typically kept in a coop, corral, stable, or pen, including but not limited to equine (e.g., horses, donkeys, and llamas), bovine, porcine, and Item 10.4
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ratite (e.g., ostrich, emu and rhea) species, other hoofed animals (e.g., goats or sheep) and any variety of fowl other than hens, which are considered small domestic animals as defined in this Section.
2. Animal, nondomestic. A wild animal not customarily confined or cultivated by man for domestic or commercial purposes but kept as a pet or for display.
3. Animal, small domestic. A small animal of the type generally accepted as a pet, including dog, cat, rabbit, songbird, fish, and the like, but not including chicken, rooster, duck, goose, pea fowl, goat, sheep, pig, hog, or the like.
Antenna. Any system of wires, poles, rods, panels, reflecting discs, or similar devices used for the transmission or reception of radio frequency electromagnetic waves when such system is external and attached to the exterior of a structure or a pole.
Area median income (AMI). The area median income for Contra Costa County as published at Title 25, California Code of Regulations, Section 6932.
Attached, building or structure. A building or structure that shares a common wall, is physically connected to another building or structure, or two structures that are less than one foot away from each other as measured from the furthest projection on each structure.
Average percent of slope. The ratio between vertical and horizontal distances expressed in percent; the mathematical expression of which is based upon the formula described below:
Figure 18.215-1
Average Percent of Slope Calculation
18.215.020 “B” Definitions
Balcony. A platform that projects from the wall of a building, typically above the first level, and is surrounded by a rail, balustrade, or parapet.
Base density. The maximum number of dwelling units on a particular lot of land which complies with the General Plan and all applicable provisions of this Zoning Ordinance.
Basement. The portion of a building that is completely below grade. If any part of a building story is above grade, it will not be considered a basement. A basement does not count as a story when calculating the "number of stories" for development regulation purposes. However, sub-level floors, including basements, are included in floor area ratio (FAR) calculations. The addition of any access points, as required by the Building Code, does not change the classification of a basement, provided that all other portions of the floor remain below grade.
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Blockface. The properties abutting on one side of a street and lying between the two nearest intersecting or intercepting streets, or nearest intersecting or intercepting street, unsubdivided land, watercourse, or City boundary.
Figure 18.215-2
Blockface
Boarder. A person who rents a room within a living unit from a landlord.
Breezeway. A roofed, open-sided passageway connecting two structures, such as a house and a garage.
Building. Any structure having a roof supported by columns or walls for the housing or enclosure of persons, animals, chattel, or property of any kind.
Building height. The vertical distance of a building as measured from grade to a base point on the building in compliance with Section 18.55.030 (Height Standards and Exceptions). See definition for “grade.”
18.215.030 “C” Definitions
Caretaker’s quarters. A dwelling unit on the site of a non-residential use, occupied by someone employed to care for a property or facility. Caretaker’s quarters are meant to serve only as a secondary or accessory use to the existing use on the property.
Collection buildings. Buildings with a gross floor area of 225 square feet or less used for the deposit and storage of recyclables.
Commercial cannabis use. Commercial cannabis use means and includes the commercial cultivation, possession, manufacture, distribution, processing, storing, laboratory testing, packaging, labeling, transportation, wholesale or retail delivery, wholesale or retail sale of cannabis and cannabis products, or any combination of such activities, whether or not carried out for profit, and any other activity that requires a license, or may require a license in the future, pursuant to the Medicinal and Adult-Use Cannabis Regulation and Safety Act, California Business and Professions Code, Division 10, section 26000 et seq. Without limiting the foregoing, the term “commercial cannabis use” also includes a medical marijuana dispensary, a patient collective or patient cooperative operating under the Compassionate Use Act (Health & Safety Code Section 11362.5) and/or the Medical Marijuana Program Act (Health & Safety Code Section 11362.7 et seq.), as each may be amended; a nonprofit licensee under Business and Professions Code section 26070.5; and a cannabis cooperative association under Business and Professions Code section 26220 et seq.
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Condominium project. A housing development of two or more units, the interior space of which are individually owned, with the balance of the property owned by the owners of the individual units. See also Civil Code Section 1351(f) and Government Code Section 65915(b)(4).
Construction cost index. The Engineering News Record San Francisco Building Cost Index. If the index ceases to exist, the City Manager shall submit another cost index which is in their judgment is the nearly equivalent to the original index as possible.
Consumer price index. The U.S. Department of Labor, Bureau of Labor Statistics, Consumer Price Index for all Urban Consumers for the San Francisco, Oakland, San Jose Metropolitan Statistical Area or, if the index is discontinued, a successor index selected by the City Manager.
Container or storage unit. A container or storage unit includes, but is not limited to, any of the following if 15 cubic yards or larger: a debris or trash box, a cargo or storage container, a construction or transport trailer (when detached from the truck trailer). A container or storage unit is not permanently attached to the ground. A container or storage unit does not include an accessory structure as defined in this Chapter, or a trash container storage unit placed by the disposal company licensed by the City, when that container is used for regular, weekly garbage pick-up.
Cottage food operations. An enterprise that has not more than $50,000 in gross annual sales; operated by a “cottage food operator” (who operates in his or her private home and owns the operation); and having not more than one full-time equivalent employee, not including a family or household member; that involves preparation of “cottage food products” which are nonhazardous foods such as baked goods without cream or meat fillings; candy; chocolate-covered nonperishable foods; dried fruit; dried pasta; dry baking mixes; fruit pies; granola, cereals and trail mixes; herb blends and dried mole paste; honey; jams, jellies, preserves; nut mixes and nut butters; popcorn; vinegar and mustard; roasted coffee and dried tea; waffle cones and pizelles; other items added by the State Public Health Officer on an approved food products list (Health and Safety Code Section 113758). See also “home occupation.” Coverage, lot or site. The percentage of a site covered by a building, accessory structure, roof, soffit, trellis, and eave or overhang extending more than two feet from a wall, and by a deck or above ground pool more than 36 inches in height.
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Figure 18.215-3
Lot Coverage
Cultural resource. Improvements, buildings, structures, signs, features, sites, landscapes, trees, or other objects of scientific, aesthetic, educational, cultural, architectural, or historical significance to the citizens of the City, the Diablo Valley, the Northern California region, or the nation which may be eligible for designation or designated and determined to be appropriate for historic preservation by the Architectural Review Commission, or by the City Council on appeal, in compliance with the provisions of the Zoning Ordinance.
18.215.040 “D” Definitions
Daylight plane. An inclined plane, beginning at a stated height above grade at a side or rear property line, and extending into the site at a stated upward angle to the horizontal, which may limit the height or horizontal extent of structures at any specific point on the site where the daylight plane is more restrictive than the height limit or the minimum yard applicable at such point on the site.
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Figure 18.215-4
Daylight Plane
(The diagram is illustrative)
Deck. A platform, either freestanding or attached to a building, that is supported by pillars or posts (see also “balcony”).
Density bonus. As defined by Government Code Section 65915 et seq.
Density bonus housing agreement. A legally binding. recorded agreement between an owner/developer and the City to ensure that the requirements of this Zoning Ordinance and State law are satisfied. The agreement, among other things, shall establish the number of target bonus units, their size, location, terms and conditions of affordability, and production schedule. The agreement shall also require management and maintenance of the units. See Section 18.15.110 (Density Bonus).
Density bonus units. Residential dwelling units allowed to exceed the otherwise allowable maximum residential density for the development site in compliance with the Zoning Ordinance and State law.
Detached, building or structure. A building or structure shall be considered detached from any other building or structure; provided, the distance is a minimum of one-foot from any wall or projection, measured at the closest point. See definition for the term “attached.” Development agreement. A contract between the City and an applicant for a development project, in compliance with Chapter 18.190 (Development Agreement) and Government Code Section 65864 et Item 10.4
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seq. A development agreement is intended to provide assurance to the applicant that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to City policies, rules, and regulations after project approval. In return, the City may be assured that the applicant will provide infrastructure and/or pay fees required by a new project.
Development standard. Any site or construction condition that applies to a residential development pursuant to any ordinance, general plan element, specific plan, or other local condition, law, policy, resolution or regulation.
Driveway. A paved area on a lot necessary to provide direct access for vehicles between a street and either:
1. An area on a residential lot containing four or fewer parking spaces;
2. An aisle between spaces in a parking lot;
3. A loading berth; or
4. A refuse storage area.
18.215.050 “E” Definitions
Electric vehicle (EV) charger. A device that supplies electric power to charge the battery of an electric vehicle.
Electric vehicle charging space (EV space). A space intended for charging electric vehicles.
Electric vehicle charging station (EVCS). One or more electric vehicle charging spaces served by an electric vehicle charger or other charging equipment. Where a multiport electric vehicle charger can simultaneously charge more than one vehicle, the number of electric vehicle charging stations shall be considered equivalent to the number of electric vehicles that can be simultaneously charged.
Environmental impact report (EIR). An environmental report used to assess the physical characteristics of an area and to determine what effects will result if the area is altered by a proposed action, prepared in compliance with the California Environmental Quality Act (CEQA).
Exterior architectural feature. The architectural element embodying style, design, general arrangement, and components of all the outer surfaces of an improvement including, but not limited to, the kind, color and texture of the building materials and the type and style of all windows, doors, lights, signs, and other fixtures appurtenant to such improvement.
18.215.060 “F” Definitions
Family. One or more persons occupying premises and living as a single nonprofit housekeeping unit, as distinguished from a group occupying a boarding or lodging house, hotel, club, or similar dwelling for group use. A family shall not include a fraternal, religious, social, or business group. A family shall be deemed to include domestic worker.
Fence. A barrier made of wire, wood, metal, masonry, or other material used as a screen or enclosure for a yard, equipment, or open space. It includes a wall, gate, or structure used as a fence. A retaining wall, freestanding (monument) sign, or landscape structure is not considered a fence except for that portion which is used as a fence. See Chapter 18.75 (Fences, Walls, and Screening).
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Floor area, gross. The total area of all floors in a building, excluding basements, as measured to the outside surface of exterior walls or to the centerline of common walls. It excludes any crawl space, area used exclusively for vehicle parking or loading, breezeway, attic without floor, and any open porch, deck, balcony, or terrace.
Floor area, net. The total area of all floors in a building as measured to the outside surface of exterior walls or to the centerline of common walls. It excludes any crawl space, area used exclusively for vehicle parking or loading, breezeway, attic without floor, and an open porch, deck, balcony or terrace.
It also excludes any corridors, hallways, stairways, elevator shafts at each floor level, service and mechanical equipment rooms, and attic areas having a height of more than seven feet, and, in industrial areas, storage sheds with less than 150 square feet of space, bunkers, electrical substations, smoking shelters, instrument shelters, and similar enclosures.
Floor area ratio (FAR). The gross floor area of a building or buildings on a lot divided by the lot area or site area.
Figure 18.215-5
Floor Area Ratio
(The diagram is illustrative)
For-sale project. A residential project, or portion thereof, which is intended to be sold to an owneroccupant upon completion.
Frontage types.
1. Frontage, building. The building facade facing a street or public open space.
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2. Frontage, site. The width of the site along a street or public open space.
3. Frontage, street. The property line or part of the site facing a street or public open space. The street frontage is the length of the front lot line or, in the case of a corner lot, the front lot line plus the corner side lot line.
18.215.070 “G” Definitions
General plan. The City of Pleasant Hill General Plan, including all its elements and all amendments, as adopted by the City Council under the provisions of Government Code Sections 65300 et seq., and referred to in this Zoning Ordinance as the "General Plan." Grade.
1. Grade, average. The average level on the surface defined as the shortest distance between finished grade at the highest and lowest sides of a structure.
2. Grade, existing. The level of the ground or pavement at a stated location as it exists prior to disturbance in preparation for a project regulated by this chapter.
3. Grade, finished. The lowest point of elevation of the finished surface of the ground, paving or sidewalk within the area between the building and the property line or, when the property line is more than five feet from the building, between the building and a line five feet from the building.
4. Grade, street. The top of the curb, or the top of the edge of the pavement or traveled way where no curb exists.
18.215.080 “H” Definitions
Height. The vertical dimension measured from finished grade, unless otherwise specified. See building height as defined in this Chapter.
Historic district. Any area containing a concentration of improvements which have a special character, historical interest or aesthetic value, which possess integrity of location, design, setting, materials, workmanship, feeling and association, or which represent one or more architectural periods or styles typical of the history of the City, and that has been designated an historic district.
Housing development project. Residential construction projects as defined in Government Code Section 65589.5(h)(2).
18.215.090 “I” Definitions
Illumination, direct. Illumination by means of light that travels directly from its source to the viewer’s eye.
Illumination, indirect. Illumination by means only of light cast upon an opaque surface from a concealed source.
Improved pedestrian connection. An elevated overhead pedestrian access bridge or sidewalk or below street grade pedestrian access tunnel below finished grade of Interstate 680.
Incentive or concession. The benefit offered by the City to facilitate construction of eligible affordable housing costs and units as defined by this Chapter. Examples of incentives/concessions include Item 10.4
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adjustment of development standards, expedited processing of entitlements, relaxation of otherwise applicable entitlement conditions, and provisions for mixed-use activities. See Section 18.15.110 (Density Bonus).and Government Code Section 65915 et seq.
Inclusionary unit. A dwelling unit reserved for occupancy by a low- or very low-income household (as defined by Health and Safety Code Sections 50079.5 and 50105) with a new residential development.
18.215.100 “J” Definitions
No terms defined.
18.215.110 “K” Definitions
Kitchen. Any part of a room or structure which is designed, built, used, or intended to be used for the preparation or cooking of food and must contain, at minimum, an oven or stove, a refrigerator, and a sink having a drain outlet of larger than one and one-half inches in diameter. A kitchen may also include a microwave, dishwasher, garbage disposal, or other appliances for cooking, preparing, or storing food.
A kitchen does not include bars, butler’s pantries, or similar rooms adjacent to or connected with a kitchen.
18.215.120 “L” Definitions
Land use. The purpose for which a site or structure is arranged, designed, intended, constructed, moved, erected, altered, or enlarged or for which either a site or structure is or may be occupied or maintained.
Landscape. To plant and maintain some combination of trees, ground cover, shrubs, vines, flowers, or lawn. Required landscaping may include natural features such as existing or imported rock and structural features including fountains, pools, artwork, screens, walls, fences, or benches. A landscaped area may also include a walkway or concrete plaza if it is an integral part of the elements of landscaping described above. Plants on rooftops, porches, or in boxes attached to buildings are not considered landscaping.
Landscaping, interior. A landscaped area(s) within a defined the perimeter of the parking or loading area as shown in Figure 18.215-6, or similar paved area, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).
Landscaping, perimeter. A landscaped area adjoining the exterior boundary of a parking or loading area as shown in Figure 18.215-6, or similar paved area, excluding driveways or walkways providing access to the facility (as applied to parking and loading facilities or to similar paved areas).
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Figure 18.215-6
Landscaping: Interior/Exterior
Living unit. One or more rooms designed, occupied or intended for occupancy as separate living quarters, and include a kitchen, sleeping area, and bathroom facilities.
Lot. A site or parcel of land.
Lot area. The horizontal area within the property lines excluding public-access corridors, vehicular easements, and areas to be included in future street rights-of-way as established by easement, dedication, or ordinance.
Lot depth. The horizontal distance from the midpoint of the front lot line to the midpoint of the rear lot line, or to the most distant point on any other lot line where there is no rear lot line.
Lot line types.
1. Front lot line. A lot line abutting the street or easement providing access to the lot. The front lot line of a corner lot is the shortest street line. If the street lines are the same length, any of the street-abutting lot lines may be considered the front lot line, unless one streetabutting lot line results in nonconforming setbacks. a Flag lots. The front lot line of a flag lot (see "flag lot" under "lot types”) is measured at the point where the "pole" meets the bulk ("flag") of the lot parallel to the rear lot line of the lot adjacent to the pole as shown in Figure 18.215-7 (Flag Lot Front Lot Line).
b Irregular shaped lots. The front lot line of an irregular shaped lot shall be determined by the Zoning Administrator.
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Figure 18.215-7
Flag Lot Front Lot Line
2. Interior lot line. A lot line not abutting a street.
3. Rear lot line. A lot line, not a front lot line, that is parallel or approximately parallel to the front lot line. Where no lot line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line shall be deemed the rear lot line for the purpose of measuring rear yard depth.
4. Side lot line. A lot line that is not a front lot line or a rear lot line.
5. Street lot line. A lot line, other than the front lot line, abutting a street.
Lot types.
1. Corner lot. A lot bounded by two or more adjacent street lines that have an angle of intersection of not more than 135 degrees on a street or private driveway serving two or more additional properties or dwelling units (not counting accessory dwelling units). The front yard of a corner lot shall adjoin the shortest street property line; provided, that where street property lines are substantially the same length, the Zoning Administrator shall determine the location of the front yard based on existing or proposed access to the principal building on the lot. See Subsection
18.15.040.D (Corner and Double-Frontage Lot Setbacks) for additional development regulations for corner lots.
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2. Double-frontage lot. An interior lot having frontage on more than one street. Each frontage from which access is permitted shall be deemed a front lot line. See Subsection 18.15.040.D (Corner and Double-Frontage Lot Setbacks) for additional development regulations for doublefrontage lots.
3. Flag lot. A lot with a narrow strip of land, known as the "staff" or "pole," that provides access to the main, larger portion of the lot, which is often referred to as the "flag." The staff portion typically resembles a flagpole and connects the larger, buildable area of the lot to a public street or private road.
4. Interior lot. A lot other than a corner lot.
5. Irregular lot. A lot characterized by boundaries that may have varying lengths, non-parallel sides, or unusual angles, resulting in a form that does not conform to the other lot types defined herein. For the purposes of this Title, the lot lines of an irregular lot shall be determined by the Zoning Administrator.
6. Key lot. A key lot is an interior lot whose front yard abuts the rear yard of a corner lot.
Figure 18.215-8
Lot Types
Lot width. The average horizontal distance between the side lot lines measured at right angles to the lot depth from the required front yard setback and from the required rear yard setback or from the rearmost point of the lot depth in cases where there is no rear lot line. (See lot depth, lot width diagram.) Item 10.4
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Figure 18.215-9
Lot Depth and Width
(The diagram is illustrative)
Low-income household. A household whose income does not exceed the low-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development in compliance with Health and Safety Code Section 50079.5.
Lower income household. A lower income household as defined in Civil Code Sections 51.3 and
51.12 (Government Code Section 65915(b)(1) and (c)(1), and Health and Safety Code Section 50079.5.).
18.215.130 “M” Definitions
Market rate units. New living units in residential projects which are not affordable units.
Maximum allowable residential density. The maximum number of residential units permitted by the General Plan on the date the application is deemed complete. See Government Code Section 65915(o)(2).
Mixed-use. A type of development where a variety of uses such as office, commercial, institutional, and residential are combined in a single building or on a single site in an integrated project.
Mobile recycling unit. An automobile, truck, trailer, or van, licensed by the State Department of Motor Vehicles, which is used for the collection of recyclable materials, including the bins, boxes or containers transported by trucks, vans or trailers and used for the collection of recyclable materials.
Moderate-income household. A household whose income does not exceed the moderate-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development in compliance with Section 50079.5 of the California Health and Safety Code (Government Code Section 65915(c)(2), Health and Safety Code Section 50093).
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18.215.140 “N” Definitions
Natural feature. Any tree, plant life, water feature, or rock outcropping.
Noncommercial message or speech. Any message that is not commercial speech, which includes but is not limited to, messages concerning political, religious, social, ideological, public services, and informational topics.
Nonconforming sign, legal. A sign, outdoor advertising structure, or display of any character that was lawfully erected or displayed before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with currently applicable requirements prescribed for the zoning district in which the sign is located.
Nonconforming structure, legal. A structure that was lawfully erected before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with the currently applicable provisions and/or development standards established for the zoning district in which the structure is located (e.g., setbacks, structure height, distance between structures).
Nonconforming use, legal. A use of a structure of land that was lawfully established and maintained before the adoption of this Zoning Ordinance, or amendment thereto, but which does not conform with currently applicable use regulations for which the zoning district in which it is located.
Nonrestricted unit. All units within a housing development excluding the affordable target units, as defined in this Chapter.
18.215.150 “O” Definitions
Off-street loading facilities. A site or portion of a site devoted to the loading or unloading of motor vehicles or trailers, including loading berths, aisles, access drives, and landscaped areas.
Open space types.
1. Private open space. An open area outside of a building adjoining and directly accessible to a dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests.
2. Shared open space. An open area within a residential development reserved for the exclusive use of residents of the development and their guests.
3. Passive Open Space. An open area outside of a building or structure that is more natural in quality and does not provide facilities or access to users (such as walking paths or seating).
Passive open spaces may include, but are not limited to, bioswales, landscaped areas, and natural habitat.
4. Active Open Space. An open space area or recreational area that has any type of user facility (e.g., walking path, benches, restrooms, sports fields or courts). See also "park and recreational facility" definition in Section 18.210.050 (Public and Semi-Public Land Use Classifications).
5. Yard. An open space on the same site as a structure, unoccupied and unobstructed by structures from the ground upward except as otherwise provided in this Chapter, including a front yard, side yard, corner side yard, or rear yard.
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Ordinary maintenance and repair. Any work, for which a Building Permit is not required by law, where the purpose and effect of such work is to correct any deterioration of or damage to a structure or any part thereof and to restore the same to its condition prior to the occurrence of such deterioration or damage. See definition for the term “alteration.”
Outdoor storage. Storage outside of a building of material not intended for immediate sale or exhibition.
Owner. The person(s) or entity(ies) that hold legal or equitable title to a dwelling or lot.
18.215.160 “P” Definitions
Rooftop equipment. Any structure located on the roof of a building which encloses mechanical equipment.
Permitted. Allowed without a requirement for approval of a Conditional Use Permit or Temporary Use Permit.
Planned development. A development (other than a community apartment project, a condominium project, or a stock cooperative) having either or both of the following features:
1. The common area is owned either by an association or in common by the owners of the separate interests who possess appurtenant rights to the beneficial use and enjoyment of the common area.
2. A power exists in the association to enforce an obligation of an owner of a separate interest with respect to the beneficial use and enjoyment of the common area by means of an assessment which may become a lien upon the separate interests in compliance with Civil Code Section 1367 et seq. (Government Code Section 65915(b)(4); Civil Code Section 1351(k).)
Porch. A covered platform at an entrance to a dwelling, or an open or enclosed gallery or room, which is not heated or cooled and is attached to the outside of a building.
Preexisting. In existence prior to the effective date of this Zoning Ordinance.
Primary street. A main thoroughfare, including “arterial” through routes and mixed-use, multifunctional right -of-way (at least in part along their length), providing access to properties as well as other amenities.
Processing facility. A building or enclosed space used for the collection and processing of recyclable material, and/or used motor oil, by such means as flattening, mechanical sorting, compacting, baling, shredding, grinding, crushing, and cleaning.
1. A light-processing facility occupies less than 45,000 square feet and includes equipment for baling, briquetting, crushing, compacting, grinding, shredding and sorting of source-separated recyclable materials, except ferrous metals other than food and beverage containers, and repairing of reusable materials.
2. A heavy-processing facility is any processing facility other than a light-processing facility.
Project. Any proposal for new or changed use, or for new construction, alteration, or enlargement of any structure, that is subject to the provisions of this chapter.
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Project site. The specific location on which a development, use, structure, or building is proposed.
Published standards. The standards for specific income levels for Contra Costa County, as published under Title 25, California Code of Regulations Section 6932.
18.215.170 “Q” Definitions
Qualifying household. A household meeting statutory or regulatory requirements to receive the benefits conferred by a statutory or regulatory program.
Qualifying resident. Senior citizens or other persons eligible to reside in a senior citizen housing development (Civil Code Sections 51.3 and 51.12.).
18.215.180 “R” Definitions
Reasonable accommodation. Providing individuals with disabilities, or developers of housing for individuals with disabilities, flexibility in the application of land use, zoning and building regulations, policies, practices and procedures or waiving enforcement, if necessary, to ensure equal access to housing for individuals with disabilities in compliance with Chapter 18.135 (Reasonable Accommodation), and State and Federal fair housing laws.
Recreational Vehicle. In compliance with Health and Safety Section 18010, a motor home, travel trailer, truck camper, or camping trailer, with or without motive power, originally designed for human habitation for recreational, emergency, or other occupancy, which meets all the following criteria:
• It contains less than 320 square feet of internal living room area, excluding built-in equipment, including wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms; • It contains 400 square feet or less of gross area measured at maximum horizontal projections; • It is built on a single chassis; and
• It is either self-propelled, truck-mounted, or permanently towable on the highways without a towing permit.
Recyclable material. Reusable material including, but not limited to, metals, glass, plastic and paper which are intended for reuse, remanufacture, or reconstitution for the purpose of using the altered form.
Recyclable material does not include refuse or hazardous materials but may include used motor oil.
Recycling facility. A center for the collection and/or processing of recyclable materials.
Rehabilitation. Restoring a property to make it usable for modern purposes while preserving its important historical, architectural, and cultural features.
Rental projects. A residential project, or portion thereof, which is intended to be rented to tenants upon completion.
Resale control. A resale restriction placed on inclusionary units by which the price of such units and income of the purchaser will be restricted to assure affordability and occupancy by qualifying households and residents.
Residential project. Any planned zoning district, subdivision map, or discretionary land use entitlement which authorizes five or more living units or residential lots, or living units and residential lots which total five or more in combination. For the purpose of this Zoning Ordinance, contemporaneous construction of five or more living units on a lot, or on contiguous lots for which there is evidence of Item 10.4
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common ownership or control, even though not covered by the same land use entitlement, shall also be considered a residential project. Construction shall be considered contemporaneous for all units which do not have completed final inspections for occupancy and which have outstanding, at any one time, any one or more of the following: planned zoning district, subdivision map, or other discretionary entitlement, or Building Permits, or applications for such an approval or permits.
Residential structure types.
1. Accessory dwelling unit. An attached or detached dwelling unit that is located on a single lot with another, primary dwelling unit and provides complete facilities for independent living for one or more persons. These facilities include permanent provisions for living, sleeping, cooking and sanitation. See Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)).
2. Accessory dwelling unit, junior (JADU). An accessory dwelling unit which is located within the living space of an existing primary single-unit dwelling, as defined in the California Health and Safety Code. See Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)).
3. Dwelling. A building designed exclusively for residential occupancy, including single-family, duplex, and multifamily, but not including a hotel, motel, or boardinghouse.
4. Dwelling unit. One or more habitable rooms designed for occupancy by one or more persons for living and sleeping purposes and having a kitchen.
5. Multi-family dwelling. A building used and designed to accommodate two or more separate households/living units. Each unit has its own entrances, bathrooms, kitchens, and living areas.
See “Multifamily Residential” in Section 18.210.060 (Residential Land Use Classifications).
6. Single-family dwelling. A building designed to accommodate one household/living unit on a single lot. See “Single-Family Residential” in Section 18.210.060 (Residential Land Use Classifications).
Reverse vending machine. An automated mechanical device that accepts at least one or more types of empty beverage containers including aluminum cans, glass and plastic bottles, and issues a cash refund or a redeemable credit slip. A reverse vending machine may sort and process containers mechanically; provided, that the entire process is enclosed within the machine.
1. A single-feed revenue vending machine is designed to accept individual containers one at a time.
2. A bulk reverse vending machine is designed to accept more than one container at a time and to compute the refund or credit due on the basis of weight.
Room, habitable. A room meeting the requirements of the Uniform Building Code and Uniform Housing Code for its intended use (e.g., sleeping, living, cooking, or dining), excluding such enclosed places as closets, pantries, bath or toilet rooms, service rooms, connecting corridors, laundries, unfinished attics, foyers, storage spaces, cellars, utility rooms, garages, and similar spaces.
18.215.190 “S” Definitions
Senior citizen housing development. A housing development as defined in California Civil Code Section 51.3(b)(4) (Government Code Section 65915(b)(3).).
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Setback line. A line within a lot parallel to a corresponding lot line, which is the boundary of any specified front, side, corner side or rear yard, or a line otherwise established to govern the location of buildings, structures or uses. Where no minimum front, side, corner side or rear yards are specified, the setback line shall be coterminous with the corresponding lot line.
Shopping center. A unified group of retail businesses and service uses on a single site with common parking facilities. A shopping center may include pads for future buildings.
Short-term stay. The rental of a dwelling or a portion thereof by the owner to another person or group of persons for the lodging or sleeping for a term of less than 30 consecutive calendar days.
Sign. Any identification, description, illustration, or device illuminated or nonilluminated, which is visible to the general public and directs attention to a product, service, place, activity, person, institution, business or solicitation, including any permanently installed or situated merchandise; or any emblem, painting, flag, banner, pennant, or placard designed to advertise, identify, or convey information.
Sign types.
1. Animated sign. Any sign which uses mechanical or electrical movement or change of lighting, either natural or artificial, to depict action or to create a special effect or scene.
2. Banner. Any sign of lightweight fabric or similar material that is mounted to a pole or a building at one or more edges.
3. Business identification sign. A sign that serves to identify only the name and address of the premises, business, building or portion of building upon which it is located and includes no other advertising such as product lists, phone numbers and hours of operation. Such a sign may include a logo or business symbol.
4. Commercial sign. A sign that is intended to attract attention to a commercial or industrial business, occupancy, product, good, service or other commercial or industrial activity for a commercial or industrial purpose.
5. Directional or informational sign. Any sign erected for the sole purpose of indicating the route to, direction of or location of a given goal, or which provides regulatory or service information of a non-advertising character. Directional and informational signs include but are not limited to: signs that denote the route to any City, community facility, historic place, or hospital; signs directing and regulating traffic; signs directing visitors to tourist-oriented businesses; notices of any utility or transmission company necessary for the direction or safety of the public; and signs, notices or symbols as to the time and place of civic meetings.
6. Directory sign. A pedestrian-oriented sign which identifies or lists the names and locations of tenants at a multi-tenant site.
7. Electronic readerboard. A changeable, moving message sign consisting of a matrix of lamps, light emitting diodes (LEDs), or similar devices which are computer-controlled.
8. Flag. Any fabric, banner, or bunting containing distinctive colors, patterns, or design, used as a symbol.
9. Flashing sign. An illuminated sign which exhibits changing light or color effect by blinking or any other such means so as to provide a nonconstant illumination.
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10. Freestanding sign. A sign which is self-supporting in a fixed location and not attached to a building. It includes a sign connected or attached to a sign structure, fence, pole, wall, tree or other vegetation and which is not an integral part of a building.
11. Grand opening sign. A sign used by newly established businesses to inform the public of their location and services.
12. Incidental sign. A small sign less than one square foot pertaining to goods, products, services or facilities that are available on the premises where the sign occurs and intended primarily for the convenience of the public.
13. Logo. A trademark or company name symbol.
14. Master sign program. A coordinated sign plan which includes details of all signs (not including exempt or temporary signs) which are or will be placed on a site, including master identification, individual business and directory signs.
15. Multiple-story office sign. A wall sign used to identify an office building with three or more above-ground levels.
16. Neon or other gas tube illumination. Illumination affected by a light source consisting of a neon or other gas tube which is bent to form letters, symbols or other shapes.
17. Noncommercial sign. A sign that does not name, advertise or call attention to a commercial or industrial business, commodity, product, good, service or other commercial or industrial activity for a commercial or industrial purpose.
18. Off-premises sign. An outdoor advertising sign advertising a business, product or service not offered on the premises where the sign is located.
19. Open house sign. A temporary portable sign providing direction to residential real property during the period it is on public display for purposes of sale or lease.
20. Panel sign. A wall sign with a background panel integrated into the sign. The background panel is typically treated with paint, tile, metal, wood, mosaic, decorative stone or similar materials to complement the sign design.
21. Portable sign. A sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs with wheels, A-frames, Hframes, menu and sandwich board signs, balloons used as signs, and umbrellas used for advertising.
22. Projecting sign. A sign which is either suspended from an overhang, canopy, or awning, or is suspended from a mounting attached directly to the building wall and hangs perpendicular to the building wall (also known as a blade sign or shingle sign).
23. Real estate sign. Any temporary sign pertaining to the sale, exchange, lease or rental of buildings or real property.
24. Roof sign. A sign installed on a roof or projecting above the eave of a building or mounted on an arcade or parapet.
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25. Subdivision directional sign. A sign providing direction to a land development project within the city pursuant to this chapter.
26. Temporary sign. A sign with commercial or noncommercial text which is intended to be displayed for a limited time. Temporary signs shall include banners or light, rigid material which is not affixed in a permanent manner to the ground or to any structure. Awning signs shall not be considered temporary signs.
27. Theater/cinema sign. A sign, such as a marquee, designed for a theater or cinema, with changeable letters, brighter lights, or other attention-getting features.
28. Time/temperature sign. An electronic or mechanical device which shows time and/or temperature but contains no business identification or advertising. The surface area of the time/temperature display shall be included in the total aggregate sign area of the business.
29. Wall sign. A sign attached directly to an exterior wall of a building or dependent upon a building for support with the exposed face of the sign located in a place substantially parallel to such exterior building wall to which the sign is attached or supported by. An overhang, attached framework, or other substantial architectural appurtenance may be considered an extension of the building wall.
30. Window sign. A sign attached to, suspended or placed within five feet behind, placed or painted upon, the window or glass door of a building which is intended for viewing from the exterior of such building.
Site. A lot, or group of contiguous lots not divided by a street, other right-of-way, or City limit, and under single ownership or unified control.
Specific plan. A plan for a defined area that is consistent with the general plan and with the provisions of the California Government Code authorizing specific plans.
Stepback. A step-like recession in the profile of a multistory building. A stepback requires the building to take a step back from the street for every increase in height of the structure. Stepbacks can also be a design technique to reduce the visual impact of tall buildings.
Story. The portion of a building included between the upper surface of a floor and the upper surface of the floor next above. The topmost story is that portion of a building included between the upper surface of the topmost floor and the ceiling of the roof above.
Story, half. A half-story is defined below
• When the finished floor level directly above a useable or unused underfloor space is six feet or less above finished grade.
• When the finished floor level is directly above a story or half story, any story six feet or less is a half-story.
Structure. Anything constructed or erected that requires a location on the ground, including a building, a deck, or a swimming pool, but not including fences or walls that are eight feet in height or less and access drives or walks.
Structure, accessory. An accessory structure is a structure placed on a site, other than the principal, permanent residential structure. An accessory structure must be located on a site with an existing or Item 10.4
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proposed primary structure. Temporary containers or storage units regulated by Section 18.15.100 (Container or Storage Unit), fences or walls eight feet or less in height, decks attached to the principal permanent residential structure, freestanding decks 18 inches or less in height above ground, in-ground pools, and permanent basketball hoops shall not be considered accessory structures.
Swimming pools and hot tubs. Water-filled enclosures having a depth of 18 inches or more used for swimming or recreation.
18.215.200 “T” Definitions
Target unit. A dwelling unit within a housing development which will be reserved for sale or rent to and is made available at an affordable rent or affordable ownership cost to, very low-, low-, or moderateincome households, or other qualifying households, such as senior citizen and student housing development.
18.215.210 “U” Definitions
No terms defined.
18.215.220 “V” Definitions
Very low-income household. A household whose income does not exceed the very low-income limits applicable to Contra Costa County, as published and periodically updated by the State Department of Housing and Community Development pursuant to California Health and Safety Code Section 50105 (Government Code Sections 65915(b)(2) and (c)(1).
18.215.230 “W” Definitions
No terms defined.
18.215.240 “X” Definitions
No terms defined.
18.215.250 “Y” Definitions
Yard types.
1. Corner side yard. A side yard on the street side of a corner lot. The depth of the corner side yard is the minimum horizontal distance between the corner side property line and a line parallel to it on the site. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure. If a corner side yard abuts a vehicular access easement that serves only one property, then said yard shall be treated as an interior side yard for setback purposes.
2. Front yard. A yard extending across the full width of a site, the depth of which is the minimum horizontal distance between the front property line and a line parallel to it on the site. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure.
3. Rear yard. A yard extending across the full width of a site, the depth of which is the minimum horizontal distance between the rear property line and a line parallel to it on the site. On a Item 10.4
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corner lot, the rear yard extends only to the corner side yard. If a public or private vehicular easement exists, the measurement is from the edge of the easement closest to the structure.
4. Side yard. A yard extending from the rear line of the required front yard, or the front property line of the site where no front yard is required, to the front line of the required rear yard, or the rear property line of the site where no rear yard is required, the width of which is the horizontal distance between the side property line and a line parallel thereto on the site, except that the corner side yard shall extend to the rear lot line.
Figure 18.215-10
Yard Types
18.215.260 “Z” Definitions
No terms defined.
Item 10.4
City Council Meeting Agenda - Page 647 of 724 - Monday, November 17, 2025
PLEASANT HILL
2040 GENERAL PLAN
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Item 10.4
City Council Meeting Agenda - Page 648 of 724 - Monday, November 17, 2025 1 APN Proposed Zoning District
125091049 Single-Family Residential (R-7)
125283002 Single-Family Residential (R-7)
125283003 Single-Family Residential (R-7)
125283013 Single-Family Residential (R-7)
125292001 Single-Family Residential (R-7)
125292002 Single-Family Residential (R-7)
125292003 Single-Family Residential (R-7)
127013020 Open Space (OS)
127013024 Open Space (OS)
127025022 Open Space (OS)
127025023 Open Space (OS)
127025024 Open Space (OS)
127040014 Mixed-Use (MX)
127040016 Open Space (OS)
127040019 Mixed-Use (MX)
127040020 Mixed-Use (MX)
127050029 Mixed-Use (MX)
127050030 Mixed-Use (MX)
127050031 Mixed-Use (MX)
127050033 Mixed-Use (MX)
127050040 Mixed-Use (MX)
127050053 Mixed-Use (MX)
127050054 Mixed-Use (MX)
127050057 Mixed-Use (MX)
127050058 Mixed-Use (MX)
127050059 Mixed-Use (MX)
127050060 Mixed-Use (MX)
127050064 Mixed-Use (MX)
127050065 Mixed-Use (MX)
127050067 Mixed-Use (MX)
127050068 Mixed-Use (MX)
127050070 Mixed-Use (MX)
127061007 Mixed-Use (MX)
127061008 Mixed-Use (MX)
127061009 Mixed-Use (MX)
127061010 Mixed-Use (MX)
127061012 Mixed-Use (MX)
127061013 Mixed-Use (MX)
127061014 Mixed-Use (MX)
127061015 Mixed-Use (MX)
127061022 Mixed-Use (MX)
127061023 Mixed-Use (MX)
127061026 Mixed-Use (MX)
127062001 Mixed-Use (MX)
127062002 Mixed-Use (MX)
127062003 Mixed-Use (MX)
127062004 Mixed-Use (MX)
127062005 Mixed-Use (MX)
127062006 Mixed-Use (MX)
127062007 Mixed-Use (MX)
127062008 Mixed-Use (MX)
127062009 Mixed-Use (MX)
Parcels Proposed to be Rezoned
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 649 of 724 - MondayNovember 172025 2 127063001 Mixed-Use (MX)
127063002 Mixed-Use (MX)
127063003 Mixed-Use (MX)
127063004 Mixed-Use (MX)
127063005 Mixed-Use (MX)
127063006 Mixed-Use (MX)
127071001 Mixed-Use (MX)
127071002 Mixed-Use (MX)
127071003 Mixed-Use (MX)
127071004 Mixed-Use (MX)
127071005 Mixed-Use (MX)
127071007 Mixed-Use (MX)
127071008 Mixed-Use (MX)
127072001 Mixed-Use (MX)
127072002 Mixed-Use (MX)
127072003 Mixed-Use (MX)
127072004 Mixed-Use (MX)
127072005 Mixed-Use (MX)
127072006 Mixed-Use (MX)
127072007 Mixed-Use (MX)
127072008 Mixed-Use (MX)
127072009 Mixed-Use (MX)
127072010 Mixed-Use (MX)
127072011 Mixed-Use (MX)
127072012 Mixed-Use (MX)
127072013 Mixed-Use (MX)
127073001 Mixed-Use (MX)
127073002 Mixed-Use (MX)
127073003 Mixed-Use (MX)
127073004 Mixed-Use (MX)
127073005 Mixed-Use (MX)
127073008 Mixed-Use (MX)
127073009 Mixed-Use (MX)
127073010 Mixed-Use (MX)
127073011 Mixed-Use (MX)
127073012 Mixed-Use (MX)
127073013 Mixed-Use (MX)
127073014 Mixed-Use (MX)
127073015 Mixed-Use (MX)
127073017 Mixed-Use (MX)
127073018 Mixed-Use (MX)
127073020 Mixed-Use (MX)
127073021 Mixed-Use (MX)
127073023 Mixed-Use (MX)
127073024 Mixed-Use (MX)
127073025 Mixed-Use (MX)
127073027 Mixed-Use (MX)
127073028 Mixed-Use (MX)
127081003 Mixed-Use (MX)
127081004 Mixed-Use (MX)
127081008 Mixed-Use (MX)
127081009 Mixed-Use (MX)
127081010 Mixed-Use (MX)
127081011 Mixed-Use (MX)
127081012 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 650 of 724 - MondayNovember 172025 3 127081013 Mixed-Use (MX)
127081014 Mixed-Use (MX)
127081015 Mixed-Use (MX)
127081016 Mixed-Use (MX)
127081017 Mixed-Use (MX)
127081018 Mixed-Use (MX)
127081019 Mixed-Use (MX)
127081020 Mixed-Use (MX)
127081021 Mixed-Use (MX)
127081022 Mixed-Use (MX)
127081043 Mixed-Use (MX)
127081046 Mixed-Use (MX)
127081047 Mixed-Use (MX)
127081048 Mixed-Use (MX)
127081049 Mixed-Use (MX)
127081050 Mixed-Use (MX)
127081051 Mixed-Use (MX)
127082001 Mixed-Use (MX)
127083001 Mixed-Use (MX)
127083002 Mixed-Use (MX)
127083003 Mixed-Use (MX)
127083004 Mixed-Use (MX)
127083005 Mixed-Use (MX)
127083006 Mixed-Use (MX)
127083007 Mixed-Use (MX)
127083008 Mixed-Use (MX)
127083009 Mixed-Use (MX)
127083010 Mixed-Use (MX)
127083011 Mixed-Use (MX)
127083012 Mixed-Use (MX)
127083013 Mixed-Use (MX)
127083014 Mixed-Use (MX)
127084001 Mixed-Use (MX)
127091001 Mixed-Use (MX)
127091002 Mixed-Use (MX)
127091003 Mixed-Use (MX)
127091004 Mixed-Use (MX)
127091005 Mixed-Use (MX)
127091006 Mixed-Use (MX)
127091007 Mixed-Use (MX)
127091008 Mixed-Use (MX)
127091009 Mixed-Use (MX)
127091010 Mixed-Use (MX)
127091011 Mixed-Use (MX)
127091012 Mixed-Use (MX)
127092002 Mixed-Use (MX)
127092003 Mixed-Use (MX)
127092005 Mixed-Use (MX)
127092006 Mixed-Use (MX)
127093001 Mixed-Use (MX)
127093002 Mixed-Use (MX)
127093003 Mixed-Use (MX)
127093004 Mixed-Use (MX)
127093005 Mixed-Use (MX)
127093006 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 651 of 724 - MondayNovember 172025 4 127093007 Mixed-Use (MX)
127093008 Mixed-Use (MX)
127093009 Mixed-Use (MX)
127093010 Mixed-Use (MX)
127093011 Mixed-Use (MX)
127093012 Mixed-Use (MX)
127093013 Mixed-Use (MX)
127093014 Mixed-Use (MX)
127093015 Mixed-Use (MX)
127093016 Mixed-Use (MX)
127093017 Mixed-Use (MX)
127093018 Mixed-Use (MX)
127093019 Mixed-Use (MX)
127093020 Mixed-Use (MX)
127093021 Mixed-Use (MX)
127093022 Mixed-Use (MX)
127094001 Mixed-Use (MX)
127094002 Mixed-Use (MX)
127094003 Mixed-Use (MX)
127094004 Mixed-Use (MX)
127094005 Mixed-Use (MX)
127094006 Mixed-Use (MX)
127094007 Mixed-Use (MX)
127094008 Mixed-Use (MX)
127094009 Mixed-Use (MX)
127095001 Mixed-Use (MX)
127095002 Mixed-Use (MX)
127095003 Mixed-Use (MX)
127095004 Mixed-Use (MX)
127095005 Mixed-Use (MX)
127095006 Mixed-Use (MX)
127095007 Mixed-Use (MX)
127095008 Mixed-Use (MX)
127095009 Mixed-Use (MX)
127095010 Mixed-Use (MX)
127095011 Mixed-Use (MX)
127095012 Mixed-Use (MX)
127095013 Mixed-Use (MX)
127095014 Mixed-Use (MX)
127095015 Mixed-Use (MX)
127095016 Mixed-Use (MX)
127095017 Mixed-Use (MX)
127095018 Mixed-Use (MX)
127095019 Mixed-Use (MX)
127095020 Mixed-Use (MX)
127101001 Mixed-Use (MX)
127101002 Mixed-Use (MX)
127101003 Mixed-Use (MX)
127101004 Mixed-Use (MX)
127101005 Mixed-Use (MX)
127101006 Mixed-Use (MX)
127101007 Mixed-Use (MX)
127101008 Mixed-Use (MX)
127101009 Mixed-Use (MX)
127101010 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 652 of 724 - MondayNovember 172025 5 127101011 Mixed-Use (MX)
127101012 Mixed-Use (MX)
127101013 Mixed-Use (MX)
127101014 Mixed-Use (MX)
127101015 Mixed-Use (MX)
127101016 Mixed-Use (MX)
127101017 Mixed-Use (MX)
127101018 Mixed-Use (MX)
127102001 Mixed-Use (MX)
127102002 Mixed-Use (MX)
127102003 Mixed-Use (MX)
127102004 Mixed-Use (MX)
127102005 Mixed-Use (MX)
127102006 Mixed-Use (MX)
127102007 Mixed-Use (MX)
127102008 Mixed-Use (MX)
127102009 Mixed-Use (MX)
127102010 Mixed-Use (MX)
127102011 Mixed-Use (MX)
127102012 Mixed-Use (MX)
127102013 Mixed-Use (MX)
127102014 Mixed-Use (MX)
127102015 Mixed-Use (MX)
127102017 Mixed-Use (MX)
127103002 Mixed-Use (MX)
127103003 Mixed-Use (MX)
127103004 Mixed-Use (MX)
127103005 Mixed-Use (MX)
127103006 Mixed-Use (MX)
127103012 Mixed-Use (MX)
127103013 Mixed-Use (MX)
127103014 Mixed-Use (MX)
127103015 Mixed-Use (MX)
127103016 Mixed-Use (MX)
127103017 Mixed-Use (MX)
127103018 Mixed-Use (MX)
127103019 Mixed-Use (MX)
127103020 Mixed-Use (MX)
127103021 Mixed-Use (MX)
127103022 Mixed-Use (MX)
127103023 Mixed-Use (MX)
127103024 Mixed-Use (MX)
127103025 Mixed-Use (MX)
127103030 Mixed-Use (MX)
127103032 Mixed-Use (MX)
127180052 Open Space (OS)
127180054 Open Space (OS)
127180056 Low Density Multi-Family Residential (MFL)
127190002 Open Space (OS)
127190003 Open Space (OS)
127190004 Open Space (OS)
127210018 Open Space (OS)
127210019 Open Space (OS)
127210020 Open Space (OS)
127210022 Very High Density Mixed-Use (MX-VHD)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 653 of 724 - MondayNovember 172025 6 127210027 Very High Density Mixed-Use (MX-VHD)
127210036 Very High Density Mixed-Use (MX-VHD)
127210037 Very High Density Mixed-Use (MX-VHD)
127210038 Open Space (OS)
147050043 Low Density Multi-Family Residential (MFL)
147050044 Low Density Multi-Family Residential (MFL)
148010027 Mixed-Use (MX)
148010029 High Density Multi-Family Residential (MFH)
148010030 Mixed-Use (MX)
148020009 Open Space (OS)
149010081 Neighborhood Business Mixed-Use (MX-NB)
149040014 Open Space (OS)
149100031 Medium Density Multi-Family Residential (MFM) 149100032 Medium Density Multi-Family Residential (MFM) 149100042 Medium Density Multi-Family Residential (MFM) 149100043 Medium Density Multi-Family Residential (MFM) 149100062 Medium Density Multi-Family Residential (MFM) 149100064 Medium Density Multi-Family Residential (MFM) 149100072 Medium Density Multi-Family Residential (MFM) 149110070 High Density Multi-Family Residential (MFH)
149110074 High Density Multi-Family Residential (MFH)
149110084 High Density Multi-Family Residential (MFH)
149130002 Medium Density Multi-Family Residential (MFM) 149130003 Medium Density Multi-Family Residential (MFM) 149130004 Medium Density Multi-Family Residential (MFM) 149130005 Medium Density Multi-Family Residential (MFM) 149130006 Medium Density Multi-Family Residential (MFM) 149130008 Medium Density Multi-Family Residential (MFM) 149130009 Medium Density Multi-Family Residential (MFM) 149130010 Medium Density Multi-Family Residential (MFM) 149130011 Medium Density Multi-Family Residential (MFM) 149130012 Medium Density Multi-Family Residential (MFM) 149130013 Medium Density Multi-Family Residential (MFM) 149130016 Medium Density Multi-Family Residential (MFM) 149130017 Medium Density Multi-Family Residential (MFM) 149130018 Medium Density Multi-Family Residential (MFM) 149130019 Medium Density Multi-Family Residential (MFM) 149130020 Medium Density Multi-Family Residential (MFM) 149130021 Medium Density Multi-Family Residential (MFM) 149130022 Medium Density Multi-Family Residential (MFM) 149130023 Medium Density Multi-Family Residential (MFM) 149130024 Medium Density Multi-Family Residential (MFM) 149130025 Medium Density Multi-Family Residential (MFM) 149130026 Medium Density Multi-Family Residential (MFM) 149130028 Medium Density Multi-Family Residential (MFM) 149130029 Medium Density Multi-Family Residential (MFM) 149130030 Medium Density Multi-Family Residential (MFM) 149130031 Medium Density Multi-Family Residential (MFM) 149130032 Medium Density Multi-Family Residential (MFM) 149230009 Parks and Recreation (REC)
149260020 Neighborhood Business Mixed-Use (MX-NB)
149260021 Neighborhood Business Mixed-Use (MX-NB)
149260022 Neighborhood Business Mixed-Use (MX-NB)
149260023 Neighborhood Business Mixed-Use (MX-NB)
149260058 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 654 of 724 - MondayNovember 172025 7 149260059 Very Low Density Multi-Family Residential (MFVL) 149260060 Very Low Density Multi-Family Residential (MFVL) 149260061 Very Low Density Multi-Family Residential (MFVL) 149260062 Very Low Density Multi-Family Residential (MFVL) 149260063 Very Low Density Multi-Family Residential (MFVL) 149260064 Very Low Density Multi-Family Residential (MFVL) 149270006 Neighborhood Business Mixed-Use (MX-NB)
149270008 Professional and Administrative Office (PAO)
149270037 Neighborhood Business Mixed-Use (MX-NB)
149270038 Neighborhood Business Mixed-Use (MX-NB)
149270039 Neighborhood Business Mixed-Use (MX-NB)
149284007 Neighborhood Business Mixed-Use (MX-NB)
149360001 Medium Density Multi-Family Residential (MFM) 149360002 Medium Density Multi-Family Residential (MFM) 149360003 Medium Density Multi-Family Residential (MFM) 149360004 Medium Density Multi-Family Residential (MFM) 149360005 Medium Density Multi-Family Residential (MFM) 149360006 Medium Density Multi-Family Residential (MFM) 149360007 Medium Density Multi-Family Residential (MFM) 149360008 Medium Density Multi-Family Residential (MFM) 149360009 Medium Density Multi-Family Residential (MFM) 149360010 Medium Density Multi-Family Residential (MFM) 149360011 Medium Density Multi-Family Residential (MFM) 149360012 Medium Density Multi-Family Residential (MFM) 149360013 Medium Density Multi-Family Residential (MFM) 149360014 Medium Density Multi-Family Residential (MFM) 149360015 Medium Density Multi-Family Residential (MFM) 149360016 Medium Density Multi-Family Residential (MFM) 149360017 Medium Density Multi-Family Residential (MFM) 149360018 Medium Density Multi-Family Residential (MFM) 149360019 Medium Density Multi-Family Residential (MFM) 149360020 Medium Density Multi-Family Residential (MFM) 149360021 Medium Density Multi-Family Residential (MFM) 149360022 Medium Density Multi-Family Residential (MFM) 149360023 Medium Density Multi-Family Residential (MFM) 149360024 Medium Density Multi-Family Residential (MFM) 149360025 Medium Density Multi-Family Residential (MFM) 149360026 Medium Density Multi-Family Residential (MFM) 149360027 Medium Density Multi-Family Residential (MFM) 150101012 Mixed-Use (MX)
150102012 Mixed-Use (MX)
150102013 Mixed-Use (MX)
150102014 Mixed-Use (MX)
150103008 Mixed-Use (MX)
150103013 Mixed-Use (MX)
150103016 Mixed-Use (MX)
150121002 Mixed-Use (MX)
150123027 Mixed-Use (MX)
150125011 Mixed-Use (MX)
150131048 Neighborhood Business Mixed-Use (MX-NB)
150131049 Neighborhood Business Mixed-Use (MX-NB)
150131050 Neighborhood Business Mixed-Use (MX-NB)
150131051 Neighborhood Business Mixed-Use (MX-NB)
150131052 Neighborhood Business Mixed-Use (MX-NB)
150131053 Neighborhood Business Mixed-Use (MX-NB)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 655 of 724 - MondayNovember 172025 8 150131054 Neighborhood Business Mixed-Use (MX-NB)
150131055 Neighborhood Business Mixed-Use (MX-NB)
150132040 Neighborhood Business Mixed-Use (MX-NB)
150132041 Neighborhood Business Mixed-Use (MX-NB)
150132042 Neighborhood Business Mixed-Use (MX-NB)
150132043 Neighborhood Business Mixed-Use (MX-NB)
150132044 Neighborhood Business Mixed-Use (MX-NB)
150132045 Neighborhood Business Mixed-Use (MX-NB)
150132046 Neighborhood Business Mixed-Use (MX-NB)
150141006 Parks and Recreation (REC)
150141007 Parks and Recreation (REC)
150161004 Neighborhood Business Mixed-Use (MX-NB)
150161017 Neighborhood Business Mixed-Use (MX-NB)
150161018 Neighborhood Business Mixed-Use (MX-NB)
150161024 Neighborhood Business Mixed-Use (MX-NB)
150161025 Neighborhood Business Mixed-Use (MX-NB)
150161026 Neighborhood Business Mixed-Use (MX-NB)
150161027 Neighborhood Business Mixed-Use (MX-NB)
150161028 Neighborhood Business Mixed-Use (MX-NB)
150161029 Neighborhood Business Mixed-Use (MX-NB)
150162002 Neighborhood Business Mixed-Use (MX-NB)
150162035 Neighborhood Business Mixed-Use (MX-NB)
150162036 Neighborhood Business Mixed-Use (MX-NB)
150162037 Neighborhood Business Mixed-Use (MX-NB)
150162038 Neighborhood Business Mixed-Use (MX-NB)
150163015 Neighborhood Business Mixed-Use (MX-NB)
150163016 Neighborhood Business Mixed-Use (MX-NB)
150164016 Neighborhood Business Mixed-Use (MX-NB)
150170001 Parks and Recreation (REC)
150170006 Neighborhood Business Mixed-Use (MX-NB)
150170013 Neighborhood Business Mixed-Use (MX-NB)
150170063 Neighborhood Business Mixed-Use (MX-NB)
150170064 Neighborhood Business Mixed-Use (MX-NB)
150170066 Neighborhood Business Mixed-Use (MX-NB)
152060021 Mangini Delu Residential (RMD)
152060023 Mangini Delu Residential (RMD)
152060024 Mangini Delu Residential (RMD)
152060025 Mangini Delu Residential (RMD)
152060026 Mangini Delu Residential (RMD)
152070001 Open Space (OS)
152070013 Very Low Density Multi-Family Residential (MFVL) 152070015 Very Low Density Multi-Family Residential (MFVL) 152070053 Very Low Density Multi-Family Residential (MFVL) 152131019 Neighborhood Business Mixed-Use (MX-NB)
152131020 Neighborhood Business Mixed-Use (MX-NB)
152131021 Neighborhood Business Mixed-Use (MX-NB)
152131022 Neighborhood Business Mixed-Use (MX-NB)
152132049 High Density Mixed-Use (MX-HD)
152140007 Neighborhood Business Mixed-Use (MX-NB)
152140009 Neighborhood Business Mixed-Use (MX-NB)
152140010 Neighborhood Business Mixed-Use (MX-NB)
152140011 Neighborhood Business Mixed-Use (MX-NB)
152140017 Parks and Recreation (REC)
152140035 Neighborhood Business Mixed-Use (MX-NB)
152140036 Neighborhood Business Mixed-Use (MX-NB)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 656 of 724 - MondayNovember 172025 9 152140037 Neighborhood Business Mixed-Use (MX-NB)
152140038 Neighborhood Business Mixed-Use (MX-NB)
152140039 Neighborhood Business Mixed-Use (MX-NB)
152140040 Neighborhood Business Mixed-Use (MX-NB)
152140041 Neighborhood Business Mixed-Use (MX-NB)
152140042 Neighborhood Business Mixed-Use (MX-NB)
152181008 Neighborhood Business Mixed-Use (MX-NB)
152181046 Neighborhood Business Mixed-Use (MX-NB)
152182011 Neighborhood Business Mixed-Use (MX-NB)
152182013 Neighborhood Business Mixed-Use (MX-NB)
152280001 Very Low Density Multi-Family Residential (MFVL) 152280002 Very Low Density Multi-Family Residential (MFVL) 152280003 Very Low Density Multi-Family Residential (MFVL) 152280004 Very Low Density Multi-Family Residential (MFVL) 152280005 Very Low Density Multi-Family Residential (MFVL) 152280006 Very Low Density Multi-Family Residential (MFVL) 152280007 Very Low Density Multi-Family Residential (MFVL) 152280008 Very Low Density Multi-Family Residential (MFVL) 152280009 Very Low Density Multi-Family Residential (MFVL) 152280010 Very Low Density Multi-Family Residential (MFVL) 152280011 Very Low Density Multi-Family Residential (MFVL) 152280012 Very Low Density Multi-Family Residential (MFVL) 152280013 Very Low Density Multi-Family Residential (MFVL) 152280014 Very Low Density Multi-Family Residential (MFVL) 152280015 Very Low Density Multi-Family Residential (MFVL) 152280016 Very Low Density Multi-Family Residential (MFVL) 152280017 Very Low Density Multi-Family Residential (MFVL) 152280018 Very Low Density Multi-Family Residential (MFVL) 152280019 Very Low Density Multi-Family Residential (MFVL) 152280020 Very Low Density Multi-Family Residential (MFVL) 152280021 Very Low Density Multi-Family Residential (MFVL) 152280022 Very Low Density Multi-Family Residential (MFVL) 152280023 Very Low Density Multi-Family Residential (MFVL) 152280024 Very Low Density Multi-Family Residential (MFVL) 152280025 Very Low Density Multi-Family Residential (MFVL) 152280026 Very Low Density Multi-Family Residential (MFVL) 152280027 Very Low Density Multi-Family Residential (MFVL) 152280028 Very Low Density Multi-Family Residential (MFVL) 152280029 Very Low Density Multi-Family Residential (MFVL) 152291001 Parks and Recreation (REC)
152291002 Parks and Recreation (REC)
153030104 Very Low Density Multi-Family Residential (MFVL) 153050064 Parks and Recreation (REC)
153084001 Open Space (OS)
153084002 Medium Density Multi-Family Residential (MFM) 153095001 Open Space (OS)
153105010 Open Space (OS)
153106001 Open Space (OS)
153175001 Mixed-Use (MX)
153175002 Mixed-Use (MX)
153175003 Mixed-Use (MX)
153175004 Mixed-Use (MX)
153175005 Mixed-Use (MX)
153175006 Mixed-Use (MX)
153175007 Mixed-Use (MX)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 657 of 724 - MondayNovember 172025 10 153175008 Mixed-Use (MX)
153175009 Mixed-Use (MX)
153175010 Mixed-Use (MX)
153223001 Mixed-Use (MX)
153223002 Mixed-Use (MX)
153223003 Mixed-Use (MX)
153223004 Mixed-Use (MX)
153223005 Mixed-Use (MX)
153223006 Mixed-Use (MX)
153223007 Mixed-Use (MX)
153223008 Mixed-Use (MX)
153223009 Mixed-Use (MX)
153223010 Mixed-Use (MX)
153223011 Mixed-Use (MX)
153223012 Mixed-Use (MX)
153223016 Mixed-Use (MX)
153223019 Mixed-Use (MX)
153230003 High Density Mixed-Use (MX-HD)
153250007 High Density Mixed-Use (MX-HD)
153281001 Very Low Density Multi-Family Residential (MFVL) 153281002 Very Low Density Multi-Family Residential (MFVL) 153281003 Very Low Density Multi-Family Residential (MFVL) 153281004 Very Low Density Multi-Family Residential (MFVL) 153281005 Very Low Density Multi-Family Residential (MFVL) 153281006 Very Low Density Multi-Family Residential (MFVL) 153281007 Very Low Density Multi-Family Residential (MFVL) 153281008 Very Low Density Multi-Family Residential (MFVL) 153281009 Very Low Density Multi-Family Residential (MFVL) 153281010 Very Low Density Multi-Family Residential (MFVL) 153281011 Very Low Density Multi-Family Residential (MFVL) 153281012 Very Low Density Multi-Family Residential (MFVL) 153281013 Very Low Density Multi-Family Residential (MFVL) 153282001 Very Low Density Multi-Family Residential (MFVL) 153282002 Very Low Density Multi-Family Residential (MFVL) 153282003 Very Low Density Multi-Family Residential (MFVL) 153282004 Very Low Density Multi-Family Residential (MFVL) 153282005 Very Low Density Multi-Family Residential (MFVL) 153282006 Very Low Density Multi-Family Residential (MFVL) 153282007 Very Low Density Multi-Family Residential (MFVL) 153282008 Very Low Density Multi-Family Residential (MFVL) 153282009 Very Low Density Multi-Family Residential (MFVL) 153282010 Very Low Density Multi-Family Residential (MFVL) 153282011 Very Low Density Multi-Family Residential (MFVL) 153282012 Very Low Density Multi-Family Residential (MFVL) 153282013 Very Low Density Multi-Family Residential (MFVL) 153282014 Very Low Density Multi-Family Residential (MFVL) 153282015 Very Low Density Multi-Family Residential (MFVL) 153282016 Very Low Density Multi-Family Residential (MFVL) 153282017 Very Low Density Multi-Family Residential (MFVL) 153282018 Very Low Density Multi-Family Residential (MFVL) 153282019 Very Low Density Multi-Family Residential (MFVL) 153282020 Very Low Density Multi-Family Residential (MFVL) 153282021 Very Low Density Multi-Family Residential (MFVL) 153282022 Very Low Density Multi-Family Residential (MFVL) 153282023 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 658 of 724 - MondayNovember 172025 11 153282024 Very Low Density Multi-Family Residential (MFVL) 153282025 Very Low Density Multi-Family Residential (MFVL) 153282026 Very Low Density Multi-Family Residential (MFVL) 153282027 Very Low Density Multi-Family Residential (MFVL) 153282028 Very Low Density Multi-Family Residential (MFVL) 153282029 Very Low Density Multi-Family Residential (MFVL) 153282030 Very Low Density Multi-Family Residential (MFVL) 153282031 Very Low Density Multi-Family Residential (MFVL) 153282032 Very Low Density Multi-Family Residential (MFVL) 153282033 Very Low Density Multi-Family Residential (MFVL) 153282034 Very Low Density Multi-Family Residential (MFVL) 153282035 Very Low Density Multi-Family Residential (MFVL) 153282036 Very Low Density Multi-Family Residential (MFVL) 153282037 Very Low Density Multi-Family Residential (MFVL) 153282038 Very Low Density Multi-Family Residential (MFVL) 153282039 Very Low Density Multi-Family Residential (MFVL) 153282040 Very Low Density Multi-Family Residential (MFVL) 153282042 Very Low Density Multi-Family Residential (MFVL) 153282043 Very Low Density Multi-Family Residential (MFVL) 153282044 Very Low Density Multi-Family Residential (MFVL) 153283001 Very Low Density Multi-Family Residential (MFVL) 153291001 Very Low Density Multi-Family Residential (MFVL) 153291002 Very Low Density Multi-Family Residential (MFVL) 153291003 Very Low Density Multi-Family Residential (MFVL) 153291004 Very Low Density Multi-Family Residential (MFVL) 153291005 Very Low Density Multi-Family Residential (MFVL) 153291006 Very Low Density Multi-Family Residential (MFVL) 153291007 Very Low Density Multi-Family Residential (MFVL) 153291008 Very Low Density Multi-Family Residential (MFVL) 153291009 Very Low Density Multi-Family Residential (MFVL) 153291010 Very Low Density Multi-Family Residential (MFVL) 153291011 Very Low Density Multi-Family Residential (MFVL) 153291012 Very Low Density Multi-Family Residential (MFVL) 153291013 Very Low Density Multi-Family Residential (MFVL) 153291014 Very Low Density Multi-Family Residential (MFVL) 153291015 Very Low Density Multi-Family Residential (MFVL) 153291016 Very Low Density Multi-Family Residential (MFVL) 153291017 Very Low Density Multi-Family Residential (MFVL) 153291018 Very Low Density Multi-Family Residential (MFVL) 153291019 Very Low Density Multi-Family Residential (MFVL) 153291020 Very Low Density Multi-Family Residential (MFVL) 153291021 Very Low Density Multi-Family Residential (MFVL) 153291022 Very Low Density Multi-Family Residential (MFVL) 153291023 Very Low Density Multi-Family Residential (MFVL) 153291024 Very Low Density Multi-Family Residential (MFVL) 153291025 Very Low Density Multi-Family Residential (MFVL) 153291026 Very Low Density Multi-Family Residential (MFVL) 153291027 Very Low Density Multi-Family Residential (MFVL) 153291028 Very Low Density Multi-Family Residential (MFVL) 153291029 Very Low Density Multi-Family Residential (MFVL) 153291030 Very Low Density Multi-Family Residential (MFVL) 153291031 Very Low Density Multi-Family Residential (MFVL) 153291032 Very Low Density Multi-Family Residential (MFVL) 153291033 Very Low Density Multi-Family Residential (MFVL) 153291034 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 659 of 724 - MondayNovember 172025 12 153291035 Very Low Density Multi-Family Residential (MFVL) 153291036 Very Low Density Multi-Family Residential (MFVL) 153291037 Very Low Density Multi-Family Residential (MFVL) 153291038 Very Low Density Multi-Family Residential (MFVL) 153291039 Very Low Density Multi-Family Residential (MFVL) 153291040 Very Low Density Multi-Family Residential (MFVL) 153291041 Very Low Density Multi-Family Residential (MFVL) 153291042 Very Low Density Multi-Family Residential (MFVL) 153291043 Very Low Density Multi-Family Residential (MFVL) 153291044 Very Low Density Multi-Family Residential (MFVL) 153291045 Very Low Density Multi-Family Residential (MFVL) 153291046 Very Low Density Multi-Family Residential (MFVL) 153291047 Very Low Density Multi-Family Residential (MFVL) 153291048 Very Low Density Multi-Family Residential (MFVL) 153291049 Very Low Density Multi-Family Residential (MFVL) 153291050 Very Low Density Multi-Family Residential (MFVL) 153291051 Very Low Density Multi-Family Residential (MFVL) 153291052 Very Low Density Multi-Family Residential (MFVL) 153291053 Very Low Density Multi-Family Residential (MFVL) 153291054 Very Low Density Multi-Family Residential (MFVL) 153291055 Very Low Density Multi-Family Residential (MFVL) 153291056 Very Low Density Multi-Family Residential (MFVL) 153291057 Very Low Density Multi-Family Residential (MFVL) 153291058 Very Low Density Multi-Family Residential (MFVL) 153291059 Very Low Density Multi-Family Residential (MFVL) 153291060 Very Low Density Multi-Family Residential (MFVL) 153291061 Very Low Density Multi-Family Residential (MFVL) 153291062 Very Low Density Multi-Family Residential (MFVL) 153291063 Very Low Density Multi-Family Residential (MFVL) 153291064 Very Low Density Multi-Family Residential (MFVL) 153291065 Very Low Density Multi-Family Residential (MFVL) 153291066 Very Low Density Multi-Family Residential (MFVL) 153300005 Parks and Recreation (REC)
153300009 Mixed-Use (MX)
153300012 Mixed-Use (MX)
153300013 Mixed-Use (MX)
153300014 Mixed-Use (MX)
153332006 Parks and Recreation (REC)
153340001 Parks and Recreation (REC)
153350001 Very Low Density Multi-Family Residential (MFVL) 153350002 Very Low Density Multi-Family Residential (MFVL) 153350003 Very Low Density Multi-Family Residential (MFVL) 153350004 Very Low Density Multi-Family Residential (MFVL) 153350005 Very Low Density Multi-Family Residential (MFVL) 153350006 Very Low Density Multi-Family Residential (MFVL) 153350007 Very Low Density Multi-Family Residential (MFVL) 153350008 Very Low Density Multi-Family Residential (MFVL) 153350009 Very Low Density Multi-Family Residential (MFVL) 153350010 Very Low Density Multi-Family Residential (MFVL) 153350011 Very Low Density Multi-Family Residential (MFVL) 153350012 Very Low Density Multi-Family Residential (MFVL) 153350013 Very Low Density Multi-Family Residential (MFVL) 153350014 Very Low Density Multi-Family Residential (MFVL) 153350015 Very Low Density Multi-Family Residential (MFVL) 153350016 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 660 of 724 - MondayNovember 172025 13 153350017 Very Low Density Multi-Family Residential (MFVL) 153350018 Very Low Density Multi-Family Residential (MFVL) 153350019 Very Low Density Multi-Family Residential (MFVL) 153350020 Very Low Density Multi-Family Residential (MFVL) 153350021 Very Low Density Multi-Family Residential (MFVL) 153350022 Very Low Density Multi-Family Residential (MFVL) 153350023 Very Low Density Multi-Family Residential (MFVL) 153350024 Very Low Density Multi-Family Residential (MFVL) 153350025 Very Low Density Multi-Family Residential (MFVL) 153350026 Very Low Density Multi-Family Residential (MFVL) 153350027 Very Low Density Multi-Family Residential (MFVL) 153350028 Very Low Density Multi-Family Residential (MFVL) 153351001 Very Low Density Multi-Family Residential (MFVL) 153351002 Very Low Density Multi-Family Residential (MFVL) 153351003 Very Low Density Multi-Family Residential (MFVL) 153351004 Very Low Density Multi-Family Residential (MFVL) 153351005 Very Low Density Multi-Family Residential (MFVL) 153351006 Very Low Density Multi-Family Residential (MFVL) 153351007 Very Low Density Multi-Family Residential (MFVL) 153351008 Very Low Density Multi-Family Residential (MFVL) 153351009 Very Low Density Multi-Family Residential (MFVL) 153351010 Very Low Density Multi-Family Residential (MFVL) 153351011 Very Low Density Multi-Family Residential (MFVL) 153351012 Very Low Density Multi-Family Residential (MFVL) 153351013 Very Low Density Multi-Family Residential (MFVL) 153351014 Very Low Density Multi-Family Residential (MFVL) 153351015 Very Low Density Multi-Family Residential (MFVL) 153351016 Very Low Density Multi-Family Residential (MFVL) 153351017 Very Low Density Multi-Family Residential (MFVL) 153351018 Very Low Density Multi-Family Residential (MFVL) 153351019 Very Low Density Multi-Family Residential (MFVL) 153351020 Very Low Density Multi-Family Residential (MFVL) 153351021 Very Low Density Multi-Family Residential (MFVL) 153351022 Very Low Density Multi-Family Residential (MFVL) 153351023 Very Low Density Multi-Family Residential (MFVL) 153351024 Very Low Density Multi-Family Residential (MFVL) 153351025 Very Low Density Multi-Family Residential (MFVL) 153352001 Very Low Density Multi-Family Residential (MFVL) 153352002 Very Low Density Multi-Family Residential (MFVL) 153352003 Very Low Density Multi-Family Residential (MFVL) 153352004 Very Low Density Multi-Family Residential (MFVL) 153352005 Very Low Density Multi-Family Residential (MFVL) 153352006 Very Low Density Multi-Family Residential (MFVL) 153352007 Very Low Density Multi-Family Residential (MFVL) 153352008 Very Low Density Multi-Family Residential (MFVL) 153352009 Very Low Density Multi-Family Residential (MFVL) 153352010 Very Low Density Multi-Family Residential (MFVL) 153352011 Very Low Density Multi-Family Residential (MFVL) 153352012 Very Low Density Multi-Family Residential (MFVL) 153352013 Very Low Density Multi-Family Residential (MFVL) 153352014 Very Low Density Multi-Family Residential (MFVL) 153352015 Very Low Density Multi-Family Residential (MFVL) 153352016 Very Low Density Multi-Family Residential (MFVL) 153352017 Very Low Density Multi-Family Residential (MFVL) 153352018 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 661 of 724 - MondayNovember 172025 14 153352019 Very Low Density Multi-Family Residential (MFVL) 153352020 Very Low Density Multi-Family Residential (MFVL) 153352021 Very Low Density Multi-Family Residential (MFVL) 153352022 Very Low Density Multi-Family Residential (MFVL) 153352023 Very Low Density Multi-Family Residential (MFVL) 153352024 Very Low Density Multi-Family Residential (MFVL) 153352025 Very Low Density Multi-Family Residential (MFVL) 153361020 Open Space (OS)
153361021 Very Low Density Multi-Family Residential (MFVL) 153361022 Very Low Density Multi-Family Residential (MFVL) 153361023 Very Low Density Multi-Family Residential (MFVL) 153361024 Very Low Density Multi-Family Residential (MFVL) 153361025 Very Low Density Multi-Family Residential (MFVL) 153361026 Very Low Density Multi-Family Residential (MFVL) 153361027 Very Low Density Multi-Family Residential (MFVL) 153361028 Very Low Density Multi-Family Residential (MFVL) 153361029 Very Low Density Multi-Family Residential (MFVL) 153361030 Very Low Density Multi-Family Residential (MFVL) 153361031 Very Low Density Multi-Family Residential (MFVL) 153361032 Very Low Density Multi-Family Residential (MFVL) 153361033 Very Low Density Multi-Family Residential (MFVL) 153361034 Very Low Density Multi-Family Residential (MFVL) 153361035 Very Low Density Multi-Family Residential (MFVL) 153361036 Very Low Density Multi-Family Residential (MFVL) 153361037 Very Low Density Multi-Family Residential (MFVL) 153361038 Very Low Density Multi-Family Residential (MFVL) 153361039 Very Low Density Multi-Family Residential (MFVL) 153362001 Very Low Density Multi-Family Residential (MFVL) 153362002 Very Low Density Multi-Family Residential (MFVL) 153362003 Very Low Density Multi-Family Residential (MFVL) 153362004 Very Low Density Multi-Family Residential (MFVL) 153362005 Very Low Density Multi-Family Residential (MFVL) 153362006 Very Low Density Multi-Family Residential (MFVL) 153362007 Very Low Density Multi-Family Residential (MFVL) 153362008 Very Low Density Multi-Family Residential (MFVL) 153362009 Very Low Density Multi-Family Residential (MFVL) 153362010 Very Low Density Multi-Family Residential (MFVL) 153362011 Very Low Density Multi-Family Residential (MFVL) 153362012 Very Low Density Multi-Family Residential (MFVL) 153362013 Very Low Density Multi-Family Residential (MFVL) 153362014 Very Low Density Multi-Family Residential (MFVL) 153362015 Very Low Density Multi-Family Residential (MFVL) 153362016 Very Low Density Multi-Family Residential (MFVL) 153362017 Very Low Density Multi-Family Residential (MFVL) 153362018 Very Low Density Multi-Family Residential (MFVL) 153362019 Very Low Density Multi-Family Residential (MFVL) 153362020 Very Low Density Multi-Family Residential (MFVL) 153362021 Very Low Density Multi-Family Residential (MFVL) 153362022 Very Low Density Multi-Family Residential (MFVL) 153362023 Very Low Density Multi-Family Residential (MFVL) 153362024 Very Low Density Multi-Family Residential (MFVL) 153362025 Very Low Density Multi-Family Residential (MFVL) 153362072 Parks and Recreation (REC)
153362073 Very Low Density Multi-Family Residential (MFVL) 153362074 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 662 of 724 - MondayNovember 172025 15 153362075 Very Low Density Multi-Family Residential (MFVL) 153362076 Very Low Density Multi-Family Residential (MFVL) 153362077 Very Low Density Multi-Family Residential (MFVL) 153362078 Very Low Density Multi-Family Residential (MFVL) 153362079 Very Low Density Multi-Family Residential (MFVL) 153362080 Very Low Density Multi-Family Residential (MFVL) 153362081 Very Low Density Multi-Family Residential (MFVL) 153362082 Very Low Density Multi-Family Residential (MFVL) 153362083 Very Low Density Multi-Family Residential (MFVL) 153362084 Very Low Density Multi-Family Residential (MFVL) 153362085 Very Low Density Multi-Family Residential (MFVL) 153362086 Very Low Density Multi-Family Residential (MFVL) 153362087 Very Low Density Multi-Family Residential (MFVL) 153362088 Very Low Density Multi-Family Residential (MFVL) 153362089 Very Low Density Multi-Family Residential (MFVL) 153362090 Very Low Density Multi-Family Residential (MFVL) 153362091 Very Low Density Multi-Family Residential (MFVL) 153362092 Very Low Density Multi-Family Residential (MFVL) 153362093 Very Low Density Multi-Family Residential (MFVL) 153362094 Very Low Density Multi-Family Residential (MFVL) 153362095 Very Low Density Multi-Family Residential (MFVL) 153362096 Very Low Density Multi-Family Residential (MFVL) 153362097 Very Low Density Multi-Family Residential (MFVL) 153362098 Very Low Density Multi-Family Residential (MFVL) 153362099 Very Low Density Multi-Family Residential (MFVL) 153362100 Very Low Density Multi-Family Residential (MFVL) 153362101 Very Low Density Multi-Family Residential (MFVL) 153362102 Very Low Density Multi-Family Residential (MFVL) 153362103 Very Low Density Multi-Family Residential (MFVL) 153362104 Very Low Density Multi-Family Residential (MFVL) 153362105 Very Low Density Multi-Family Residential (MFVL) 153362106 Very Low Density Multi-Family Residential (MFVL) 153362107 Very Low Density Multi-Family Residential (MFVL) 153362108 Very Low Density Multi-Family Residential (MFVL) 153362109 Very Low Density Multi-Family Residential (MFVL) 153362110 Very Low Density Multi-Family Residential (MFVL) 153362111 Very Low Density Multi-Family Residential (MFVL) 153362112 Very Low Density Multi-Family Residential (MFVL) 153362113 Very Low Density Multi-Family Residential (MFVL) 153362114 Very Low Density Multi-Family Residential (MFVL) 153362115 Very Low Density Multi-Family Residential (MFVL) 153362116 Very Low Density Multi-Family Residential (MFVL) 153362117 Very Low Density Multi-Family Residential (MFVL) 153362118 Very Low Density Multi-Family Residential (MFVL) 154140027 Single-Family Residential (R-10)
154140031 Single-Family Residential (R-10)
154220017 Parks and Recreation (REC)
154220019 Parks and Recreation (REC)
154220027 Parks and Recreation (REC)
154485001 Very Low Density Multi-Family Residential (MFVL) 154485002 Very Low Density Multi-Family Residential (MFVL) 154485003 Very Low Density Multi-Family Residential (MFVL) 154485004 Very Low Density Multi-Family Residential (MFVL) 154485005 Very Low Density Multi-Family Residential (MFVL) 154485006 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 663 of 724 - MondayNovember 172025 16 154485007 Very Low Density Multi-Family Residential (MFVL) 154485008 Very Low Density Multi-Family Residential (MFVL) 154485009 Very Low Density Multi-Family Residential (MFVL) 154485010 Very Low Density Multi-Family Residential (MFVL) 154485011 Very Low Density Multi-Family Residential (MFVL) 154485012 Very Low Density Multi-Family Residential (MFVL) 154485013 Very Low Density Multi-Family Residential (MFVL) 154485014 Very Low Density Multi-Family Residential (MFVL) 154485015 Very Low Density Multi-Family Residential (MFVL) 154485016 Very Low Density Multi-Family Residential (MFVL) 154485017 Very Low Density Multi-Family Residential (MFVL) 154485018 Very Low Density Multi-Family Residential (MFVL) 154485019 Very Low Density Multi-Family Residential (MFVL) 154485020 Very Low Density Multi-Family Residential (MFVL) 154485021 Very Low Density Multi-Family Residential (MFVL) 154485022 Very Low Density Multi-Family Residential (MFVL) 154485023 Very Low Density Multi-Family Residential (MFVL) 154485024 Very Low Density Multi-Family Residential (MFVL) 154485025 Very Low Density Multi-Family Residential (MFVL) 154485026 Very Low Density Multi-Family Residential (MFVL) 154485027 Very Low Density Multi-Family Residential (MFVL) 154485028 Very Low Density Multi-Family Residential (MFVL) 154485029 Very Low Density Multi-Family Residential (MFVL) 154485030 Very Low Density Multi-Family Residential (MFVL) 154485031 Very Low Density Multi-Family Residential (MFVL) 154485032 Very Low Density Multi-Family Residential (MFVL) 154485033 Very Low Density Multi-Family Residential (MFVL) 154485034 Very Low Density Multi-Family Residential (MFVL) 154485035 Very Low Density Multi-Family Residential (MFVL) 154485036 Very Low Density Multi-Family Residential (MFVL) 154485037 Very Low Density Multi-Family Residential (MFVL) 154485038 Very Low Density Multi-Family Residential (MFVL) 154485039 Very Low Density Multi-Family Residential (MFVL) 154485040 Very Low Density Multi-Family Residential (MFVL) 154485041 Very Low Density Multi-Family Residential (MFVL) 154485042 Very Low Density Multi-Family Residential (MFVL) 154485043 Very Low Density Multi-Family Residential (MFVL) 154485044 Very Low Density Multi-Family Residential (MFVL) 154485045 Very Low Density Multi-Family Residential (MFVL) 154485046 Very Low Density Multi-Family Residential (MFVL) 154485047 Very Low Density Multi-Family Residential (MFVL) 154485048 Very Low Density Multi-Family Residential (MFVL) 154485049 Very Low Density Multi-Family Residential (MFVL) 154485050 Very Low Density Multi-Family Residential (MFVL) 154485051 Very Low Density Multi-Family Residential (MFVL) 154485052 Very Low Density Multi-Family Residential (MFVL) 154485053 Very Low Density Multi-Family Residential (MFVL) 154485054 Very Low Density Multi-Family Residential (MFVL) 154485055 Very Low Density Multi-Family Residential (MFVL) 154485056 Very Low Density Multi-Family Residential (MFVL) 154485057 Very Low Density Multi-Family Residential (MFVL) 154485058 Very Low Density Multi-Family Residential (MFVL) 154485059 Very Low Density Multi-Family Residential (MFVL) 154485060 Very Low Density Multi-Family Residential (MFVL) 154485061 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 664 of 724 - MondayNovember 172025 17 154485062 Very Low Density Multi-Family Residential (MFVL) 154485063 Very Low Density Multi-Family Residential (MFVL) 154485064 Very Low Density Multi-Family Residential (MFVL) 154485065 Very Low Density Multi-Family Residential (MFVL) 154485066 Very Low Density Multi-Family Residential (MFVL) 154485067 Very Low Density Multi-Family Residential (MFVL) 154485068 Very Low Density Multi-Family Residential (MFVL) 154486001 Very Low Density Multi-Family Residential (MFVL) 154486002 Very Low Density Multi-Family Residential (MFVL) 154486003 Very Low Density Multi-Family Residential (MFVL) 154486004 Very Low Density Multi-Family Residential (MFVL) 154486005 Very Low Density Multi-Family Residential (MFVL) 154486006 Very Low Density Multi-Family Residential (MFVL) 154486007 Very Low Density Multi-Family Residential (MFVL) 154486008 Very Low Density Multi-Family Residential (MFVL) 154486009 Very Low Density Multi-Family Residential (MFVL) 154486010 Very Low Density Multi-Family Residential (MFVL) 154486011 Very Low Density Multi-Family Residential (MFVL) 154486012 Very Low Density Multi-Family Residential (MFVL) 154486013 Very Low Density Multi-Family Residential (MFVL) 154486014 Very Low Density Multi-Family Residential (MFVL) 154486015 Very Low Density Multi-Family Residential (MFVL) 154486016 Very Low Density Multi-Family Residential (MFVL) 154486017 Very Low Density Multi-Family Residential (MFVL) 154486018 Very Low Density Multi-Family Residential (MFVL) 154486019 Very Low Density Multi-Family Residential (MFVL) 154486020 Very Low Density Multi-Family Residential (MFVL) 154486021 Very Low Density Multi-Family Residential (MFVL) 154486022 Very Low Density Multi-Family Residential (MFVL) 154486023 Very Low Density Multi-Family Residential (MFVL) 154486024 Very Low Density Multi-Family Residential (MFVL) 154486025 Very Low Density Multi-Family Residential (MFVL) 154486026 Very Low Density Multi-Family Residential (MFVL) 154486027 Very Low Density Multi-Family Residential (MFVL) 154486028 Very Low Density Multi-Family Residential (MFVL) 154486029 Very Low Density Multi-Family Residential (MFVL) 154486030 Very Low Density Multi-Family Residential (MFVL) 154486031 Very Low Density Multi-Family Residential (MFVL) 154486032 Very Low Density Multi-Family Residential (MFVL) 154486033 Very Low Density Multi-Family Residential (MFVL) 154486034 Very Low Density Multi-Family Residential (MFVL) 154486035 Very Low Density Multi-Family Residential (MFVL) 154486036 Very Low Density Multi-Family Residential (MFVL) 154486037 Very Low Density Multi-Family Residential (MFVL) 154486038 Very Low Density Multi-Family Residential (MFVL) 154486039 Very Low Density Multi-Family Residential (MFVL) 154486040 Very Low Density Multi-Family Residential (MFVL) 154486041 Very Low Density Multi-Family Residential (MFVL) 154486042 Very Low Density Multi-Family Residential (MFVL) 154486043 Very Low Density Multi-Family Residential (MFVL) 154486044 Very Low Density Multi-Family Residential (MFVL) 154486045 Very Low Density Multi-Family Residential (MFVL) 154486046 Very Low Density Multi-Family Residential (MFVL) 154486047 Very Low Density Multi-Family Residential (MFVL) 154486048 Very Low Density Multi-Family Residential (MFVL) 2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 665 of 724 - MondayNovember 172025 18 154486049 Very Low Density Multi-Family Residential (MFVL) 154486050 Very Low Density Multi-Family Residential (MFVL) 154486051 Very Low Density Multi-Family Residential (MFVL) 154486052 Very Low Density Multi-Family Residential (MFVL) 154486053 Very Low Density Multi-Family Residential (MFVL) 154486054 Very Low Density Multi-Family Residential (MFVL) 154582001 Open Space (OS)
154802027 Parks and Recreation (REC)
154810017 Parks and Recreation (REC)
154821013 Parks and Recreation (REC)
154822006 Parks and Recreation (REC)
164071001 Single-Family Residential (R-15)
164100003 Single-Family Residential (R-15)
164100008 Single-Family Residential (R-15)
164100041 Single-Family Residential (R-15)
164241001 Medium Density Multi-Family Residential (MFM) 164242002 Low Density Multi-Family Residential (MFL)
164242003 Low Density Multi-Family Residential (MFL)
164242004 Low Density Multi-Family Residential (MFL)
164242005 Low Density Multi-Family Residential (MFL)
164242006 Low Density Multi-Family Residential (MFL)
164243001 Low Density Multi-Family Residential (MFL)
164243002 Low Density Multi-Family Residential (MFL)
164243003 Low Density Multi-Family Residential (MFL)
164243004 Low Density Multi-Family Residential (MFL)
164243005 Low Density Multi-Family Residential (MFL)
164243006 Low Density Multi-Family Residential (MFL)
164244001 Low Density Multi-Family Residential (MFL)
164244002 Low Density Multi-Family Residential (MFL)
164363005 Parks and Recreation (REC)
164421013 Parks and Recreation (REC)
166070012 Parks and Recreation (REC)
166081010 High Density Mixed-Use (MX-HD)
166111002 Parks and Recreation (REC)
166142003 Parks and Recreation (REC)
166291002 Single-Family Residential (R-10)
166291013 Single-Family Residential (R-10)
166291014 Single-Family Residential (R-10)
170020003 Parks and Recreation (REC)
170040011 Very Low Density Multi-Family Residential (MFVL) 170040012 Very Low Density Multi-Family Residential (MFVL) 170040013 Very Low Density Multi-Family Residential (MFVL) 170040042 Very Low Density Multi-Family Residential (MFVL) 170040045 Very Low Density Multi-Family Residential (MFVL) 170040057 Very Low Density Multi-Family Residential (MFVL) 170040059 Very Low Density Multi-Family Residential (MFVL) 170040060 Very Low Density Multi-Family Residential (MFVL) 170061004 Neighborhood Business Mixed-Use (MX-NB)
170061005 Neighborhood Business Mixed-Use (MX-NB)
170061008 Neighborhood Business Mixed-Use (MX-NB)
170061009 Neighborhood Business Mixed-Use (MX-NB)
170061010 Neighborhood Business Mixed-Use (MX-NB)
170061022 Neighborhood Business Mixed-Use (MX-NB)
170061024 Neighborhood Business Mixed-Use (MX-NB)
170061026 Neighborhood Business Mixed-Use (MX-NB)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 666 of 724 - MondayNovember 172025 19 170061027 Neighborhood Business Mixed-Use (MX-NB)
170061028 Neighborhood Business Mixed-Use (MX-NB)
170071001 Neighborhood Business Mixed-Use (MX-NB)
170071002 Neighborhood Business Mixed-Use (MX-NB)
170071003 Neighborhood Business Mixed-Use (MX-NB)
170071004 Neighborhood Business Mixed-Use (MX-NB)
170071005 Neighborhood Business Mixed-Use (MX-NB)
170071006 Neighborhood Business Mixed-Use (MX-NB)
170071007 Neighborhood Business Mixed-Use (MX-NB)
170071008 Neighborhood Business Mixed-Use (MX-NB)
170071009 Neighborhood Business Mixed-Use (MX-NB)
170074001 Neighborhood Business Mixed-Use (MX-NB)
170081001 Neighborhood Business Mixed-Use (MX-NB)
170082010 Neighborhood Business Mixed-Use (MX-NB)
170082011 Neighborhood Business Mixed-Use (MX-NB)
170082012 Neighborhood Business Mixed-Use (MX-NB)
170082021 Neighborhood Business Mixed-Use (MX-NB)
170082022 Neighborhood Business Mixed-Use (MX-NB)
170300002 Open Space (OS)
170370001 Low Density Multi-Family Residential (MFL)
170370002 Low Density Multi-Family Residential (MFL)
170370003 Low Density Multi-Family Residential (MFL)
170370004 Low Density Multi-Family Residential (MFL)
170370005 Low Density Multi-Family Residential (MFL)
170370006 Low Density Multi-Family Residential (MFL)
170370007 Low Density Multi-Family Residential (MFL)
170370008 Low Density Multi-Family Residential (MFL)
170370009 Low Density Multi-Family Residential (MFL)
170370010 Low Density Multi-Family Residential (MFL)
170370011 Low Density Multi-Family Residential (MFL)
170370012 Low Density Multi-Family Residential (MFL)
170370013 Low Density Multi-Family Residential (MFL)
170370014 Low Density Multi-Family Residential (MFL)
170370015 Low Density Multi-Family Residential (MFL)
170370016 Low Density Multi-Family Residential (MFL)
170370017 Low Density Multi-Family Residential (MFL)
170370018 Low Density Multi-Family Residential (MFL)
170370019 Low Density Multi-Family Residential (MFL)
170370020 Low Density Multi-Family Residential (MFL)
170370021 Low Density Multi-Family Residential (MFL)
170370022 Low Density Multi-Family Residential (MFL)
170370023 Low Density Multi-Family Residential (MFL)
170370024 Low Density Multi-Family Residential (MFL)
170370025 Low Density Multi-Family Residential (MFL)
170370026 Low Density Multi-Family Residential (MFL)
170370027 Low Density Multi-Family Residential (MFL)
170370028 Low Density Multi-Family Residential (MFL)
170370029 Low Density Multi-Family Residential (MFL)
170370030 Low Density Multi-Family Residential (MFL)
170370031 Low Density Multi-Family Residential (MFL)
170370032 Low Density Multi-Family Residential (MFL)
170370033 Low Density Multi-Family Residential (MFL)
170370034 Low Density Multi-Family Residential (MFL)
170370035 Low Density Multi-Family Residential (MFL)
170370036 Low Density Multi-Family Residential (MFL)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 667 of 724 - MondayNovember 172025 20 170370037 Low Density Multi-Family Residential (MFL) 170370038 Low Density Multi-Family Residential (MFL)
170370039 Low Density Multi-Family Residential (MFL)
170370040 Low Density Multi-Family Residential (MFL)
170370041 Low Density Multi-Family Residential (MFL)
170241xxx Open Space (OS)
170131xxx Open Space (OS)
149052xxx Open Space (OS)
149040xxx Open Space (OS)
152131xxx Open Space (OS)
152122xxx Open Space (OS)
152112xxx Open Space (OS)
150141xxx Parks and Recreation (REC)
153332xxx Open Space (OS)
154271CCC Open Space (OS)
154262CCC Open Space (OS)
153040CCC Open Space (OS)
153270XXX Open Space (OS)
153030XXX Open Space (OS)
125050XXX Open Space (OS)
153270XXX Open Space (OS)
15207CXXX Open Space (OS)
714801004 Mixed-Use (MX)
714801009 Mixed-Use (MX)
714801015 Mixed-Use (MX)
714801029 Mixed-Use (MX)
149320003 Open Space (OS)
149100002 Medium Density Multi-Family Residential (MFM) 149100050 Medium Density Multi-Family Residential (MFM) 149110030 High Density Multi-Family Residential (MFH)
2024 Proposed Rezoning
Item 10.4
City Council Meeting Agenda - Page 668 of 724 - MondayNovember 172025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
1 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
Background
The City of Pleasant Hill is considering adoption of the comprehensive Zoning Ordinance Amendment (Title 18 of the Pleasant Hill Municipal Code) and revised Zoning Map. The City has prepared this Amendment to implement the recently adopted 2040 General Plan and comply with new State laws intended to increase housing supply and affordability. Because this action requires City Council approval, such approval will establish new development regulations, and may cause a direct or reasonably foreseeable indirect physical change in the environment, the action is considered a Project under the California Environmental Quality Act (CEQA). (State CEQA Guidelines § 15378(a).) As such, the City is required to make an environmental determination for the Project prior to any action on the Project. An Environmental Impact Report (EIR) was prepared for the Pleasant Hill 2040 General Plan (State Clearinghouse # 2022070095) (“2040 GP EIR”).
The 2040 General Plan EIR evaluated the environmental effects of changing land use and zoning designations, as well as the subsequent implementation of those changes through a Zoning Ordinance Amendment and revised Zoning Map. The Zoning Ordinance Amendments are consistent with, and serve to further implement, the Project Description analyzed in Section 2 of the EIR. These amendments are addressed in the Environmental Impact Analysis in Section 3. Approval of the Zoning Ordinance Amendment and revised Zoning Map constitutes a subsequent discretionary action within the scope of the project analyzed in the certified 2040 General Plan EIR. Therefore, no further CEQA review is required.
Project Objectives
The City of Pleasant Hill Zoning Ordinance Amendment and revised Zoning Map had several project objectives, including:
• Achieve General Plan consistency
• Achieve Housing Element consistency
Item 10.4
City Council Meeting Agenda - Page 669 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
2 • Reflect changes in State law
• Create a contemporary Zoning Ordinance that is easier to use and implement The General Plan and Housing Element include a number of policies and implementation programs that established the basis for these objectives. The following Zoning Ordinance Amendment Project Description outlines the achievement of those objectives.
Project Description
The proposed Project consists of revisions to Title 18, Zoning Ordinance, and the associated Zoning Map to implement the 2040 General Plan, including the 2023–2031 6th Cycle Housing Element. These amendments are consistent with the Project Description evaluated in Section 2 of the General Plan EIR.
The General Plan’s goals, policies, and implementation programs were encompassed within the project description analyzed in the certified EIR, and the proposed Zoning Ordinance Amendments directly serve to implement those provisions.
The environmental consequences of implementing the General Plan—including the adoption of revised zoning regulations and the updated Zoning Map—were evaluated in the Environmental Impact Analysis presented in Section 3 of the General Plan EIR. That analysis provides a comprehensive assessment of the impacts associated with implementing the land use concept established in the General Plan, with detailed discussions provided throughout the topical sections of the EIR.
EIR Section Reference Section Title and Topic
3.1.3 – Impacts and Mitigation Measures Aesthetics
3.2.4 – Impacts and Mitigation Measures Air Quality
3.3.4 – Impacts and Mitigation Measures Biological, Agriculture, and Forestry Resources
3.4.4 – Impacts and Mitigation Measures Cultural and Tribal Cultural Resources
3.5.4 – Impacts and Mitigation Measures Geology, Soils, and Mineral Resources
3.6.4 – Impacts and Mitigation Measures Greenhouse Gas Emissions and Energy
3.7.4 – Impacts and Mitigation Measures Hazards, Hazardous Materials, and Wildfire
3.8.4 – Impacts and Mitigation Measures Hydrology and Water Quality
3.9.4 – Impacts and Mitigation Measures Land Use Planning, Population, and Housing
3.10.4 – Impacts and Mitigation Measures Noise
3.11.4 – Impacts and Mitigation Measures Public Services and Recreation
3.12.4 – Impacts and Mitigation Measures Transportation
3.13.4 – Impacts and Mitigation Measures Utilities and Service Systems
4.1.1 – Population and Employment Growth Other CEQA Sections
4.1.2 – Removal of Obstacles to Growth Other CEQA Sections
4.2 – Irreversible Environmental Effects Other CEQA Sections
4.3 – Mandatory Findings of Significance Other CEQA Sections Item 10.4
City Council Meeting Agenda - Page 670 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
3 Zoning Map
The revisions to the City’s Zoning Map includes the rezoning of 1,080 parcels within the City for consistency with the 2040 General Plan, 6th Cycle Housing Element, and Zoning Ordinance Amendment.
The certified General Plan EIR analyzed a new land concept that required revisions to the City’s Land Use Diagram. A detailed overview of these concepts and the updated Land Use Diagram can be found in Subsection 2.5 (Proposed Plan Components) in the EIR.
The following is a summary of the rezones:
• Rezoned all parcels with existing City parks to new Parks and Recreation (REC) zoning district • Rezoned parcels identified in the Housing Element sites inventory to accommodate higher density residential development to meet RHNA shortfall. This includes rezoning parcels currently zoned as commercial, retail, or single-family residential to one of the mixed-use districts to accommodate housing development in addition to commercial and retail. • Rezoned the Mangini Delu property, as identified in the General Plan and Housing Element, from single-family residential to the new Mangini Delu Residential (RMD) zoning district.
Part 1 – Enactment and Applicability
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured Part 1 consistent with the approved Master Table of Contents.
Summary of Revisions to Enactment and Applicability
• Improved organization of content to enhance usability and reflect selected style guide. • Clarified existing regulations and improved content, where appropriate. • Created a new provision establishing severability and invalidation zoning procedures. • Condensed all zoning districts into a single matrix for ease of use and viewing. • Updated all density and FAR standards for each zoning district consistent with the General Plan. • Added new zoning districts to implement General Plan designations (i.e., REC, OS).
The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including updated development provisions and new zoning districts in subsection 3.9 Land Use Planning, Population, and Housing.
Part 2 – Zone District Regulations and Development Standards General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the entire Part. • Reorganized and restructured Part 2 consistent with the approved Master Table of Contents.
Item 10.4
City Council Meeting Agenda - Page 671 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
4 • Created a tabular list of allowable land uses and associated permit requirements.
Summary of Revisions to Zone District Regulation and Development Standards • Organized Part 2 into eight chapters:
o Residential districts
o Mixed-use districts
o Commercial, office, and industrial districts
o Planned developments and precise plan districts
o Hillside planned unit development
o Overlay districts
o Parks and recreation district
o Open space district
• Revised the organization of all chapters for ease of use and reflect selected style guide. • Updated land use regulations for specific land use types, including accessory dwelling units (ADUs) and density bonuses.
• Updated the purpose statements for each zoning district to reflect the updated General Plan and Housing Element, including a description of allowed uses, density and intensity standards, and corresponding General Plan land use designations.
• Added new land uses and associated permit requirements in all zoning districts to reflect State law and best practices.
• Updated development standards (e.g., height, setbacks, lot coverage) where necessary for consistency with General Plan, implement best practices, and allow for feasible development. • Revised previously identified development constraints(e.g., scenic route setback). • Created a new residential zoning district to implement the General Plan and Housing Element:
the Mangini Delu Residential Zoning District (R-MD).
• Codified required Housing Element sites inventory provision regarding development standards for identified sites.
• Created two new recreation and open space zoning districts to implement the General Plan (Park and Recreation, and Open Space).
• Established reasonable development standards and allowed land use types and associated permits.
• Removed provision requiring buildings that incorporate over 10,000 square feet of office space provide eating facilities for employees.
• Clarified maximum height for accessory structures.
• Added a zoning permit requirement for new accessory structures.
The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new development intensities in 3.1 Aesthetics, 3.2 Air Quality, 3.3 Biological, Agriculture and Forestry Reserves, 3.8 Hydrology and Water Quality, 3.9 Land Use Planning, Population and Housing, 3.10 Noise, 3.11 Public Services and Recreation, 3.12 Transportation, 3.13 Utilities and Service System, & 4.1 Growth Inducing Impacts; new land use designations and Item 10.4
City Council Meeting Agenda - Page 672 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
5 corresponding new zoning districts were reviewed in subsections 3.9 Land Use Planning, Population and Housing & 4.1 Growth Inducing Impacts.
Part 3 – Regulations Applicable to All Zone Districts
General
• Implemented a new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.
Summary of Changes to Regulations Applicable to All Zone Districts • Revised traffic safety visibility area standard for clarity. • Refined the creek setback provisions to remove duplicative provisions and clarify the role of various review authorities.
• Drafted new language exempting streamlined affordable housing projects from applicable parking standards.
• Updated parking reduction and shared parking standards to clarify measurement of required parking spaces.
• Addressed electric vehicle (EV) charging stations per State law. • Updated parking standardsfor park and recreation facilities.
The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new development provisions in 3.2 Air Quality, 3.3 Biological, Agriculture and Forestry Reserves, 3.8 Hydrology and Water Quality, 3.9 Land Use Planning, Population and Housing,
3.10 Noise, 3.11 Public Services and Recreation, 3.12 Transportation, 3.13 Utilities and Service System, & 4.1 Growth Inducing Impacts.
Part 4 – Permit and Entitlement Processing Procedures
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.
Summary of Changes to Permit and Entitlement Processing Procedures • Updated separation guidelines related to adult businesses to include preschools and daycares. • Refined the necessary findings for Architectural Review Permits. • Clarified processes for projects with multiple discretionary permits. • Updated reasonable accommodation requests to address the Housing Element policy.
Item 10.4
City Council Meeting Agenda - Page 673 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
6 • Revised Master Sign Permit and Sign Permit submittal, processing, and decision procedures for clarity (e.g., purpose statement, application materials). • Updated purpose and applicability language for Use Permits to clarify when Minor Use Permits, Temporary Use Permits, and Use Permits are required.
• Added new language in the Variance procedures to addresses consistency with State law and Govt. Code sections.
The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new updating permit provisions and processes in 3.9 Land Use Planning, Population and Housing, and made other updates as mandated and to be consistent with State Law Part 5 – Zoning Ordinance Administration
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.
Summary of Changes to Zoning Ordinance Administration
• Reorganized and performed general clean-up of language for internal consistency. • Reviewed and updated the Development Agreement provisions to:
o Clarify Chapter intent
o Establish submittal requirements and review procedures • Created a new section for findings
• Added new language explaining the purpose and intent of the City’s nonconforming provisions. • Codified alternative noticing requirements in compliance with State law • Allowed for any decision by the Planning Commission or Architectural Review Commission to be appealed to the City Council.
The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new updating various provisions and processes related to Development Agreements and Nonconformity in 3.9 Land Use Planning, Population and Housing, and made other updates as mandated and to be consistent with State Law.
Part 6 – Definitions and Land Use Classifications
General
• Implemented new Zoning Ordinance template and format style. • Updated all in-text cross referencesthroughout the Part. • Reorganized and restructured the Part consistent with the approved Master Table of Contents.
Summary of Changes to Definitions and Land Use Classifications.
Item 10.4
City Council Meeting Agenda - Page 674 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
7 • Relocated the land use classification (definitions for land uses) to the existing definitions chapter.
•
• Created new definitions for revised land uses, including places of assembly, schools, multifamily residential, and electric vehicles and charging stations The General Plan EIR analyzed these impacts on a programmatic and comprehensive level in various subsections including new development intensities in 3.1 Aesthetics, 3.2 Air Quality, 3.3 Biological, Agriculture and Forestry Reserves, 3.8 Hydrology and Water Quality, 3.9 Land Use Planning, Population and Housing, 3.10 Noise, 3.11 Public Services and Recreation, 3.12 Transportation, 3.13 Utilities and Service System, & 4.1 Growth Inducing Impacts; new land use designations and corresponding new zoning districts were reviewed in subsections 3.9 Land Use Planning, Population and Housing & 4.1 Growth Inducing Impacts.
CEQA Requirement
Under the California Environmental Quality Act (CEQA), once a proposed action is determined to constitute a “project” (Public Resources Code § 21000 et seq.), the lead agency must determine the appropriate level of environmental review. CEQA provides three basic pathways: exemption, preparation of a Negative Declaration or Mitigated Negative Declaration, or preparation of an Environmental Impact Report (EIR). The lead agency, as defined in CEQA Guidelines § 15367, is the public agency with principal responsibility for carrying out or approving the project, and must make this threshold determination based on the project’s potential for environmental impacts.
A project may be found exempt if it falls within a statutory exemption (Guidelines § 15260–15285), a categorical exemption (Guidelines § 15300–15333), or the “common sense” exemption where it can be seen with certainty that the activity will not result in a significant effect on the environment (Guidelines § 15061(b)(3)). Exemption may also be appropriate where the project’s environmental effects were previously analyzed in a certified EIR or Negative Declaration and the current activity is within the scope of that earlier review. In these cases, no new environmental document is required unless the conditions for subsequent or supplemental review are triggered under Guidelines § 15162–15164.
If the project is not exempt, the agency must prepare an Initial Study (Guidelines § 15063) to assess potential impacts. If the study shows that there is no substantial evidence of a significant effect, the agency may adopt a Negative Declaration (Guidelines § 15070–15075). If potentially significant effects are identified but mitigation measures can reduce all impacts to a less-than-significant level, the agency may instead adopt a Mitigated Negative Declaration. Where the evidence establishes that a project may cause a significant effect that cannot be mitigated to a less-than-significant level, the agency is required to prepare an Environmental Impact Report (Guidelines § 15064(a)(1)), as detailed in Guidelines § 15080–15097.
Item 10.4
City Council Meeting Agenda - Page 675 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
8 Analysis
2040 General Plan Policies and Programs
Since a key purpose of this Zoning Ordinance Amendment and revised Zoning Map is to implement the 2040 General Plan and Land Use Diagram, it is important to confirm that the Project is consistent with that General Plan. According to the General Plan, the City of Pleasant Hill Zoning Ordinance is the primary method of implementing the General Plan. Adoption of the 2040 General Plan required a review and possible revision of the Zoning Ordinance and Zoning Map to ensure consistency with the updated General Plan. This revision would incorporate any changes to land use, density or intensity, and design and development standards established in 2040 General Plan. There are 18 policies and 23 implementation programs that are addressed by the Zoning Ordinance Amendment and revised Zoning Map.
Policies
LU-1.2: LU-1.1 City Atmosphere. Enhance the quality of life and civic pride through a diverse range of development types that create a memorable place to live, play, and work.
LU-1.2 City Image. Continue efforts to define and enhance the City’s image by emphasizing the high quality, intergenerational park facilities and recreational opportunities in the city; dedication to education, including the presence of Diablo Valley College and its potential to provide cultural and lifelong learning opportunities; and the vital, progressive nature of the city as a diverse residential community and a supportive environment for business.
H-1.1 Monitor Development. Monitor residential and job producing development in the city in order to maintain an adequate housing supply for city residents.
H-1.2 Maintain Adequate Supply. Maintain a sufficient supply of residential land with appropriate zoning to meet locally generated housing needs.
H-1.5 Encourage Higher Densities. Encourage development at the maximum allowed density to increase the quantity and affordability of the city’s housing stock.
H-1.6 Provide Transparency. Provide transparency regarding information on housing-related actions, fees, and programs.
H-2.1 Housing Types. Allow a variety of housing types in all residential zones.
H-2.2 Remove Constraints. Remove constraints to production and availability of housing, where possible.
H-2.3 Streamline Review. Facilitate streamlined review of below market rate and special needs housing projects.
H-2.4 Mixed Use Development. Encourage mixed-use development in commercial zones, at underutilized sites, and along transportation corridors.
Item 10.4
City Council Meeting Agenda - Page 676 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
9 H-3.1 Preference Policy. Facilitate construction of affordable housing by prioritizing new projects that include units for lower-income segments of the community.
H-3.2 Workforce Housing. Look for opportunities to promote the development or preservation of housing affordable to those who work in Pleasant Hill.
OSP-1.1 Open Space Preservation. Keep open space and undeveloped hillsides free of future development.
ENV-8.6 Electric Vehicle Infrastructure. Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial and multi-family projects and require new single-family residential development to include 220 volt outlets in all garages.
HS-3.2 Weed abatement and Fire-Resistant Landscaping. Require annual weed and other fuel abatement and promote the installation of fire-resistant landscaping in new and existing development.
HS-3.4 Fire Safety Improvements. Develop guidelines for fire safety improvements for existing and new commercial buildings and encourage upgrades where possible.
HS-3.8 Adequate Water Pressure. Coordinate with local water districts to seek funding and implement the necessary infrastructure upgrades to provide adequate water pressure to supply required fire suppression systems in existing and future development projects.
HS-3.10 Municipal Code Maintenance. Ensure the Pleasant Hill Municipal Code is kept up to date on State and Federal requirements, best practices, and City processes regarding wildfire prevention design standards and requirements.
Programs
Land Use Element Program G, Visual Impacts Minimization Requirement. Amend the Zoning Ordinance to require minimization of visual impacts from structures adjacent to scenic routes.
Housing Element Program F, Increase Allowable Densities and Residential Capacity in Racially Concentrated Areas of Affluence (RCAAs. To increase density and housing options in low density residential areas as well as along commercial corridors, the City shall update the General Plan, Municipal Code and Zoning Map as follows:
• Add a new Mangini Delu-Residential designation and corresponding zone that will allow residential densities between 4.6 and 13.0 dwelling units per acre. • Add a new Mixed Use Neighborhood designation and corresponding zone that will allow residential densities between 1.3 and 20 dwelling units per acre. • Add a new Mixed-Use designation and corresponding zone that will allow residential densities between 12 and 40 dwelling units per acre.
• Add a new Mixed-Use High-Density designation and corresponding zone that will allow residential densities between 40 and 70 dwelling units per acre. • Add a new Mixed Use Very High-Density designation and corresponding zone that will allow residential densities between 70 and 100 dwelling units per acre.
Item 10.4
City Council Meeting Agenda - Page 677 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
10 In order to promote housing mobility and increasing housing choices and affordability in low-density Racially Concentrated Areas of Affluence (RCAAs), the City shall redesignate and rezone land in RCAAs beyond rezones to meet the RHNA shortfall.
Housing Element Program H, Development Standards. The City shall evaluate development standards within the 2040 General Plan Update and subsequent Zoning Code Update and shall amend or remove any provisions that constrain the production of housing, including but not limited to height, lot coverage, parking for small units and multifamily developments, and setbacks along scenic routes.
Housing Element Program I, Variety of Housing Types in Low Density Areas. The City shall encourage alternative housing types in low density higher resource single-family zones by evaluating and revising development standards, as necessary, as part of the General Plan Update process and subsequent Zoning Code Update to remove identified constraints to these housing types.
Housing Element Program , Mixed-Use Zoning. The City shall utilize mixed use zoning to encourage housing production along commercial corridors, and near employment and transportation rich areas.
The City shall amend the Zoning Code to create and implement the development criteria set for mixed use development within Pleasant Hill.
Housing Element Program L, Flexible Parking Standards. The City shall continue to provide appropriate flexible parking requirements that allow shared use in locations being considered for higher-density housing development.
Housing Element Program M, Streamlined Review Process. The City shall continue to apply streamlined permit processing for affordable housing developments and shall explore additional measures to expedite the affordable housing developments in the city.
Housing Element Program N, Single-room Occupancy. The City shall continue to allow single-room occupancy (SRO) housing in the MRVL, MRL, MRM and MRH zoning districts consistent with Sec.
18.20.085 of the Zoning Ordinance.
Housing Element Program O, Municipal Code Updates. The City shall review and amend the Municipal Code, to comply with State law to:
• Allow low barrier navigation centers.
• Update Chapter 18.20.150 (Density Bonus).
• Permit emergency shelters without a conditional use permit or other discretionary permits in zone(s) with capacity to meet the identified need that allows residential uses. • Revise the definition of emergency shelter to include interim interventions. • Reduce parking requirements for emergency shelters.
• Allow transitional and supportive housing including, but not limited to, allowing these uses byright (without discretionary action) in zones where multifamily and mixed uses are permitted. • Allow Accessory Dwelling Units in compliance with all recent State laws. • Define agricultural employee housing for six or fewer employees as a single-family structure, permitted in the same manner as other dwellings of the same type in the same zone.
Item 10.4
City Council Meeting Agenda - Page 678 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
11 • Permit small residential care facilities (licensed and unlicensed), as well as large care facilities in all zones allowing residential uses with objectivity to facilitate approval certainty and in the same manner as residential uses of similar type and form. • Remove separation requirements for residential care facilities of allsizes.
Housing Element Program Q, Place-based Density Increases. The City shall revise the Zoning Code to allow urban lot splits, duplexes, and other projects in single-family residential zones in accordance with Senate Bill 9.
Housing Element Program R, Missing Middle Housing. The City will add new mixed-use zones to the Zoning Code and evaluate and revise development standards such as minimum lot sizes; setback, lot coverage and building height restrictions; and required parking ratios to allow for missing middle housing types, particularly on vacant sites in high opportunity, low-density areas.
Housing Element Program S, Density Bonus. The City shall provide for additional density bonuses beyond State law requirements to encourage the production of 100 percent affordable housing projects on lower-income sites in the sites inventory, including 100 percent affordable projects for those with special housing needs.
Housing Element Program CC, Priority Processing. The City shall continue to provide priority in permit processing to affordable housing developments, as well as senior, special needs, and workforce housing developments, and shall explore additional measures to expedite affordable housing developments in the city. The City shall review streamlined processing procedures and revise, as necessary.
Housing Element Program KK, Residential Zoning. The City shall retain residential zoning and discourage non-residential uses in residential zones. In mixed use zones, the City shall require mixed use projects within housing opportunity sites incorporate a residential component.
Housing Element Program WW, Reasonable Accommodation for Special Needs Housing. The City shall continue to follow the City guidelines for implementing the reasonable accommodation ordinance and shall periodically review the Zoning Ordinance to identify other provisions that could pose constraints on the development of housing for persons with disabilities and reduce or eliminate constraints through appropriate ordinance amendments. The City shall amend the Municipal Code to remove constraints from the reasonable accommodation ordinance imposed by approval findings related to impacts on, or compatibility with, surrounding uses including, but not limited to 18.112.060(B)(3)(e) and (f).
Housing Element Program EEE, Sloped Sites. The City shall amend Municipal Code Sections 18.20.120,
18.35.040, and 18.35.050, to remove constraints to the development of multifamily structures on the Morello Terraces and Paso Nogal sites. Specifically, the City shall revise development standards related to grading, building height, and density on these sites to ensure that maximum densities allowed under the multiple family high density residential (MRH) zone are achievable without necessitating a variance, conditional use permit, or discretionary action.
Transportation and Circulation Element Program D, LOS Standards. Amend the General Plan, Zoning Ordinance, Capital Improvement Program, or other relevant City plans and regulations as necessary to attain the LOS standards and establish VMT criteria.
Item 10.4
City Council Meeting Agenda - Page 679 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Zoning Ordinance Amendment and Revised Zoning Map
Environmental Determination
12 Transportation and Circulation Element Program N, Bicycle and Pedestrian Design Standards. Prepare updated design standards and upgrades for bicycle and pedestrian facilities consistent with the Bicycle and Pedestrian Master Plan
PFS and Infrastructure Element Program G, Undergrounding Requirements. Prepare an amendment to the Zoning Ordinance that includes criteria for determining when the undergrounding of utilities is required.
Open Space and Parks Element Program A, Maintain Land Coverage Constraints. Ensure the Zoning Ordinance continues to require aesthetic and land coverage constraints on new land divisions in open space and undeveloped hillside areas.
Environment Element Program D, Water Conservation Ordinance. Review and update every five years, if necessary, the water-efficient landscape standards for consistency with State provisions.
Environment Element Program E, Development Standards. Review and update every five years, if necessary, the citywide design guidelines to include latest technologies for permeable surfaces, parking lot drainage, and other ways to reduce pollution in urban stormwater runoff.
Environment Element Program T, Electric Vehicle Parking Regulations. Revise and update the Municipal Code Parking regulations, as needed, to reflect current best practices for electric vehicle charging considering new state legislation banning combustion engine vehicle by 2035 2040 General Plan Program Environmental Impact Report
The City prepared a Program Environmental Impact Report (PEIR) for the 2040 General Plan to assess the potential significant environmental impacts that could result from implementation of the General Plan. The PEIR evaluated the existing environmental resources within and in the vicinity of the City, analyzed potential impacts on those resources due to the General Plan, and identified mitigation measures that could avoid or reduce the magnitude of those impacts. The PEIR has subsequently been used to evaluate the direct and indirect environmental effects of development under the General Plan (i.e., residential development, rezones, commercial structures, park sites, recreation facility development, and infrastructure improvements).
The 2040 General Plan Program EIR (PEIR) provided a comprehensive analysis of the potential environmental effects associated with implementation of the General Plan. This analysis evaluated impacts across a wide range of issue areas, including land use, housing, transportation and traffic, air quality and greenhouse gas emissions, noise, cultural resources, and natural resources. The results of this review are documented in detail in Section 3, Environmental Impact Analysis, of the General Plan PEIR.
The environmental topics analyzed in the PEIR correspond directly to the types of potential impacts typically associated with new development projects, including those that may be facilitated through adoption and implementation of the updated Zoning Ordinance and revised Zoning Map. The PEIR Item 10.4
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13 thoroughly evaluated these impacts, identified General Plan policies and programs that would mitigate or reduce adverse effects, and included additional mitigation measures where necessary. In eight instances, the PEIR concluded that significant and unavoidable impacts would remain even after mitigation; for these, the City adopted findings and Statements of Overriding Considerations as part of General Plan certification (see the Executive Summary section in the General Plan EIR). Consistent with CEQA’s tiering provisions, and with the stated purpose of the PEIR, the General Plan EIR serves as the primary environmental document for subsequent City actions undertaken to implement the General Plan, including the proposed Zoning Ordinance and Zoning Map amendments.
Relevant CEQA Considerations
Several provisions of the CEQA Guidelines are potentially relevant to the determination of the appropriate evaluation of potential environmental impacts of the Project. These provisions include:
Section 15162. Subsequent EIRs and Negative Declarations (a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
A. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
B. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
C. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or D. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (b) If changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a).
Item 10.4
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14 Otherwise, the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation.
(c) Once a project has been approved, the lead agency‘s role in project approval is completed, unless further discretionary approval on that project is required. Information appearing after an approval does not require reopening of that approval. If after the project is approved, any of the conditions described in subdivision (a) occurs, a subsequent EIR or negative declaration shall only be prepared by the public agency which grants the next discretionary approval for the project, if any. In this situation no other responsible agency shall grant an approval for the project until the subsequent EIR has been certified or subsequent negative declaration adopted.
(d) A subsequent EIR or subsequent negative declaration shall be given the same notice and public review as required under Section 15087 or Section 15072. A subsequent EIR or negative declaration shall state where the previous document is available and can be reviewed.
Section 15168(c)(2) Use [of a Program EIR] with Later Activities.
Later activities in the program must be examined in the light of the Program EIR to determine whether an additional environmental document must be prepared
(1) If a later activity would have effects that were not examined in the program EIR, a new Initial Study would need to be prepared leading to either an EIR or a Negative Declaration. That later analysis may tier from the Program EIR as provided in Section 15152.
(2) If the agency finds that pursuant to Section 15162, no subsequent EIR would be required, the agency can approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required. Whether a later activity is within the scope of a program EIR is a factual question that the lead agency determines based on substantial evidence in the record. Factors that an agency may consider in making that determination include, but are not limited to, consistency of the later activity with the type of allowable land use, overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the program EIR
Section 15183. Projects Consistent with a General Plan, Community Plan, or Zoning.
CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies. In approving a project meeting the requirements of this section, a public agency shall limit…
(i) Where the prior EIR relied upon by the lead agency was prepared for a general plan or community plan that meets the requirements of this section, any rezoning action consistent with the general plan or community plan shall be treated as a project subject to this section…For purposes of this section, “consistent” means that the density of the proposed project is the same or less than the standard expressed for the involved parcel in the general plan, community plan or zoning action for which an EIR has been certified, and that the project complies with the density-related standards contained in that plan or zoning...
Item 10.4
City Council Meeting Agenda - Page 682 of 724 - Monday, November 17, 2025 City of Pleasant Hill
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Environmental Determination
15 Conclusion
The environmental impacts of the Zoning Ordinance Amendment and revised Zoning Map were analyzed in the certified 2040 General Plan Program EIR. As a result, no further CEQA review is required.
The Zoning Ordinance Amendment and revised Zoning Map are subsequent discretionary approvals for the project that was already evaluated in the 2040 General Plan PEIR, which included the Zoning Ordinance Amendments and revised Zoning Map. The potential environmental impacts of all the 2040 General Plan policies, as well as the implementation of those policies, were addressed in the 2040 General Plan PEIR and the required analyses contained therein (see Section 3 – Environmental Impact Analysis in the General Plan EIR and specifically Section 3.9 Land Use Planning, Population, and Housing, pages 3.9-1 to 5.9-22).
The proposed Project is consistent with the 2040 General Plan and directly implements Plan policies and programs. Pursuant to CEQA Guidelines Sections 15162 and 15168(c)(2), no additional environmental analysis is required because the Zoning Ordinance Amendment and revised Zoning Map are within the scope of the 2040 General Plan Program EIR. The Zoning Ordinance Amendment and revised Zoning Map are consistent with and implement the type of allowable land uses and overall planned densities and building intensities established by the General Plan Land Use Element and cover the same geographic area analyzed the 2040 General Plan Program EIR. Based on this analysis, the 2040 General Plan PEIR fully and adequately addresses the potential environmental impacts of the proposed Zoning Ordinance Amendment and revised Zoning Map.
There are no substantial changes proposed in the original project (the 2040 General Plan). This proposed Project serves as implementing 18 General Plan policies and 23 programs. No substantial changes will occur with respect to the circumstances under which the Project will be undertaken. Finally, no new information has become available that would indicate new or more severe impacts would occur as a result of the Project. In addition to, the amendment and rezoning is exempt per CEQA Guidelines Section 15378(b)(5), as the changes are administrative in nature and will not result in direct or indirect physical changes in the environment; Section 15061(b)(3) as CEQA applies only to projects which have the potential for causing a significant effect on the environment; and Government Code Section 21080.085(a) as it does not apply to a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code.
Finally, in addition to, the amendment and rezoning are exempt per CEQA Guidelines Section 15183(i) because the densities included in the amendment and rezoning are the same or less than the land use standards included in the 2040 General Plan for which the 2040 General Plan PEIR was certified, and that the Zoning Ordinance Amendment and revised Zoning Map comply with the density-related standards contained in that plan. Furthermore, in compliance with CEQA Guidelines Section 15183(i), the City finds that there are no project-specific environmental effects resulting from implementation of the General Plan through the proposed zoning text amendments and rezonings were previously evaluated in the Environmental Impact Report (EIR) prepared for the General Plan. As documented in the Summary of Impacts and Mitigation Measures section of the certified EIR (see page ES-2), these effects have been adequately analyzed and either mitigated through adopted measures or determined Item 10.4
City Council Meeting Agenda - Page 683 of 724 - Monday, November 17, 2025 City of Pleasant Hill
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Environmental Determination
16 to be less than significant. As identified in Table ES-1: Summary of Environmental Impacts, Mitigation Measures, and Residual Impacts (pages ES-3 through ES-27 of the EIR), all applicable mitigation measures are in place and will continue to be implemented by the City throughout the lifespan of the General Plan.
Recommendation
It is recommended that the City Council find that:
1. The proposed Zoning Ordinance Amendment and revised Zoning Map is consistent with the 2040 General Plan;
2. The 2040 General Plan PEIR fully addresses the potential environmental impacts of the proposed Zoning Ordinance Amendment and revised Zoning Map, which were included in the scope of the proposed Project analyzed in the 2040 GP EIR, and all potentially significant environmental impacts can be mitigated to a less than significant level or are subject to overriding social or economic considerations;
3. No substantial changes are proposed as a part of the Project which will require major revisions of the 2040 General Plan PEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
4. No substantial changes will occur with respect to the circumstances under which the Project is undertaken which will require major revisions of the 2040 General Plan PEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
5. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the 2040 General Plan PEIR was certified as complete, that would show any of the following:
a. The Project would have one or more significant effects not discussed in the 2040 General Plan PEIR;
b. Significant effects previously examined would be substantially more severe than shown in the 2040 General Plan PEIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment measure or alternative; and
6. In addition to, the Zoning Ordinance Amendment and revised Zoning Map are exempt per CEQA Guidelines Section 15183(i) because the densities included in the Zoning Ordinance Amendment and revised Zoning Map are the same or less than the land use standards included in the 2040 General Plan for which the 2040 General Plan PEIR has been certified, and that the Zoning Ordinance Amendment and revised Zoning Map comply with the density-related standards contained in that plan. Furthermore, in compliance with CEQA Guidelines Section 15183(i), the City finds that there are no project-specific environmental effects resulting from implementation of the General Plan through the proposed zoning text amendments and Item 10.4
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Environmental Determination
17 rezonings were previously evaluated in the Environmental Impact Report (EIR) prepared for the General Plan. As documented in the Summary of Impacts and Mitigation Measures section of the certified EIR (see page ES-2), these effects have been adequately analyzed and either mitigated through adopted measures or determined to be less than significant. As identified in Table ES-1: Summary of Environmental Impacts, Mitigation Measures, and Residual Impacts (pages ES-3 through ES-27 of the EIR), all applicable mitigation measures are in place and will continue to be implemented by the City throughout the lifespan of the General Plan.
7. No further environmental analysis for the Zoning Ordinance amendments and Zoning Map revision is required, as they were analyzed in the 2040 General Plan PEIR, and approval of the same implements the project that was analyzed in the 2040 General Plan PEIR.
Item 10.4
City Council Meeting Agenda - Page 685 of 724 - Monday, November 17, 2025
CITY COUNCIL STAFF REPORT
Meeting Date: October 20, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: Introduce Ordinance No. to amend the Pleasant Hill Municipal Code Title 18, Planning and Land Use, in its entirety, and amend the Zoning Map to include the rezoning of 1,072 parcels throughout the City for consistency with the 2040 General Plan and 2023-2031 Housing Element
SYNOPSIS
The City Council is requested to consider the comprehensive draft Zoning Ordinance Amendment (PHMC Title 18) and the proposed updated Zoning Map which includes the rezoning of 1,072 parcels throughout the City of Pleasant Hill The Zoning Ordinance amendment includes all Parts of the updated and replaced ordinance, including re-termed Parts of the zoning ordinance, as follows:
Part 1 – Enactment and Applicability;
Part 2 – Zoning District Regulations and Development Standards; Part 3 – Regulations Applicable to all Zoning Districts; Part 4 – Permit and Entitlement Processing Procedures; Part 5 – Zoning Ordinance Administration; and
Part 6 – Definitions and Land Use Classifications.
The proposed comprehensive update and replacement of the Zoning Ordinance & proposed updated Zoning Map are necessary and required to implement the goals, policies and programs of the recently adopted 2040 General Plan and 2023-2031 Housing Element, as well as to address compliance with various State law provisions, and clarify and streamline existing processes.
DISCUSSION
Background
Previous 2003 General Plan: The previous 2003 General Plan included mixed-use designations at Chilpancingo Parkway and Old Quarry Road (now the CarMax and Floor and Décor development), along the east side of Contra Costa Boulevard south of Ellinwood Drive, downtown Pleasant Hill and the existing Two Worlds development, and along Oak Park Boulevard where the Library is now built. The 2040 General Plan builds off the previous General Plan, and introduces Item 10.4
City Council Meeting Agenda - Page 686 of 724 - Monday, November 17, 2025 three additional mixed-use designations (Mixed-Use Neighborhood, Mixed-Use High Density, and Mixed-Use Very High Density), in addition to the Mixed Use designation, and extended those further along key corridors throughout the City.
2040 General Plan: The City adopted the 2040 General Plan (“General Plan”) on May 18, 2023.
The General Plan is a long-range planning document that guides decision-making and establishes rules and standards for future development and improvements citywide. The General Plan included several implementation programs, which outline necessary amendments to the City’s Zoning Ordinance.
2023-2031 Housing Element: The City also adopted the 6th Cycle Housing Element for 2023-2031 on May 18, 2023 (certified by the State on November 22, 2023). Like the General Plan, the Housing Element also included several implementation programs which outline necessary amendments to the City’s Zoning Ordinance.
Multi-Family and Mixed-Use Zoning Ordinance Update: On January 8, 2024, the Pleasant Hill City Council adopted Ordinance No. 967 approving the rezoning of Housing Opportunity Sites identified in the 2023-2031 Housing Element, as well as Zoning Ordinance amendments to residential land use and development standards (Chapter 18.20), and introduced new mixed-use district standards (Chapter 18.22), as well as related changes to other sections of the Ordinance.
Miscellaneous Zoning Ordinance Update: On October 7, 2024, the City Council adopted Ordinance No. 970 amending various portions of the Zoning Ordinance that were determined to be necessary to comply with State law and to clarify and streamline existing processes. The processing of these specific amendments prior to completion of the Comprehensive Zoning Ordinance amendment ensures that the City’s Zoning Ordinance remains in compliance with required regulations. The ordinance went into effect on November 6, 2024, and has been incorporated into the comprehensive zoning ordinance update.
Comprehensive Zoning Ordinance Amendment Study Sessions: The Planning Commission conducted three Study Sessions on the comprehensive zoning ordinance update (June 25, 2024, August 27, 2024, and October 7, 2024). Additionally, the City Council held two Study Session on November 4, 2024 and April 21, 2025. Comments from all five study sessions have been incorporated in the proposed Ordinance. Staff Reports from each Study Session have been attached for reference (Attachments Q-U). All attachments for each Staff Report are available on the City’s meeting agenda page on the website, and by request to the Planning Division.
Planning Commission Public Hearing: On September 9, 2025, the Planning Commission unanimously adopted Resolution No. 8-25 recommending that the City Council amend the Zoning Ordinance (PHMC Title 18) in its entirety, and amend the Zoning Map to include the Item 10.4
City Council Meeting Agenda - Page 687 of 724 - Monday, November 17, 2025 proposed rezoning. The Staff Report from the hearing has been attached for reference (Attachment V). A total of 35 members of the public spoke at the Public Hearing. A copy of all written comments received for the public hearing is included as Attachment X.
At the public hearing, a total of 1,080 parcels were proposed to be rezoned. Since the hearing, Staff corrected errors on the proposed Zoning Map, resulting in the final proposed rezoning of 1,072 properties. More details are included in the Zoning Map analysis section of this report.
Public Comment Received to Date: City Staff has received numerous public comments specifically for the October 20, 2025 City Council hearing (Attachment W). This is in addition to the written public comments that have been received on the project specifically for the September 9, 2025 Planning Commission Hearing (Attachment X), and previous Study Sessions (Attachment Y). A total of 47 members of the public have spoken across the five Study Sessions and one public hearing.
City Staff also received numerous phone calls and emails (75+) from the public with questions and/or clarifications on the proposed rezonings. A majority of the public’s concerns were related to the rezoning of single-family residential properties to mixed-use zones. In response, Staff posted a “Proposed Rezoning Frequently Asked Questions” (FAQs) handout to the project’s webpage addressing the common questions received. The FAQs were updated on October 10, 2025 in response to new questions received. A copy of the FAQs is included as Attachment Z.
Required Findings
According to PHMC §18.125.060 (City council action), in order to approve an amendment to the Zoning Ordinance, the City Council is required to find that the proposed Zoning Ordinance Amendment and updated Zoning Map is consistent with the policies of the General Plan.
Additionally, according to PHMC §18.125.070 (Limitations on residential rezoning), the City shall not rezone any area or property zoned for residential use to increase density or change land use unless the following conditions are met:
A. Development of the area or property to be rezoned shall not have growth-inducing impacts on existing residential neighborhoods;
B. Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods; and
C. Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods.
The proposed ordinance is consistent with the 2040 General Plan and 2023-2031 Housing Element, as outlined in the attached Planning Commission Resolution No. 8-25 (Attachment B), as recommended by the Planning Commission.
Item 10.4
City Council Meeting Agenda - Page 688 of 724 - Monday, November 17, 2025 Analysis
Comprehensive Zoning Ordinance Amendment (Title 18)
A summary of the recent modifications to the preliminary draft of the proposed zoning ordinance amendment is included below. The modifications include comments received by the Planning Commission and City Council during previous study sessions. The Planning Commission did not have any comments on the Zoning Ordinance Amendment at its September 9, 2025 Public Hearing. Staff has provided two versions of each Part as follows:
1. Redlined Preliminary Draft: includes all proposed track changes from the City’s existing Zoning Ordinance (Title 18);
2. Clean Preliminary Draft: a clean version incorporating all proposed changes.
Part 1 - Enactment and Applicability
Part 1 of the proposed Zoning Ordinance includes chapters related to Purpose and Organization (Chapter 18.05), and Applicability and Interpretation (Chapter 18.10) of the Ordinance. Part 1 also includes a revised “Organization of the Zoning Ordinance” (Chapter 18.05.030) section that reflects the proposed Ordinance outline.
The changes proposed to this Part are primarily minor in nature to clarify and refine the City’s existing provisions. There have been no substantial changes to Part 1 since the previous City Council Study Sessions.
Part 2 - Zoning District Regulations and Development Standards Part 2 of the proposed Zoning Ordinance will include all zoning district regulations and development standards for the following districts:
Residential
Mixed-Use
Commercial, Office, and Industrial
Planned Unit Development (PUD) and Precise Plan Districts (PPD) Hillside Planned Unit Development (HPUD)
Overlay Districts
Parks and Recreation Zoning District
Open Space Zoning District
Item 10.4
City Council Meeting Agenda - Page 689 of 724 - Monday, November 17, 2025 General Modifications: All zoning district regulations and development standard language have been updated and organized for clarity. Specifically, the land use table for each zone has been updated to clarify that permitted uses require approval of a zoning permit. Additionally, the new land uses (employee housing, mobile/manufactured housing, single-family attached, and Places of Assembly), have been incorporated into the land use tables.
These changes are consistent with what the City Council reviewed at the previous Study Sessions and there have been no general modifications to Part 2 as noted above.
Residential Zoning Districts: Amendments are proposed to the residential zoning districts chapter to ensure these provisions comply with the recent General Plan update and Housing Element Implementation Program O (Municipal Code Updates), which requires the City to amend the code and define and permit such uses, as proposed.
In response to several public comments received and feedback from the City Council, Staff reduce the front setback requirement for the R-6 and R-7 single-family zones from 20 feet to 15 feet. This change stemmed from the fact that the front property line for many properties in Pleasant Hill is located several feet behind the paved portion of the street on what appear as front yards of homes. This change will result in additional developable area for the higher density single-family zones.
Unless noted above, the proposed changes are consistent with what the City Council reviewed at the previous Study Sessions.
Mangini Delu Residential Zones: In response to comments received from the Public and the City Council at the previous Study Sessions, Staff has eliminated the previously proposed two separate zones in favor of a single “Mangini Delu Residential Zoning District (RMD)” district encompassing the entire site. The development standards have also been updated and divided into two separate categories – “single-family residential” and “all other land use classifications” to ensure appropriate development standards are applied to the range of development that could occur on site.
Finally, new language was added to the purpose of the RMD zone, as follows: “Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, sitewide master plan to be approved prior to any development onsite, unless otherwise provided in this Chapter.” A master plan will be required prior to the development of the site.
Item 10.4
City Council Meeting Agenda - Page 690 of 724 - Monday, November 17, 2025 Mixed-Use Districts: In response to comments received by the City Council at the previous Study Sessions, Staff has removed the provision requiring buildings that incorporate over 10,000 square feet of office space provide eating facilities for employees.
Staff is proposing a modification to the permitting requirements for employee housing in the Mixed-Use Land Use Regulations Table to allow employee housing to be permitted by-right in all mixed-use zones. This modification is necessary to comply with Housing Element Program O, which requires employee housing to be permitted in the same manner as singlefamily residential structures in the same zone. No other substantial changes to the mixed-use standards are proposed.
Commercial, Office, and Industrial Zoning Districts: The amendments proposed to the Commercial, Office, and Industrial zones are primarily to provide clarity. Specifically, the additional development standards were modified to clarify when certain standards are required in commercial districts adjacent to residential zones/uses. Minimal substantive changes to content are being proposed.
Park and Recreation Zoning District: A new “Park and Recreation” zoning district (REC) is being introduced, which will apply to all Pleasant Hill Recreation and Park District (PHRPD)- owned properties. Many of these properties are currently zoned Single-Family Residential. The new Park and Recreation Zoning District focuses on the preservation and support of these facilities. The proposed development standards still mirror those within the Single-Family Residential District to ensure development is compatible with the surrounding residential neighborhoods. The allowable land uses within this proposed zoning district have been limited to only those related to parks and recreation facilities.
In response to comments received by the City Council, Staff has added language to the purpose and intent section of the Chapter (Proposed 18.42.010.B) outlining the structure and role of the Pleasant Hill Recreation and Park District (Rec & Park) to clarify that Rec & Park has its own review process and procedures. Activities that are determined to be exempt from the section would still be subject to the District’s applicable process and procedures.
In response to comments from the Pleasant Hill Recreation and Park District, the “Exempt Activities” section clarifies that all maintenance and repairs to both landscaping and buildings are exempt activities. Additionally, tree removals are also exempt. The Land Use Regulations Table (Table 18.45-1) includes the maximum building and accessory structure height of 35 feet. Additionally, clarifying language was added to the “Required Permits and Entitlements” section noting that a zoning permit is required for any new accessory structure (e.g., field lights and play equipment).
Item 10.4
City Council Meeting Agenda - Page 691 of 724 - Monday, November 17, 2025 Potential noise generated by District facilities would continue to be subject to the City’s noise standards contained in Part 3, Section 18.75.020. Finally, the off-street parking and loading standards applicable to Park and Recreation Facility uses were updated to defer to the Zoning Administrator (Part 3, Section 18.70.030) allowing the City to review parking requirements on a case-by-case basis. For new facilities, or significant modifications to existing facilities, the Zoning Administrator could require a parking assessment to determine the appropriate parking requirements.
Open Space Zoning District: A new Open Space zoning district (OS) is also being introduced to implement the Open Space land use designation in the General Plan. The new Open Space zone is intended to protect natural resources and maintain the landscape’s natural character.
Land uses and development is limited to habitat conservation, watershed protection, cultural and historic resource protection, and public utilities. In response to comments received by the City Council, all development standards will be established by the Zoning Administrator on a case-by-case basis to ensure the purpose and intent of the Open Space zone are met.
Part 3 - Regulations Applicable to all Zoning Districts Part 3 of the proposed Zoning Ordinance includes general provisions that apply to all zoning districts, as follows:
General Site and Development Standards
Adult Businesses
Cannabis
Creek Setbacks
Fences, Walls, and Screening
Off-Street Parking and Loading
Performance Standards
Signs
Tree Preservation
Water-Efficient Landscaping
Wireless Telecommunications
General Modifications: Part 3 of the Ordinance has been expanded to include separate Chapters for frequently referenced provisions such as Tree Preservation, or provisions that are currently imbedded under “Additional Site Development Regulations,” (existing Chapter 18.50) such as Creek Setbacks, and Cannabis. Some of the more substantive changes include clarifying how the City measures structure and building heights (from “existing grade” instead of “ground surface”), updating the City’s traffic safety visibility area (proposed Section 18.45.070) to rectify existing discrepancies between the City’s written provisions and associated diagrams, and re-organizing the City’s temporary sign provisions.
Item 10.4
City Council Meeting Agenda - Page 692 of 724 - Monday, November 17, 2025 Off-Street Parking and Loading Standards: Besides updating the parking requirements for Park and Recreation Facilities as mentioned above (Section 18.70.030), there have been no substantial changes to Part 3 since the previous City Council Study Sessions.
The proposed parking requirements represent a reduction from the current standards for Studio and Guest Parking, with 1 Bedroom and 2+ Bedrooms unchanged. With the reductions, these changes would meet the intent of Housing Element Program L, while still mirroring requirements in comparable jurisdictions and meeting or exceeding ITE data.
The City is not proposing any further modifications to the multi-family parking requirements since the most recent City Council Study Sessions. The proposed changes for reference are included in the table below:
Proposed Parking Requirement for Multi-Family Uses in Pleasant Hill Current Proposed
Studio 1.5 spaces per unit 1.25 spaces per unit
1 bedroom 1.5 spaces per unit Unchanged
2+ bedrooms 2 spaces per unit Unchanged
Guest Parking 1 per 2 units 1 per 4 units
Part 4 - Permit and Entitlement Processing Procedures
Part 4 of the proposed Zoning Ordinance outlines the processing procedures for all permits and entitlements that are required by provisions of the Zoning Ordinance, as follows:
Adult Use Development Permit
Architectural Review Permit
Development Plan Permit
Minor Exception
Reasonable Accommodation
Sign Permit
Temporary Sign Permit
Master Sign Program
Use Permit
Temporary Use Permit
Variance
Zoning Permit
Item 10.4
City Council Meeting Agenda - Page 693 of 724 - Monday, November 17, 2025 Each Chapter includes the purpose of the entitlement, the review and approval authority, filing and processing procedures, required findings, and lapse of approval and revocation regulations.
Where applicable, associated conditions of approval are also outlined. The changes proposed to this Part are primarily minor in nature and are proposed to add clarity and refinement to the City’s existing regulations. The changes also introduce consistency in the information provided for each permit or entitlement.
There have been no substantial changes to Part 4 since the previous City Council Study Sessions.
Part 5 - Zoning Ordinance Administration
Part 5 of the proposed Zoning Ordinance establishes the general administrative authority and procedures for decision making of the Zoning Ordinance. This includes Chapters related to:
General Provisions
Amendments – General Plan, Zoning Ordinance, and Zoning Map Appeals and Calls for Review
Development Agreement
Enforcement
Nonconforming Provisions
Notice Requirements
In response to comments received by the City Council, the previously proposed appeal language has been modified so that all projects remain appealable to the City Council (thus eliminating the previously proposed limit on the number of appeals). Section 18.175.020.B (Right to Appeal, Call for Review, Time Limits) states that any decision of the Planning Commission or Architectural Review Commission may be appealed to the City Council, regardless of the number of previous appeals.
No other substantial changes to Part 5 have been proposed since the previous City Council Study Sessions.
Part 6 - Definitions and Land Use Classifications
Part 6 of the proposed Zoning Ordinance includes definitions of all Land Use Classifications and Definitions of terms used throughout the ordinance. These Chapters are currently located in separate Parts of the ordinance; Staff proposes combining them into a single Part with this update to improve usability.
Item 10.4
City Council Meeting Agenda - Page 694 of 724 - Monday, November 17, 2025 There have been no substantial changes to Part 6 since the previous City Council Study Sessions.
Update to the Zoning Map – Proposed Rezonings
Key:
Item 10.4
City Council Meeting Agenda - Page 695 of 724 - Monday, November 17, 2025 The City is proposing to rezone 1,072 parcels throughout the City. The primary reason for the rezoning is to ensure zoning consistency with the recently approved 2040 General Plan, which modified the land use designation for many of the properties. The proposed rezonings will also facilitate implementation of the proposed comprehensive zoning ordinance amendment. Finally, some of the proposed rezones will also correct previous inconsistencies that existed under the previous General Plan and were never rectified.
For the purposes of this Staff Report, the proposed Zoning Map has been broken up into four quadrants (Quadrant A – northwest portion, Quadrant B – northeast portion, Quadrant C – southeast portion, Quadrant D – southwest portion) to guide discussion. The colors/hatching of a some zoning districts have also been updated for visual clarity and differentiation.
Below is a summary of areas of the City proposed for rezoning. Maps showing the proposed properties to be rezoned, the existing zoning designation of those properties being rezoned, and a comprehensive proposed rezoning map are included as Attachment P.
Quadrant A (Northwest portion of the City)
Item 10.4
City Council Meeting Agenda - Page 696 of 724 - Monday, November 17, 2025 Several park/open space areas, all currently
owned by the Rec & Park District, will be
rezoned to the new Parks and Recreation
zone. This includes the open space
surrounded by the Elderwood Drive and
Skyview Drive neighborhoods, Paso Nogal
Park, and Shannon Hills Park.
The Ridgeview Drive neighborhood is
proposed to be rezoned from Low Density
Multi-Family Residential (MFL) to Very
Low Density Multi-family Residential
(MFVL) to comply with the Multi-Family
Very Low Density (MFVLD) General Plan
Designation.
The property at the end of Janin Place will
be rezoned from Single-Family R-20 to R10 to comply with the Single-Family Medium Density General Plan
Designation.
The Mangini Delu property will be rezoned
from Single-Family R-10 to the new
Mangini Delu Residential District (RMD).
The multi-family development at Devon Avenue and Oak Brook Place will be rezoned from MFL to MFVL to comply with the MFVLD General Plan designation. Several properties along Donegal Way and Donegal Court will be rezoned from Single-Family R-10A to MFL to comply with the MFL General Plan Designation.
Quadrant B (Northeast portion of the City)
Item 10.4
City Council Meeting Agenda - Page 697 of 724 - Monday, November 17, 2025 Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new Parks
and Recreation zone. This includes the
open space surrounded by the Camelback
Road multifamily development (north of
Chilpancingo Parkway), Chilpancingo
Park, Las Juntas Park, Frank Salfingere
Park, and Pleasant Hill Park.
The Camelback Road and Scottsdale
Road multifamily development (north of
Chilpancingo Parkway) will be rezoned
from MRL to MFVL to comply with the
MFVLD General Plan designation.
Diablo Valley Plaza (on the northeast
corner of Golf Club Road and Old Quarry
Road) is proposed to be rezoned from
Retail Business (RB) to Mixed-Use (MX)
to comply with the Mixed-Use General
Plan designation
The existing Single-Family R-7 neighborhood between Contra Costa Boulevard (west), Marta Drive (east), Anelda Drive (south) and Beth Drive (north), will be rezoned from R-7 to Mixed-Use to comply with the MX General Plan designation. Several properties along Contra Costa Boulevard between Vivian Drive and Harriet Drive, currently zoned RB, R-7, or Professional and Administrative Office (PAO), will be rezoned to Mixed-Use to comply with the MX General Plan designation. The John F. Kennedy University property (east of Ellinwood Way) will be rezoned from PAO to Mixed-Use Very High Density Residential (MX-VHD) to comply with the MXVHD General Plan designation.
The property at 553 Golf Club Road (along the City’s boarder), was previously inaccurately shown on the proposed rezoning map. The parcel is not proposed to be rezoned and will remain Single-Family R-10.
Quadrant C (Southeast portion of the City)
Item 10.4
City Council Meeting Agenda - Page 698 of 724 - Monday, November 17, 2025 Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new
Parks and Recreation zone. This
includes Pleasant Hill Park and
Pleasant Oaks Park.
Several properties on the north and
south sides of Gregory Lane will be
rezoned from R-7 to Neighborhood
Mixed Use (MX-NB) to comply
with the Mixed-Use Neighborhood
General Plan designation.
Several parcels along the south side
of Oak Park Boulevard between
Patterson Boulevard (west) and the
east side of Pleasant Valley Drive
(east), and the north side of Oak Park
Boulevard near the Patterson
Boulevard intersection are proposed
to be rezoned from R-10, MRL,
PAO, NB, or RB to MX-NB to
reflect the new Mixed Use
Neighborhood General Plan
designation.
· Several properties on either side of Douglas Lane, south of Oak Park Boulevard, and on the north side of Oak Park Boulevard west of Hook Avenue will be rezoned from MFL to MFVL to comply with the MFVLD General Plan designation. · The existing PUD 410 along Cleaveland Road, north of Astrid Drive will be rezoned to the underlying General Plan designations for each property, which include SingleFamily R-10, Medium Density Multi-Family Residential (MFM), and High Density Multi-Family Residential (MFH) to comply with the General Plan designations.
PUD 410 is a “shell” PUD and contains no specific land use or development standards. Therefore, any future development is already subject to the zoning district standards associated with the underlying General Plan designations. · Since the September 9, 2025 Planning Commission hearing, Staff has corrected the following errors on the proposed zoning map to maintain compliance with the General Plan:
• The development at 104-120 Cleaveland Road has been removed from the rezoning since the properties are located in a separate PUD, PUD 347. • The properties along Babette Court on the west side of Cleaveland Road have been corrected to reflect a proposed rezoning to Single-Family R-10 to comply with the underlying Single-Family Medium-Density General Plan designation.
• The properties within PUD 410 on the east side of Cleaveland Road have been corrected to reflect a proposed rezoning to High Density Multi-Family Residential (MFH) to comply with the underlying General Plan.
Item 10.4
City Council Meeting Agenda - Page 699 of 724 - Monday, November 17, 2025 • The following properties, currently zoned PUD 410, were previously incorrectly not included in the proposed rezoning. These properties are now included as follows:
· 149100002 – proposed to be rezoned to MFM
· 149100050 – proposed to be rezoned to MFM
· 149110030 – add to rezoning as MFH
Quadrant D (Southwest portion of the City)
Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new Parks
and Recreation zone. This includes Rogers
Smith Park, Dinosaur Hill Park, and the
School House property.
Two parcels near the intersection of
Pleasant Hill Road and Gregory Lane are
proposed to be rezoned from NB to MXHD to comply with the MX-HD General Plan designation. The surrounding parcels
also located within the MX-HD General
Plan designation were previously rezoned
to MX-HD, as they were identified in the
City’s Housing Element.
The existing development on the south
side of Barnett Terrace, currently zoned
MFM will be rezoned to MFL to comply
with the MFLD General Plan designation.
Proposed Rezonings Frequently Asked Questions
As previously mentioned, in response to the public inquiries received regarding the proposed rezoning, Staff created a “Proposed Rezoning Frequently Asked Questions” (FAQs) handout and posed the FAQs to the project’s webpage on the City website. The FAQs address the common concerns brough to Staff’s attention, specifically related to the intent of the rezoning effort, what mixed-use zoning is, and impacts to existing single-family homes, among other topics. A copy of the FAQs is included as Attachment Z.
No-Net Loss Analysis
Item 10.4
City Council Meeting Agenda - Page 700 of 724 - Monday, November 17, 2025 The proposed rezonings listed above will achieve consistency with the General Plan and are consistent with the requirements of Government Code Section 65863 (No Net Loss Law), as the actions do not result in a net loss of residential capacity occurring at the same meeting.
Additionally, the proposed rezonings support the City’s housing goals, specifically Program F of the City’s state-certified Housing Element among others, as noted in the attached Planning Commission Resolution No. 8-25, Attachment B.
ENVIRONMENTAL REVIEW
The proposed Zoning Ordinance Amendment and associated Rezoning do not propose any new development beyond what was disclosed in the certified 2040 General Plan Programmatic Final Environmental Impact Report (EIR) (State Clearinghouse No. 2022070095). Pursuant to the California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15168, no subsequent or supplemental EIR or Negative Declaration is required for a later project that is within the scope of the Programmatic EIR. Therefore, pursuant to CEQA Guidelines Section 15164, the City finds that no substantial changes are proposed in the project and thus no revisions to the certified 2040 General Plan Final EIR are necessary. In addition to, the amendment is exempt per the following CEQA Guidelines Sections:
Section15378(b)(5);
Section 15061(b)(3);
Section 15183(i); and
Government Code Section 21080.085(a).
Please refer to Exhibit C (CEQA Determination) of the proposed ordinance for additional information.
FISCAL IMPACT
None.
PUBLIC CONTACT
Public Contact was made through posting of the City Council agenda on the City’s official notice bulletin board, at the Pleasant Hill Senior Center, and at the Pleasant Hill Police Department. In addition, a notice of this public hearing was published in the Contra Costa Times Newspaper on September 19, 2025 and October 3, 2025, notification was provided on the City’s electronic sign, A-Frames at the Police Station and Pleasant Hill Library, respectively, and notices of the meeting have also been posted on the City main website, the City’s pleasanthill2040.com website, and at Item 10.4
City Council Meeting Agenda - Page 701 of 724 - Monday, November 17, 2025 the Pleasant Hill Senior Center. Additionally, public notices were mailed to affected properties and associated property owners of parcels proposed to be rezoned. Finally, the agenda and staff report are posted on the City’s web page.
RECOMMENDED CITY COUNCIL ACTION
Introduce the ordinance.
ALTERNATIVES TO RECOMMENDED ACTION
1. Continue the item to a later date with direction provided to Staff.
2. Do not introduce the Ordinance.
ATTACHMENT(S)
A Proposed Ordinance
Exhibit A – Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code Exhibit B – City of Pleasant Hill Zoning Map with APNs to be Rezoned Exhibit C – CEQA Determination
B Planning Commission Resolution No. 8-25
C Part 1 - Enactment and Applicability (Redlined Draft) D Part 1 - Enactment and Applicability (Clean Draft)
E Part 2 - Zone District Regulations and Development Standards (Redlined Draft) F Part 2 - Zone District Regulations and Development Standards (Clean Draft) G Part 3 - Regulations Applicable to all Zoning Districts (Redlined Draft) H Part 3 - Regulations Applicable to all Zoning Districts (Clean Draft) I Part 4 - Regulations Applicable to all Zoning Districts (Redlined Draft) J Part 4 - Permit And Entitlement Processing Procedures (Clean Draft) K Part 5 - Zoning Ordinance Administration (Redlined Draft) L Part 5 - Zoning Ordinance Administration (Clean Draft) M Part 6 - Definitions and Land Use Classifications (Redlined Draft) N Part 6 - Definitions and Land Use Classifications (Clean Draft) O Crosswalk - from Existing Zoning Ordinance Title 18pof P City of Pleasant Hill Zoning Map with APNs to be Rezoned Q June 25, 2024 Planning Commission Study Session Staff Report (no attachments) R August 27, 2024 Planning Commission Study Session Staff Report (no attachments) S October 8, 2024 Planning Commission Study Session Staff Report (no attachments) T November 4, 2024 City Council Study Session Staff Report (no attachments) U April 21, 2025 City Council Study Session Staff Report (no attachments) V September 9, 2025 Planning Commission Hearing Staff Report (no attachments) Item 10.4
City Council Meeting Agenda - Page 702 of 724 - Monday, November 17, 2025 W Public Comments received for October 20, 2025 City Council Hearing X Public Comments received for September 9, 2025 PC Hearing Y Public Comments received in association with previous PC/CC Study Sessions Z Proposed Rezonings Frequently Asking Questions (FAQs) AA Public Notice
Prepared by: Haley Croffoot, Senior Planner
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager
Item 10.4
City Council Meeting Agenda - Page 703 of 724 - Monday, November 17, 2025 From: Colleen Marsh
To: Sue Noack; Haley Croffoot; City Council
Cc: [email protected]
Subject: Regarding the Rezoning of Pleasant Hill
Date: Thursday, October 23, 2025 12:28:06 PM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender.
Dear Mayor and City Councilmembers,
I understand the trying to meet state-mandated housing requirements per Sacramento, but removing existing single-family homes and neighborhoods and displacing all these families does not make sense for progress. There are so many alternatives which doesn't involve destroying of single-family homes and increasing the homelessness of families. To name a few: Black Angus (rezone for multi-family housing), Rite Aid Building, Kevin O'Brien Property (near PH Park on Gregory), 170 Cleaveland Road, also please look at from Crumbs on Contra Costa Blvd. down to Woodworth for rezoning since it is mostly vacant buildings and that whole block is deteriorating.
My husband has lived in PH for 76 years and his family since 1950 and I have been here for 54 years, we purchased our home in 1973. Our son grew up here, purchased a home in PH and is married and raising our grandchildren here in PH. We had planned for our home to stay within the family, but this rezoning of our neighborhood is going to destroy that. My husband has survived 4 different battles of Cancer (1 being Stage 4), and I'm so scared we will not be able to win the battle of rezoning.
My neighbors and myself are urging the City Council to please review and change the current zoning map from destroying, displacing and sacrificing families & their homes.
Colleen & Marvin Marsh
1966 Marta Drive
Pleasant Hill
[email protected]
Item 10.4
City Council Meeting Agenda - Page 704 of 724 - Monday, November 17, 2025 From: [email protected]
To: Ethan Bindernagel; Juanita Davalos; Geoff Gillette; Lyone Conner Subject: Online Form Submittal: Email the City Council
Date: Friday, October 24, 2025 12:33:29 PM
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Name:
Street Address:
City*
Phone Number:
Email:*
Subject:*
Question or Comment:
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Name:: Charlotte Greene
Street Address:: 105 Julian Way
City: Pleasant Hill
Phone Number:: 415-816-4577
Email:: [email protected]
Subject:: Rezoning - Julian Woods HOA
Question or Comment:: Dear City Council:
I am a concerned resident of the Julian Woods HOA. I recently learned of the rezoning efforts that include six of our single-family homes located on our private street, Julian Way.
Item 10.4
City Council Meeting Agenda - Page 705 of 724 - Monday, November 17, 2025 I support much needed additional housing, as well as new retail development to serve residents and stimulate Pleasant Hill’s economy. However, while development of vacant or undeveloped lots near single-family housing, and upzoning of existing residential areas can make sense in some cases, the rezoning of internally facing singlefamily homes represents an aggressive new approach that I don’t believe has been vetted appropriately by the consultant or City staff. In addition, I do not believe that this type of rezoning is needed to preserve state funding or housing element certification status.
Please review the attached aerial view of the six homes in our neighborhood slated for rezoning. I understand from discussions with City staff that the development allowed by the new zoning would front onto Gregory Lane. As you can see from the aerial view, the existing homes on Julian Way are internal facing – they face each other. If the frontages of the affected six buildings are reversed, that means that homes currently facing the front yards of the homes across the street would instead be facing the back wall of a commercial building! Can you imagine if the front yard across the street from your house became the back wall of a commercial building? Please take note of the many wonderful neighborhood retail districts around our City – for example, the shopping center where Rooted Coffee is located. The back of that building faces the SIDES of the homes behind it, so that all of those homes behind the shopping center face each other. You do not want to change existing residential neighborhoods so that the fronts of homes start facing the backs of commercial buildings – that would destroy the family-oriented vibe of our wonderful community and City.
I would like to invite staff and the consultant to work with our HOA (and other neighborhoods along Gregory Lane) to find a better rezoning solution that would improve the walkability and overall vibe of Gregory Lane, without ruining the interior of our residential community. We are on the same team and would also like to improve Gregory Lane!
Concerns about State Funding and Housing Element Certification Our neighborhood has heard from councilmembers that while you may not like aspects of the rezoning, you feel backed into a corner by the state, and must approve the Rezoning Map on Monday AS-IS. Our neighborhood understands that the state requires the zoning ordinance be in compliance with the General Plan. However – the City has the authority to amend the General Plan. The state will not freeze any funding or decertify the City as long as no Opportunity Sites are removed from the Housing Element, the City is still meeting its RHNA number, and the changes are reasonable responses to community feedback. The six homes on Julian Way (and all of the other internal-facing single-family homes in the rezoning) are not on the Housing Element Opportunity Site list, and are not included in the RHNA numbers.
Alternative Options
I respectfully request that you please consider asking staff and the consultant to take a closer look at Gregory Lane and other corridors in the city. There are indeed some opportunities to rezone for mixed-use, walkable, bikeable development. But please do not include the internal facing single-family homes. For example, look at 401 Gregory Lane – it has a big surface parking lot and is right at the intersection of Gregory Lane and Kahrs. It is zoned for Professional Office. Why can’t this be rezoned for Neighborhood Business Mixed Use? I also urge you to take a look at the Black Angus Steakhouse site. The hotel project is no longer viable because the property owner has put a big “For Sale” sign on the property. This is an excellent opportunity for housing/mixed-use.
Public Noticing Concerns
Item 10.4
City Council Meeting Agenda - Page 706 of 724 - Monday, November 17, 2025 First, I want to acknowledge that while we may have some disagreements about aspects of the rezoning plan, City staff (namely Haley Croffoot) and the councilmembers have been incredibly professional, responsive, and helpful.
HOWEVER, I believe that the City made a huge mistake by not noticing affected and nearby property owners by mail during the General Plan Update process. While the law may not REQUIRE affected homeowners and nearby homeowners to be mailed General Plan Update notices, the City certainly could have and should have done so.
Other cities near Pleasant Hill chose to notice homeowners by mail about their General Plan Update.
Although the City’s use of emails, newsletters, social media, and the library sign for the General Plan Update hearings was extensive, these channels fall short without being coupled with noticing by mail to the affected properties stating that “your property is affected.” If residents are unaware that their property or nearby property are affected, they may not even know what the general social media announcements and messages on signs mean, or how to sort through documents with hundreds of pages. None of our 44 HOA homeowners became aware that our properties were affected until we received a flyer in our mailboxes from a third-party rather than directly from the City!
I urge you to take this into consideration – many residents across the City are only now becoming aware of the changes because the City did not mail notices during the General Plan Update process.
With regards to the Rezoning Ordinance, at least three of our six affected homes did not receive a notice. We have not made contact with the other three affected homes, so it’s possible that all six homes did not receive notices. We believe this is in violation of the law.
Long-Term Impacts
I have heard that we should not be concerned about the rezoning because, for various reasons, developers will not build a commercial/multi-family project in our neighborhood any time soon. We cannot know that for certain. Our neighborhood is very desirable and a developer may be able to buy 2 or 3 of the parcels and build on them in the near term. Also, many of us plan to live here for a long time, and we would not want the character of our neighborhood to be significantly diminished when we are older, or when our children grow up.
Thank you, City Councilmembers for your time, effort, and consideration. I look forward to continuing the conversation on October 20, and I encourage you to please keep an open mind regarding changes and revisions to the Rezoning Map and General Plan, while still maintaining and preserving the overall goals of planning for more housing and mixed-use in the coming years.
I am proud to live in the City of Pleasant Hill. Please help us protect the interior of the single-family community I love and invested in, and protect the well-established character of my residential neighborhood. I deeply value the livability, walkability, and quality of life of our neighborhood for ourselves, our children and our grandkids.
Sincerely,
Charlotte and Pete Greene
Attachment: Please see attached Map of Affected Parcels Upload File Attachment here: Affected Parcels.pdf
Item 10.4
City Council Meeting Agenda - Page 707 of 724 - Monday, November 17, 2025 Additional Information:
Form submitted on: 10/24/2025 12:33:24 PM
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Form Address: http://www.phillca.gov/Forms.aspx?FID=137 Item 10.4
City Council Meeting Agenda - Page 708 of 724 - Monday, November 17, 2025 From: [email protected]
To: Ethan Bindernagel; Juanita Davalos; Geoff Gillette; Lyone Conner Subject: Online Form Submittal: Email the City Council
Date: Friday, October 24, 2025 1:05:27 PM
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Name:: Michelle Abernethy
Street Address::
City: Pleasant Hill
Phone Number::
Email:: [email protected]
Subject:: Why did Obolenskiy Abstain from Zoning Vote?
Question or Comment:: Hello,
I was present at the Monday night meeting and watched the council vote on item 10.3 and was wondering why Obolenskiy abstained from voting as he did not give a reason.
Item 10.4
City Council Meeting Agenda - Page 709 of 724 - Monday, November 17, 2025 Given the importance of this item and the huge community response to the outcome of the vote, we all have a right to know his reasoning for this decision and would greatly appreciate a response to this message.
Thank you,
Michelle
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Form Address: http://www.phillca.gov/Forms.aspx?FID=137 Item 10.4
City Council Meeting Agenda - Page 710 of 724 - Monday, November 17, 2025 From: [email protected]
To: Ethan Bindernagel; Juanita Davalos; Geoff Gillette; Lyone Conner Subject: Online Form Submittal: Email the City Council
Date: Tuesday, October 21, 2025 9:01:19 AM
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Name:: Tom Vitale
Street Address:: 126 Julian Way
City: Pleasant Hill
Phone Number:: 9259988672
Email:: [email protected]
Subject:: Clarification on Inward Facing Homes GP Language Last Night Question or Comment:: Hi Amanda,
Would it be possible to get specifics on the General Plan additional language you requested last night for Inward Facing Homes?
After speaking with you post-meeting this was my take-away:
Item 10.4
City Council Meeting Agenda - Page 711 of 724 - Monday, November 17, 2025 Adding language protecting inward facing houses like Julian Way from Developers using this private street for deliveries or any related commercial purposes.....
Can you provide, in an email the language being submitted with the general plan.
Based on our quick conversation after the meeting, this was my take-away.
I see this as a possible deterrent to a developer, so that's a success, and how would this be enforced? Thanks for your time,
Tom
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City Council Meeting Agenda - Page 712 of 724 - Monday, November 17, 2025 From: [email protected]
To: Ethan Bindernagel; Juanita Davalos; Geoff Gillette; Lyone Conner Subject: Online Form Submittal: Email the City Council
Date: Tuesday, October 21, 2025 5:27:08 PM
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Name:: Mary Cole
Street Address:: 10 Lindsey Ct
City: Pleasant Hill
Phone Number::
Email:: [email protected]
Subject:: October 20th rezoning meeting and decision
Question or Comment:: Hello Belle, I am pleased you asked many questions about the rezoning and voted against this last night. Please see the link below of a bill passed and signed by Gov Newsom that clearly states "Existing law, if the proposed ordinance or amendment to a zoning ordinance affects the permitted uses of real property, requires notice of the hearing to be, among other things, mailed or delivered at least 10 days prior to the hearing to Item 10.4
City Council Meeting Agenda - Page 713 of 724 - Monday, November 17, 2025 the owner of the subject real property." Concerns were raised by Mayor Noack and others about being noncompliant with the state, which could lead to a possible lawsuit, but it appears the inadequate written notice to the impacted homeowners puts the city at risk of legal action from its own residents. Please review bill AB 2904. I hope this can be researched further and addressed with fellow council members.
Thank you!
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Form Address: http://www.phillca.gov/Forms.aspx?FID=137 Item 10.4
City Council Meeting Agenda - Page 714 of 724 - Monday, November 17, 2025 Item 10.4
City Council Meeting Agenda - Page 715 of 724 - Monday, November 17, 2025 Item 10.4
City Council Meeting Agenda - Page 716 of 724 - Monday, November 17, 2025 From: Lyone Conner
To: Jeremy Poggio
Subject: FW: Proposed 500 apartments in Ellinwood area
Date: Monday, November 3, 2025 8:55:09 AM
From: [email protected] <[email protected]>
Sent: Monday, November 3, 2025 7:38 AM
To: Ethan Bindernagel <[email protected]>; Juanita Davalos <[email protected]>; Geoff Gillette <[email protected]>; Lyone Conner <[email protected]> Subject: Online Form Submittal: Email the City Council
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Name: Donna Taylor
Street
Address:
229 Sunspring
City* Pleasant Hill
Phone
Number:
Email:* [email protected]
Subject:* Proposed 500 apartments in Ellinwood area
Question
or
Comment:
Hello City Council - Thank you for your hard work representing the people and interests of Pleasant Hill. As the president of the Ellinwood HOA Board, I know that it’s a thankless job to represent diverse voices and opinions. I read about the 500 apartments proposed for JFK site and I do hope the city council is really scrutinizing this proposal. That would be at least 1,000-1,500 adults and children added to an area with very limited infrastructure - only narrow 2 lane roads along Ellinwood Drive and Longbrook. How will the city improve this to ensure traffic flow? Where will they park? What about emergencies such as earthquakes or fire where people must evacuate? This is an Oakland Hills disaster repeat waiting to happen. Yes the Bay Area needs housing, so I’m not a NIMBY. But how about a more reasonable scale like 200 apartments? I also am concerned this could become another Woodcreek Apartments -subsidized housing now owned by Greystar that has seen huge problems, unsightly property, and crime (remember the shooting there that killed 2 people last year)? Plus despite their best efforts, the city maintenance can’t even keep up with replacing broken lights and lightpoles in the area. Please consider all the residents and homeowners in the Ellinwood area before allowing 500 apartments to be built here. Please demand they reduce the size. Thank you for your consideration, Donna Taylor
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Name:: Donna Taylor
Street Address:: 229 Sunspring
City: Pleasant Hill
Phone Number::
Email:: [email protected]
Subject:: Proposed 500 apartments in Ellinwood area
Question or Comment:: Hello City Council - Thank you for your hard work representing the people and interests of Pleasant Hill. As the president of the Ellinwood HOA Board, I know that it’s a thankless job to represent diverse voices and opinions.
I read about the 500 apartments proposed for JFK site and I do hope the city council is really scrutinizing this proposal. That would be at least 1,000-1,500 adults and children added to an area with very limited infrastructure - only narrow 2 lane roads along Ellinwood Drive and Longbrook. How will the city improve this to ensure traffic flow? Where will they park? What about emergencies such as earthquakes or fire where people must evacuate? This is an Oakland Hills disaster repeat waiting to happen.
Yes the Bay Area needs housing, so I’m not a NIMBY. But how about a more reasonable Item 10.4
City Council Meeting Agenda - Page 718 of 724 - Monday, November 17, 2025 scale like 200 apartments? I also am concerned this could become another Woodcreek Apartments -subsidized housing now owned by Greystar that has seen huge problems, unsightly property, and crime (remember the shooting there that killed 2 people last year)? Plus despite their best efforts, the city maintenance can’t even keep up with replacing broken lights and lightpoles in the area.
Please consider all the residents and homeowners in the Ellinwood area before allowing 500 apartments to be built here. Please demand they reduce the size.
Thank you for your consideration,
Donna Taylor
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Form submitted on: 11/3/2025 7:38:14 AM
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City Council Meeting Agenda - Page 719 of 724 - Monday, November 17, 2025 From: [email protected]
To: Ethan Bindernagel; Juanita Davalos; Geoff Gillette; Lyone Conner Subject: Online Form Submittal: Email the City Council
Date: Wednesday, November 12, 2025 6:06:42 AM
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Name:: LAURAL AYALA
Street Address:: 1606 WENDY DR
City: PLEASANT HILL
Phone Number::
Email:: [email protected]
Subject:: NO REZONING IN EAST VIVIAN
Question or Comment:: Laural Ayala
1606 Wendy Dr
Pleasant Hill, CA 94523
[email protected]
Item 10.4
City Council Meeting Agenda - Page 720 of 724 - Monday, November 17, 2025 November 12, 2025
Pleasant Hill City Council
100 Gregory Lane
Pleasant Hill, CA 94523
Subject: Opposition to the Comprehensive Zoning Ordinance and Associated General Plan Rezoning Dear Mayor and Members of the Pleasant Hill City Council, I am writing to respectfully urge you to vote “No” on the proposed Comprehensive Zoning Ordinance and the related General Plan rezoning actions. While I recognize the importance of meeting state housing requirements and creating diverse housing opportunities, this plan—developed primarily by Sacramento-based consultants with limited public input—raises significant concerns for several Pleasant Hill neighborhoods.
Gregory Gardens
Many internal-facing homes in Gregory Gardens have been rezoned to Neighborhood Business, a designation that does not require any housing to be built. This means the City is not truly addressing its housing needs and may, in fact, reduce the amount of existing housing. Additionally, the internal lots along Shirley Drive are generally only 100 feet wide, making mixed-use development impractical from a design and feasibility standpoint.
Poets Corner
Under the current proposal, quiet single-family homes in one section of Poets Corner would be rezoned to Medium-Density Multi-Family Residential, with a new connection to Cleveland Road. This would effectively transform the area into a through-street, significantly altering the neighborhood’s character and introducing heavy traffic into what is now a safe, low-traffic residential area. Families have chosen this neighborhood precisely for its safety, community cohesion, and child-friendly environment. Moreover, many parcels in this area lie within a flood zone, making them unsuitable for additional housing density.
East Vivian / West Sherman Acres
The General Plan proposes to rezone nearly the entire East Vivian and West Sherman Acres neighborhood—one of Pleasant Hill’s most affordable single-family home areas. District 2 faces the largest zoning impact in the City, with nearly 50 acres of single-family neighborhoods being rezoned. This raises the question: Why are the housing impacts not more evenly distributed citywide?
Vacant or underutilized parcels—such as the Mangini Delu site or the former Black Angus property—offer far better opportunities for housing growth. The Black Angus site, in particular, has sought residential rezoning for over five years. It is unclear why these properties are not being prioritized over established neighborhoods where residents have long invested in their homes and communities.
Process, Transparency, and Fiscal Responsibility
Pleasant Hill residents are not opposed to addressing housing needs. We understand the importance of building for the future and providing diverse housing options. However, the process must respect the character of existing neighborhoods and include genuine community participation in determining the best solutions.
This is also a critical time for open and honest discussion about Pleasant Hill’s fiscal challenges. The public deserves transparency and the opportunity to provide input on how we can ensure the City’s long-term financial stability.
For these reasons, I respectfully ask that you vote against adopting the Comprehensive Zoning Ordinance in its current form. We recognize the potential implications with the California Department of Housing and Community Development (HCD), but we are not requesting changes to any of the listed RHNA sites.
If the Council nonetheless feels compelled to approve this ordinance, I urge you to immediately reopen the General Plan to correct the serious errors it contains. Do not delay this process. Please listen to the community and take this opportunity to rebuild public trust in City leadership.
Thank you for your time, consideration, and service to our community.
Sincerely,
Laural Ayala
Resident, Pleasant Hill
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Item 10.4
City Council Meeting Agenda - Page 721 of 724 - Monday, November 17, 2025 Submitted from IP Address: 73.202.159.86
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City Council Meeting Agenda - Page 722 of 724 - Monday, November 17, 2025 From: [email protected]
To: Ethan Bindernagel; Juanita Davalos; Geoff Gillette; Lyone Conner Subject: Online Form Submittal: Email the City Council
Date: Wednesday, November 12, 2025 9:45:17 AM
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Name:: Georgia Stathis
Street Address:: 630 Maureen Lane
City: Pleasant Hill
Phone Number:: 9255863303
Email:: [email protected]
Subject:: Rezoning in already set neighborhoods
Question or Comment:: For 41 years I've lived at the end of Maureen Lane, which backs up to Gregory Lane - when I moved here there were empty lots and mud and weeds - over time - these lots were built and long time families have lived here with the hopes building for their family's future. Now you have a plan in place compromising all the work put into these inward facing houses - away from Gregoy - to rezone us - when all our Item 10.4
City Council Meeting Agenda - Page 723 of 724 - Monday, November 17, 2025 dollars, our future estate planning, which includes large legal fees, to compromise us. PLEASE there are other places in Pleasant Hill where you can build - Gregory Lane is not walkable unless you are a Marathon runner - two miles - I've walked it -- NO ONE is going to walk all the way from downtown up Gregory. The neighborhoods that face in SHOULD NOT BE COMPROMISED. Thank you. Georgia Stathis Upload File Attachment here: No file was uploaded
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City Council Meeting Agenda - Page 724 of 724 - Monday, November 17, 2025