Pleasant Hill City Council
November 17, 2025

City of Pleasant Hill

CITY COUNCIL MEETING AGENDA
Monday, November 17, 2025
REGULAR MEETING - 07:00 PM
Watch on YouTube at www.phillca.gov/councilmeeting
The public meeting of the City Council will be held in person at City Hall 100 Gregory Lane, Pleasant Hill, CA 94523. Telephone (925) 671-5267 A Zoom link is provided herewith as a courtesy, but members of the public are advised that they will only have the option to participate via teleconference using the Zoom platform in the event that a member of the legislative body is approved to attend remotely pursuant to the provisions of Assembly Bill 2449. Meeting link: www.zoom.us; Meeting ID: 813 7596 8544 Passcode: 361370 MAYOR SUE NOACK DIST. 1 COUNCILMEMBER BELLE LA
VICE MAYOR ZAC SHESS DIST. 2 COUNCILMEMBER ANDREI OBOLENSKIY DIST. 5 COUNCILMEMBER AMANDA SZAKATS
Options for observing the meeting and participating in public comments are provided below.

Public Communication. The public is welcome to address the City Council on items on the Consent Calendar or other items not listed on the agenda but within the Council’s jurisdiction during the general Public Comment period.

There is an opportunity for the public to comment on other agenda items at the time they are discussed. Comments are generally limited to two minutes.

Public Participation Options
1) Watch the Meeting via Youtube Livestream at www.phillca.gov/councilmeeting. 2) Submit Written Comments by 4 pm the Day of the Meeting to [email protected] (comments received by the deadline will be provided to the City Council before the meeting). Please specify that the correspondence is for public comment at the Council meeting.
3) Make Public Comment During the Meeting
When the Mayor invites public comment (or public comments on specific agenda items), members of the public may attend the meeting in person and may speak on any matter within the City Council's jurisdiction. Please fill out a speaker's card, available at the entry to the Council Chambers, and turn it in to the City Clerk.

If, due to a disability, a reasonable accommodation is needed to participate in this meeting, please refer to the City Council Meeting Agenda - Page 1 of 724 - Monday, November 17, 2025 Providing Accessible Communication to the Public Under the Americans with Disabilities Act and AB 2449 document online at www.phillca.gov/accessiblecommunications and contact the ADA Coordinator 48 hours in advance of the meeting at (925) 671-5267 or via California Relay at 711.

Materials related to an item on this agenda submitted to the Council after distribution of the agenda packet are available to the public in the City’s Public Records Portal at https://cityarchive.phillca.gov/WebLink/ (click on City Council Agenda Packets) or by contacting the City Clerk at [email protected] or 925-671-5267.

City Council Meeting Recordings and Broadcasts
Recorded City Council meetings are broadcast on Comcast Channel 28, Wave Channel 1029, and AT&T U-Verse Channel 99 on the Wednesday following the meeting. Video recordings are generally available within 48 hours of the meeting, and may be viewed on the City’s website at www.phillca.gov/MeetingVideos and selecting “City Council” from the meeting groups.

Agendas are Available for Review on the City Hall official noticing bulletin board (100 Gregory Lane), at the Pleasant Hill Police Department (330 Civic Drive), the Pleasant Hill Senior Center (233 Gregory Lane), and on the City’s website at www.phillca.gov/agendas. Agenda packets will be available to the public on the City’s website at the same time as they are made available to the City Council.

CALL TO ORDER

PLEDGE OF ALLEGIANCE

ROLL CALL

CLOSED SESSION REPORT

PRESENTATIONS
Presentation from National University School of Psychology & Social Services and School of Law

CITY MANAGERS COMMENTS
(Brief updates on pending City business without discussion by the City Council.)

COUNCIL ANNOUNCEMENTS AND REPORTS
Reports from Councilmembers on Meetings or Conferences Attended at City Expense
Announcements from Councilmembers

1. 2.

3. 4.

5. 5.1

6. 7.

7.1 7.2
City Council Meeting Agenda - Page 2 of 724 - Monday, November 17, 2025

PUBLIC COMMENT
The public is welcome at this time to address the City Council on items on the Consent Calendar or other items not listed on the agenda but within the Council’s jurisdiction. There is an opportunity for the public to comment on other agenda items at the time they are discussed. Comments are limited to two minutes per speaker. To provide public comments, please see the Public Participation Options above.

CONSENT CALENDAR
All matters listed under “Consent Calendar” are considered by the Council to be routine and will be enacted by one motion. There will be no separate Council discussion of these items unless requested by a Councilmember prior to the time Council votes on the motion to adopt.

Approve Minutes for the Regular City Council Meeting of November 3, 2025 Page 5 Approve Checks Dated: October 30, 2025; October 31, 2025; November 07, 2025

Adopt Ordinance No. to Repeal in its Entirety Chapter 14.60 (Voluntary Residential Weatherization Disclosure), Sections 14.60.010 Through 14.60.070

Adopt Resolution No. __-25 Authorizing the City Manager to Enter into Subordination Agreements with Bridge Housing and Two Senior Lenders for the Grayson Creek Apartments at 100 Chilpancingo Parkway

Adopt Resolution No. __-25 Authorizing the City Manager to Execute a Professional Services Agreement with Curtis Blue Line for the Purchase of Night Vision Goggles for the Police Department

ACTION CALENDAR
Adopt Ordinance No. Amending Section 14.05.080 of Title 14 of the Pleasant Hill Municipal Code and Adopting the 2025 California Fire Code with Amendments

Introduce Ordinance No. Adding Section 14.05.090 to Title 14 of the Pleasant Hill Municipal Code and Adopting the 2025 California Wildland-Urban Interface Code with Amendments

Adopt Ordinance No. Amending in its Entirety Chapter 14.05 (California Building Code), Sections 14.05.010 Through 14.05.040 of the Pleasant Hill Municipal Code

Adopt 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

8. 9.

9.1 9.2

9.3 9.4

9.5 10.

10.1 10.2

10.3 10.4
City Council Meeting Agenda - Page 3 of 724 - Monday, November 17, 2025 rezoning of 1,072 parcels throughout the City for consistency with the 2040 General Plan and 2023-2031 Housing Element

ADJOURNMENT
Next City Council Meeting: December 1, 2025

11. City Council Meeting Agenda - Page 4 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 3, 2025
100 Gregory Lane, Pleasant Hill, CA 94523-3323 – (925) 671-5270 www.pleasanthillca.org
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: Approve Minutes for the Regular City Council Meeting of November 3, 2025 RECOMMENDED CITY COUNCIL ACTION: Approve the Minutes
ATTACHMENT(S): November 3, 2025 – Tentative Minutes
Prepared by: Lyone Conner, City Clerk
Item 9.1
City Council Meeting Agenda - Page 5 of 724 - Monday, November 17, 2025

MINUTES OF THE
REGULAR MEETING – CITY COUNCIL
November 3, 2025
City Council Meeting Minutes Page 1 November 3, 2025

1. CALL TO ORDER
Vice Mayor Shess called a Regular Meeting of the City Council to order at 7:00 PM, in the Council Chambers, 100 Gregory Lane, Pleasant Hill, CA, complete proceedings of which were electronically recorded. The meeting agenda was posted on the City Hall outdoor bulletin board at 100 Gregory Lane, Pleasant Hill, CA on October 30, 2025, by City Clerk Lyone Conner.

Vice Mayor Shess invited Mayor for a Day Aubree Iribarne to assist in conducting the meeting.

Vice Mayor Shess announced that item 10.1, Ordinance Amendment, is continued to the November 17, 2025 meeting, and public comment would not be taken at the current meeting.

2. PLEDGE OF ALLEGIANCE
Mayor for a Day Iribarne invited the Council and Public to join her in reciting the Pledge of Allegiance.

3. ROLL CALL
Attendee Name Title Status
Sue Noack Mayor Present
Zac Shess Vice Mayor Present
Belle La District 1 Councilmember Present
Andrei Obolenskiy District 2 Councilmember Present
Amanda Szakats District 5 Councilmember Absent
Aubree Iribarne Mayor for a Day Present
Vice Mayor Shess invited Mayor Noack to explain her remote participation.

Mayor Noack requested to participate in the meeting remotely, under the provision of AB 2449 related to the care of a relative. She confirmed that no one else was in the room with her.

Motion (Obolenskiy/La) to Approve Mayor Noack to participate remotely, carried as follows:

AYES: La, Obolenskiy, Shess
ABSENT: Szakats

4. CLOSED SESSION REPORT
No report was provided.

5. PRESENTATIONS

5.1 Acknowledgement of Aubree Iribarne as Honorary Mayor for a Day Item 9.1
City Council Meeting Agenda - Page 6 of 724 - Monday, November 17, 2025 City Council Meeting Minutes Page 2 November 3, 2025
Vice Mayor Shess introduced Aubree Iribarne as Mayor for a Day and invited her to remain at the dais to further conduct the meeting.

5.2 Proclamation Designating November 2025 as Homelessness Awareness Month Vice Mayor Shess invited Diversity Commission Liaison, Alex Khalfin, to receive the proclamation.

Mayor for a Day Iribarne read the proclamation.

Commissioner Khalfin shared data to highlight the impact of homelessness in Contra Costa County.

5.3 Traffic Safety Commission Annual Report
Vice Mayor Shess invited Rich Davies, Chair of the Traffic Safety Commission, to provide the annual report.

Chair Davies responded to questions from Council.

6. CITY MANAGER COMMENTS
Ethan Bindernagel, City Manager, reported that:
• The Police Department will have an increased number of officers patrolling during the holidays, to keep the streets safe from impaired drivers. The patrol expansion was made possible by a state grant the City Council endorsed earlier in the year. • The annual Light up the Night event is on November 22, 2025. • The City is partnering with the Contra Costa Foodbank and Solano County to host an online Food Drive through the month of November.
• The City provides information about updates, projects, and events on social media, the City’s website, the Bi-weekly emails, and via the Bi-monthly Outlook newsletter.

7. COUNCIL ANNOUNCEMENTS AND REPORTS

7.1 Reports from Councilmembers on Meetings or Conferences Attended at City Expense
There were no reports provided.

7.2 Announcements from Councilmembers
Councilmember La reported her attendance at the Recreation and Park District Haunted Trail, the Solano Food Bank Fall Harvest, the Roger’s Ranch Fall Harvest, and the Asian Pacific American Public Affairs (APAPA) Gala.

Item 9.1
City Council Meeting Agenda - Page 7 of 724 - Monday, November 17, 2025 City Council Meeting Minutes Page 3 November 3, 2025
Councilmember La also announced that the final 2025 Night Market is on Friday, November 7, 2025.

Councilmember Obolenskiy reported his attendance at the JFK University Community Meeting, the National University Counseling Community Grand Opening, the Pleasant Hill Trick-or-Treat Walk, where he sponsored a spooky Tesla, the Hope Solutions Stakeholder meeting, the Aquarius Midwifery Ribbon Cutting with the Chamber of Commerce, and at the City Hall Halloween Staff Luncheon.

Councilmember Obolenskiy invited the public to donate candy and toys for next year’s Halloween event. He also announced a “Drinks with Andrei” open forum at Magoo’s on November 11, 2025 Vice Mayor Shess reported his attendance at the Contra Costa Association of Realtors Elected Official’s Reception, the National University Grand Opening for the Community Counseling, which honored Dr. Michael Harris, the Eagle Scout Court of Honor at St. Mark’s Lutheran, and at the City Hall Employee Halloween Extravaganza.

Mayor Noack expressed her sentiments to the Mayor for a Day, for not seeing her in-person. She also acknowledged the Eagle Scout Court of Honor recipients.

Mayor Noack reported her attendance at the Contra Costa Association of Realtors Reception, the City Hall Employee Recognition Luncheon, a workshop on Transportation and Housing in the Bay Area, and a workshop in Long Beach on Housing Finance.

Mayor for a Day Iribarne reported that she trick-or-treated in Pleasant Hill with her friends.

Vice Mayor Shess shared final remarks of thanks and acknowledgement to Mayor for a Day Aubree Iribarne and presented her with a bag of gifts and a certificate.

8. PUBLIC COMMENT
The following members of the public provided a comment:
• Ryan Guest
• Robert Arias
• Andrew Tomerson
• George Josephsen
• Madhu Amesur
• Christine Will
• Gordon Swidler
• Michelle Abernethy
• Sharen Fretwell
• Steve Weiss
• Albert Franco
Item 9.1
City Council Meeting Agenda - Page 8 of 724 - Monday, November 17, 2025 City Council Meeting Minutes Page 4 November 3, 2025

9. CONSENT CALENDAR
Motion (La/ Shess) to Approve consent items 9.1 – 9.3, carried as follows:

AYES: La, Obolenskiy, Shess, Noack
ABSENT: Szakats

9.1 Approve Minutes for the Regular City Council Meeting of October 20, 2025

9.2 Approve Checks Dated October 17, 2025; October 24, 2025

9.3 Approve Appointment Recommendations for the County Connection Advisory Committee, Diablo Vista Water System Advisory Board, Diversity Commission, and the Traffic Safety Commission

10. ACTION CALENDAR

10.1 Adopt Ordinance No. amending the Pleasant Hill Municipal Code Title 18, Planning and Land Use, in its entirety, and amending 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
This item was continued to the November 17, 2025 meeting date; No action or public comment was taken on this item.

10.2 Adopt Resolution No -25 Delegating Authority to the Chief Human Resources Officer to Make Determinations Regarding Industrial Disability Ericka Mitchell, Chief Human Resources Officer, shared information regarding the need for the delegation in order to support industrial disability.

No members of the public provided comments.

Motion (Noack/Obolenskiy) to Approve item 10.2, carried as follows:

AYES: La, Obolenskiy, Shess, Noack
ABSENT: Szakats

10.3 Adopt Resolution No. -25 Authorizing the City Manager to Execute an Agreement with the Contra Costa Certified Farmers' Markets (CCCFM) to Manage and Operate the Pleasant Hill Farmers' Market From May 2, 2026 Until April 28, 2029 Troy Fujimoto, City Planner, shared the history of the Farmers’ Market in Pleasant Hill and presented the plans for the 2026 proposed schedule.

Staci DeShasier, Executive Director of the Contra Costa Certified Farmer’s Market, was available to respond to questions from Council.

Item 9.1
City Council Meeting Agenda - Page 9 of 724 - Monday, November 17, 2025 City Council Meeting Minutes Page 5 November 3, 2025
No members of the public provided comments.

Motion (Noack/La) to Approve item 10.3, carried as follows:

AYES: La, Obolenskiy, Shess, Noack
ABSENT: Szakats
Before moving to the next item, Vice Mayor Shess took a moment to recognize Rich Davies who was reappointed to the Traffic Safety Commission.

10.4 American Rescue Plan Act (ARPA) Funds Update (Information Only) Erick Cheung, Chief Financial Officer, presented the current status and balance of the ARPA funds.

No members of the public provided comments.

This item was for information only, and no vote was required.

10.5 Approve Resolution No. 25 to Authorize the Re-allocation of American Rescue City Council Meeting Agenda - Page 4 of 4 - Monday, November 03, 2025 Plan Act (ARPA) Funds from the City Hall Pond and Fountain Rehabilitation Project No. 01-24 to the Government Services Program Category and Transfer an Equivalent Amount of General Fund Monies to the City Hall Pond and Fountain Rehabilitation Project No. 01-24
Ann James, Public Works Director, provided a presentation on the condition of the City Hall pond. She also shared a timeline for the pond work and clarified how the construction schedule impacts the funds available.

Ann James also responded to questions from Council.

No members of the public provided comments.

Motion (Noack/Obolenskiy) to Approve item 10.5, carried as follows:

AYES: La, Obolenskiy, Shess, Noack
ABSENT: Szakats
Item 9.1
City Council Meeting Agenda - Page 10 of 724 - Monday, November 17, 2025 City Council Meeting Minutes Page 6 November 3, 2025

10.6 Adopt Resolution No. -25 Authorizing Appropriation of American Rescue Plan Act Funds to Fund Additional Digitization Services and Indexing of City Archives and Authorizing the City Manager to Execute the First Contract Amendment to the Professional Services Agreement with BMI Imaging Systems, INC.

Ling King, Chief Technology Officer, provided a report on the progress of the digitization project in City Hall and clarified the additional scope of work required.

No members of the public provided comments.

Motion (La/Obolenskiy) to Approve item 10.6, carried as follows:

AYES: La, Obolenskiy, Shess, Noack
ABSENT: Szakats

ADJOURNMENT
Vice Mayor Shess adjourned the meeting at 9:25 p.m. The next Regular City Council meeting will be held on Monday, November 17, 2025, beginning at 7:00 p.m. ______________________________
LYONE P. CONNER, CITY CLERK
Item 9.1
City Council Meeting Agenda - Page 11 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: Approve Checks Dated: October 30, 2025; October 31, 2025; November 07, 2025

RECOMMENDED CITY COUNCIL ACTION
Approve the check register.

ATTACHMENT(S):

Check Register
Prepared by: Maria Alfredo, Accounting Technician I
Approved by: Erick Cheung, Chief Financial Officer
Item 9.2
City Council Meeting Agenda - Page 12 of 724 - Monday, November 17, 2025 10/30/2025 3:54:11 PM Page 1 of 2
Expense Approval Report
Pleasant Hill, CA By Vendor Name
Payment Dates 10/30/2025 - 10/30/2025
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: OUT25 - OUTBACK MEDIA SIGNS
OUTBACK MEDIA SIGNS 102025 PHB 10/31/2025 FABRICATION OF BANNERS … 101-4002-0000-700015 348346 10/30/2025 2,578.00 Vendor OUT25 - OUTBACK MEDIA SIGNS Total: 2,578.00
Grand Total: 2,578.00
2025-10-30
Item 9.2
City Council Meeting Agenda - Page 13 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/30/2025 - 10/30/2025 10/30/2025 3:54:11 PM Page 2 of 2
Report Summary
Fund Summary
Fund Payment Amount
101 - GENERAL FUND 2,578.00
Grand Total: 2,578.00
Account Summary
Account Number Account Name Payment Amount
101-4002-0000-700015 PROMOS/CONTRIBUTIO… 2,578.00
Grand Total: 2,578.00
Project Account Summary
Project Account Key Payment Amount
**None** 2,578.00
Grand Total: 2,578.00
Item 9.2
City Council Meeting Agenda - Page 14 of 724 - Monday, November 17, 2025 10/31/2025 9:38:01 AM Page 1 of 10
Expense Approval Report
Pleasant Hill, CA By Vendor Name
Payment Dates 10/31/2025 - 10/31/2025
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: AER00 - AERC RECYCLING SOLUTIONS
AERC RECYCLING SOLUTIONS I2506693 10/31/2025 RE 101-5097-0000-650047 348348 10/31/2025 1,317.85 Vendor AER00 - AERC RECYCLING SOLUTIONS Total: 1,317.85 Vendor: 10024 - ALLAN ROAN
ALLAN ROAN 251031 10/31/2025 PER-DIEM AT SWAT TRAININ… 101-2001-0000-640011 348349 10/31/2025 344.00 Vendor 10024 - ALLAN ROAN Total: 344.00
Vendor: AMA05 - AMAZON CAPITAL SERVICES, INC.

AMAZON CAPITAL SERVICES, …131L-MRGD-J9M4 10/31/2025 PHPD-2 PCK RJ11 TO RJ45 A… 402-2001-0000-660024 348354 10/31/2025 8.72 AMAZON CAPITAL SERVICES, …1DKC-L4J4-GKG9 10/31/2025 LNG USB TO USB-CALBLE FOR…401-1012-0000-660024 348352 10/31/2025 9.28 AMAZON CAPITAL SERVICES, …1J3D-XVY1-3DK4 10/31/2025 INK CARTRIDGES FOR POSTA… 101-1016-0000-660016 348353 10/31/2025 81.88 AMAZON CAPITAL SERVICES, …1LHV-HWFN-NVR6 10/31/2025 CAT6 ETHERNET CABLE 10 P… 402-2001-0000-660024 348350 10/31/2025 24.90 AMAZON CAPITAL SERVICES, …1NGT-DKGT-PD3R 10/31/2025 ENCOREPRO NOISE CANCELL… 402-2001-0000-660024 348351 10/31/2025 644.50 AMAZON CAPITAL SERVICES, …1TL7-9KMK-X3N4 10/31/2025 PLT G2 PENS & 3 USB-C CHRG…401-1012-0000-660024 348355 10/31/2025 94.99 Vendor AMA05 - AMAZON CAPITAL SERVICES, INC. Total: 864.27 Vendor: AMU24 - AMUNDSON, TOM
AMUNDSON, TOM 251031 10/31/2025 DVWS-STAFF ENGR FOR OCT'…501-7010-0000-611040 348356 10/31/2025 409.69 Vendor AMU24 - AMUNDSON, TOM Total: 409.69
Vendor: SKA01 - ANTHONY SKAGGS
ANTHONY SKAGGS RECEIPT 251031 10/31/2025 REIMBURSEMENT - SAFETY A…101-5097-0000-660038 348357 10/31/2025 260.88 Vendor SKA01 - ANTHONY SKAGGS Total: 260.88
Vendor: ARM03 - ARMOUR PETROLEUM SVC & EQUIPMENT CORP.

ARMOUR PETROLEUM SVC &…WO-29213 10/31/2025 PSC: TRIENNIAL SB989 SECO… 101-5097-0000-630040 348358 10/31/2025 3,200.00 ARMOUR PETROLEUM SVC &…WO-29214 10/31/2025 PD:ANNUAL MONIT SYS CERT…101-5097-0000-630040 348358 10/31/2025 2,144.00 ARMOUR PETROLEUM SVC &…WO-29215 10/31/2025 PSC:ANNUAL MONIT SYS CER…101-5097-0000-630040 348358 10/31/2025 1,495.00 ARMOUR PETROLEUM SVC &…WO-29453 10/31/2025 PD & PSC: UST OPERATOR IN… 101-5097-0000-630040 348358 10/31/2025 415.00 ARMOUR PETROLEUM SVC &…WO-29578 10/31/2025 PD:RESP LD DETEC & FIX PR… 101-5097-0000-630040 348358 10/31/2025 2,038.00 Vendor ARM03 - ARMOUR PETROLEUM SVC & EQUIPMENT CORP. Total: 9,292.00 Vendor: BAY06 - BAY AREA AIR QUALITY MGMT DIST.

BAY AREA AIR QUALITY MG… T194580 10/31/2025 RENEWAL TERM 12/1/25 TO …101-5097-0000-620123 348359 10/31/2025 296.00 Vendor BAY06 - BAY AREA AIR QUALITY MGMT DIST. Total: 296.00 Vendor: BEL10 - BELLECCI & ASSOCIATES/SANBELL
BELLECCI & ASSOCIATES/SA… 210032.00-40 10/31/2025 PO/20002 PP49 ENGR SVCS-… 301-5137-0000-630034 348360 10/31/2025 353.66 Vendor BEL10 - BELLECCI & ASSOCIATES/SANBELL Total: 353.66 Vendor: BES14 - BEST BEST & KRIEGER LLP
BEST BEST & KRIEGER LLP 10415287 10/31/2025 RE: SPECIAL EMPLOYMENT L… 101-1007-0000-630040 348361 10/31/2025 1,692.00 Item 9.2
City Council Meeting Agenda - Page 15 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 2 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount BEST BEST & KRIEGER LLP 1041583 10/31/2025 RE: GENERAL ATTORNEY SER… 101-1007-0000-630040 348361 10/31/2025 1,456.70 BEST BEST & KRIEGER LLP 1041585 10/31/2025 RE: SPECIAL GENERAL SERVI… 101-1007-0000-630040 348361 10/31/2025 7,452.00 BEST BEST & KRIEGER LLP 1041586 10/31/2025 RE: S&H CONSTRUCTION, INC…101-1007-0000-630013 348361 10/31/2025 5,351.40 BEST BEST & KRIEGER LLP 1041586 10/31/2025 RE: S&H CONSTRUCTION, INC…101-1007-0000-630013 348361 10/31/2025 1,344.00 Vendor BES14 - BEST BEST & KRIEGER LLP Total: 17,296.10 Vendor: BLU07 - BLUEBEAM INC
BLUEBEAM INC 2564089 10/31/2025 REVU EXT REN OPN LIC TO S… 101-1012-0000-650036 348362 10/31/2025 2,660.00 BLUEBEAM INC 2564090 10/31/2025 3 COMP-COMPRE AECO COL… 101-1012-0000-650036 348362 10/31/2025 1,320.00 Vendor BLU07 - BLUEBEAM INC Total: 3,980.00
Vendor: BMO23 - BMO BANK N.A. COMMERCIAL CARD
BMO BANK N.A. COMMERCI… ACCT 5569320000936041 10… 10/31/2025 CITY STAFF CC PURCH-STMT … 101-200030 348363 10/31/2025 29,163.46 Vendor BMO23 - BMO BANK N.A. COMMERCIAL CARD Total: 29,163.46 Vendor: CAL94 - CALIFORNIA BUILDING STANDARDS COMMISSION CALIFORNIA BUILDING STAN… 251031 10/31/2025 QRTLY FEE FOR ( GREEN FEES…101-240082 348364 10/31/2025 -59.00 CALIFORNIA BUILDING STAN… 251031 10/31/2025 QRTLY FEE FOR ( GREEN FEES…101-260030 348364 10/31/2025 590.00 Vendor CAL94 - CALIFORNIA BUILDING STANDARDS COMMISSION Total: 531.00 Vendor: CAL51 - CALTRONICS BUSINESS SYSTEMS
CALTRONICS BUSINESS SYST… 4493460-CAL 10/31/2025 COP MAINT FOR PD & CH AC… 101-1012-0000-650031 348365 10/31/2025 893.91 CALTRONICS BUSINESS SYST… 4493460-CAL 10/31/2025 BILLING FOR 6/21/25-10/20/… 101-2001-0000-650031 348365 10/31/2025 327.57 Vendor CAL51 - CALTRONICS BUSINESS SYSTEMS Total: 1,221.48 Vendor: CAS25 - CASTILLO, FABIAN
CASTILLO, FABIAN RECEIPT 251031 10/31/2025 REIMBURSEMENT - SAFETY G…101-5097-0000-660038 348366 10/31/2025 399.63 Vendor CAS25 - CASTILLO, FABIAN Total: 399.63
Vendor: CON13 - CCC FLOOD CONTROL
CCC FLOOD CONTROL 251031 10/31/2025 DRAIN FEES JUL-SEPT LESS C… 101-0000-0000-480029 348367 10/31/2025 -313.92 CCC FLOOD CONTROL 251031 10/31/2025 DRAIN FEES JUL-SEPT LESS C… 101-0000-0000-480029 348367 10/31/2025 -161.58 CCC FLOOD CONTROL 251031 10/31/2025 DRAIN FEES JUL-SEPT LESS C… 101-260010 348367 10/31/2025 62,783.27 Vendor CON13 - CCC FLOOD CONTROL Total: 62,307.77
Vendor: CIN10 - CINTAS CORPORATION
CINTAS CORPORATION 4245602927 10/31/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348368 10/31/2025 1,437.36 CINTAS CORPORATION 4246336106 10/31/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348368 10/31/2025 1,437.36 CINTAS CORPORATION 4247063439 10/31/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348368 10/31/2025 1,437.36 CINTAS CORPORATION 424779959 10/31/2025 UNIFORM SVCS FOR PSC 101-5097-0000-620133 348368 10/31/2025 1,437.36 Vendor CIN10 - CINTAS CORPORATION Total: 5,749.44
Vendor: CON29 - CONNER, LYONE
CONNER, LYONE 251031 10/31/2025 STBUCKS-3 COFF TRAV(CRAF… 101-4001-0000-640021 348369 10/31/2025 49.00 Vendor CON29 - CONNER, LYONE Total: 49.00
Vendor: COU27 - COULSON & ASSOCIATES
COULSON & ASSOCIATES 25-014 EPL 10/31/2025 PO/90014 ON-CALL ENGR SV… 101-220013 348370 10/31/2025 2,635.00 Vendor COU27 - COULSON & ASSOCIATES Total: 2,635.00
Item 9.2
City Council Meeting Agenda - Page 16 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 3 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: CON83 - COUNTY OF CONTRA COSTA
COUNTY OF CONTRA COSTA 16677 10/31/2025 TELECOMM SVCS FOR THE … 101-2001-0000-670010 348371 10/31/2025 1,408.40 Vendor CON83 - COUNTY OF CONTRA COSTA Total: 1,408.40
Vendor: DAV21 - DAVALOS, JUANITA
DAVALOS, JUANITA 251031 10/31/2025 REIMB FOR REFR CTWIDE EC… 101-4001-0000-640022 348372 10/31/2025 69.50 Vendor DAV21 - DAVALOS, JUANITA Total: 69.50
Vendor: DEP04 - DEPARTMENT CONSERVATION
DEPARTMENT CONSERVATI… 251031 10/31/2025 STRG MOT INSTRUM AND SE… 101-240082 348374 10/31/2025 -366.26 DEPARTMENT CONSERVATI… 251031 10/31/2025 STRG MOT INSTRUM AND SE… 101-260020 348374 10/31/2025 7,325.20 Vendor DEP04 - DEPARTMENT CONSERVATION Total: 6,958.94
Vendor: DEP01 - DEPT OF CONSUMER AFFAIRS
DEPT OF CONSUMER AFFAIRS 92978 10/31/2025 ANNL REN-BRD OF PROFE E… 101-3001-0000-620121 348375 10/31/2025 180.00 Vendor DEP01 - DEPT OF CONSUMER AFFAIRS Total: 180.00
Vendor: DEP02 - DEPT. OF TRANSPORTATION
DEPT. OF TRANSPORTATION SL260196 10/31/2025 SIGNALS AND LIGHTING- JUL …306-5107-0000-650043 348376 10/31/2025 12,212.50 Vendor DEP02 - DEPT. OF TRANSPORTATION Total: 12,212.50 Vendor: DIA02 - DIABLO TROPHIES & AWARDS
DIABLO TROPHIES & AWARDS 20086 10/31/2025 2 LINE BDG W/ MAGNE ACK -…101-1001-0000-660016 348379 10/31/2025 77.57 DIABLO TROPHIES & AWARDS 20086 10/31/2025 2 LINE BDG W/ MAGNE ACK -…101-1001-0000-660016 348379 10/31/2025 24.04 DIABLO TROPHIES & AWARDS 20086 10/31/2025 2 LINE BDG W/ MAGNE ACK -…101-1001-0000-660016 348379 10/31/2025 16.39 DIABLO TROPHIES & AWARDS 20086 10/31/2025 2 LINE BDG W/ MAGNE ACK -…101-1005-0000-660016 348379 10/31/2025 12.02 DIABLO TROPHIES & AWARDS 20087 10/31/2025 NAME PLATE ENGRAVED - P… 101-1005-0000-660016 348377 10/31/2025 12.03 DIABLO TROPHIES & AWARDS 20115 10/31/2025 BUS CRDS BLDG: GEOFF, KIE… 101-4013-0000-660016 348378 10/31/2025 480.70 Vendor DIA02 - DIABLO TROPHIES & AWARDS Total: 622.75
Vendor: ENG04 - ENGEO INC.

ENGEO INC. 305610 10/31/2025 GEOTECH & CONST SVCS-M… 101-3004-0000-630040 348380 10/31/2025 5,497.95 Vendor ENG04 - ENGEO INC. Total: 5,497.95
Vendor: EWI01 - EWING IRRIGATION PRODUCTS, INC.

EWING IRRIGATION PRODUC… 27826265;27987307 10/31/2025 LANDSCAPING ITEMS-ZONE's…226-4019-0000-660036 348381 10/31/2025 154.04 EWING IRRIGATION PRODUC… 27826265;27987307 10/31/2025 LANDSCAPING ITEMS-ZONE's…226-4023-0000-660036 348381 10/31/2025 125.80 EWING IRRIGATION PRODUC… 28055146 10/31/2025 LANDSCAPING ITEMS - ZONE'…101-5097-0000-660036 348381 10/31/2025 101.72 Vendor EWI01 - EWING IRRIGATION PRODUCTS, INC. Total: 381.56 Vendor: FAS10 - FASTRAK INVOICE PROCESSING DEPT
FASTRAK INVOICE PROCESSI… I712393822273 10/31/2025 BRIDGE TOLL, SAN RAFAEL - … 101-5097-0000-660014 348382 10/31/2025 8.00 Vendor FAS10 - FASTRAK INVOICE PROCESSING DEPT Total: 8.00 Vendor: FOL01 - FOLGERGRAPHICS
FOLGERGRAPHICS 145354 10/31/2025 OUTLOOK NEWSLETTER - NO…101-4002-0000-620114 348383 10/31/2025 6,573.75 FOLGERGRAPHICS 145354 10/31/2025 OUTLOOK NEWSLETTER - NO…201-4009-0000-620114 348383 10/31/2025 2,191.25 Vendor FOL01 - FOLGERGRAPHICS Total: 8,765.00
Item 9.2
City Council Meeting Agenda - Page 17 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 4 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: GAR14 - GARTNER, ANDREW
GARTNER, ANDREW 251031 10/31/2025 PER-DIEM AT SWAT TRAININ… 101-2001-0000-640011 348384 10/31/2025 344.00 Vendor GAR14 - GARTNER, ANDREW Total: 344.00
Vendor: GRA25 - GRAFFIX SHOPPE
GRAFFIX SHOPPE 167316 10/31/2025 GRAPHICS FOR POLICE VEHIC…101-2001-0000-650051 348385 10/31/2025 1,012.00 Vendor GRA25 - GRAFFIX SHOPPE Total: 1,012.00
Vendor: GRA04 - GRAINGER
GRAINGER 9662332759 10/31/2025 SUPPLIES FOR PSC - CHARGI… 101-5097-0000-650018 348386 10/31/2025 127.64 Vendor GRA04 - GRAINGER Total: 127.64
Vendor: VAN25 - GRANT VANDEVANTER
GRANT VANDEVANTER 251031 10/31/2025 ZPA-2025-0304 ADU ZONING…101-0000-0000-470009 348387 10/31/2025 72.38 GRANT VANDEVANTER 251031 10/31/2025 ZPA-2025-0304 ADU ZONING…101-0000-0000-470014 348387 10/31/2025 1,034.00 Vendor VAN25 - GRANT VANDEVANTER Total: 1,106.38
Vendor: HOM01 - HD SUPPLY FORMERLY HOME DEPOT PRO
HD SUPPLY FORMERLY HOME…898860184;899082093 10/31/2025 LANDSCAPING MATERIALS F… 226-4023-0000-660036 348388 10/31/2025 98.64 HD SUPPLY FORMERLY HOME…898860184;899082093 10/31/2025 LANDSCAPING MATERIALS F… 226-4023-0000-660036 348388 10/31/2025 110.61 Vendor HOM01 - HD SUPPLY FORMERLY HOME DEPOT PRO Total: 209.25 Vendor: HDL01 - HDL COREN & CONE
HDL COREN & CONE SINO55918 10/31/2025 CONTRACT SVCS PROPERTY … 101-1010-0000-630040 348389 10/31/2025 4,678.23 Vendor HDL01 - HDL COREN & CONE Total: 4,678.23
Vendor: JOH16 - JOHNSON, DANNY
JOHNSON, DANNY 251031 10/31/2025 PER-DIEM AT SWAT TRAININ… 101-2001-0000-640011 348390 10/31/2025 344.00 Vendor JOH16 - JOHNSON, DANNY Total: 344.00
Vendor: KUH01 - KUHN, ANDREW
KUHN, ANDREW 251031 10/31/2025 PER-DIEM AT SWAT TRAININ… 101-2001-0000-640011 348391 10/31/2025 344.00 Vendor KUH01 - KUHN, ANDREW Total: 344.00
Vendor: HUN04 - LARRYLOGIC PRODUCTIONS
LARRYLOGIC PRODUCTIONS 2319 10/31/2025 HYBRD CIT COUNC MTG 10/… 101-1008-0000-630044 348392 10/31/2025 412.50 LARRYLOGIC PRODUCTIONS 2319 10/31/2025 HYBRD CIT COUNC MTG 10/… 101-1008-0000-630044 348392 10/31/2025 225.00 Vendor HUN04 - LARRYLOGIC PRODUCTIONS Total: 637.50
Vendor: LEO01 - LEONARD, BRIAN
LEONARD, BRIAN 251031 10/31/2025 PER-DIEM AT SWAT TRAININ… 101-2001-0000-640011 348393 10/31/2025 344.00 Vendor LEO01 - LEONARD, BRIAN Total: 344.00
Vendor: LEP01 - LEPTIEN, CRONIN, COOPER
LEPTIEN, CRONIN, COOPER 33760 10/31/2025 CULV OUTFLL STUD @ MSFIE…231-5025-0000-630034 348394 10/31/2025 3,887.00 Vendor LEP01 - LEPTIEN, CRONIN, COOPER Total: 3,887.00
Vendor: LUG01 - LUGIANI, DANIEL
LUGIANI, DANIEL 251031 10/31/2025 PER-DIEM AT SWAT TRAININ… 101-2001-0000-640011 348395 10/31/2025 344.00 Vendor LUG01 - LUGIANI, DANIEL Total: 344.00
Item 9.2
City Council Meeting Agenda - Page 18 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 5 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: MUN01 - MUNICIPAL POOLING AUTHORITY
MUNICIPAL POOLING AUTH… INV004725 10/31/2025 EAP 10/25-12/25 101-1014-0000-630023 348396 10/31/2025 1,237.35 Vendor MUN01 - MUNICIPAL POOLING AUTHORITY Total: 1,237.35 Vendor: PAC34 - PACKET FUSION INC
PACKET FUSION INC JC12550 10/31/2025 PH LIBRARY RGCENTRAL IMP… 101-1012-0000-650035 348397 10/31/2025 7,095.00 PACKET FUSION INC PB17418 10/31/2025 PH LIBRARY PACKET FUSION … 101-1012-0000-650035 348397 10/31/2025 2,500.00 Vendor PAC34 - PACKET FUSION INC Total: 9,595.00
Vendor: PIN02 - PINI, MARK
PINI, MARK RECEIPT 251031 10/31/2025 REIMBURSEMENT - PESTICID… 101-5097-0000-660035 348398 10/31/2025 195.00 Vendor PIN02 - PINI, MARK Total: 195.00
Vendor: PRE12 - PRESTIGE PRINTING & GRAPHICS
PRESTIGE PRINTING & GRAPH…105028 10/31/2025 FOILS FOR BUSINES CARDS 101-2001-0000-620116 348399 10/31/2025 2,966.14 Vendor PRE12 - PRESTIGE PRINTING & GRAPHICS Total: 2,966.14 Vendor: PRI25 - PRIMO BRANDS
PRIMO BRANDS 05J8720087382 10/31/2025 ACTIVITY FROM 9/25/25-10/… 101-1016-0000-660016 348400 10/31/2025 504.78 Vendor PRI25 - PRIMO BRANDS Total: 504.78
Vendor: RAP25 - RAPID GRADING SERVICES
RAPID GRADING SERVICES PMT APP #1 10/31/2025 PO/50630 2025 POTHOLE RE… 301-5063-0000-800030 348347 10/31/2025 246,720.65 Vendor RAP25 - RAPID GRADING SERVICES Total: 246,720.65 Vendor: RED24 - REDWICK CONSTRUCTION
REDWICK CONSTRUCTION PAY APP 16 10/31/2025 PO/13700 CONST CONT- CCB …301-5137-0000-800030 348416 10/31/2025 8,022.66 REDWICK CONSTRUCTION RETENTION PMT 16 10/31/2025 PO/13700 ESCROW ACCT-P… 301-5137-0000-800030 348373 10/31/2025 422.25 Vendor RED24 - REDWICK CONSTRUCTION Total: 8,444.91
Vendor: ROB03 - ROBERT HALF
ROBERT HALF 65539668 10/31/2025 PYCK FOR PER-DIEM EMPLO… 101-2001-0000-611050 348401 10/31/2025 2,650.56 Vendor ROB03 - ROBERT HALF Total: 2,650.56
Vendor: ROS01 - RSG INC
RSG INC 14257 10/31/2025 PO/ 60010 REDEVELOP & H… 225-4027-0000-630040 348402 10/31/2025 187.50 RSG INC 14274 10/31/2025 PO/ 60010 REDEVELOP & H… 899-6001-0000-750924 348402 10/31/2025 137.50 RSG INC 14275 10/31/2025 PO/ 60010 REDEVELOP & H… 225-4027-0000-630040 348402 10/31/2025 68.75 Vendor ROS01 - RSG INC Total: 393.75
Vendor: SPA02 - S.P. AUTOMOTIVE
S.P. AUTOMOTIVE 251031 10/31/2025 INV 5-897609 101-5097-0000-620065 348403 10/31/2025 323.85 S.P. AUTOMOTIVE 251031 10/31/2025 INV 5-898700 101-5097-0000-620065 348403 10/31/2025 158.24 S.P. AUTOMOTIVE 251031 10/31/2025 AUTO PARTS & TOOLS INV#5… 101-5097-0000-620065 348403 10/31/2025 119.53 S.P. AUTOMOTIVE 251031 10/31/2025 AUTO PARTS & TOOLS 101-5097-0000-620065 348403 10/31/2025 488.96 S.P. AUTOMOTIVE 251031 10/31/2025 AUTO PARTS & TOOLS 101-5097-0000-620065 348403 10/31/2025 98.64 S.P. AUTOMOTIVE 251031 10/31/2025 INV#5-896692;5-897536;5-2… 101-5097-0000-620065 348403 10/31/2025 -420.37 S.P. AUTOMOTIVE 251031 10/31/2025 INV#5-897897;5-897898;5-8… 101-5097-0000-620065 348403 10/31/2025 -420.37 S.P. AUTOMOTIVE 251031 10/31/2025 INV 5-897536 101-5097-0000-620065 348403 10/31/2025 113.34 S.P. AUTOMOTIVE 251031 10/31/2025 INV 5-897700 101-5097-0000-620065 348403 10/31/2025 32.59 Item 9.2
City Council Meeting Agenda - Page 19 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 6 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount S.P. AUTOMOTIVE 251031 10/31/2025 AUTO PARTS & TOOLS INV#5… 101-5097-0000-620065 348403 10/31/2025 -26.74 S.P. AUTOMOTIVE 251031 10/31/2025 INV 5-896692 101-5097-0000-620065 348403 10/31/2025 51.90 S.P. AUTOMOTIVE 251031 10/31/2025 AUTO PARTS & TOOLS INV#5… 101-5097-0000-620065 348403 10/31/2025 53.49 S.P. AUTOMOTIVE 251031 10/31/2025 AUTO PARTS & TOOLS 101-5097-0000-620065 348403 10/31/2025 85.95 Vendor SPA02 - S.P. AUTOMOTIVE Total: 659.01
Vendor: SCH82 - SCHOFIELD IMAGES
SCHOFIELD IMAGES 202300104 10/31/2025 PO/300072- PHOTOGRAPY S… 101-4002-0000-700015 348404 10/31/2025 332.50 Vendor SCH82 - SCHOFIELD IMAGES Total: 332.50
Vendor: SCI03 - SCIARONI, JACK
SCIARONI, JACK 251031 10/31/2025 DVWS-CHIEF ENGR FOR OCT'…501-7010-0000-611040 348405 10/31/2025 546.25 Vendor SCI03 - SCIARONI, JACK Total: 546.25
Vendor: SHA24 - SHAUNNA J. EDWARDS, LCSW
SHAUNNA J. EDWARDS, LCSW 251031 10/31/2025 DEPT THERAPIST SVCS 241-2005-0000-630040 348406 10/31/2025 1,225.00 Vendor SHA24 - SHAUNNA J. EDWARDS, LCSW Total: 1,225.00 Vendor: SOU89 - SOUTHERN TIRE MART-DEPT 143
SOUTHERN TIRE MART-DEPT… 7380034154 10/31/2025 TIRES ( QTY 4 FOR BACKHOE ) 101-5097-0000-620065 348407 10/31/2025 3,306.13 Vendor SOU89 - SOUTHERN TIRE MART-DEPT 143 Total: 3,306.13 Vendor: SUM05 - SUMMIT SPRINGS WATER COMPANY
SUMMIT SPRINGS WATER C… 409160;409378 10/31/2025 DRINKING WATER AND MON…101-5097-0000-660014 348408 10/31/2025 39.94 Vendor SUM05 - SUMMIT SPRINGS WATER COMPANY Total: 39.94 Vendor: TMU20 - THE MUSIC COMPANY
THE MUSIC COMPANY 927202501 10/31/2025 1 PORTA POTTY FOR COMM… 101-4002-0000-700075 348409 10/31/2025 310.00 Vendor TMU20 - THE MUSIC COMPANY Total: 310.00
Vendor: TOD02 - TODD, CHUCK
TODD, CHUCK 251031 10/31/2025 BANNERS FOR VETERANS DAY 101-4002-0000-620112 348410 10/31/2025 510.00 Vendor TOD02 - TODD, CHUCK Total: 510.00
Vendor: VER07 - VERMILLION, SCOTT
VERMILLION, SCOTT 251031 10/31/2025 REIMB FOR EMER TOW OF … 101-2001-0000-650051 348411 10/31/2025 460.00 VERMILLION, SCOTT 251031-A 10/31/2025 REIMB FOR HOTEL AT WORK… 101-2001-0000-640021 348411 10/31/2025 1,495.48 Vendor VER07 - VERMILLION, SCOTT Total: 1,955.48
Vendor: VOO01 - VOORHIES, CLAIRE
VOORHIES, CLAIRE 251031 10/31/2025 DVWS-SEC & DISP FOR OCT'2…501-7010-0000-611040 348412 10/31/2025 409.68 Vendor VOO01 - VOORHIES, CLAIRE Total: 409.68
Vendor: WAL21 - WALNUT CREEK CHRYSLER JEE
WALNUT CREEK CHRYSLER JEE 453638JEW 10/31/2025 AUTO PARTS FOR SHOP 101-5097-0000-620065 348413 10/31/2025 140.93 Vendor WAL21 - WALNUT CREEK CHRYSLER JEE Total: 140.93
Vendor: 10138 - WALNUT CREEK FORD, INC.

WALNUT CREEK FORD, INC. 165513 10/31/2025 SVC: REKEY (VN 87980); LB5Z…101-5097-0000-630048 348414 10/31/2025 2,546.14 Vendor 10138 - WALNUT CREEK FORD, INC. Total: 2,546.14
Item 9.2
City Council Meeting Agenda - Page 20 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 7 of 10
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: SPA03 - WESTERN STATES OIL CO.

WESTERN STATES OIL CO. 863207 10/31/2025 UNLEADED GAS DELIVERY PS… 101-5097-0000-620062 348415 10/31/2025 16,241.11 Vendor SPA03 - WESTERN STATES OIL CO. Total: 16,241.11
Grand Total: 486,884.14
Item 9.2
City Council Meeting Agenda - Page 21 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 8 of 10
Report Summary
Fund Summary
Fund Payment Amount
101 - GENERAL FUND 208,818.32
201 - WASTE MANAGEMENT/RECYCLING FUND 2,191.25
225 - LOW/MODERATE INCOME HOUSING-SUCCESSOR … 256.25
226 - COMMERCIAL LANDSCAPE & LIGHTING - DISTRICT … 489.09 231 - NPDES/STORMWATER 3,887.00
241 - SUPPLEMENTAL LAW ENFORCEMENT SERVICES FU… 1,225.00 301 - GAS TAX FUND 255,519.22
306 - MEASURE J FUND 12,212.50
401 - CITY HALL/PUBLIC SERVICE CENTER TECHNOLOGY … 104.27 402 - PD TECHNOLOGY FUND 678.12
501 - DIABLO VISTA WATER FUND 1,365.62
899 - REDEVELOP PROP TAX TRUST FUND-SUCCESSOR A… 137.50 Grand Total: 486,884.14
Account Summary
Account Number Account Name Payment Amount
101-0000-0000-470009 AUTOMATION FEE SURC… 72.38
101-0000-0000-470014 PLANNING PLAN CHECK … 1,034.00
101-0000-0000-480029 OTHER REVENUE -475.50
101-1001-0000-660016 SUPPLIES/OFFICE 118.00
101-1005-0000-660016 SUPPLIES/OFFICE 24.05
101-1007-0000-630013 OUTSIDE COUNSEL/LITI… 6,695.40
101-1007-0000-630040 CONTRACTUAL SVC 10,600.70
101-1008-0000-630044 ELECTION SVCS 637.50
101-1010-0000-630040 CONTRACTUAL SVC 4,678.23
101-1012-0000-650031 MAINT/CPY MCHNS 893.91
101-1012-0000-650035 MAINT/HARDWARE 9,595.00
101-1012-0000-650036 MAINT/SOFTWARE 3,980.00
101-1014-0000-630023 OCC HEALTH SVCS 1,237.35
101-1016-0000-660016 SUPPLIES/OFFICE 586.66
101-200030 CREDIT CARD PAYABLE 29,163.46
101-2001-0000-611050 SALARY-PART TIME TEM… 2,650.56
101-2001-0000-620116 PD PRINTING 2,966.14
101-2001-0000-640011 POST TRAING SVC 2,064.00
101-2001-0000-640021 EDUC/CONF/O/N 1,495.48
101-2001-0000-650031 MAINT/CPY MCHNS 327.57
101-2001-0000-650051 MAINT/P.D. AUTO 1,472.00
101-2001-0000-670010 UTIL/COMMUNCTNS 1,408.40
101-220013 REFUNDABLE DEPOSITS … 2,635.00
101-240082 DUE TO CERT PROGRAM -425.26
Item 9.2
City Council Meeting Agenda - Page 22 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 9 of 10
Account Summary
Account Number Account Name Payment Amount
101-260010 DRAINAGE FEES PAYABLE 62,783.27
101-260020 CONSERVATION TAX PA… 7,325.20
101-260030 BUILDING STANDARDS … 590.00
101-3001-0000-620121 MEMBERSHIP 180.00
101-3004-0000-630040 CONTRACTUAL SVC 5,497.95
101-4001-0000-640021 EDUC/CONF/O/N 49.00
101-4001-0000-640022 EDUC/MTGS/LOCAL 69.50
101-4002-0000-620112 ADVERTISINGADVERTISI… 510.00
101-4002-0000-620114 PHOTO/PRINTING 6,573.75
101-4002-0000-700015 PROMOS/CONTRIBUTIO… 332.50
101-4002-0000-700075 COMMUNITY SERVICE D… 310.00
101-4013-0000-660016 SUPPLIES/OFFICE 480.70
101-5097-0000-620062 AUTO/GASOLINE 16,241.11
101-5097-0000-620065 AUTO/PRTS/TIRES 4,106.07
101-5097-0000-620123 GOVERNMENT LICENSE … 296.00
101-5097-0000-620133 UNIFORM MAINTENANC… 5,749.44
101-5097-0000-630040 CONTRACTUAL SVC 9,292.00
101-5097-0000-630048 AUTO/OUTSD SVCS 2,546.14
101-5097-0000-650018 MAINT/PSC BLDG 127.64
101-5097-0000-650047 MNT/HAZ WST MGT 1,317.85
101-5097-0000-660014 SUPPLIES/OPERATING 47.94
101-5097-0000-660035 SUPPLIES/PESTICIDE 195.00
101-5097-0000-660036 SUPPLIES/LAND MATERI… 101.72
101-5097-0000-660038 SUPPLIES/SAFETY 660.51
201-4009-0000-620114 PHOTO/PRINTING 2,191.25
225-4027-0000-630040 CONTRACTUAL SVC 256.25
226-4019-0000-660036 SUPPLIES/LAND MATERI… 154.04
226-4023-0000-660036 SUPPLIES/LAND MATERI… 335.05
231-5025-0000-630034 ENGINEERING 3,887.00
241-2005-0000-630040 CONTRACTUAL SVC 1,225.00
301-5063-0000-800030 CONSTRUCTION 246,720.65
301-5137-0000-630034 ENGINEERING 353.66
301-5137-0000-800030 CONSTRUCTION 8,444.91
306-5107-0000-650043 MAINT/TRAF SGNLMAIN… 12,212.50
401-1012-0000-660024 SUPPLIES/NON CAPITALI… 104.27
402-2001-0000-660024 SUPPLIES/NON CAPITALI… 678.12
501-7010-0000-611040 SALARY-PART TIME PER… 1,365.62
899-6001-0000-750924 ADMINISTRATIVE COSTS… 137.50
Grand Total: 486,884.14
Item 9.2
City Council Meeting Agenda - Page 23 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 10/31/2025 - 10/31/2025 10/31/2025 9:38:01 AM Page 10 of 10
Project Account Summary
Project Account Key Payment Amount
**None** 486,884.14
Grand Total: 486,884.14
2025-10-31
Item 9.2
City Council Meeting Agenda - Page 24 of 724 - Monday, November 17, 2025 11/7/2025 8:55:01 AM Page 1 of 9
Expense Approval Report
Pleasant Hill, CA By Vendor Name
Payment Dates 11/7/2025 - 11/7/2025
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: STL25 - 5 STAR TREE & LANDSCAPE
5 STAR TREE & LANDSCAPE 2260 11/07/2025 CIT COUN MAND WEED ABA… 101-4004-0000-630018 348417 11/07/2025 975.00 Vendor STL25 - 5 STAR TREE & LANDSCAPE Total: 975.00
Vendor: ALL29 - ALLIANCE RESOURCE CONSULTING LLC
ALLIANCE RESOURCE CONSU… PLSNTHLL-07-03 11/07/2025 RECRUITMENT SVCS- ECON… 101-1014-0000-630040 348418 11/07/2025 8,317.00 Vendor ALL29 - ALLIANCE RESOURCE CONSULTING LLC Total: 8,317.00 Vendor: AMA05 - AMAZON CAPITAL SERVICES, INC.

AMAZON CAPITAL SERVICES, …1C1K-769C-HKMM 11/07/2025 SGN SUPP-FLG POLE RGs 101-5097-0000-660030 348424 11/07/2025 349.40 AMAZON CAPITAL SERVICES, …1C1K-769C-HKMM 11/07/2025 CM#1KC9-WLN9-1KMC ORD… 101-5097-0000-660038 348424 11/07/2025 -30.58 AMAZON CAPITAL SERVICES, …1CJF-TCWD-L4VN 11/07/2025 TERMINAL BLOCKS KIT FOR … 402-2001-0000-660024 348420 11/07/2025 43.13 AMAZON CAPITAL SERVICES, …1GWG-KJRX-M361 11/07/2025 SGN SUPP- FLG POLE RGs OR… 101-5097-0000-660030 348422 11/07/2025 279.52 AMAZON CAPITAL SERVICES, …1LMK-N13N-D9NP 11/07/2025 LEITNER WIRELESS OFFICE H… 401-1012-0000-660024 348419 11/07/2025 466.50 AMAZON CAPITAL SERVICES, …1V61-374K-96MC 11/07/2025 SUPP FOR HOLI GIFTS ( BAGS,…101-1014-0000-660016 348425 11/07/2025 149.49 AMAZON CAPITAL SERVICES, …1Y6C-CW6-9LDL 11/07/2025 COFFEE PODS FOR PH CITY H… 101-4013-0000-660016 348421 11/07/2025 92.46 AMAZON CAPITAL SERVICES, …1Y7Q-4WHH-7Q9C 11/07/2025 24 PACK OF STENO NOTE PA… 101-1016-0000-660016 348423 11/07/2025 36.02 Vendor AMA05 - AMAZON CAPITAL SERVICES, INC. Total: 1,385.94 Vendor: ATT23 - AT&T
AT&T ACCT 322394749 10/23/25 11/07/2025 INTERNET FOR LIBRARY ACCT…101-1012-0000-670020 348426 11/07/2025 133.75 Vendor ATT23 - AT&T Total: 133.75
Vendor: AUT04 - AUTOMATIC DOOR SYSTEMS
AUTOMATIC DOOR SYSTEMS 68328 11/07/2025 PARTS FOR CH - SCREWS / FA…101-5097-0000-650017 348427 11/07/2025 527.31 Vendor AUT04 - AUTOMATIC DOOR SYSTEMS Total: 527.31
Vendor: AVS20 - AV STRUCTURAL, INC.

AV STRUCTURAL, INC. 2025-2277 11/07/2025 ON-ST TECHNICAL SVCS AT P… 101-1012-0000-650035 348428 11/07/2025 300.00 Vendor AVS20 - AV STRUCTURAL, INC. Total: 300.00
Vendor: AXO01 - AXON ENTERPRISE, INC.

AXON ENTERPRISE, INC. INUS394479 11/07/2025 AXON BD MT MOLLE HGH T… 402-2001-0000-660024 348429 11/07/2025 334.31 Vendor AXO01 - AXON ENTERPRISE, INC. Total: 334.31
Vendor: BAY08 - BAY AREA NEWS GROUP
BAY AREA NEWS GROUP 1458674 11/07/2025 REIMB FOR UNIFORM PANTS…101-2001-0000-612290 348430 11/07/2025 1,611.00 Vendor BAY08 - BAY AREA NEWS GROUP Total: 1,611.00
Vendor: BES14 - BEST BEST & KRIEGER LLP
BEST BEST & KRIEGER LLP 1041584 11/07/2025 ATTY SRVCS-RE:RE:38074.00…225-4027-0000-630013 348431 11/07/2025 180.00 Vendor BES14 - BEST BEST & KRIEGER LLP Total: 180.00
Item 9.2
City Council Meeting Agenda - Page 25 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 2 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: HOR02 - BLINK TAG INC
BLINK TAG INC 0003505 11/07/2025 TRANSPAC SVCS-WEB PAGE … 801-6002-0000-630040 348432 11/07/2025 480.00 Vendor HOR02 - BLINK TAG INC Total: 480.00
Vendor: BRI18 - BRIDGEPAY NETWORK SOLUTIO
BRIDGEPAY NETWORK SOLUT…12131;12354 12/06/2024 OUTSTANDING CHECK #341… 101-1019-0000-620030 348433 11/07/2025 25.30 BRIDGEPAY NETWORK SOLUT…12131;12354 12/06/2024 OUTSTANDING CHECK #341… 101-1019-0000-620030 348433 11/07/2025 23.10 Vendor BRI18 - BRIDGEPAY NETWORK SOLUTIO Total: 48.40
Vendor: CLP25 - CARDIAC LIFE PRODUCTS
CARDIAC LIFE PRODUCTS 156376 11/07/2025 PO/20056 6 AED DEVICES W/…241-2005-0000-660014 348434 11/07/2025 16,685.70 Vendor CLP25 - CARDIAC LIFE PRODUCTS Total: 16,685.70
Vendor: CCW01 - CONTRA COSTA WATER DISTRICT
CONTRA COSTA WATER DIST… 251107 11/07/2025 WHITE ZONE 101-5097-0000-670025 348436 11/07/2025 6,062.19 CONTRA COSTA WATER DIST… 251107 11/07/2025 LIBRARY 103-5105-0000-670025 348436 11/07/2025 1,252.58 CONTRA COSTA WATER DIST… 251107 11/07/2025 BLUE ZONE 1 226-4019-0000-670025 348436 11/07/2025 9,613.92 CONTRA COSTA WATER DIST… 251107 11/07/2025 BLUE ZONE 3 226-4021-0000-670025 348436 11/07/2025 263.78 CONTRA COSTA WATER DIST… 251107 11/07/2025 BLUE ZONE 5 226-4023-0000-670025 348436 11/07/2025 147.80 CONTRA COSTA WATER DIST… 3050690;3028571 11/07/2025 CH INVOICE DATED 10/20/25…101-1016-0000-670025 348435 11/07/2025 1,450.22 CONTRA COSTA WATER DIST… 3050690;3028571 11/07/2025 CH INVOICE DATED 10/20/25…101-1016-0000-670025 348435 11/07/2025 98.16 Vendor CCW01 - CONTRA COSTA WATER DISTRICT Total: 18,888.65 Vendor: DON03 - DONAGHU GRAPHIC DESIGNS
DONAGHU GRAPHIC DESIGNS 240308 03/08/2024 GRAPHIC DESGN WRK FOR T… 101-4002-0000-620114 348437 11/07/2025 1,194.75 DONAGHU GRAPHIC DESIGNS 240308 03/08/2024 GRAPHIC DESGN WRK FOR T… 201-4009-0000-620114 348437 11/07/2025 398.25 Vendor DON03 - DONAGHU GRAPHIC DESIGNS Total: 1,593.00
Vendor: DUR06 - DURAN, COLLEEN
DURAN, COLLEEN 251107 11/07/2025 SUPP EMPLOYEE RECOGNITI… 101-1014-0000-620034 348438 11/07/2025 83.25 Vendor DUR06 - DURAN, COLLEEN Total: 83.25
Vendor: BER13 - ERIKA BERTOLINO
ERIKA BERTOLINO 251107 11/07/2025 EMPLOYEE SVC AWARDS- GI… 101-1014-0000-630040 348439 11/07/2025 1,550.00 Vendor BER13 - ERIKA BERTOLINO Total: 1,550.00
Vendor: FAC04 - FACTORY DIRECT PROMOS
FACTORY DIRECT PROMOS 44008203 11/07/2025 City of Pleasant Hill Shopping…101-4001-0000-700015 348440 11/07/2025 7,303.36 Vendor FAC04 - FACTORY DIRECT PROMOS Total: 7,303.36
Vendor: FOR06 - FORENSIC SERVICES DIVISION
FORENSIC SERVICES DIVISION PHPD-2509 11/07/2025 DRUGS/ALCOHOL/TOXICOL… 101-2001-0000-630033 348441 11/07/2025 7,630.00 FORENSIC SERVICES DIVISION PHPD-2509-SUPP 11/07/2025 DRUGS/ALCO/TOXICOLOGY T…101-2001-0000-630033 348441 11/07/2025 889.35 Vendor FOR06 - FORENSIC SERVICES DIVISION Total: 8,519.35 Vendor: HUG01 - HUGDAHL, LISA
HUGDAHL, LISA 251107 11/07/2025 PHPA MED PREM PMT REIMB…101-1019-0000-612210 348442 11/07/2025 1,000.00 Vendor HUG01 - HUGDAHL, LISA Total: 1,000.00
Item 9.2
City Council Meeting Agenda - Page 26 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 3 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: ICM03 - ICMA MEMBERSHIP RENEWALS
ICMA MEMBERSHIP RENEWA…251107 11/07/2025 Mem in ICMA 4 Cit Mng Etha…101-1005-0000-620121 348443 11/07/2025 1,200.00 Vendor ICM03 - ICMA MEMBERSHIP RENEWALS Total: 1,200.00 Vendor: JAC01 - JACKS AUTO BODY & REPAIR
JACKS AUTO BODY & REPAIR 251107 11/07/2025 2023 PHPD FORD INTERCEP… 101-5097-0000-630048 348444 11/07/2025 622.27 Vendor JAC01 - JACKS AUTO BODY & REPAIR Total: 622.27
Vendor: KIR01 - KIRBY, CYNTHIA M.

KIRBY, CYNTHIA M. 2501125 11/07/2025 PRE-EMPLOYEMENT POLYGR… 101-2001-0000-630033 348445 11/07/2025 2,000.00 Vendor KIR01 - KIRBY, CYNTHIA M. Total: 2,000.00
Vendor: CUR06 - L.N. CURTIS & SONS
L.N. CURTIS & SONS INV1005799 11/07/2025 MISCELLANOUS UNIFORM IT… 101-2001-0000-612290 348446 11/07/2025 831.45 L.N. CURTIS & SONS INV1006761 11/07/2025 MISCELLANOUS UNIFORM IT… 101-2001-0000-612290 348446 11/07/2025 64.96 Vendor CUR06 - L.N. CURTIS & SONS Total: 896.41
Vendor: HUN04 - LARRYLOGIC PRODUCTIONS
LARRYLOGIC PRODUCTIONS 2325 11/07/2025 CIT COUN MTG 11/3/25; PST… 101-1008-0000-630044 348447 11/07/2025 225.00 LARRYLOGIC PRODUCTIONS 2325 11/07/2025 CIT COUN MTG 11/3/25; PST… 101-1008-0000-630044 348447 11/07/2025 300.00 Vendor HUN04 - LARRYLOGIC PRODUCTIONS Total: 525.00
Vendor: LAW08 - LAW ENFORCEMENT TRAINING CENTER OFFICE OF THE SHERIFF LAW ENFORCEMENT TRAINI… 25-27323 11/07/2025 RADAR COURSE / CANCELLAT…101-2001-0000-640011 348448 11/07/2025 50.00 LAW ENFORCEMENT TRAINI… 25-27324 11/07/2025 LIDAR COURSE / CANCELLAT… 101-2001-0000-640011 348448 11/07/2025 50.00 Vendor LAW08 - LAW ENFORCEMENT TRAINING CENTER OFFICE OF THE SHERIFF Total: 100.00 Vendor: LEA03 - LEADSONLINE, LLC
LEADSONLINE, LLC 420445 11/07/2025 CELLHAWK SUBSCRIPTION ( I… 101-2001-0000-620122 348449 11/07/2025 6,360.00 Vendor LEA03 - LEADSONLINE, LLC Total: 6,360.00
Vendor: MAC11 - MACIAS GINI & O'CONNELL LLP
MACIAS GINI & O'CONNELL L… 511893;511889 11/07/2025 PROG BLG PHs MEASURE K … 103-1010-0000-630015 348450 11/07/2025 1,000.00 MACIAS GINI & O'CONNELL L… 511893;511889 11/07/2025 PROG BLG PHs MEASURE K … 103-1010-0000-630015 348450 11/07/2025 9,800.00 Vendor MAC11 - MACIAS GINI & O'CONNELL LLP Total: 10,800.00 Vendor: THO01 - MARGARET THORNTON
MARGARET THORNTON 251107 11/07/2025 Retiree Medical for NOV 2025 101-1019-0000-612210 348451 11/07/2025 205.90 Vendor THO01 - MARGARET THORNTON Total: 205.90
Vendor: MCG06 - MCGRAW, AARON
MCGRAW, AARON 241206 12/06/2024 OUTSTANDING CHECK #3390…101-2001-0000-640011 348452 11/07/2025 16.00 Vendor MCG06 - MCGRAW, AARON Total: 16.00
Vendor: NUN01 - NUNES, JAMES R.

NUNES, JAMES R. 251107 11/07/2025 Retiree Medical for NOV 2025 101-1019-0000-612210 348453 11/07/2025 162.00 Vendor NUN01 - NUNES, JAMES R. Total: 162.00
Vendor: OBO24 - Obolenskiy, Andrei
Obolenskiy, Andrei 250425 04/25/2025 PLG COMM ACA/ SANTA RO… 101-1001-0000-640021 348454 11/07/2025 123.34 Item 9.2
City Council Meeting Agenda - Page 27 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 4 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Obolenskiy, Andrei 251107 11/07/2025 REIMB TRAVEL EXP 10/7-10, … 101-1001-0000-640021 348454 11/07/2025 245.92 Vendor OBO24 - Obolenskiy, Andrei Total: 369.26
Vendor: OFF20 - ODP BUSINESS SOLUTIONS, LLC
ODP BUSINESS SOLUTIONS, L…444348276001 11/07/2025 PLANNERS, CALENDARS 101-2001-0000-660016 348458 11/07/2025 181.36 ODP BUSINESS SOLUTIONS, L…444439744001 11/07/2025 INK 101-2001-0000-660016 348455 11/07/2025 146.08 ODP BUSINESS SOLUTIONS, L…445781018001 11/07/2025 ENVELOPES, USBs, ETC 101-2001-0000-660016 348457 11/07/2025 160.60 ODP BUSINESS SOLUTIONS, L…445781253001 11/07/2025 USB 101-2001-0000-660016 348456 11/07/2025 43.97 Vendor OFF20 - ODP BUSINESS SOLUTIONS, LLC Total: 532.01 Vendor: ORI25 - ORIOL, NICK
ORIOL, NICK 251107 11/07/2025 TRAV REIMB 10/18-21/25 MI…101-1012-0000-640021 348459 11/07/2025 721.29 ORIOL, NICK 251107 11/07/2025 TRAV REIMB 10/18-21/25 MI…101-1012-0000-640021 348459 11/07/2025 102.59 Vendor ORI25 - ORIOL, NICK Total: 823.88
Vendor: PER26 - PERMITIUM, LLC
PERMITIUM, LLC PER00042348 11/07/2025 ANNUAL PERMITDIREC SUBS… 101-2001-0000-620122 348460 11/07/2025 4,100.00 Vendor PER26 - PERMITIUM, LLC Total: 4,100.00
Vendor: PGE01 - PG&E
PG&E ACCT 0439282612-1 10/17/25 11/07/2025 BLUE ZONE 3 226-4021-0000-670035 348467 11/07/2025 53.98 PG&E ACCT 0439282612-1 10/17/25 11/07/2025 TRAFFIC SIGNALS 306-5107-0000-670015 348467 11/07/2025 2,684.28 PG&E ACCT 1398597625-0 10/29/25 11/07/2025 CH GAS SEPT 27- OCT 28'25 … 101-1016-0000-670015 348465 11/07/2025 30.55 PG&E ACCT 2099200650-0 10/17/25 11/07/2025 SUMM BLG - AD22 LIGHTG S… 227-4025-0000-670015 348461 11/07/2025 270.44 PG&E ACCT 3390104380-3 10/23/25 11/07/2025 2 MONTICELLO AVE - LIBRARY 103-5105-0000-670015 348463 11/07/2025 6,444.15 PG&E ACCT 4107660120-6 10/14/25 11/07/2025 SUMM BLG-UNIFIED ST LIGHT…221-1020-0000-670015 348464 11/07/2025 19,343.76 PG&E ACCT 4107660120-6 10/14/25 11/07/2025 SUMM BLG-UNIFIED ST LIGHT…221-1020-0000-670015 348464 11/07/2025 -66.06 PG&E ACCT 4757183615-5 10/16/25 11/07/2025 SUMM BLG- PUBLIC SVCS CE… 101-5097-0000-670015 348466 11/07/2025 2,236.84 PG&E ACCT 5396165398-6 10/17/25 11/07/2025 AD#20 WHITE ZONE 101-5097-0000-670015 348462 11/07/2025 792.53 PG&E ACCT 5396165398-6 10/17/25 11/07/2025 AD#20 ZONE 1 226-4019-0000-670015 348462 11/07/2025 4,887.07 PG&E ACCT 5396165398-6 10/17/25 11/07/2025 AD#20 ZONE 2 226-4020-0000-670015 348462 11/07/2025 416.14 PG&E ACCT 5396165398-6 10/17/25 11/07/2025 AD#20 ZONE 3 226-4021-0000-670015 348462 11/07/2025 646.01 PG&E ACCT 5396165398-6 10/17/25 11/07/2025 AD#20 ZONE 4 226-4022-0000-670015 348462 11/07/2025 47.62 PG&E ACCT 5396165398-6 10/17/25 11/07/2025 AD#20 ZONE 5 226-4023-0000-670015 348462 11/07/2025 295.58 PG&E ACCT 5396165398-6 10/17/25 11/07/2025 AD#20 ZONE 6 226-4024-0000-670015 348462 11/07/2025 2,678.47 PG&E ACCT 7825400025-6 10/17/25 11/07/2025 SUMM BLG -SFTY ST LIGHT S… 221-1020-0000-670015 348468 11/07/2025 2,027.96 Vendor PGE01 - PG&E Total: 42,789.32
Vendor: PLE60 - PLEASANT HILL SMOG DOG
PLEASANT HILL SMOG DOG 49806;49801 11/07/2025 GOV SMG TST- 2 VEHICLES: 2…101-5097-0000-630048 348469 11/07/2025 120.00 Vendor PLE60 - PLEASANT HILL SMOG DOG Total: 120.00
Vendor: POI02 - POINT ONE ELECTRICAL SYST
POINT ONE ELECTRICAL SYST 31964 11/07/2025 PD SERVER ROOM CABLE CL… 101-2001-0000-630040 348470 11/07/2025 689.52 Vendor POI02 - POINT ONE ELECTRICAL SYST Total: 689.52
Item 9.2
City Council Meeting Agenda - Page 28 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 5 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: ROB03 - ROBERT HALF
ROBERT HALF 65564307 11/07/2025 PYCK FOR PER-DIEM EMPLO… 101-2001-0000-611050 348471 11/07/2025 1,987.92 Vendor ROB03 - ROBERT HALF Total: 1,987.92
Vendor: SAE04 - SAENZ, MICHAEL
SAENZ, MICHAEL 241206 12/06/2024 OUTSTANDING CHECK #337… 101-220013 348472 11/07/2025 257.04 Vendor SAE04 - SAENZ, MICHAEL Total: 257.04
Vendor: SAF01 - SAFETY-KLEEN SYSTEMS, INC
SAFETY-KLEEN SYSTEMS, INC 98275080 11/07/2025 WASHER SVC, OIL DELIVERY (…101-5097-0000-620065 348473 11/07/2025 465.84 Vendor SAF01 - SAFETY-KLEEN SYSTEMS, INC Total: 465.84
Vendor: NIE64 - STANLEY NIELSEN
STANLEY NIELSEN 241206 12/06/2024 REF DEP # 1589 PLN19-0367 … 101-220013 348474 11/07/2025 64.27 Vendor NIE64 - STANLEY NIELSEN Total: 64.27
Vendor: STA01 - STAPLES
STAPLES 700742238 11/07/2025 OFFICE SUPP FOR CH ACCT LA…101-4013-0000-660016 348475 11/07/2025 331.56 Vendor STA01 - STAPLES Total: 331.56
Vendor: SUN23 - SUNRUN INSTALLATION SERVICES
SUNRUN INSTALLATION SERV…SA20231227-8-72-7-A 03/14/2025 CUST NOT MOVNG FORWAR… 101-0000-0000-430030 348476 11/07/2025 453.53 SUNRUN INSTALLATION SERV…SA20240731-8-50-7-A 03/14/2025 CUST NOT MOVNG FORWAR… 101-0000-0000-430030 348477 11/07/2025 453.53 Vendor SUN23 - SUNRUN INSTALLATION SERVICES Total: 907.06 Vendor: TIM25 - TIME OUT REAL ESTATE LLC
TIME OUT REAL ESTATE LLC 250801 08/01/2025 COST RECOVERY REFUND OF… 101-220010 348479 11/07/2025 259.56 TIME OUT REAL ESTATE LLC 250801A 08/01/2025 COST RECOVERY REFUND OF… 101-220010 348478 11/07/2025 12,952.99 Vendor TIM25 - TIME OUT REAL ESTATE LLC Total: 13,212.55 Vendor: VER07 - VERMILLION, SCOTT
VERMILLION, SCOTT 251107 11/07/2025 PER-DIEM WHILE AT TRAING/…101-2001-0000-640011 348480 11/07/2025 946.00 Vendor VER07 - VERMILLION, SCOTT Total: 946.00
Vendor: WAR24 - WARREN LAI- CCEAC
WARREN LAI- CCEAC 251107 11/07/2025 CCEAC HOLIDAY LUNCHEON-… 101-5097-0000-640022 348481 11/07/2025 56.00 Vendor WAR24 - WARREN LAI- CCEAC Total: 56.00
Vendor: WEI74 - WEIGAND, DANIEL
WEIGAND, DANIEL 251107 11/07/2025 REIMB FOR ARTICLES DAMA… 101-2001-0000-612270 348482 11/07/2025 94.34 Vendor WEI74 - WEIGAND, DANIEL Total: 94.34
Vendor: ACE21 - WESTLAKE ACE HARDWARE
WESTLAKE ACE HARDWARE 17601185;17601186 11/07/2025 HARDWARE PURCHASES 101-5097-0000-660029 348483 11/07/2025 80.04 WESTLAKE ACE HARDWARE 17601185;17601186 11/07/2025 HARDWARE PURCHASES 101-5097-0000-660036 348483 11/07/2025 7.84 WESTLAKE ACE HARDWARE 17601189;17601194 11/07/2025 HARDWARE PURCHASES 101-5097-0000-650016 348483 11/07/2025 36.03 WESTLAKE ACE HARDWARE 17601189;17601194 11/07/2025 HARDWARE PURCHASES 101-5097-0000-660038 348483 11/07/2025 89.52 WESTLAKE ACE HARDWARE 17601190;17601191 11/07/2025 HARDWARE PURCHASES 101-5097-0000-660030 348483 11/07/2025 10.90 WESTLAKE ACE HARDWARE 17601190;17601191 11/07/2025 HARDWARE PURCHASES 101-5097-0000-660036 348483 11/07/2025 21.39 Vendor ACE21 - WESTLAKE ACE HARDWARE Total: 245.72
Item 9.2
City Council Meeting Agenda - Page 29 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 6 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: WEX01 - WEX BANK
WEX BANK 108075849 11/07/2025 GAS CARDS FOR THE PD IN O… 101-2001-0000-620062 348484 11/07/2025 380.94 Vendor WEX01 - WEX BANK Total: 380.94
Grand Total: 161,176.83
Item 9.2
City Council Meeting Agenda - Page 30 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 7 of 9
Report Summary
Fund Summary
Fund Payment Amount
101 - GENERAL FUND 80,781.46
103 - MEASURE K FUND 18,496.73
201 - WASTE MANAGEMENT/RECYCLING FUND 398.25
221 - UNIFIED LIGHTING DISTRICT FUND 21,305.66
225 - LOW/MODERATE INCOME HOUSING-SUCCESSOR … 180.00
226 - COMMERCIAL LANDSCAPE & LIGHTING - DISTRICT … 19,050.37 227 - LANDSCAPE AND LIGHTING-ASSESSMENT DISTRICT… 270.44 241 - SUPPLEMENTAL LAW ENFORCEMENT SERVICES FU… 16,685.70 306 - MEASURE J FUND 2,684.28
401 - CITY HALL/PUBLIC SERVICE CENTER TECHNOLOGY … 466.50 402 - PD TECHNOLOGY FUND 377.44
801 - TRANSPAC FUND 480.00
Grand Total: 161,176.83
Account Summary
Account Number Account Name Payment Amount
101-0000-0000-430030 BUILDING PERMITS 907.06
101-1001-0000-640021 EDUC/CONF/O/N 369.26
101-1005-0000-620121 MEMBERSHIP 1,200.00
101-1008-0000-630044 ELECTION SVCS 525.00
101-1012-0000-640021 EDUC/CONF/O/N 823.88
101-1012-0000-650035 MAINT/HARDWARE 300.00
101-1012-0000-670020 UTIL/TELEPHONE 133.75
101-1014-0000-620034 EMPL RECOG/AWDS 83.25
101-1014-0000-630040 CONTRACTUAL SVC 9,867.00
101-1014-0000-660016 SUPPLIES/OFFICE 149.49
101-1016-0000-660016 SUPPLIES/OFFICE 36.02
101-1016-0000-670015 UTIL/GAS-ELECTR 30.55
101-1016-0000-670025 UTIL/WATER 1,548.38
101-1019-0000-612210 SICK LEAVE CONVERSIO… 1,367.90
101-1019-0000-620030 CREDIT CARD/MERCHA… 48.40
101-2001-0000-611050 SALARY-PART TIME TEM… 1,987.92
101-2001-0000-612270 UNIFORM ALLOWANCE/… 94.34
101-2001-0000-612290 UNIFORM/PD OTHER AC… 2,507.41
101-2001-0000-620062 AUTO/GASOLINE 380.94
101-2001-0000-620122 PUBLICATIONS/SUBSCRI… 10,460.00
101-2001-0000-630033 P.D. OTHER SVCS 10,519.35
101-2001-0000-630040 CONTRACTUAL SVC 689.52
101-2001-0000-640011 POST TRAING SVC 1,062.00
101-2001-0000-660016 SUPPLIES/OFFICE 532.01
Item 9.2
City Council Meeting Agenda - Page 31 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 8 of 9
Account Summary
Account Number Account Name Payment Amount
101-220010 COST RECOVERY ACCT P… 13,212.55
101-220013 REFUNDABLE DEPOSITS … 321.31
101-4001-0000-700015 PROMOS/CONTRIBUTIO… 7,303.36
101-4002-0000-620114 PHOTO/PRINTING 1,194.75
101-4004-0000-630018 MISC OUTSD SVCS 975.00
101-4013-0000-660016 SUPPLIES/OFFICE 424.02
101-5097-0000-620065 AUTO/PRTS/TIRES 465.84
101-5097-0000-630048 AUTO/OUTSD SVCS 742.27
101-5097-0000-640022 EDUC/MTGS/LOCAL 56.00
101-5097-0000-650016 MAINT/PD BLDG 36.03
101-5097-0000-650017 MAINT/CH BLDG 527.31
101-5097-0000-660029 SUPPLIES/GRAFITTI RE… 80.04
101-5097-0000-660030 SUPPLIES/SIGN MATERI… 639.82
101-5097-0000-660036 SUPPLIES/LAND MATERI… 29.23
101-5097-0000-660038 SUPPLIES/SAFETY 58.94
101-5097-0000-670015 UTIL/GAS-ELECTR 3,029.37
101-5097-0000-670025 UTIL/WATER 6,062.19
103-1010-0000-630015 AUDITING SVCS 10,800.00
103-5105-0000-670015 UTIL/GAS-ELECTR 6,444.15
103-5105-0000-670025 UTIL/WATER 1,252.58
201-4009-0000-620114 PHOTO/PRINTING 398.25
221-1020-0000-670015 UTIL/GAS-ELECTR 21,305.66
225-4027-0000-630013 OUTSIDE COUNSEL/LITI… 180.00
226-4019-0000-670015 UTIL/GAS-ELECTR 4,887.07
226-4019-0000-670025 UTIL/WATER 9,613.92
226-4020-0000-670015 UTIL/GAS-ELECTR 416.14
226-4021-0000-670015 UTIL/GAS-ELECTR 646.01
226-4021-0000-670025 UTIL/WATER 263.78
226-4021-0000-670035 UTIL/OTHER 53.98
226-4022-0000-670015 UTIL/GAS-ELECTR 47.62
226-4023-0000-670015 UTIL/GAS-ELECTR 295.58
226-4023-0000-670025 UTIL/WATER 147.80
226-4024-0000-670015 UTIL/GAS-ELECTR 2,678.47
227-4025-0000-670015 UTIL/GAS-ELECTR 270.44
241-2005-0000-660014 SUPPLIES/OPERATING 16,685.70
306-5107-0000-670015 UTIL/GAS-ELECTR 2,684.28
401-1012-0000-660024 SUPPLIES/NON CAPITALI… 466.50
402-2001-0000-660024 SUPPLIES/NON CAPITALI… 377.44
801-6002-0000-630040 CONTRACTUAL SVC 480.00
Grand Total: 161,176.83
Item 9.2
City Council Meeting Agenda - Page 32 of 724 - Monday, November 17, 2025 Expense Approval Report Payment Dates: 11/7/2025 - 11/7/2025 11/7/2025 8:55:01 AM Page 9 of 9
Project Account Summary
Project Account Key Payment Amount
**None** 161,176.83
Grand Total: 161,176.83
2025-11-07
Item 9.2
City Council Meeting Agenda - Page 33 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT ORDINANCE NO. TO REPEAL IN ITS ENTIRETY CHAPTER

14.60 (VOLUNTARY RESIDENTIAL WEATHERIZATION
DISCLOSURE), SECTIONS 14.60.010 THROUGH 14.60.070

SYNOPSIS
Chapter 14.60 of the Pleasant Hill Municipal Code, "Voluntary Residential Weatherization Disclosure," was adopted in 1984 to encourage energy conservation in existing homes. At the time of its enactment, the ordinance served as a tool to promote awareness of energy efficiency by providing a mechanism for homeowners to disclose the status of basic weatherization measures (such as attic insulation, weather-stripping, and water heater blankets) to potential buyers at the point of sale.

The intent of this ordinance was an attempt to educate and create awareness of energy use and potential saving upgrades in the City’s housing stock during a period when most people did not think about energy savings and state energy regulations were less comprehensive than they are today.

DISCUSSION
Background
Chapter 14.60 of the Pleasant Hill Municipal Code, "Voluntary Residential Weatherization Disclosure," was adopted in 1984 to encourage energy conservation in existing homes.

Over the past several decades, the State of California has developed one of the most robust sets of building energy efficiency standards in the world, known as the California Building Standards Code, Title 24, Part 6 (the California Energy Code). The Energy Code is updated every three years, with each cycle introducing more stringent mandatory requirements for energy performance in both new and existing buildings.

Analysis
The evolution and comprehensive nature of the California Energy Code have rendered the City’s local Voluntary Residential Weatherization Disclosure ordinance entirely redundant and obsolete.

Item 9.3
City Council Meeting Agenda - Page 34 of 724 - Monday, November 17, 2025 The state code now mandates energy efficiency measures that far exceed the scope of what our local ordinance was designed to encourage. Key areas where the California Energy Code has superseded Chapter 14.60 include:

Mandatory Requirements for Alterations: Any significant remodel, addition, or replacement of building components now triggers mandatory compliance with the current Energy Code. For example, when windows are replaced, they must be dual-pane, high-performance units. When an HVAC system is replaced, it must meet modern efficiency standards, and duct systems must be tested and sealed.
 Comprehensive Compliance Documentation: The Energy Code requires detailed compliance forms (Certificates of Compliance, Installation, and Verification) for all permitted work. These documents serve as a far more technical and thorough "disclosure" of a home's energy features than the checklist envisioned by the local ordinance.  New Construction Standards: All new homes built in California are subject to extremely high energy performance standards, including mandatory high levels of insulation, highefficiency windows, advanced mechanical systems, and, since 2020, a mandatory solar photovoltaic system.

Given these comprehensive state mandates, the original purpose of Chapter 14.60 is no longer relevant. Continuing to maintain this ordinance in the Municipal Code creates potential confusion for residents, real estate professionals, and City staff, as it references an outdated approach to energy conservation that has been fully replaced by state law. In summary, repealing this chapter streamlines our Municipal Code, removes unnecessary and obsolete regulation, and aligns the City's ordinances with current state law and practices.

FISCAL IMPACT
There is no fiscal impact associated with repealing this ordinance. The action may result in minor staff efficiencies by eliminating any time spent answering inquiries about an obsolete code chapter.

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. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Adopt Ordinance
Item 9.3
City Council Meeting Agenda - Page 35 of 724 - Monday, November 17, 2025

ALTERNATIVES TO RECOMMENDED ACTION
Do not adopt the proposed repeal of the Ordinance and provide further direction to staff.

ATTACHMENT(S)
Proposed Ordinance – Repeal of PHMC Chapter 14.60
Prepared by: Geoff Simmons, Chief Building Official
Approved by: Ethan Bindernagel, City Manager
Item 9.3
City Council Meeting Agenda - Page 36 of 724 - Monday, November 17, 2025 ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL REPEALING IN ITS ENTIRETY CHAPTER 14.60 VOLUNTARY RESIDENTIAL

WEATHERIZATION DISCLOSURE

THE CITY COUNCIL OF THE CITY OF PLEASANT HILL DOES ORDAIN AS FOLLOWS:

SECTION 1. Pleasant Hill Municipal Code Section 14.60, Voluntary Residential Weatherization Disclosure, is hereby repealed in its entirety.

SECTION 2. Effective Date and Posting. This Ordinance shall be effective thirty (30) days after the date of its passage and adoption. Copies of this Ordinance shall, within fifteen days after its passage and adoption, be posted in three public places in the City of Pleasant Hill, to wit: 1.

Bulletin Board, City Hall Offices; 2. Bulletin Board, Pleasant Hill Police Department; and 3.

Bulletin Board, Senior Center.

The foregoing Ordinance was introduced at the regular meeting of the City Council of the City of Pleasant Hill on the 6th day of October, 2025, and duly adopted at a regular meeting of the City Council on the 17th day of November, 2025, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
SUE NOACK, Mayor
ATTEST:
_____________________________
Lyone Conner, City Clerk
Item 9.3
City Council Meeting Agenda - Page 37 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: Adopt a Resolution Authorizing the City Manager to Enter into Subordination Agreements with Bridge Housing and Two Senior Lenders for the Grayson Creek Apartments at 100 Chilpancingo Parkway

SYNOPSIS
Bridge Housing has requested the City of Pleasant Hill enter into two separate replacement subordination agreements for existing loans for the Affordable Housing project - Grayson Creek Apartments at 100 Chilpancingo Parkway. The subordination agreements would restate the City’s subordinate loan position for the Grayson Creek Apartments. Bridge Housing is refinancing the project to complete various on-site improvements and upgrades including repairs for building balconies, outdoor courtyard, and other interior modifications, including new appliances. The project is not requesting any additional funds from the City, thus, Staff recommends that the City Council adopt the proposed resolution authorizing the City Manager to execute the replacement agreement.

DISCUSSION
Background
The Grayson Creek Apartments was completed in 2002. Prior to development of the project, the former Pleasant Hill Redevelopment Agency agreed to provide a loan to help facilitate the project. The original loan from 1998 was $4,500,000 with a maturity date of 55 years. At that time, the City was also subordinate to the primary loan for the project.

The agreement was amended in 2001 when it was split into a grant and loan. The loan was in the amount of $1,005,000, and is repayable out of residual receipts (i.e., net proceeds) from the affordable housing project, with a maturity date of 55 years after recordation of the Certificate of Completion for the project (2057). The Grant was in the amount of $6,815,000, and the Developer executed a note stating that the Grant would only have to be repaid in the event of a default under the Grant and Loan Agreement. As part of this agreement, the City continued to agree to subordinate its loan and regulatory agreement to a permanent loan from CalHFA in the original principal amount of $5.7 million, and a second loan from HCD in the original Item 9.4
City Council Meeting Agenda - Page 38 of 724 - Monday, November 17, 2025 principal amount of $4,074,510. The Developer has been paying down the CalHFA loan consistently for several years, and it currently has a remaining balance of approximately $2,570,463. The HCD loan is paid out of residual receipts, and as a result very little principal has been paid down, and the loan has been accruing interest. The current outstanding principal and interest on the HCD loan is $5,774,215.40.

Analysis
Bridge Housing is now seeking to refinance the CalHFA loan, mainly so they can take out additional loan funds to make repairs to the project and fund a reserve fund for future repairs.

The estimated cost of repairs is $747,609; the reserve is $600,000 and there are $365,010.80 in additional costs built into the loan. The new loan amount (with the outstanding balance combined with the money being taken out) is $4,500,000. As part of the newly refinanced loan, they are asking that the City agree to subordinate its loan to the new loan made by Berkadia Commercial Mortgage LLC.

The City’s $1,005,000 loan (and the grant) are subordinate to the existing CalHFA loan, and the original loan document specifically authorized the City to subordinate to the CalHFA loan.

Because Bridge Housing is taking out additional money to fund improvements, they are asking the City to subordinate to a loan amount that is higher than the current outstanding principal (though it is still lower than the original loan amount).

As part of this transaction, HCD is preparing new loan documents to commemorate its existing loan. HCD is also requesting that the City subordinate to these new loan documents; however, this simply preserves the status quo, in that the City is currently subordinate to HCD’s loan, and the outstanding loan amount is not changing.

Staff has reviewed the requests, with assistance from legal counsel, and believes that the improvements proposed are appropriate to continue to provide necessary accommodations for the affordable housing project. These types of projects do not generate a lot of cash flow, so it can be difficult to make needed repairs without refinancing. By refinancing, Bridge Housing is actually reducing its annual debt service and will have money to maintain the condition of the project.

The new primary loan has a 15-year term, with a balloon payment at the end of the period. At some point over the next 15 years, it is expected that Bridge Housing will need to refinance again, or re-syndicate its tax credits to bring more equity into the project. These types of projects generally refinance or re-syndicate regularly to bring more money into the project and keep the units in good condition. The City has not had any prior issues with Bridge Housing and its loan Item 9.4
City Council Meeting Agenda - Page 39 of 724 - Monday, November 17, 2025 standing; accordingly, given Bridge Housing's extensive portfolio of affordable housing projects, Staff believes there is minimal risk of entering into the subordination agreement for the new primary loan. Similarly, Staff recommends that the City agree to subordinate to the new HCD loan documents, since this simply preserves the priority order between the City and HCD and does not change any of the current loan terms.

FISCAL IMPACT
None, no additional funds are required as part of this request.

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. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Adopt the attached resolution authorizing the City Manager to execute subordination agreements with Bridge Housing and two Senior Lenders for the Grayson Creek Affordable Housing Apartments at 100 Chilpancingo Parkway.

ALTERNATIVES TO RECOMMENDED ACTION
Do not adopt the Resolution and provide direction to staff.

ATTACHMENT(S)
Attachment A: Proposed Resolution
Attachment B: Proposed Berkadia Subordination Agreement Attachment C: Proposed HCD Subordination Agreement
Attachment D: Grayson Creek Apartments List of Improvements Attachment E: Amended and Restated Loan and Grant Agreement Grayson Creek Apartments (2001)
Prepared by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager
Item 9.4
City Council Meeting Agenda - Page 40 of 724 - Monday, November 17, 2025 RESOLUTION NO. -25

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL

AUTHORIZING THE CITY MANAGER TO ENTER INTO SUBORDINATION

AGREEMENTS WITH BRIDGE HOUSING AND TWO SENIOR LENDERS FOR THE GRAYSON CREEK APARTMENTS AT 100 CHILPANCINGO PARKWAY
WHEREAS, the former City of Pleasant Hill Redevelopment Agency provided a $4,500,000 dollar loan to assist the affordable housing project, Grayson Creek Apartments at 100 Chilpancingo Parkway and agreed to subordinate to the primary project loan; and WHEREAS, in 2001, the former City of Pleasant Hill Redevelopment Agency agreed to an amendment that split the original loan into a $1,005,000 loan and a $6,815,000 grant and continued to subordinate to project loans from the California Housing Finance Agency (“CalHFA”) and California Department of Housing and Community Development (“HCD”); and WHEREAS, Bridge Housing has requested the City enter into a new subordination agreement with Berkadia Commercial Mortgage LLC due to a refinancing of the CalHFA loan, such that the City’s original subordinate financial position does not change, only to note that the City is subordinate to the new primary loan, which will replace the existing CalHFA loan; and WHEREAS, HCD is preparing new loan documents to commemorate its existing loan, and Bridge Housing has further requested that the City enter into a new subordination agreement among the City, Bridge Grayson Creek Associates, and HCD to affirm the City’s position as subordinate to the HCD loan; and
WHEREAS, the purpose of the refinancing of the existing loan is to make improvements and maintenance repairs to the apartment complex.

NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Pleasant Hill that the City Manager is authorized to execute a subordination agreement between the City and Berkadia Commercial Mortgage LLC in substantially the form attached hereto as Exhibit A, and is further authorized to execute a second subordination agreement by and among the City, Bridge Grayson Creek Associates, and HCD in substantially the form attached hereto as Exhibit B, both for the Grayson Creek Apartments at 100 Chilpancingo Parkway.

Item 9.4
City Council Meeting Agenda - Page 41 of 724 - Monday, November 17, 2025 ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on this 17th day of November, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________________
SUE NOACK, Mayor
ATTEST:
_____________________________
LYONE P. CONNER, City Clerk
Item 9.4
City Council Meeting Agenda - Page 42 of 724 - Monday, November 17, 2025 Prepared by, and after recording
return to:

Lanre A. Popoola, Esquire
Troutman Pepper Locke LLP
P.O. Box 1122
Richmond, VA 23218

SUBORDINATION AGREEMENT

GOVERNMENTAL ENTITY
(Revised 2-25-2025)
Item 9.4
City Council Meeting Agenda - Page 43 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 1
Freddie Mac Loan Number: 510842429
Property Name: Grayson Creek Apartments _

SUBORDINATION AGREEMENT

GOVERNMENTAL ENTITY
(Revised 2-25-2025)
THIS SUBORDINATION AGREEMENT (“Agreement”) is entered into this ___ day of ____________________, 2025, by and between (i) BERKADIA COMMERCIAL MORTGAGE LLC, a limited liability company organized and existing under the laws of the State of Delaware (“Senior Lender”) and (ii) CITY OF PLEASANT HILL, as housing successor to the Pleasant Hill Redevelopment Agency (“Subordinate Lender”).

RECITALS
A. BRIDGE GRAYSON CREEK ASSOCIATES, a limited partnership organized under the laws of the State of California (“Borrower”) is the owner of certain land located in Contra Costa County, California, described in Exhibit A (“Land”). The Land is improved with a multifamily rental housing project (“Improvements”).

B. Senior Lender has made or is making a loan to Borrower in the original principal amount of $[4,500,000].00 (“Senior Loan”) upon the terms and conditions of a Multifamily Loan and Security Agreement dated as of __________, 2025 between Senior Lender and Borrower (“Senior Loan Agreement”) in connection with the Mortgaged Property. The Senior Loan is secured by a Multifamily Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing dated as of the date of the Senior Loan Agreement (“Senior Mortgage”) encumbering the Land, the Improvements and related personal and other property described and defined in the Senior Mortgage as the “Mortgaged Property.”
C. Pursuant to an Amended and Restated Loan and Grant Agreement dated as of September 14, 2001 between Subordinate Lender and Borrower (“Subordinate Loan Agreement”), Subordinate Lender has made or is making (i) a loan to Borrower in the original principal amount of $1,005,000 (“Subordinate Loan”) and a grant to the Borrower in the original principal amount of $6,815,000 (“Subordinate Grant”). Each of the Subordinate Loan and the Subordinate Grant is or will be secured by an Amended and Restated Construction ad Permanent Deed of Trust, Assignment of Rents, andSecurity Agreement dated as of September 14, 2001 (“Subordinate Mortgage”) encumbering all or a portion of the Mortgaged Property.

Item 9.4
City Council Meeting Agenda - Page 44 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 2
D. The Senior Mortgage will be]recorded in the land records of Contra Costa County, California (“Recording Office”). The Subordinate Mortgage is recorded in the Recording Office at Document No. 2001-0315912-00.

E. The execution and delivery of this Agreement is a condition of Senior Lender’s making of the Senior Loan.

AGREEMENT
NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows:

1. Definitions. The following terms, when used in this Agreement (including, as appropriate, when used in the above recitals), will have the following meanings:

The terms “Condemnation,” “Imposition Reserve Deposits,” “Impositions,” “Leases,” “Rents” and “Restoration,” as well as any term used in this Agreement and not otherwise defined in this Agreement, will have the meanings given to those terms in the Senior Loan Agreement.
“Bankruptcy Proceeding” means any bankruptcy, reorganization, insolvency, composition, restructuring, dissolution, liquidation, receivership, assignment for the benefit of creditors, or custodianship action or proceeding under any federal or state law with respect to Borrower, any guarantor of any of the Senior Indebtedness, any of their respective properties, or any of their respective partners, members, officers, directors, or shareholders.
“Borrower” means all persons or entities identified as “Borrower” in the first Recital of this Agreement, together with their successors and assigns, and any other person or entity who acquires title to the Mortgaged Property after the date of this Agreement; provided that the term “Borrower” will not include Senior Lender if Senior Lender acquires title to the Mortgaged Property.
“Casualty” means the occurrence of damage to or loss of all or any portion of the Mortgaged Property by fire or other casualty.
“Enforcement Action” means any of the following actions taken by or at the direction of Subordinate Lender: the acceleration of all or any part of the Subordinate Indebtedness, the advertising of or commencement of any foreclosure or trustee’s sale proceedings, the exercise of any power of sale, the acceptance of a deed or assignment in lieu of foreclosure or sale, the collecting of Rents, the obtaining of or seeking of the appointment of a receiver, the seeking of default interest, the taking of possession or control of any of the Mortgaged Property, the commencement of any suit or other legal, administrative, or arbitration proceeding based upon the Subordinate Note or any other of the Subordinate Loan Documents, the exercising of any banker’s lien or rights of set-off or recoupment, or the exercise of any other remedial action against Borrower, any other party liable for Item 9.4
City Council Meeting Agenda - Page 45 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 3
any of the Subordinate Indebtedness or obligated under any of the Subordinate Loan Documents, or the Mortgaged Property.
“Enforcement Action Notice” means a Notice given from Subordinate Lender to Senior Lender following one or more Subordinate Mortgage Default(s) and the expiration of any applicable notice or cure periods, setting forth in reasonable detail the Subordinate Mortgage Default(s) and the Enforcement Actions proposed to be taken by Subordinate Lender.
“Grant Note” means the promissory note or other evidence of the Subordinate Indebtedness, except for the Subordinate Loan and any replacement of the Grant Note. “Lien” means any lien, encumbrance, estate or other interest, recorded against or secured by the Mortgaged Property.
“Loss Proceeds” means all monies received or to be received under any insurance policy, from any condemning authority, or from any other source, as a result of any Condemnation or Casualty.
“Notice” means all notices, requests, demands, consents, approvals or other communication pursuant to this Agreement provided in accordance with the provisions of Section 10.
“Regulatory Agreement” means, collectively, (i) the Regulatory Agreement between Borrower and Subordinate Lender dated as of July 29, 1998 and recorded in the Recording Office as Document No. 98-0181887-00 and (ii) First Amendment to Regulatory Agreement dated as of September 14, 2001 and recorded in the Recording Office as Document No. 2001-0315913-00.
“Senior Indebtedness” means the “Indebtedness” as defined in the Senior Loan Agreement.
“Senior Lender” means the “Lender” as defined in the Senior Mortgage. When any other person or entity becomes the legal holder of the Senior Note, such other person or entity will automatically become Senior Lender.
“Senior Loan Documents” means the “Loan Documents” as defined in the Senior Loan Agreement, as such documents may be amended.
“Senior Mortgage Default” means any act, failure to act, event, condition, or occurrence which constitutes, or which with the giving of Notice or the passage of time, or both, would constitute, an “Event of Default” as defined in the Senior Loan Agreement. “Senior Note” means the promissory note or other evidence of the Senior Indebtedness and any replacement of the Senior Note.

Item 9.4
City Council Meeting Agenda - Page 46 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 4
“Subordinate Indebtedness” means all sums evidenced or secured or guaranteed by, or otherwise due and payable to Subordinate Lender pursuant to, the Subordinate Loan Documents.
“Subordinate Lender” means the person or entity named as such in the first paragraph of this Agreement and any other person or entity who becomes the legal holder of the Subordinate Note after the date of this Agreement.
“Subordinate Loan Documents” means the Subordinate Mortgage, the Subordinate Note, the Grant Note, the Subordinate Loan Agreement, the Regulatory Agreement and all other documents at any time evidencing, securing, guaranteeing, or otherwise delivered in connection with the Subordinate Indebtedness, as such documents may be amended.
“Subordinate Mortgage Default” means any act, failure to act, event, condition, or occurrence which allows (but for any contrary provision of this Agreement), Subordinate Lender to take an Enforcement Action.
“Subordinate Note” means the promissory note or other evidence of the Subordinate Indebtedness, except for the Subordinate Grant and any replacement of the Subordinate Note.
“Surplus Cash” means, with respect to any period, any revenues of Borrower remaining after paying, or setting aside funds for paying, all the following:
(a) All sums due or currently required to be paid under the Senior Loan Documents, including any reserves and Imposition Reserve Deposits. (b) All reasonable operating expenses of the Mortgaged Property, including real estate taxes, insurance premiums, utilities, building maintenance, painting and repairs, management fees, payroll, administrative expenses, legal expenses and audit expenses (excluding any developer fees payable with respect to the Mortgaged Property).

2. Subordinate Lender’s Representations and Warranties. (a) Subordinate Lender represents and warrants that each of the following is true as of the date of this Agreement:
(i) Subordinate Lender is now the owner and holder of the Subordinate Loan Documents.
(ii) No Subordinate Mortgage Default has occurred and is continuing. (iii) The current unpaid principal balance of the Subordinate Indebtedness is $________.

Item 9.4
City Council Meeting Agenda - Page 47 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 5
(iv) No scheduled payments under the Subordinate Note have been prepaid. (b) Without the prior written consent of Senior Lender, Subordinate Lender will not do any of the following:
(i) Pledge, assign, transfer, convey, or sell any interest in the Subordinate Indebtedness or any of the Subordinate Loan Documents.
(ii) Take any action which has the effect of increasing the Subordinate Indebtedness, except to cure a Senior Mortgage Default as contemplated under Section 5(a) of this Agreement.
(iii) Accept any prepayment of the Subordinate Indebtedness.

3. Terms of Subordination.
(a) Agreement to Subordinate. The Subordinate Indebtedness is and will at all times continue to be subject and subordinate in right of payment to the prior payment in full of the Senior Indebtedness. Each of the Subordinate Loan Documents is, and will at all times remain, subject and subordinate in all respects to the liens, terms, covenants, conditions, operations, and effects of each of the Senior Loan Documents.
(b) Subordination of Subrogation Rights. If Subordinate Lender, by indemnification, subrogation or otherwise, acquires any Lien on any of the Mortgaged Property, then that Lien will be fully subject and subordinate to the receipt by Senior Lender of payment in full of the Senior Indebtedness, and to the Senior Loan Documents, to the same extent as the Subordinate Indebtedness and the Subordinate Loan Documents are subordinate pursuant to this Agreement. (c) Payments Before Senior Mortgage Default; Soft Subordinate Debt. Until the occurrence of a Senior Mortgage Default, Subordinate Lender will be entitled to retain for its own account all payments of the principal of and interest on the Subordinate Indebtedness pursuant to the Subordinate Loan Documents; provided that Subordinate Lender expressly agrees that it will not accept any such payment that is made more than 10 days in advance of its due date and provided further that Subordinate Lender will not accept any payment in an amount that exceeds 75% of then available Surplus Cash.
(d) Payments After Senior Mortgage Default or Bankruptcy. (i) Immediately upon Subordinate Lender’s receipt of Notice or actual knowledge of a Senior Mortgage Default, Subordinate Lender will not accept any payments of the Subordinate Indebtedness, and the provisions of this Section 3(d) will apply.

Item 9.4
City Council Meeting Agenda - Page 48 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 6
(ii) If Subordinate Lender receives any of the following, whether voluntarily or by action of law, after a Senior Mortgage Default of which Subordinate Lender has actual knowledge (or is deemed to have actual knowledge as provided in Section 4(c)) or has been given Notice, such will be received and held in trust for Senior Lender:
(A) Any payment, property, or asset of any kind or in any form in connection with the Subordinate Indebtedness.
(B) Any proceeds from any Enforcement Action.
(C) Any payment, property, or asset in or in connection with any Bankruptcy Proceeding.
(iii) Subordinate Lender will promptly remit, in kind and properly endorsed as necessary, all such payments, properties, and assets described in Section 3(d)(ii) to Senior Lender. Senior Lender will apply any payment, asset, or property so received from Subordinate Lender to the Senior Indebtedness in such order, amount (with respect to any asset or property other than immediately available funds), and manner as Senior Lender determines in its sole and absolute discretion.
(e) Bankruptcy. Without the prior written consent of Senior Lender, Subordinate Lender will not commence, or join with any other creditor in commencing, any Bankruptcy Proceeding. In the event of a Bankruptcy Proceeding, Subordinate Lender will not vote affirmatively in favor of any plan of reorganization or liquidation unless Senior Lender has also voted affirmatively in favor of such plan.

4. Default Under Subordinate Loan Documents.
(a) Notice of Subordinate Mortgage Default and Cure Rights. (i) Subordinate Lender will deliver to Senior Lender a copy of each Notice delivered by Subordinate Lender pursuant to the Subordinate Loan Documents within 5 Business Days of sending such Notice to Borrower.

Neither giving nor failing to give a Notice to Senior Lender pursuant to this Section 4(a) will affect the validity of any Notice given by Subordinate Lender to Borrower.
(ii) For a period of 90 days following delivery to Senior Lender of an Enforcement Action Notice, Senior Lender will have the right, but not the obligation, to cure any Subordinate Mortgage Default. However, if such Subordinate Mortgage Default is a non-monetary default and is not capable of being cured within such 90-day period and Senior Lender has Item 9.4
City Council Meeting Agenda - Page 49 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 7
commenced and is diligently pursuing such cure to completion, Senior Lender will have such additional period of time as may be required to cure such Subordinate Mortgage Default or until such time, if ever, as Senior Lender takes either of the following actions:
(A) Discontinues its pursuit of any cure.
(B) Delivers to Subordinate Lender Senior Lender’s written consent to the Enforcement Action described in the Enforcement Action Notice.
(iii) Senior Lender will not be subrogated to the rights of Subordinate Lender under the Subordinate Loan Documents as a result of Senior Lender having cured any Subordinate Mortgage Default.
(iv) Subordinate Lender acknowledges that all amounts advanced or expended by Senior Lender in accordance with the Senior Loan Documents or to cure a Subordinate Mortgage Default will be added to and become a part of the Senior Indebtedness and will be secured by the lien of the Senior Mortgage. (b) Subordinate Lender’s Exercise of Remedies After Notice to Senior Lender. (i) In the event of a Subordinate Mortgage Default, Subordinate Lender will not commence any Enforcement Action until 90 days after Subordinate Lender has delivered to Senior Lender an Enforcement Action Notice.

During such 90-day period or such longer period as provided in Section 4(a), Subordinate Lender will be entitled to seek specific performance to enforce covenants and agreements of Borrower relating to income, rent, or affordability restrictions contained in the Regulatory Agreement, subject to Senior Lender’s right to cure a Subordinate Mortgage Default set forth in Section 4(a).
(ii) Subordinate Lender may not commence any other Enforcement Action, including any foreclosure action under the Subordinate Loan Documents, until the earlier of:
(A) The expiration of such 90-day period or such longer period as provided in Section 4(a).
(B) The delivery by Senior Lender to Subordinate Lender of Senior Lender’s written consent to such Enforcement Action by
Subordinate Lender.
(iii) Subordinate Lender acknowledges that Senior Lender may grant or refuse consent to Subordinate Lender’s Enforcement Action prior to the expiration of such 90-day period in Senior Lender’s sole and absolute Item 9.4
City Council Meeting Agenda - Page 50 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 8
discretion. At the expiration of such 90-day period or such longer period as provided in Section 4(a) and, subject to Senior Lender’s right to cure set forth in Section 4(a), Subordinate Lender may commence any Enforcement Action.
(iv) Senior Lender may pursue all rights and remedies available to it under the Senior Loan Documents, at law, or in equity, regardless of any Enforcement Action Notice or Enforcement Action by Subordinate Lender. No action or failure to act on the part of Senior Lender in the event of a Subordinate Mortgage Default or commencement of an Enforcement Action will constitute a waiver on the part of Senior Lender of any provision of the Senior Loan Documents or this Agreement. (c) Cross Default. Subordinate Lender acknowledges that a Subordinate Mortgage Default constitutes a Senior Mortgage Default. Accordingly, upon the occurrence of a Subordinate Mortgage Default, Subordinate Lender will be deemed to have actual knowledge of a Senior Mortgage Default. If Subordinate Lender notifies Senior Lender in writing that any Subordinate Mortgage Default of which Senior Lender has received Notice has been cured or waived, as determined by Subordinate Lender in its sole discretion, then provided that Senior Lender has not conducted a sale of the Mortgaged Property pursuant to its rights under the Senior Loan Documents, any Senior Mortgage Default under the Senior Loan Documents arising solely from such Subordinate Mortgage Default will be deemed cured, and the Senior Loan will be reinstated.

5. Default Under Senior Loan Documents.
(a) Notice of Senior Mortgage Default and Cure Rights.
(i) Senior Lender will deliver to Subordinate Lender a copy of any Notice sent by Senior Lender to Borrower of a Senior Mortgage Default within 5 Business Days of sending such Notice to Borrower. Failure of Senior Lender to send Notice to Subordinate Lender will not prevent the exercise of Senior Lender’s rights and remedies under the Senior Loan Documents. (ii) Subordinate Lender will have the right, but not the obligation, to cure any monetary Senior Mortgage Default within 30 days following the date of such Notice. During such 30-day period Senior Lender will be entitled to continue to pursue its remedies under the Senior Loan Documents. (iii) Subordinate Lender may, within 90 days after the date of the Notice, cure a non-monetary Senior Mortgage Default if during such 90-day period, Subordinate Lender keeps current all payments required under the Senior Loan Documents. If such a non-monetary Senior Mortgage Default creates an unacceptable level of risk relative to the Mortgaged Property, or Senior Lender’s secured position relative to the Mortgaged Property, as determined Item 9.4
City Council Meeting Agenda - Page 51 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 9
by Senior Lender in its sole discretion, then during such 90-day period Senior Lender may exercise all available rights and remedies to protect and preserve the Mortgaged Property and the Rents, revenues and other proceeds from the Mortgaged Property.
(iv) All amounts paid by Subordinate Lender to Senior Lender to cure a Senior Mortgage Default will be deemed to have been advanced by Subordinate Lender pursuant to, and will be secured by the lien of, the Subordinate Mortgage. Notwithstanding anything in this Section 5(a) to the contrary, Subordinate Lender’s right to cure any Senior Mortgage Default will terminate immediately upon the occurrence of any Bankruptcy Proceeding. (b) Release of Mortgaged Property.
(i) Subordinate Lender consents to and authorizes any future release by Senior Lender of all or any portion of the Mortgaged Property from the lien, operation, and effect of the Senior Loan Documents. Subordinate Lender waives to the fullest extent permitted by law, all equitable or other rights it may have in connection with the release of all or any portion of the Mortgaged Property, including any right to require Senior Lender to do any of the following:
(A) To conduct a separate sale of any portion of the Mortgaged Property.
(B) To exhaust its remedies against all or any portion of the Mortgaged Property or any combination of portions of the Mortgaged Property or any other collateral for the Senior Indebtedness.
(C) To proceed against Borrower, any other party that may be liable for any of the Senior Indebtedness (including any general partner of Borrower if Borrower is a partnership), all or any portion of the Mortgaged Property or combination of portions of the Mortgaged Property or any other collateral, before proceeding against all or such portions or combination of portions of the Mortgaged Property as Senior Lender determines. Subordinate Lender waives to the fullest extent permitted by law any and all benefits under California Civil Code Sections 2845, 2849 and 2850.
(ii) Subordinate Lender consents to and authorizes, at the option of Senior Lender, the sale, either separately or together, of all or any portion of the Mortgaged Property. Subordinate Lender acknowledges that without Notice to Subordinate Lender and without affecting any of the provisions of this Agreement, Senior Lender may do any of the following:

Item 9.4
City Council Meeting Agenda - Page 52 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 10
(A) Extend the time for or waive any payment or performance under the Senior Loan Documents.
(B) Modify or amend in any respect any provision of the Senior Loan Documents.
(C) Modify, exchange, surrender, release, and otherwise deal with any additional collateral for the Senior Indebtedness.
(c) Termination Upon Foreclosure. The lien of the Subordinate Loan Documents will automatically terminate upon the acquisition by Senior Lender or by a third-party purchaser of title to the Mortgaged Property pursuant to a foreclosure of, deed in lieu of foreclosure, or trustee’s sale or other exercise of a power of sale or similar disposition under the Senior Mortgage.

6. Conflicts. If there is any conflict or inconsistency between the terms of the Subordinate Loan Documents and the terms of this Agreement, then the terms of this Agreement will control. Borrower acknowledges that the terms and provisions of this Agreement will not, and will not be deemed to do any of the following:
(a) Extend Borrower’s time to cure any Senior Mortgage Default or Subordinate Mortgage Default.
(b) Give Borrower the right to receive notice of any Senior Mortgage Default or Subordinate Mortgage Default, other than that, if any, provided, respectively under the Senior Loan Documents or the Subordinate Loan Documents. (c) Create any other right or benefit for Borrower as against Senior Lender or Subordinate Lender.

7. Rights and Obligations of Subordinate Lender Under the Subordinate Loan Documents and of Senior Lender under the Senior Loan Documents. (a) Insurance.
(i) All requirements pertaining to insurance under the Subordinate Loan Documents (including requirements relating to amounts and types of coverages, deductibles and special endorsements) will be deemed satisfied if Borrower complies with the insurance requirements under the Senior Loan Documents and of Senior Lender.
(ii) All original policies of insurance required pursuant to the Senior Loan Documents will be held by Senior Lender.
(iii) Nothing in this Section 7(a) will preclude Subordinate Lender from requiring that it be named as a mortgagee and loss payee, as its interest Item 9.4
City Council Meeting Agenda - Page 53 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 11
may appear, under all policies of property damage insurance maintained by Borrower with respect to the Mortgaged Property, provided such action does not affect the priority of payment of Loss Proceeds, or that Subordinate Lender be named as an additional insured under all policies of liability insurance maintained by Borrower with respect to the Mortgaged Property.
(b) Condemnation or Casualty.

In the event of a Condemnation or a Casualty, the following provisions will apply:
(i) The rights of Subordinate Lender (under the Subordinate Loan Documents or otherwise) to participate in any proceeding or action relating to a Condemnation or a Casualty, or to participate or join in any settlement of, or to adjust, any claims resulting from a Condemnation or a Casualty, will be and remain subordinate in all respects to Senior Lender’s rights under the Senior Loan Documents, and Subordinate Lender will be bound by any settlement or adjustment of a claim resulting from a Condemnation or a Casualty made by Senior Lender.
(ii) All Loss Proceeds will be applied either to payment of the costs and expenses of Restoration or to payment on account of the Senior Indebtedness, as and in the manner determined by Senior Lender in its sole discretion; provided however, Senior Lender agrees to consult with Subordinate Lender in determining the application of Casualty proceeds.

In the event of any disagreement between Senior Lender and Subordinate Lender over the application of Casualty proceeds, the decision of Senior Lender, in its sole discretion, will prevail.
(iii) If Senior Lender holds Loss Proceeds, or monitors the disbursement of Loss Proceeds, Subordinate Lender will not do so. Nothing contained in this Agreement will be deemed to require Senior Lender to act for or on behalf of Subordinate Lender in connection with any Restoration or to hold or monitor any Loss Proceeds in trust for or otherwise on behalf of Subordinate Lender, and all or any Loss Proceeds may be commingled with any funds of Senior Lender.
(iv) If Senior Lender elects to apply Loss Proceeds to payment on account of the Senior Indebtedness, and if the application of such Loss Proceeds results in the payment in full of the entire Senior Indebtedness, any remaining Loss Proceeds held by Senior Lender will be paid to Subordinate Lender unless another party has asserted a claim to the remaining Loss Proceeds.
(c) Modification of Subordinate Loan Documents. Subordinate Lender agrees that, until the principal of, interest on and all other amounts payable under the Senior Item 9.4
City Council Meeting Agenda - Page 54 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 12
Loan Documents have been paid in full, it will not, without the prior written consent of Senior Lender, increase the amount of the Subordinate Loan, increase the required payments due under the Subordinate Loan, decrease the term of the Subordinate Loan, increase the interest rate on the Subordinate Loan, or otherwise amend the Subordinate Loan terms in a manner that creates an adverse effect upon Senior Lender under the Senior Loan Documents. If Subordinate Lender either (i) amends the Subordinate Loan Documents in the manner set forth above or (ii) assigns the Subordinate Loan without Senior Lender’s consent, then such amendment or assignment will be void ab initio and of no effect whatsoever.

Notwithstanding the foregoing, Subordinate Lender may modify the Subordinate Loan Documents to account for increases to the Subordinate Loan that result from advances made to cure defaults under the Senior Loan Documents. (d) Modification of Senior Loan Documents. Senior Lender may amend, waive, postpone, extend, renew, replace, reduce or otherwise modify any provisions of the Senior Loan Documents without the necessity of obtaining the consent of or providing Notice to Subordinate Lender, and without affecting any of the provisions of this Agreement. Notwithstanding the foregoing, Senior Lender may not modify any provision of the Senior Loan Documents that increases the Senior Indebtedness, except for increases in the Senior Indebtedness that result from advances made by Senior Lender to protect the security or lien priority of Senior Lender under the Senior Loan Documents or to cure defaults under the Subordinate Loan Documents.
(e) Commercial or Retail Leases. If requested, Subordinate Lender will enter into attornment and non-disturbance agreements with all tenants under commercial or retail Leases, if any, to whom Senior Lender has granted attornment and nondisturbance, on the same terms and conditions given by Senior Lender. (f) Consent Rights. Whenever the Subordinate Loan Documents give Subordinate Lender approval or consent rights with respect to any matter, and a right of approval or consent for the same or substantially the same matter is also granted to Senior Lender pursuant to the Senior Loan Documents or otherwise, Senior Lender’s approval or consent or failure to approve or consent will be binding on Subordinate Lender. None of the other provisions of Section 7 are intended to be in any way in limitation of the provisions of this Section 7(f). (g) Escrows. Except as provided in this Section 7(g), and regardless of any contrary provision in the Subordinate Loan Documents, Subordinate Lender will not collect any escrows for any cost or expense related to the Mortgaged Property or for any portion of the Subordinate Indebtedness. However, if Senior Lender is not collecting escrow payments for one or more Impositions, Subordinate Lender may collect escrow payments for such Impositions; provided that all payments so collected by Subordinate Lender will be held in trust by Subordinate Lender to be applied only to the payment of such Impositions.

Item 9.4
City Council Meeting Agenda - Page 55 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 13
(h) Certification. Within 10 days after request by Senior Lender, Subordinate Lender will furnish Senior Lender with a statement, duly acknowledged and certified setting forth the then-current amount and terms of the Subordinate Indebtedness, confirming that there exists no default under the Subordinate Loan Documents (or describing any default that does exist), and certifying to such other information with respect to the Subordinate Indebtedness as Senior Lender may request.

8. Refinancing. Subordinate Lender agrees that its agreement to subordinate under this Agreement will extend to any new mortgage debt which is for the purpose of refinancing all or any part of the Senior Indebtedness (including reasonable and necessary costs associated with the closing and/or the refinancing, and any reasonable increase in proceeds for rehabilitation in the context of a preservation transaction). All terms and covenants of this Agreement will inure to the benefit of any holder of any such refinanced debt, and all references to the Senior Loan Documents and Senior Lender will mean, respectively, the refinance loan documents and the holder of such refinanced debt.

9. Governmental Powers. Nothing in this Agreement is intended, nor will it be construed, to in any way limit the exercise by Subordinate Lender of its governmental powers (including police, regulatory and taxing powers) with respect to Borrower or the Mortgaged Property to the same extent as if it were not a party to this Agreement or the transactions contemplated by this Agreement.

10. Notices.
(a) Any Notice required or permitted to be given pursuant to this Agreement will be in writing and will be deemed to have been duly and sufficiently given if (i) personally delivered with proof of delivery (any Notice so delivered will be deemed to have been received at the time so delivered), or (ii) sent by a national overnight courier service (such as FedEx) designating earliest available delivery (any Notice so delivered will be deemed to have been received on the next Business Day following receipt by the courier), or (iii) sent by United States registered or certified mail, return receipt requested, postage prepaid, at a post office regularly maintained by the United States Postal Service (any Notice so sent will be deemed to have been received on the date of delivery as confirmed by the return receipt), addressed to the respective parties as follows:

Notices intended for Senior Lender will be addressed to:

Berkadia Commercial Mortgage LLC
323 Norristown Road, Suite 300
Ambler, Pennsylvania 19002
Attention: Servicnig
Notices intended for Subordinate Lender will be addressed to:

City of Pleasant Hill
Item 9.4
City Council Meeting Agenda - Page 56 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 14
100 Gregory Lane
Pleasant Hill, CA 94523
Attention:
(b) Any party, by Notice given pursuant to this Section 10, may change the person or persons and/or address or addresses, or designate an additional person or persons or an additional address or addresses, for its Notices, but Notice of a change of address will only be effective upon receipt. Neither party will refuse or reject delivery of any Notice given in accordance with this Section 10.

11. Reserved.

12. Miscellaneous Provisions.
(a) Assignments/Successors. This Agreement will be binding upon and will inure to the benefit of the respective legal successors and permitted assigns of the parties to this Agreement. Without prior notice to or the consent of the Subordinate Lender or the Borrower, the Senior Lender may freely transfer or assign the Senior Loan and the Senior Loan Documents, including this Agreement, in whole or in part, and the Subordinate Lender acknowledges and agrees that any future legal holder of the Senior Note will automatically be a legal successor and permitted assignee of Senior Lender hereunder, without the necessity of any further action or instrument. No other party will be entitled to any benefits under this Agreement, whether as a third-party beneficiary or otherwise. (b) No Partnership or Joint Venture. Nothing in this Agreement or in any of the Senior Loan Documents or Subordinate Loan Documents will be deemed to constitute Senior Lender as a joint venturer or partner of Subordinate Lender. (c) Further Assurances. Upon Notice from Senior Lender, Subordinate Lender will execute and deliver such additional instruments and documents, and will take such actions, as are required by Senior Lender to further evidence or implement the provisions and intent of this Agreement.
(d) Amendment. This Agreement may be amended, changed, modified, altered or terminated only by a written instrument signed by the parties to this Agreement or their successors or assigns.
(e) Governing Law. This Agreement will be governed by the laws of the State in which the Land is located.
(f) Severable Provisions. If any one or more of the provisions contained in this Agreement, or any application of any such provisions, is invalid, illegal, or unenforceable in any respect, the validity, legality, enforceability, and application of the remaining provisions contained in this Agreement will not in any way be affected or impaired.

Item 9.4
City Council Meeting Agenda - Page 57 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 15
(g) Term. The term of this Agreement will commence on the date of this Agreement and will continue until the earliest to occur of the following events:
(i) The payment of all the Senior Indebtedness; provided that this Agreement will be reinstated in the event any payment on account of the Senior Indebtedness is avoided, set aside, rescinded or repaid by Senior Lender. (ii) The payment of all the Subordinate Indebtedness other than by reason of payments which Subordinate Lender is obligated to remit to Senior Lender pursuant to this Agreement.
(iii) The acquisition by Senior Lender or by a third-party purchaser of title to the Mortgaged Property pursuant to a foreclosure of, deed in lieu of foreclosure, or trustee’s sale or other exercise of a power of sale or similar disposition under the Senior Mortgage.
(iv) With the prior written consent of Senior Lender, without limiting the provisions of Section 4(b)(iv), the acquisition by Subordinate Lender of title to the Mortgaged Property subject to the Senior Mortgage pursuant to a foreclosure, or a deed in lieu of foreclosure, of (or the exercise of a power of sale under) the Subordinate Mortgage.
(h) Counterparts. This Agreement may be executed in two or more counterparts, each of which will be deemed an original but all of which together will constitute one and the same instrument.
(i) Entire Agreement. This Agreement represents the entire understanding and agreement between the parties regarding the matters addressed in this Agreement, and will supersede and cancel any prior agreements regarding such matters. (j) Authority. Each person executing this Agreement on behalf of a party to this Agreement represents and warrants that such person is duly and validly authorized to do so on behalf of such party with full right and authority to execute this Agreement and to bind such party with respect to all of its obligations under this Agreement.
(k) No Waiver. No failure or delay on the part of any party to this Agreement in exercising any right, power, or remedy under this Agreement will operate as a waiver of such right, power, or remedy, nor will any single or partial exercise of any such right, power or remedy preclude any other or further exercise of such right, power, or remedy or the exercise of any other right, power or remedy under this Agreement.
(l) Remedies. Each party to this Agreement acknowledges that if any party fails to comply with its obligations under this Agreement, the other parties will have all Item 9.4
City Council Meeting Agenda - Page 58 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page 16
rights available at law and in equity, including the right to obtain specific performance of the obligations of such defaulting party and injunctive relief.

13. Attached Riders. The following Riders are attached to this Agreement: None

14. Attached Exhibits. The following Exhibits, if marked with an “X” in the space provided, are attached to this Agreement:
|X| Exhibit A Description of the Land (required)
| | Exhibit B Ground Lease Description (if applicable)
[SIGNATURE AND ACKNOWLEDGMENT PAGES FOLLOW]
Item 9.4
City Council Meeting Agenda - Page 59 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page S-1
IN WITNESS WHEREOF, the parties have duly executed this Agreement as of the day and year first above written.

SENIOR LENDER:

BERKADIA COMMERCIAL MORTGAGE
LLC, a Delaware limited liability company
By: _____________________
Amy Jesberger
Authorized Representative

ACKNOWLEDGMENT

COMMONWEALTH OF PENNSYLVANIA

COUNTY OF MONTGOMERY
On ________________________ before me, _________________________________________, (Insert Name and Title of the Officer)
personally appeared Amy Jesberger, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the Commonwealth of Pennsylvania that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature____________________________________(Seal)
A notary public or other officer
completing this certificate verifies only
the identity of the individual who
signed the document to which this
certificate is attached, and not the
truthfulness, accuracy, or validity of
that document.

Item 9.4
City Council Meeting Agenda - Page 60 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page S-2
SUBORDINATE LENDER:

CITY OF PLEASANT HILL
By: ______________________________________
Name: ___________________________________
Title: ____________________________________

ACKNOWLEDGMENT
State of
County of
On _____________, 2025 before me, _________________________________________, (Insert Name and Title of the Officer)
personally appeared ___________________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature____________________________________(Seal)
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

Item 9.4
City Council Meeting Agenda - Page 61 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page S-3

CONSENT OF BORROWER
Borrower acknowledges receipt of a copy of this Subordination Agreement, dated _____________, 2025, by and between BERKADIA COMMERCIAL MORTGAGE LLC and CITY OF PLEASANT HILL and consents to the agreement of the parties set forth in this Agreement.

Item 9.4
City Council Meeting Agenda - Page 62 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page S-4
BORROWER:

BRIDGE GRAYSON CREEK ASSOCIATES,
a California limited partnership
By: CHURCH STREET HOUSING, INC.,
a California nonprofit public benefit corporation,
its General Partner
By: __________________
Name:

Title:

ACKNOWLEDGMENT
State of
County of
On ________________________ before me, _________________________________________, (Insert Name and Title of the Officer)
personally appeared __________________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature____________________________________(Seal)
A notary public or other officer
completing this certificate verifies only
the identity of the individual who
signed the document to which this
certificate is attached, and not the
truthfulness, accuracy, or validity of
that document.

Item 9.4
City Council Meeting Agenda - Page 63 of 724 - Monday, November 17, 2025 Subordination Agreement – Governmental Entity Page A-1

EXHIBIT A

LEGAL DESCRIPTION
Item 9.4
City Council Meeting Agenda - Page 64 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 1 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)

FREE RECORDING IN ACCORDANCE

WITH CALIFORNIA GOVERNMENT
CODE SECTION 27383 and 27388.1.

RECORDING REQUESTED BY, AND
WHEN RECORDED, MAIL TO:

State of California
Department of Housing and
Community Development
Loan Portfolio Restructuring Program
P. O. Box 952052
Sacramento, CA 94252-2052
Attn: Legal Affairs Division
24-LPR-0109

SUBORDINATION AGREEMENT
NOTICE: THIS SUBORDINATION AGREEMENT RESULTS IN YOUR SECURITY

INTEREST IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT.

THIS SUBORDINATION AGREEMENT (the "Agreement") is dated as of November 26, 2025, for reference purposes only, and is entered into by and among City of Pleasant Hill, as housing successor agency to the Pleasant Hill Redevelopment Agency, a political body corporate and politic (the "Junior Lienholder"), and BRIDGE Grayson Creek Associates, a California Limited Partnership, a California limited partnership (the "Borrower"), and the Department of Housing and Community Development, a public agency of the State of California (the "Senior Lender").

RECITALS
A. Borrower is the owner of the fee simple interest in that real property described in Exhibit A attached hereto and made a part hereof (the "Property"). The Borrower has acquired and is rehabilitating a 70-unit multifamily residential rental development on the Property (the "Improvements"). The Property and the Improvements are sometimes referred to collectively as the "Development."
B. The Junior Lienholder has made (i) a loan to the Borrower in the principal sum of One Million Five Thousand and no/100 Dollars ($1,005,000.00) (the "Junior Lienholder Loan") and a grant to the Borrower in the principal sum of Six Million Eight Hundred Fifteen Thousand and Item 9.4
City Council Meeting Agenda - Page 65 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 2 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
no/100 Dollars ($6,815,000.00) (the “Junior Lienholder Grant”). The Junior Lienholder Loan is evidenced by a certain promissory note (the “Junior Lienholder Loan Note”) and the Junior Lienholder Grant is evidenced by a certain promissory note (the “Junior Lienholder Grant Note”), both of which are secured by a certain Amended and Restated Construction and Permanent Deed of Trust, Assignment of Rents, and Security Agreement (the “Junior Lienholder Deed of Trust”) recorded on October 19, 2001, as Instrument No. 2001-315912, in the Official Records of Contra Costa County, California (the “Official Records”).

1. The Junior Lienholder and Borrower have also entered into a “Amended and Restated Intercreditor Agreement” affecting the use of the Development, recorded on October 19, 2001, under Recorder's Serial Number 2001-0315910, in the Official Records (the “Junior Lienholder Intercreditor Agreement”).

2. The Junior Lienholder and Borrower have also entered into a Regulatory Agreement affecting the use of the Development, recorded on July 31, 1998, under Recorder's Serial Number 1998-0181887, as modified by a document recorded in the Official Records on October 19, 2001, as Instrument No. 2001- 315913 (collectively, the “Junior Lienholder Regulatory Agreement”).

3. The Junior Lienholder Deed of Trust, the Junior Lienholder Intercreditor Agreement, the Junior Lienholder Regulatory Agreement, and all other documents evidencing or securing the Junior Lienholder Loan and the Junior Lienholder Grant are collectively referred to herein as the “Junior Lienholder Documents”.

C. In order to finance the development of the Improvements, the Senior Lender has agreed to allow the Borrower to restructure an existing Senior Lender loan into a new Loan Portfolio Restructuring Program Loan in a sum not to exceed Five Million Seven Hundred Seventy Four Thousand Two Hundred Fifteen and 40/100 Dollars ($5,774,215.40) with accrued interest thereon (the "LPR Loan"), subject to the terms and conditions of: (i) that certain Loan Portfolio Restructuring Program Junior Regulatory Agreement and that certain Loan Portfolio Restructuring Program Senior Regulatory Agreement (Affordability Restrictions) restricting the use and occupancy of the Development and the income derived therefrom, both recorded concurrently herewith as encumbrances on the Property in the Official Records (collectively, the "LPR Regulatory Agreements"), and (ii) other loan documents. The LPR Loan will be evidenced by a promissory note (the "LPR Note"), the repayment of which will be secured by, among other things, a deed of trust by Borrower as trustor, to Department, as beneficiary, recorded concurrently herewith as an encumbrance on the Property in the Official Records (the "LPR Deed of Trust"), and by such other security as is identified in other loan documents. The LPR Regulatory Agreements, LPR Note, LPR Deed of Trust, and any and all other documents evidencing or securing the LPR Loan shall hereinafter be collectively referred to as the “Senior Lender Documents.”
D. The Senior Lender is willing to make the LPR Loan provided the Senior Lender Documents are liens, claims or charges upon the Development prior and superior to the Junior Item 9.4
City Council Meeting Agenda - Page 66 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 3 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
Lienholder Documents, and provided that the Junior Lienholder specifically and unconditionally subordinates and subjects the Junior Lienholder Documents to the liens, claims or charges of the Senior Lender Documents.

AGREEMENT
NOW, THEREFORE, in consideration of the mutual benefits accruing to the parties hereto and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, and in order to induce the Senior Lender to make its LPR Loan, it is hereby declared, understood and agreed as follows:

1. The Senior Lender Documents, and any and all renewals, modifications, extensions or advances thereunder or secured thereby (including interest thereon) shall unconditionally be and remain at all times liens, claims, or charges on the Development prior and superior to the Junior Lienholder Documents, and to all rights and privileges of the Junior Lienholder thereunder; and the Junior Lienholder Documents, together with all rights and privileges of the Junior Lienholder thereunder are hereby irrevocably and unconditionally subject and made subordinate to the liens, claims or charges of the Senior Lender Documents.

2. This Agreement shall be the whole and only agreement with regard to the subordination of the Junior Lienholder Documents, together with all rights and privileges of the Junior Lienholder thereunder, to the liens, claims or charges of the Senior Lender Documents, and this Agreement shall supersede and cancel any prior agreements to subordinate the claims, liens or charges of, but only insofar as would affect the priority between the claims, liens or charges of the Junior Lienholder Documents to the Senior Lender Documents including, but not limited to, those provisions, if any, contained in the Junior Lienholder Documents, which provide for the subordination of the lien or charge thereof to another lien or charge on the Property or the Improvements.

3. The Junior Lienholder declares, agrees and acknowledges that:
(a) The Junior Lienholder consents and approves (i) all provisions of the LPR Note, the LPR Deed of Trust and the LPR Regulatory Agreements, and (ii) all agreements among the Junior Lienholder, Borrower and Senior Lender for the disbursement of the proceeds of the LPR Loan, including without limitation any loan escrow agreements which have been provided to the Junior Lienholder for review; (b) The Senior Lender, in making disbursements of the LPR Loan pursuant to the LPR Note or any other agreement, is under no obligation or duty to, nor has the Senior Lender represented that it will, see to the application of such proceeds by the person or persons to whom the Senior Lender disburses such proceeds, and any application or use of such proceeds for purposes other than those provided for in such agreement or Item 9.4
City Council Meeting Agenda - Page 67 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 4 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
agreements shall not defeat the subordination herein made in whole or in part; (c) That none of the execution, delivery or recordation of any of the LPR Note, LPR Deed of Trust, or LPR Regulatory Agreements, or the performance of any provision, condition, covenant or other term thereof, will conflict with or result in a breach of the Junior Lienholder Documents or the Junior Lienholder Note; and (d) The Junior Lienholder intentionally and unconditionally waives, relinquishes, subjects and subordinates the claims, liens or charges upon the Development of the Junior Lienholder Documents, all present and future indebtedness and obligations secured thereby, in favor of the claims, liens or charges upon the Development of the Senior Lender Documents, and understands that in reliance upon, and in consideration of, this waiver, relinquishment, subjection, and subordination, the LPR Loan and advances thereof are being and will be made and, as part and parcel thereof, specific monetary and other obligations are being and will be entered into which would not be made or entered into but for said reliance upon this waiver, relinquishment, subjection and subordination.

4. Senior Lender hereby agrees, but only as a separate and independent covenant of the Senior Lender and not as a condition to the continued effectiveness of the covenants and agreements of the Borrower and the Junior Lienholder as set forth herein, as follows:
(a) Following a notice from the Senior Lender to the Borrower that a default or breach exists under the terms of the Senior Lender Documents and each of them, the Senior Lender shall promptly (but in no event later than the following business day) send a copy of such notice to the Junior Lienholder and the Junior Lienholder shall have the right, but not the obligation, to cure the default as follows:
(i) If the default is reasonably capable of being cured within thirty (30) days, as determined by the Senior Lender in its sole discretion, the Junior Lienholder shall have such period to effect a cure prior to exercise of remedies by Senior Lender under the Senior Lender Documents, or such longer period of time as may be specified in the Senior Lender Documents.
(ii) If the default is such that it is not reasonably capable of being cured within thirty (30) days, as determined by the Senior Lender in its sole discretion, or such longer period if so specified, and if the Junior Lienholder (a) initiates corrective action within said period, and (b) diligently, continually, and in good faith works to effect a cure as soon as possible, then the Junior Lienholder shall have such additional time as is determined by the Senior Lender, in its sole discretion, to be reasonably necessary to cure the default prior to exercise of any Item 9.4
City Council Meeting Agenda - Page 68 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 5 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
remedies by Senior Lender.

In no event shall Senior Lender be precluded from exercising remedies if its security becomes or is about to become materially jeopardized by any failure to cure a default or the default is not cured within ninety (90) days after the first notice of default is given, or such longer period of time as may be specified in the Senior Lender Documents.

Nothing in this subparagraph (a) is intended to modify any covenant, term or condition contained in the Senior Lender Documents, including, without limitation, the covenant against creating or recording any liens or encumbrances against the Property without the prior written approval of the Senior Lender.
(b) The provisions of this paragraph 4 are intended to supplement, and not to limit, waive, modify or replace, those provisions of law pertaining to notice and cure rights of junior lenders including, without limitation, those set forth in California Civil Code sections 2924b and 2924c.

5. The Senior Lender would not make the LPR Loan without this Agreement.

6. This Agreement shall be binding on and inure to the benefit of the legal representatives, heirs, successors and assigns of the parties.

7. This Agreement shall be governed by and construed in accordance with the laws of the State of California.

8. In the event that any party to this Agreement brings an action to interpret or enforce its rights under this Agreement, the prevailing party in such action shall be entitled to recover its costs and reasonable attorneys' fees as awarded by the court in such action.

9. This Agreement may be signed by different parties hereto in counterparts with the same effect as if the signatures to each counterpart were upon a single instrument. All counterparts shall be deemed an original of this Agreement. [Signatures commence on following page.]
[Remainder of this page is intentionally left blank.]
Item 9.4
City Council Meeting Agenda - Page 69 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 6 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
NOTICE: THIS SUBORDINATION AGREEMENT CONTAINS A PROVISION WHICH

ALLOWS THE PERSON (OR ENTITY) OBLIGATED ON YOUR REAL PROPERTY

SECURITY TO OBTAIN A LOAN A PORTION OF WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN IMPROVEMENT OF THE LAND.

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first set forth above and agree to be bound hereby:

JUNIOR LIENHOLDER:

City of Pleasant Hill as the housing
successor to the Pleasant Hill
Redevelopment Agency,
a California municipal corporation
By:

Name:

Title:

APPROVED AS TO FORM:

BY:

NAME:

ITS:
[Signatures continue on following page.]
[Remainder of this page is intentionally left blank.]
Item 9.4
City Council Meeting Agenda - Page 70 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 7 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
BORROWER:

BRIDGE Grayson Creek Associates,
a California limited partnership
By:Church Street Housing, Inc.,
a California nonprofit public benefit corporation
Its: Managing General Partner
By:

Sierra Atilano, Vice President
[Signatures continue on following page.]
[Remainder of this page is intentionally left blank.]
Item 9.4
City Council Meeting Agenda - Page 71 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 8 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
SENIOR LENDER:

Department of Housing and Community Development,
a public agency of the State of California
By:

Emeline T. Alvarez, Manager
Transactions Unit
[All signatures must be acknowledged.]
[Remainder of this page is intentionally left blank.]
Item 9.4
City Council Meeting Agenda - Page 72 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 9 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)

EXHIBIT A

LEGAL DESCRIPTION OF THE PROPERTY
Real property in the City of Pleasant Hill, County of Contra Costa, State of California, described as follows:

PARCEL ONE:

Parcel “B”, as shown on the Parcel Map recorded March 9, 1972, in Book 21 of Maps, at

Parcel Maps, at Page 19, Contra Costa County Records, described as follows:

Beginning at the northeast corner of said Parcel “B” (21 PM 10); thence from said point of beginning along the exterior lines of said Parcel “B” the following courses: South 43° 15’ 15” East 131.15 feet to the beginning of a tangent curve concave to the northeast, having a radius of 424.98 feet; a radial line to the beginning of said curve bears South 46° 44’ 45” West; thence southeasterly 154.99 feet along the arc of said curve through a central angle of 20° 53’ 44” a radial line to the end of said curve bears South 25° 51’ 01” West to the beginning of a non-tangent curve concave to the North, having a radius of 1940.00 feet, a radial line to the beginning of said curve bears South 17° 37’ 15” East; thence westerly 326.25 feet along the arc of said curve through a central angle of 09° 38’ 08”; thence South 07° 59’ 07” East

10.00 feet to the beginning of a non-tangent curve concave to the North, having a radius of 550.00 feet, a radial line to the beginning of said curve bears South 07° 59’ 07” East; thence westerly 44.48 feet along the arc of said curve through a central angle of 04° 38’ 02”; thence North 20° 30’ 00” West 200.35 feet to the northwest corner of said parcel “B” (21 PM 10) being the southwest corner of said Parcel “2” (94 PM 19); thence leaving said exterior line of Parcel “B” along the exterior line of said Parcel “2” (94 PM 19) the following courses: North 57° 00’ 00” West 38.00 feet; thence North 33° 00’ 00” East 111.00 feet; thence North 05° 12’ 06” West 33.16 feet; thence North 60° 29’ 30” West 160.00 feet; thence North 77° 30’ 16” West 60.00 feet; thence North 06° 01’ 53” East, 497.23 feet to the beginning of a non-tangent curve concave to the North, having a radius of 35.00 feet, a radial line to the beginning of said curve bears South 37° 49’ 14” West; thence easterly 23.71 feet along the arc of said curve through a central angle of 38° 48’ 48” to the beginning of a reverse curve concave to the West, having a radius of 42.00 feet, a radial line to the beginning of said curve bears North 00° 59’ 34” West; thence southerly 19.27 feet along the arc of said curve through a central angle of 124° 30’ 44”; thence South 56° 32’ 57” East, 20.87 feet to the beginning of a non-tangent curve concave to the East, having a radius of 349.98 feet, a radial line to the beginning of said curve bears North 89° 10’ 05” West; thence southerly 146.86 feet along the arc of said curve through a central angle of 24° 02’ 35”; thence South 23° 12’ 40” East, 225.75 feet to the beginning of a tangent curve concave to the northeast, having a radius of 674.96 feet; a radial line to the beginning of said curve bears South 66° 47’ 20” West; thence southeasterly 236.11 feet through a central angle of 20° 02’ 35”; thence South 43° 15’ 15” East 22.58 feet to the point of beginning.

Item 9.4
City Council Meeting Agenda - Page 73 of 724 - Monday, November 17, 2025 LPR Subord. Agrmt Page 10 of 10
Rev: 3/5/2024
Prep: 10/28/2025 (RDA of the City of Pleasant Hill Loan) Dev: Grayson Creek Apartments
Assessor’s Identification Number: 153-030-105-8 & 153-030-077-9 Loan No.: 24-LPR-0109 (formerly, 00-MHP-0021)
Said Parcel One is also described in that certain Certificate of Lot Line Adjustment recorded July 28, 1999, Series No. 99-201561, Contra Costa County Records.

PARCEL TWO:

A non-exclusive easement appurtenant to Parcel One above for roadway access purposes and the installation and maintenance of sanitary sewers, storm drainage facilities, gas, electric, telephone, water, cable television and other utilities or facilities deemed necessary by county in, on, over and across the following described parcel of land:

Beginning at a point on the North line of Chilpancingo Parkway at the most southeasterly corner of Parcel “1” as said parcel is shown on the Parcel Map filed April 20, 1981 in Book 94 of Parcel Maps at Page 19, Contra Costa County Records, thence along the exterior line of said Parcel 1, North 20° 30’ 00” West, 200.35 feet; thence leaving said exterior line, North 57° 00’ 00” West, 38.00 feet; South 33° 00’ 00” West, 27.86 feet; South 20° 30’ 00” East, 145.00 feet and South 15° 46’ 14” West, 49.91 feet to the northerly line of said Chilpancingo Parkway; thence easterly along said northerly line 80.12 feet, more or less, to the point of beginning.

APN: 153-030-105 and 153-030-077
Item 9.4
City Council Meeting Agenda - Page 74 of 724 - Monday, November 17, 2025 70 Project Category Item Cost revision
Grayson Creek Site Work Asphalt Paving $ 80,000.00
MEP Plumbing: $ 35,000.00
Mechanical $ 20,000.00
Electrical $ 25,000.00
Gas-Fired Water Heaters – Solid Gas Line Connections $ 4,600.00 Structure and Envelope Balconies - Elastomeric Waterproofing $ 25,000.00 Podium Courtyard - Elastomeric Waterproofing $ 25,000.00 Dwelling Units Bathroom Ventilation Fan $ 116,900.00
Dishwasher (70 units at $700) $ 49,000.00
Range(70 units at $900) $ 63,000.00
Rangehoods (70 units at 300) $ 21,000.00
Fridge (70 units at $1100) $ 77,000.00
Accessible Improvements Accessible Parking Spaces – Signage $ 4,200.00 HARD COST Subtotal $ 545,700.00
General Conditions 10% $ 54,570.00
Contractors Fee 10% $ 54,570.00
Insurance 2% $ 10,914.00
OWNER Contingency 15% $ 81,855.00
HARD COST Total $ 747,609.00
Soft Costs Legal $ 20,000.00
A&E $ 105,000.00
PCNA Report $ 5,000.00
Developer Fee - $2000/u $ 140,000.00
Permits 4% $ 21,828.00
CM Cost $ 40,000.00
Soft Cost Contingency 10% $ 33,182.80
SOFT COST Total $ 365,010.80
GRAND TOTAL $ 1,112,619.80
Reserve for Future Repairs $ 450,000.00
**ESTIMATED TOTAL w/Reserve for Future Reapirs $ 1,562,619.80 **Repairs can changed based on needs of property at that time
ESTIMATED HCD SOW Spreadsheet
Item 9.4
City Council Meeting Agenda - Page 75 of 724 - MondayNovember 172025 Item 9.4
City Council Meeting Agenda - Page 76 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 77 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 78 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 79 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 80 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 81 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 82 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 83 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 84 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 85 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 86 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 87 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 88 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 89 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 90 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 91 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 92 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 93 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 94 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 95 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 96 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 97 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 98 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 99 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 100 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 101 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 102 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 103 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 104 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 105 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 106 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 107 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 108 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 109 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 110 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 111 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 112 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 113 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 114 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 115 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 116 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 117 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 118 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 119 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 120 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 121 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 122 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 123 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 124 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 125 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 126 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 127 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 128 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 129 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 130 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 131 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 132 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 133 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 134 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 135 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 136 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 137 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 138 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 139 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 140 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 141 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 142 of 724 - Monday, November 17, 2025 Item 9.4
City Council Meeting Agenda - Page 143 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: AUTHORIZING THE CITY MANAGER TO EXECUTE A

PROFESSIONAL SERVICES AGREEMENT WITH CURTIS BLUE LINE

FOR THE PURCHASE OF NIGHT VISION GOGGLES FOR THE

POLICE DEPARTMENT

SYNOPSIS
This item will consider authorizing the City Manager to execute a Goods and Services Agreement with Curtis Blue Line for the purchase of night vision goggles for Police Department staff.

DISCUSSION
Background
The Police Department applied for and was awarded $53,070 from the FY 2024 State Homeland Security Grant Program (SHSGP) to purchase five sets of night vision goggles for officers assigned to the Central County SWAT Team. On June 3, 2025, the City Council adopted a resolution to accept the grant.

Analysis
Staff issued a Request for Proposals (RFP) on September 23, 2025, to six qualified vendors known to supply the night vision goggles and advertised the RFP on the City’s website. In response, Curtis Blue Line was the only contractor to submit a responsive bid proposal for the City’s consideration by the October 21, 2025, deadline.

Curtis Blue Line is a local business based in Dublin, California. Staff has reviewed their proposal and has determined them to be a responsible and responsive bidder. The Curtis Blue Line team has previously completed a number of comparable projects for police agencies in the Bay Area, and staff believes they have the expertise and professional competency that will result in a successful project delivery within the project schedule and budget.

Item 9.5
City Council Meeting Agenda - Page 144 of 724 - Monday, November 17, 2025

FISCAL IMPACT
Curtis Blue Line’s proposal is in the amount of $48,419.63. The proposal is complete and acceptable, considering the scope of the night vision goggles’ technical specifications and capabilities. It is reasonable to include a contingency of $4,000, bringing the total purchase costs to $52,419.63. These costs are to be funded using General Funds, which will be reimbursed through the FY 2024 SHSGP funding. The Finance Division has confirmed that these funds are available.

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. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Adopt the Resolution authorizing the City Manager to execute a Goods and Services Agreement with Curtis Blue Line for the purchase of five sets of night vision goggles.

ALTERNATIVES TO RECOMMENDED ACTION
None recommended.

ATTACHMENT(S)
Proposed Resolution
Prepared by: Brian Leonard, Police Lieutenant
Reviewed by: Scott Vermillion, Chief of Police
Approved by: Ethan Bindernagel, City Manager
Item 9.5
City Council Meeting Agenda - Page 145 of 724 - Monday, November 17, 2025 RESOLUTION NO. ___-25

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL

AUTHORIZING THE CITY MANAGER TO EXECUTE A GOODS AND SERVICES

AGREEMENT WITH CURTIS BLUE LINE FOR THE PURCHASE OF FIVE SETS OF

NIGHT VISION GOGGLES FOR THE POLICE DEPARTMENT
WHEREAS, The Police Department applied for and was awarded $53,070 from the FY 2024 State Homeland Security Grant Program to purchase five sets of Night Vision goggles for use by officers assigned with the Central County SWAT team, and WHEREAS, the City Council authorized the City Manager to execute a Memorandum of Understanding with the County of Contra Costa Office of the Sheriff to accept $53,070 from FY 2024 State Homeland Security Grant Program for the purchase of night vision goggles; and WHEREAS, the City Council authorized a budget increase for grant revenues and appropriate budget for the State Homeland Security Grant Program in Fiscal Year 2025-2026; and WHEREAS, The City issued a Request for Proposals (RFP) on September 23, 2025, to six qualified firms known to supply this type of equipment and advertised the RFP on the City’s website.

Curtis Blue Line was the only firm to submit a responsive bid proposal for the City’s consideration by the October 21, 2025, deadline; and
WHEREAS, Curtis Blue Line has submitted a proposal to the Police Department that is complete and acceptable.

WHEREAS, Staff has reviewed Curtis Blue Line’s proposal and has determined them to be a responsible and responsive bidder; and
WHEREAS, the City of Pleasant Hill desires to utilize the services of Curtis Blue Line, for the purchase of night vision goggles; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Pleasant Hill:

1. Authorizes the City Manager to execute a Goods and Services Agreement with Curtis Blue Line for the purchase of five sets of night vision goggles in an amount not to exceed $48,419.63.

2. Authorizes a Goods and Services Agreement contingency in the amount of $4,000 for a total project cost not to exceed $52,419.63.
[Signatures on the Following Page]
ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting of the Item 9.5
City Council Meeting Agenda - Page 146 of 724 - Monday, November 17, 2025 Council held on the 17th day of November, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

SUE NOACK, Mayor
ATTEST:
___________________________
LYONNE CONNER, City Clerk
Item 9.5
City Council Meeting Agenda - Page 147 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT ORDINANCE NO. TO AMEND THE PLEASANT HILL
MUNICIPAL CODE SECTION 14.05.080 OF TITLE 14 AND ADOPT
THE 2025 CALIFORNIA FIRE CODE WITH AMENDMENTS
BACKGROUND:

The Contra Costa County Board of Supervisors, acting also as the Board of Directors for the Crockett-Carquinez Fire Protection District and the Contra Costa County Fire Protection District, adopted Ordinance No. 2025-14, which incorporates the 2025 California Fire Code (based on the 2024 International Fire Code) with local amendments. The City Council now is adopting the same provisions as Ordinance No. 2025-14 into the City Code. This ordinance becomes effective January 1, 2026.

Key Modifications and Additions
The updated ordinance strengthens fire safety, land use oversight, and emergency preparedness.

Major changes include:
● Administration & Permits
 New permit requirements for land development, roadway design, water supply, and subdivision projects.
 Operational permits now include five-year sprinkler system tests in accordance with NFPA 25.
● Definitions & Standards
 Added definitions for Temporary Fire Department Access Roads, Fire Trails, Substantial Additions/Alterations, Hazardous Vegetation, Knox Box, and Aerial Pre-Plans.
● General Fire Safety
 New rules requiring property owners to extinguish peat or subsurface fires, with costs recoverable by the Fire District.
 Penalties for nuisance fire alarms and authorization of fees. ● Fire Service Features
 Access road standards clarified, with minimum widths, turning radii, slope, and surface requirements.
 Fire lane signage requirements expanded to include mandatory enforcement by both Fire Code Officials and local law enforcement.

Item 10.1
City Council Meeting Agenda - Page 148 of 724 - Monday, November 17, 2025  Knox Box upgrades to eCore technology required by December 31, 2028.  Developers must maintain or provide alternate access when trails or open spaces are obstructed.
● Fire Protection Systems
 Lower thresholds for sprinkler system requirements in Assembly, Business, Educational, Factory, Mercantile, Storage, and Residential occupancies.

FISCAL IMPACT
There is no direct fiscal impact on the General Fund.

ENVIRONMENTAL REVIEW
The California Environmental Quality Act (“CEQA”) does not apply to activities that will not result in a direct or reasonably foreseeable indirect physical change in the environment or is otherwise not considered a project as defined by CEQA (Section 21605) and CEQA Guidelines §§ 15060(c)(3) and 15378.

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. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Adopt the Ordinance

ALTERNATIVES TO RECOMMENDED ACTION
None

ATTACHMENT(S)
Exhibit A
Proposed Ordinance
Prepared by: Janet Coleson, City Attorney
Approved by: Ethan Bindernagel, City Manager
Item 10.1
City Council Meeting Agenda - Page 149 of 724 - Monday, November 17, 2025 1 ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL TO AMEND SECTION 14.05.080 OF TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPT THE 2025 CALIFORNIA FIRE CODE WITH AMENDMENTS
The City Council of the City of Pleasant Hill does ordain as follows:

Section 1. ADOPTION OF THE CALIFORNIA FIRE CODE.

As noted in Pleasant Hill Municipal Code, Chapter 14.05, Section 14.05.010, as of the effective date of this ordinance, the provisions of the 2025 California Fire Code are controlling and enforceable within the limits of each jurisdiction.

Section 2. AMENDMENTS TO THE CALIFORNIA FIRE CODE.

Pleasant Hill Municipal Code; Chapter 14.05, Section 14.05.080 ("Amendments to the California Fire Code") is hereby amended to read as follows:

14.05.080 Amendments to the California Fire Code.

The 2025 California Fire Code is amended by the changes, additions, and deletions set forth in this section. Chapter and section numbers used below are those of the 2025 California Fire Code.

Chapter 1. Scope and Administration.

Section 101.1 is amended to read:
101.1 Title. This code is the Fire Code of Contra Costa County, the Crockett-Carquinez Fire Protection District, and the Contra Costa County Fire Protection District, and is hereinafter referred to as ‘‘this code.”
Section 102.1 is amended to add item 5, to read:

5. Where not otherwise limited by law, the provisions of this code shall apply to vehicles, ships, and boats that are permanently affixed to a specific location within the boundaries of this jurisdiction.

Section 105.5 is amended to read:
105.5 Required operational permits. The fire code official is authorized to issue operational permits for the operations set forth in Chapter 1, Sections 105.5.1 through 105.5.60.

Section 105.5.60 is added to read:
105.5.60 Five year sprinkler test. An operational permit is required to engage in the business of conducting the five-year test of an automatic fire sprinkler systems or standpipe, in accordance with NFPA 25 (Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems), 2026 California Edition.

Item 10.1
City Council Meeting Agenda - Page 150 of 724 - Monday, November 17, 2025 2 Section 105.6 is amended to read:
105.6 Required construction permits. The fire code official is authorized to issue construction permits for the operations set forth in Chapter 1, Sections 105.6.1 through 105.6.25.

Section 105.6 is amended by adding Sections 105.6.26 through 105.6.30 to read:
105.6.26 Access for fire apparatus. Plans shall be submitted and a permit is required to install, improve, modify, or remove public or private roadways, driveways, and bridges for which Fire District access is required by the Fire Code.
105.6.27 Construction, Substantial Alteration, Additions of a building for which a building permit is required. Plans shall be submitted to the fire code official for all land developments or for the construction, substantial alteration, additions or renovation of a building within the jurisdiction where a building permit is required.

Exception: Non-sprinklered Group R-3 Occupancies where work does not involve a substantial addition or substantial alteration.
105.6.28 Land Development, Subdivisions. Plans shall be submitted to the fire code official for all land developments or improvements proposed within the jurisdiction that involve the subdivision of land.
105.6.29 Water supply for fire protection. Plans shall be submitted to the fire code official for the purpose of determining whether adequate water supplies, fire hydrants, and associated systems are provided for all facilities, buildings, or portions of buildings either constructed or moved into the District pursuant to Section 507.
105.6.30 Land Development. Plans shall be submitted to the fire code official for all land developments or improvements proposed within the jurisdiction.

Section 113.4 is amended to read:
113.4 Violation penalties. Every person who violates any provision of this fire code is guilty of an infraction or misdemeanor in accordance with Health and Safety Code Section 13871 and Government Code Section 53069.4. The imposition of one penalty for any violation shall not excuse the violation or permit to continue; and all such persons shall be required to correct or remedy such violations or defects within a reasonable time; and when not otherwise specified, each ten (10) days that prohibited conditions are maintained shall constitute a separate offense.

The application of the aforesaid penalty shall not be held to prevent the enforced removal of prohibited conditions.

Chapter 2. Definitions.

Section 202 is amended by adding the following definitions to that section:

Administrator. Shall mean the Fire Chief.

Item 10.1
City Council Meeting Agenda - Page 151 of 724 - Monday, November 17, 2025 3 Aerial Pre-Plans. An overhead layout of a parcel that contains structure(s) that identifies specific first responder related items to assist in effectively managing incidents and events for the protection of occupants, responding personnel, property, and the environment. The preplan shall be developed in accordance with a format approved by the AHJ. Preplan symbols shall comply with AHJ or the latest edition of NFPA 170 (Standard for Fire Safety and Emergency Symbols), and NFPA 1620 (Standard for Pre-Incident Planning).

All-weather driving surface. A roadway with a minimum surface finish that is designed to carry the imposed weight loads of fire apparatus.

Board of Directors. The Contra Costa County Board of Supervisors as the governing body of the Crockett-Carquinez Fire Protection District and the Contra Costa County Fire Protection District.

Board of Fire Commissioners. An advisory commission appointed by the Board of Directors to act as set forth in this ordinance and by resolutions of the Board of Directors.

Combustible Material. Rubbish, litter or material of any kind other than hazardous vegetation that is combustible and endangers the public safety by creating a fire hazard as determined by the fire code official.

Driveway. A private roadway that provides access to no more than two (2) single-family dwellings.

Fire Trail. A graded firebreak of sufficient width, surface, and design to provide access for personnel and equipment to suppress and to assist in preventing a surface extension of fires. Must be able to support the safe travel of a Type 3 Fire Apparatus.

Hazardous Vegetation. Vegetation that is combustible and endangers the public safety by creating a fire hazard including but not limited to seasonal and recurrent grasses, weeds, stubble, brush, dry leaves, dry needles, dead, dying or diseased trees and any other vegetation as determined by the fire code official.

Key Box or Knox Box. (Underwriters Laboratory) UL “Listed” box, size and style, approved by the Fire Code Official or designee that meets the requirements and uses the same security key code adopted by the Fire District
Nuisance Fire Alarm. The activation of any fire protection or alarm system which results in the response of the Fire District and is caused by malfunction, improper maintenance, negligence, or misuse of the system by an owner, occupant, employee, or agent, or any other activation not caused by excessive heat, smoke, fire, or similar activating event.

Public Nuisance. A declaration by the fire code official that the presence of combustible materials on any parcel creates a fire hazard or threat to public safety (Health and Safety Code 14875 and 14876) or any violation of this code.

Response Time. The elapsed time from receipt of call to the arrival of the first unit on scene.

Item 10.1
City Council Meeting Agenda - Page 152 of 724 - Monday, November 17, 2025 4 Rural Area. An area generally designated for agricultural or open space uses with parcels more than 10 acres (4.046873ha) in size.

Rural Residential Area. An area generally designated for single-family residential use with parcels between three (1.21406 l 9ha) and 10 (4.046873ha) acres in size.

Sprinkler Alarm and Supervisory System (SASS). A Dedicated Function Fire Alarm System located at the protected premise installed specifically to monitor sprinkler water- flow alarm, valve supervisory, and general trouble conditions where a Building Fire Alarm is not required.

Streets. Includes alleys, parkways, driveways, sidewalks, and areas between sidewalks and curbs, highways, public right of ways, private road, paper street and, easements.

Substantial Addition. The addition of new gross floor area exceeds fifty percent of the existing gross floor area and the total new gross floor area is 5,000 square feet or greater.

Substantial Alteration. Where fifty percent or greater of the linear length of the wall of the building (exterior and interior) and fifty percent of the roof are removed or replaced within a oneyear period.

Temporary Fire Department Access Road. A temporary, all-weather roadway constructed and maintained for the purpose of providing fire apparatus access to buildings, structures, or portions of a site under development until such time as the permanent fire apparatus access road is installed and approved. Temporary access roads shall be designed, constructed, and maintained to support the imposed loads of fire apparatus, provide the required width and vertical clearance, and remain clear and unobstructed at all times during construction.

Chapter 3. General Precautions Against Fire.

Section 324 is added to Chapter 3, to read:

SECTION 324 Exterior Fire Hazard Control.
324.1 Subsurface Fires.
324.1.1 Peat Fire. It is the duty of each person, firm, corporation, or association not to permit a peat fire or a fire involving combustible vegetable matters under the surface of the natural ground to remain upon the property. It is hereby declared that it is the duty of any person as herein defined to take all necessary precautions to extinguish any subsurface fire involving peat or vegetable material at the owner’s own cost and expense.
324.1.2 Fire Suppression Costs. If there exists upon the lands or property of any person as herein defined a subsurface fire involving the burning or combustion of peat, vegetable matter, or vegetation, and the owner or occupant thereof has not taken reasonable precautions within a reasonable time to extinguish or minimize such fire or combustion, the Fire District may, in addition to its regular duties to extinguish or minimize such fire or combustion, go upon the lands of any person as herein defined and extinguish such fire or combustion. Any costs incurred by the Fire District in fighting the fire and for the cost of proving rescue or emergency medical services Item 10.1
City Council Meeting Agenda - Page 153 of 724 - Monday, November 17, 2025 5 shall be a charge against the property owner. The charge shall constitute a debt of the property owner and is collectable by the jurisdiction incurring those costs in the same manner as in the case of an obligation under a contract, express or implied. (See Health and Safety Code, §13009.) Chapter 4. Emergency Planning and Preparedness.

Section 401.5.1 is added to read:
401.5.1 Nuisance Fire Alarm. A fee may be charged for false or nuisance fire alarms in accordance with a fee schedule adopted by the Board of Directors.

Section 401.10 is added to read:
401.10 Aerial Pre-Plans. For all new construction the fire official is authorized to require a fire aerial pre-plan to be prepared by an approved vendor at the cost of the developer.

Section 401.11 is added to read
401.11 Standby Personnel. Where, in the opinion of the fire code official or Fire Chief, it is essential for public safety in a place of assembly, or any other place where people congregate, because of the number of persons, or the nature of the performance, exhibition, display, contest, or activity, the owner, agent, or lessee shall provide standby personnel as required and approved by the fire code official or Fire Chief. If the activity requires fire watch, fire watch shall be provided in accordance with Sections 403.11.1.1 and 403.11.1.2. Standby personnel needed for EMS standby shall be provided in accordance with Contra Costa County EMS Protocols.

Chapter 5. Fire Service Features.

Section 5.3.1.1 is amended to read:
503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.

Exceptions:

1. The fire code official is authorized to increase the dimension to 250 feet where the building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.

2. Where approved by the fire code official, fire apparatus access roads shall be permitted to be exempted or modified for solar photovoltaic power generation facilities.

Section 503.1.4 is added to read:
503.1.4 Access to open spaces. When access to open land/space or fire trail systems maintained for public or private use is obstructed by new development of any kind, the developer shall provide Item 10.1
City Council Meeting Agenda - Page 154 of 724 - Monday, November 17, 2025 6 alternate acceptable access into the area that is sufficient to allow access for fire personnel and apparatus. The alternate means of access requires the approval of the fire code official.

Section 503.1.5 is added to read:
503.1.5 Existing fire trail systems shall be maintained. When conditions make maintenance of existing trails impractical, alternate means of access shall be provided and requires approval by fire code official.

Section 503.2.1 is amended by adding the following exception:

Exception: A driveway with a minimum width of 16 feet is acceptable for access to one or two single- family dwellings.

Section 505.3 is added to read:
505.3 Street names and addressing. Street names and addressing shall be submitted for review and approval to the fire code official, whose approval will not be unreasonably withheld. The purpose of the review is to verify that new street names and addressing will not duplicate existing street names and addressing.

Section 506.2.1 is added to read:
506.2.1 Knox Box upgrade. All current businesses and occupancies with current Knox Boxes shall upgrade their lockbox to the eCore Technology by December 31, 2028.

Chapter 9. Fire Protection Systems.

Section 901.6.3 is amended to read:
901.6.3 Records. Records of all system inspections, tests, and maintenance required by the reference standards shall be submitted to a third-party electronic record keeping service as chosen by the fire district.

Section 902.1 is amended to add:

Substantial Addition. The addition of new gross floor area exceeds fifty percent of the existing gross floor area and the total new gross floor area is 5,000 square feet or greater.

Substantial Alteration. Where fifty percent or greater of the linear length of the wall of the building (exterior and interior) and fifty percent of the roof are removed or replaced within a oneyear period.

Section 903.2.1.1 is amended to read:
903.2.1.1 Group A-1. An automatic sprinkler system shall be provided throughout stories containing Group A-1 occupancies and throughout all stories from the Group A-1 occupancy to and including the levels of exit discharge serving that occupancy where one of the following conditions exists:

Item 10.1
City Council Meeting Agenda - Page 155 of 724 - Monday, November 17, 2025 7 1. The fire area exceeds 5,000 square feet.

2. The fire area has an occupant load of 300 or more.

3. The fire area is located on a floor other than a level of exit discharge serving such occupancies.

4. The fire area contains a multi-theater complex.

Section 903.2.1.3 is amended to read:
903.2.1.3 Group A-3. An automatic sprinkler system shall be provided throughout stories containing Group A-3 occupancies and throughout all stories from the Group A-3 occupancy to and including the levels of exit discharge serving that occupancy where one of the following conditions exists:

1. The fire area exceeds 5,000 square feet.

2. The fire area has an occupant load of 300 or more.

3. The fire area is located on a floor other than a level of exit discharge serving such occupancies.

4. The structure exceeds 10,000 square feet, contains more than one fire area containing exhibition and display rooms, and is separated into two or more buildings by firewalls of less than 4-hour fire resistance rating without openings.

Section 903.2.1.4 is amended to read:
903.2.1.4 Group A-4. An automatic sprinkler system shall be provided throughout stories containing Group A-4 occupancies and throughout all stories from the Group A-4 occupancy to and including the levels of exit discharge serving that occupancy where one of the following conditions exists:

1. The fire area exceeds 5,000 square feet

2. The fire area has an occupant load of 300 or more.

3. The fire area is located on a floor other than a level of exit discharge serving such occupancies.

Section 903.2.2 is amended in its entirety, to read:
903.2.2 Group B. An automatic sprinkler system shall be provided for Group B occupancies and intervening floors of the building where the fire area exceeds 5,000 square feet.

Section 903.2.9.1 is amended to add the following exception:

Exception: Floors classified as an open parking garage are not required to be sprinklered.

Section 903.2.3 is amended to read:
903.2.3 Group E. An automatic sprinkler system shall be provided for Group E occupancies as follows:

1. Throughout all Group E fire areas greater than 2,000 square feet in area.

Exception: An automatic sprinkler system is not required in any Group E Day Care Facility less than 5,000 square feet.

Item 10.1
City Council Meeting Agenda - Page 156 of 724 - Monday, November 17, 2025 8 2. The Group E fire area is located on a floor other than a level of exit discharge serving such occupancies.

Exception: In buildings where every classroom has not fewer than one exterior exit door at ground level, an automatic sprinkler system is not required in any area below the lowest level of exit discharge serving that area.

3. The Group E fire area has an occupant load of 300 or more.

4. In rooms or areas with special hazards such as laboratories, vocational shops, and other such areas where hazardous materials in quantities not exceeding the maximum allowable quantity are used or stored.

5. Throughout any Group E structure greater than 4,000 square feet in area, which contains more than one fire area, and which is separated into two or more buildings by fire walls of less than 4-hour fire resistance rating without openings.

6. For public school state-funded construction projects, see Section 903.2.19.

7. For public school campuses, Kindergarten through 12th grade, see Section 903.2.20.

Section 903.2.4 is amended to read:
903.2.4 Group F-1. An automatic sprinkler system shall be provided throughout all buildings containing a Group F-1 occupancy where one of the following conditions exists:

1. A Group F-1 fire area exceeds 5,000 square feet.

2. A Group F-1 fire area is located more than three stories above grade plane.

3. The combined area of all Group F-1 fire areas on all floors, including any mezzanines, exceeds 10,000 square feet.

4. A Group F-1 occupancy used for the manufacture of upholstered furniture or mattresses exceeding 2,500 square feet (232 m2).

Section 903.2.4.4 is added to read:
903.2.4.4 Group F-2. An automatic sprinkler system shall be provided throughout all buildings containing a Group F-2 occupancy greater than 5,000 square feet.

Section 903.2.7 is amended to read
903.2.7 Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where one of the following conditions exists:

1. A Group M fire area exceeds 5,000 square feet.

2. A Group M fire area is located more than three stories above grade plane.

3. The combined area of all Group M fire areas on all floors, including any mezzanines, exceeds 10,000 square feet.

4. A Group M occupancy (is) used for the display and sale of upholstered furniture or mattresses exceeds 5,000 square feet.

5. The structure exceeds 5,000 square feet, contains more than one fire area containing a Group M occupancy, and is separated into two or more buildings by fire walls of less than 4-hour fire resistance rating without openings.

Section 903.2.8.1.1 is added, to read:
903.2.8.1.1 Group R-3 Substantial Addition or Alteration. An automatic sprinkler system shall be provided throughout all existing Group R-3 dwellings where either a substantial addition or alteration occurs.

Item 10.1
City Council Meeting Agenda - Page 157 of 724 - Monday, November 17, 2025 9 Section 903.2.9 is amended to read:
903.2.9 Group S-1. An automatic sprinkler system shall be provided throughout all buildings containing a Group S-1 occupancy where one of the following conditions exists:

1. A Group S-1 fire area exceeds 5,000 square feet.

2. A Group S-1 fire area is located more than three stories above grade plane.

3. The combined area of all Group S-1 fire areas on all floors, including any mezzanines, exceeds 10,000 square feet.

4. A Group S-1 occupancy used for the storage of commercial motor vehicles where the fire area exceeds 5,000 square feet.

Section 903.2.9.1 is amended to read:
903.2.9.1 Repair garages. An automatic sprinkler system shall be provided throughout all buildings used as repair garages in accordance with Section 406.8 of the California Building Code, as shown:

1. Buildings having two or more stories above grade plane, including basements, with a fire area containing a repair garage exceeding 5,000 square feet.

2. Buildings not more than one story above grade plane, with a fire area containing a repair garage exceeding 5,000 square feet.

3. Buildings with repair garages servicing vehicles parked in basements.

4. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds 5,000 square feet.

Section 903.2.10is amended to read:
903.2.10Group S-2 parking garages. An automatic sprinkler system shall be provided throughout buildings classified as parking garages where any of the following conditions exists:

1. Where the fire area of the enclosed parking garage, in accordance with Section 406.6 of the California Building Code, exceeds 5,000 square feet.

2. Where the enclosed parking garage, in accordance with Section 406.6 of the California Building Code
is located beneath other groups.

Exception: Enclosed parking garages located beneath Group R-3 occupancies.

3. Where the fire area of the open parking garage, in accordance with Section 406.5 of the California Building Code, exceeds 48,000 square feet.

Section 903.2.10.3 is added to read:
903.2.10.3 Group S-2 low hazard storage. An automatic sprinkler system shall be provided throughout all buildings containing a Group S-2 occupancy exceeding 5,000 square feet.

Exception: Open parking garages, including canopies and photovoltaic panel systems with open parking underneath, shall meet automatic sprinkler system requirements in accordance with the 2025 California Building Code and 2025 California Fire Code without local amendment.

Item 10.1
City Council Meeting Agenda - Page 158 of 724 - Monday, November 17, 2025 10 Section 903.3.1.1.5 is added to read:
903.3.1.1.5 Undeclared Use. In buildings of undeclared use with floor to structure height greater than 14 feet, the fire sprinkler system shall be designed to conform to Extra Hazard Group I design density. In buildings of undeclared use with floor to structure height less than 14 feet, the fire sprinkler system shall be designed to conform to Ordinary Group II design density. Where a subsequent occupancy requires a system with greater capability, it shall be the responsibility of the owner and/or the occupant to upgrade the system.

Section 903.3.5.3 is added to read:
903.3.5.3 Non-permissible water supply for automatic sprinkler systems. Water supply for automatic sprinkler systems shall not be supplied by swimming pools or ponds.

Section 903.3.9 is amended to read:
903.3.9. Floor control valves. Individual floor control valves and water flow detection assemblies shall be provided for each floor in multi-floor buildings at an approved location. Exception: Group R-3 and R-3.1 Occupancies.

Section 903.6.1 and 903.6.2 are added to read:
903.6.1 Substantial Addition. An automatic sprinkler system shall be provided throughout all existing R-3 Occupancy buildings where a substantial addition occurs and the total new gross floor area of the structure exceeds 5,000 square feet. Group R-3 substantial additions or alterations shall comply with Section 903.2.8.1.1.
903.6.2 Change of occupancy classification. Any existing building that undergoes a change of occupancy classification into a higher hazard category shall comply with the requirements of Section 903.2. Relative hazard categories of occupancy groups shall be established based upon the Heights and Areas Hazard Categories of Table 1011.5 of the current edition of the International Existing Building Code, as published by the International Code Council. The requirements of Section 903.2 shall not be required when a change of occupancy classification is made to an equal or lesser hazard category. Group L occupancies shall be considered a relative hazard of 1 (highest hazard).

Chapter 33. Fire Safety During Construction and Demolition.

Section 3303.1.2 is added to read:
3303.1.2 Amendments. Amendments may be required to an approved site safety plan if deemed necessary by both the building official and fire official, based on previous fires or hazards that occurred on site or occurring within the jurisdiction.

Section 3303.1.3 is added to read:
3303.1.3 Site Security requirements. Site security requirements shall include the following if deemed necessary by both the building official and fire official:

Item 10.1
City Council Meeting Agenda - Page 159 of 724 - Monday, November 17, 2025 11 1. Controlled access points.

2. Site fencing, up to 12 feet in height with tamper sensors and security wires on top.

3. Security guards, full-time 24/7 presence on-site, to perform fire watch and patrols.

4. Detection check points located throughout the buildings for fire watch and patrol verification.

5. Security camera coverage throughout the site with motion detection notification.

6. Identify measures taken to prevent tampering with security cameras and motion sensors

7. Necessary lighting throughout the project site.

Chapter 41 Temporary Heating and Cooking Operations
Section 4104.2 is amended to read:
4104.2 Open-flame cooking devices. Charcoal burners and other open-flame cooking devices shall not be operated on combustible balconies or within 10 feet (3048 mm) of combustible construction.

Exceptions:

1. Residential occupancies

2. Where buildings, balconies and decks are protected by an automatic sprinkler system.

3. LP-gas cooking devices having LP-gas container with a water capacity not greater than 2 1/2 pounds.

Chapter 50. Hazardous Materials - General Provisions.

The items in Section 5001.5.1 are amended to read as follows:

1. Fire Department related safety equipment

2. Fire alarm control panel (FACP)

3. Sprinkler riser

4. Fire department connection (FDC)

5. Knox Box location

6. Gas valve shutoff

7. Electrical main shutoff

8. Water shutoff

9. Elevator equipment room

10. A Site Fire/Explosion/Hazardous Material Release Analysis Assessment.

11. A Fire Protection Engineer (FPE) stamped risk assessment is required for each possible hazard risk associated with fire, explosion, smoke, and toxicity associated with the possible incident at a facility that is identified as a bulk transfer/process/storage facility. Refer to NFPA 550 & 551 for references.

Section 5001.5.3 is added to read:
5001.5.3 Emergency response support information. Floor plans, material safety data sheets, Hazardous Materials Management Plans (HMMP), Hazardous Material Inventory Statements (HMIS), and other information must be stored at a readily accessible location; as determined by the fire code official. This location may be in cabinets located outside of facilities or buildings.

Information may be required to be maintained in a specific electronic media format to facilitate computer aided dispatching.

Item 10.1
City Council Meeting Agenda - Page 160 of 724 - Monday, November 17, 2025 12 Section 5003.9.1.2 is added to read:
5003.9.1.2 Documentation. Evidence of compliance with provisions of this chapter as well as with state and federal hazardous material regulations shall be maintained on site and available for inspection by fire department personnel.

Chapter 56. Explosives and Fireworks.

Section 5601.1.3 is amended to read as follows:
5601.1.3 Fireworks. The possession, manufacture, storage, sale, handling and use of fireworks are prohibited. Exceptions:

1. Storage and handling of fireworks as allowed in Section 5604.

2. Manufacture, assembly and testing of fireworks as allowed in Section 5605 and Health and Safety Code Division 11.

3. The use of fireworks for fireworks displays pyrotechnics before a proximate audience and pyrotechnic special effects in motion pictures, television, theatrical or group entertainment productions as allowed in Title 19, Division 1, Chapter 6 Fireworks reprinted in Section 5608 and Health and Safety Code Division 11.

Section 5601.1.3.1 to 5601.1.3.3 is added to read as follows:
5601.1.3.1 Definitions. “Responsible party’’ means any of the following:

1. A person that owns, rents, leases, or otherwise has possession of, or is in immediate control of, a residence or other private property or a vessel.

2. A person that organizes, supervises, sponsors, conducts, allows, controls, or controls access to, the possession, manufacture, sale, offer for sale, use, or discharge of fireworks at a residence or other private property or on a vessel.

Exception: If a residence or other private property is rented or leased for a period of more than 30 consecutive days, the landlord or lessor is not a responsible party unless the landlord or lessor: has possession of, or is in immediate control of, the residence or other private property; or has knowledge of the possession, manufacture, sale, offer for sale, use, or discharge of fireworks at the residence or other private property.

Section 5601.1.3.2 Responsible party liability. A responsible party shall maintain, manage, and supervise the residence or other private property, or vessel, for which they are responsible to prevent violations of this chapter. A responsible party violates this chapter if any person possesses, manufactures, sells, offers to sell, uses, or discharges, any fireworks at the residence or other private property, or on the vessel, for which the responsible party is responsible, regardless of whether the responsible party is present when the violation occurs.

Section 5601.1.3.3 Infraction arrest and citation. Any Fire Official and any City, County, or State Peace Officer, shall have and are hereby vested with the authority to arrest any person who violates the following provisions of the Code and other codes an indicated, punishable as an infraction or an administrative citation.

Item 10.1
City Council Meeting Agenda - Page 161 of 724 - Monday, November 17, 2025 13 Section 5601.2.2 is amended to read as follows:
5601.2.2 Sale and retail display. Persons shall not construct a retail display nor offer for sale explosives, explosive materials or fireworks on highways, sidewalks, public property or in Group A or E occupancies within the jurisdiction.

Section 5601.2.4 is amended to read as follows:
5601.2.4 Financial responsibility. Before a permit is issued pursuant to Section 5601.2, the applicant shall file with the jurisdiction a corporate surety bond in the principal sum of $2,000,000 or a public liability insurance policy for the same amount, for the purpose of the payment of all damages to persons or property which arise from, or are caused by, the conduct of any act authorized by the permit upon which any judicial judgment results. The fire code official is authorized to specify a greater or lesser amount when, in his or her opinion, conditions at the location of use indicate a greater or lesser amount is required.

Government entities shall be exempt from this bond requirement.

Exception: Fireworks in accordance with California Code of Regulations, Title 19, Division 1, Chapter 6. See Section 5608
Chapter 57. Flammable and Combustible Liquids.

Section 5703.3 is amended to read:
5703.3 Facility site Fire/Explosion/Hazardous Material Release Analysis Assessment. A Fire Protection Engineer (FPE) stamped risk assessment is required for each possible hazard risk associated with fire, explosion, smoke, and toxicity associated with the possible incident at a facility that is identified as a bulk transfer/process/storage facility when required by the fire official. Refer to NFPA 550 & 551 for references.

Section 5704.2.9.6.1 is amended to read as follows:

Section 5704.2.9.6.1 Locations where above-ground tanks are prohibited. The storage of Class I and II liquids in above-ground tanks outside of buildings is prohibited in all zoning districts except districts zoned for commercial, industrial, or agricultural uses.

Exception: Above-ground tanks for the purpose of emergency power generator installations in areas zoned commercial, industrial, agricultural, business district, rural or rural residential, and for facilities on an individual basis consistent with the intent of this provision.

Section 5706.2.4.4 is amended to read:

Section 5706.2.4.4 Locations where above-ground tanks are prohibited. The storage of Class I and II liquids in above-ground tanks outside of buildings is prohibited in all zoning districts except districts zoned for commercial, industrial, or agricultural uses.

Item 10.1
City Council Meeting Agenda - Page 162 of 724 - Monday, November 17, 2025 14 Exception: Above-ground tanks for the purpose of emergency power generator installations in areas zoned commercial, industrial, agricultural, business district, rural or rural residential, and for facilities on an individual basis consistent with the intent of this provision.

Chapter 58. Flammable Gasses and Flammable Cryogenic Fluids Section 5806.2 is amended to read as follows:
5806.2 Limitation. The storage of flammable cryogenic fluids in stationary containers outside of buildings is prohibited in any area which is zoned for other than industrial use.

Exception: Liquid hydrogen fuel systems in compliance with Section 5806.3 or 5806.4.

Appendix B. Fire-Flow Requirements for Buildings.

Table B105.2 is amended to read:

TABLE B105.2
Required Fire-Flow for Buildings Other Than One- and
Two-Family Dwellings, Group R-3 and R-4 Buildings and Townhouses

AUTOMATIC SPRINKLER

SYSTEM (DESIGN

STANDARD)

MINIMUM FIRE-FLOW
(GALLONS PER MINUTE)

FLOW DURATION
(HOURS)
No automatic sprinkler system Value in Table B105.1(2) Duration in TableB105.1(2) Section 903.3.1.1 of the California
Fire Code
50% of the value in Table
B105.1(2)a
Duration in Table Bl05.1(2) at
the reduced flow rate
Section 903.3.1.2 of the California
Fire Code
50% of the value in Table
B105.1(2)a
Duration in Table B105.1(2) at
the reduced flow rate
For SI: 1 gallon per minute= 3.785 L/m
a. The reduced fire-flow shall be not less than 1,500 gallons per minute.

Appendix C. Fire Hydrant Locations and Distribution.

Table C102.l is amended as follows:

The title of Table C102.l is amended to read: TABLE C102.l REQUIRED NUMBER AND SPACING OF FIRE HYDRANTS (footnote hand J)
The heading of the fourth column of Table C102.1 is amended to read:

MAXIMUM DISTANCE FROM ANY POINT ON STREET OR ROAD FRONTAGE TO A HYDRANT (d, f, g, i)
Item 10.1
City Council Meeting Agenda - Page 163 of 724 - Monday, November 17, 2025 15 Footnotes “i” and “j” are added to Table C102.1, to read:
i. A fire hydrant shall be provided within 250 feet of a fire trail access point off a public or private street.
j. For infill projects within existing single-family residential developments, Section 507.5.1 applies.

Appendix D. Fire Apparatus Access Roads.

Section D102.1 is amended to read:

D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing up to 75,000 pounds (34 050 kg).

Exception: Driveways serving one or two single-family dwellings may be constructed of an alternate surface material, providing the imposed weight load design minimums are met and the grade does not exceed 10 percent.

Section Dl03.2 is amended to read:

D103.2 Grade. Fire department access roadways having a grade of between 16 percent and 20 percent shall be designed to have a finished surface of grooved concrete sufficient to hold a 44,000 pound (19 958 kg) traction load. The grooves in the concrete surface shall be1/2 inch (13 mm) wide by1/2 inch (13 mm) deep and 1 1/2 inch (38 mm) on center and set at a 30 to 45-degree angle across the width of the roadway surface. No grade shall exceed 20 percent, nor shall the cross slope exceed 8%, unless authorized in writing by the fire code official.

Section D103.2.1 is added to read:

D103.2.1 Angles of approach and departure. The angles of approach and departure for any means of access shall not exceed 10 percent at 10 feet of the grade break.

Section D103.3 is amended to read:

D103.3 Turning radius. Based on a minimum unobstructed width of 20 feet, a fire apparatus access roadway shall be capable of providing a minimum standard turning radius of 25 feet (7620 mm) inside and 45 feet (13 716 mm) outside.

Item 10.1
City Council Meeting Agenda - Page 164 of 724 - Monday, November 17, 2025 16 Figure D103.1 is amended to read:

Table D103.4 is amended to read:

Table D103.4 REQUIREMENTS FOR DEAD-END FIRE APPARATUS ACCESS ROADS LENGTH
(feet)

MINIMUM
WIDTH
(feet )

TURNAROUNDS REQUIRED
0-150 20a None required
151 -
750 20a
100-foot Hammerhead, SO-foot “Y”, 75-foot Shunt or 90-
footdiameter cul-de-sac in accordance with figure D103.1 Over 750 Special approval required
a. A driveway with a minimum width of 16 feet is acceptable for access to no more than two single-family dwellings.

Item 10.1
City Council Meeting Agenda - Page 165 of 724 - Monday, November 17, 2025 17 b. Any fire apparatus access roadway or driveway that is approved to be less than 20 feet wide and to exceed 750 feet in length shall have outsets or turnouts every 300 feet along the length of the road or driveway, or at locations approved by the fire code official. Each outset or turnout shall be of the following dimensions: an 8-foot-wide turnout that extends at least 40 feet in length.

Section D103.5 is amended as follows:

Criteria 1 of Section D103.5 is amended to read:

1. The minimum clear width shall be 20 feet (6096mm).

Exception: For access to one or two single-family dwellings, 16 feet clear width is acceptable.

Criteria 9 is added to Section D103.5, to read:

8. All gates shall be installed and located a minimum of 30 feet off the street.

Criteria 10 is added to Section D103.5, to read:

10. At the discretion of the Fire District, a Click2Enter system shall be installed for emergency access.

Section D103.6 is amended to read:

D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent “NO PARKING—FIRE LANE” signs.

1. Roadways 20 feet wide. Fire lane signs shall be posted on both sides of the road.

2. Roadways 21 to 28 feet wide. Fire lane signs shall be posted on one side of the road, as determined by the fire code official.

3. Emergency evacuation routes. As adopted by the local governing body as part of the local emergency evacuation plan, Fire lane signs shall be posted as designated by the fire code official, regardless of roadway width.

4. Enforcement. Fire lane restrictions established under this section shall be enforceable by both the fire code official and local law enforcement. Local law enforcement agencies are authorized to issue citations, order the removal of vehicles, and take other enforcement actions necessary to maintain fire apparatus access roads clear of obstructions. Vehicles parked in violation of this section may be cited and towed at the owner’s expense.

Section D106.1 is amended by deleting the exception and to read:

D106.1 Projects having more than 100 dwelling units. Multiple-family residential projects having more than 100 dwelling units shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3.

Section D106.2 is deleted in its entirety.

Section 3. The City Council hereby finds that the proposed amendments to the 2025 California Fire Code are more restrictive than the standards adopted by the state agency, and are reasonably Item 10.1
City Council Meeting Agenda - Page 166 of 724 - Monday, November 17, 2025 18 necessary because of local climatic, geologic or topographic conditions, based on the express findings and determinations, marked in relation to the respective amendments provided in this ordinance, described in “Exhibit A” attached hereto, and hereby adopted by the City Council as the findings to support the modifications to the California Building Standards Code.

Section 4. VALIDITY.

The City Council declares that if any section, paragraph, sentence, or word of this ordinance or of the 2025 California Fire Code as adopted and amended herein is declared for any reason to be invalid, it is the intent of the City Council that it would have passed all other portions or provisions of this ordinance independent of the elimination here from any portion or provision as may be declared invalid.

Section 5. EFFECTIVE DATE.

This ordinance becomes effective on January l, 2026 or 30 days after passage, whichever is later.

Within 15 days of passage, this ordinance shall be published in accordance with Government Code Section 36933, with the names of council members voting for and against it.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the 20th day of October, 2025.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the 17th day of November, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________
SUSAN A. NOACK, Mayor
ATTEST:
_________________________________
LYONE P. CONNER, City Clerk
Item 10.1
City Council Meeting Agenda - Page 167 of 724 - Monday, November 17, 2025

EXHIBIT A
FINDINGS IN SUPPORT OF AMENDMENTS TO THE 2025 CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, PART 9, CALIFORNIA FIRE CODE
The California Building Standards Commission has adopted and published the 2025 California Fire Code. The purpose of the code is to regulate and govern the safeguarding of life and property from fire and explosion hazards arising from the storage, handling, and use of hazardous substances, materials, and devices, and from conditions hazardous to life or property in the occupancy of buildings and premises.

Health and Safety Code section 13869.7, 17958.5, and 18941.5 authorize a local jurisdiction to modify or change the statewide codes and establish more restrictive building standards if the jurisdiction finds that the modifications and changes are reasonably necessary because of local climatic, geological, or topographical conditions.

This Ordinance adopts the 2025 California Fire Code and amends it to address local conditions.

Pursuant to Sections 13869.7, 17958.5, and 17958.7 of the Health and Safety Code, the Pleasant Hill City Council, finds that the more restrictive standards contained in this Ordinance are reasonably necessary because of certain local climatic, geological, and topographic conditions that are described below. Furthermore, the City Council finds that the amendments are substantially equivalent to changes or modifications that were previously filed by the City Council and were in effect as of September 30, 2025 and relate to home hardening.

Local Conditions
A. Climatic

1. Precipitation and Relative Humidity
(a) Conditions
Precipitation ranges from 15 to 24 inches per year with an average of approximately 20 inches per year. 96% of precipitation falls during the months of October through April and four percent from May through September. This is a dry period of at least five months each year.

Additionally, the area is subject to occasional drought. Relative humidity remains in the middle range most of the time. It ranges from 45-65% during spring, summer, fall, and from 60-90% in the winter. It occasionally falls as low as 15%.
(b) Impact
Locally experienced dry periods cause extreme dryness of untreated wood shakes and shingles on buildings and non-irrigated grass, brush, and weeds, which are often near buildings with wood roofs and sidings. Such dryness causes these materials to ignite very readily and burn rapidly and intensely.

Item 10.1
City Council Meeting Agenda - Page 168 of 724 - Monday, November 17, 2025 Because of dryness, a rapidly burning grass fire or exterior building fire can quickly transfer to other buildings by means of radiation or flying brands, sparks, and embers. A small fire can rapidly grow to a magnitude beyond the control capabilities of the Fire District resulting in an excessive fire loss.

2. Temperature
(a) Conditions
Temperatures have been recorded as high as 114° F. Average summer highs are in the 90° range, with average maximums of 105° F.
(b) Impact
High temperatures cause rapid fatigue and heat exhaustion of firefighters, thereby reducing their effectiveness and ability to control large building and wildland fires.

Another impact from high temperatures is that combustible building material and non-irrigated weeds, grass, and brush are preheated, thus causing these materials to ignite more readily and burn more rapidly and intensely. Additionally, the resultant higher temperature of the atmosphere surrounding the materials reduces the effectiveness of the water being applied to the burning materials. This requires that more water be applied, which in turn requires more Fire District resources in order to control a fire on a hot day. High temperatures directly contribute to the rapid growth of fires to an intensity and magnitude beyond the control capabilities of the Fire District.

3. Winds
(a) Conditions
Prevailing winds in the area are from the south or southwest in the mornings and from the north or northwest in the afternoons. However, winds are experienced from virtually every direction at one time or another.

Velocities are generally in the 14 mph to 23 mph ranges, gusting to 25 to 35 mph. 40 mph winds are experienced occasionally and winds up to 55 mph have been registered locally. During the winter half of the year, strong, dry, gusty winds from the north move through the area for several days creating extremely dry conditions.
(b) Impact
Winds such as those experienced locally can and do cause fires, both interior and exterior, to burn and spread rapidly. Fires involving non-irrigated weeds, grass, and brush can grow to a magnitude and be fanned to intensity beyond the control capabilities of the Fire District very quickly even by relatively moderate winds. During wood shake and shingle roof fires, or exposure fires, winds can carry sparks and burning brands to other structures, thus spreading the fire and causing conflagrations. When such fires are not controlled, they can extend to nearby buildings, particularly those with untreated wood shakes or shingles. In building fires, Item 10.1
City Council Meeting Agenda - Page 169 of 724 - Monday, November 17, 2025 winds can literally force fires back into the building and can create a blow torch effect, in addition to preventing “natural” ventilation and crossventilation efforts.

Winds of the type experienced locally also reduce the effectiveness of exterior water streams used by the Fire District on fires involving large interior areas of buildings, fires which have vented through windows and roofs due to inadequate built-in fire protection and fires involving wood shake and shingle building exteriors. Local winds will continue to be a definite factor towards causing major fire losses to buildings not provided with fire resistive roof and siding materials and buildings with inadequately separated interior areas or lacking automatic fire protection systems. National statistics frequently cite wind conditions, such as those experienced locally, as a major factor where conflagrations have occurred.

B. Geological and Topographic

1. Seismicity
(a) Conditions
The City of Pleasant Hill and Contra Costa County are located in Seismic Risk Zone 4, which is the worst earthquake area in the United States.

Buildings and other structures in Zone 4 can experience major seismic damage. The City and County are in close proximity to the San Andreas Fault and contains all or portions of the Hayward, Calaveras, Concord, Antioch, Mt. Diablo, and other lesser faults. A 4.1 earthquake with its epicenter in Concord occurred in 1958, and a 5.4 earthquake with its epicenter also in Concord occurred in 1955. The Concord and Antioch faults have a potential for a Richter 6 earthquake and the Hayward and Calaveras faults have the potential for a Richter 7 earthquake. Minor tremblers from seismic activity are not uncommon in the area.

The fire environment of a community is primarily a combination of two factors: the area’s physical geologic characteristics and a historic pattern of urban-suburban development. These two factors, alone and combined, create a mixture of environments which ultimately determines the area’s fire protection needs. The City is located within the Central area of the Fire District.

Because of the size of the Contra Costa County Fire Protection District (733 square miles), the characteristics of the fire environment changes from one location to the next. Therefore the District has several fire environments, each of which has its individual fire protection needs from two major oil refineries, to heavy industrial facilities, freeways, rail lines, waterways, port facilities, wildland areas, urban and suburban town settings, and major downtown areas.

Interstates 80 and 680, State Highways 4, 24, and 242, Bay Area Rapid Transit District (BART), and major thoroughfares travel throughout the District. There are 2 major rail lines which run through the District. An Item 10.1
City Council Meeting Agenda - Page 170 of 724 - Monday, November 17, 2025 overpass or underpass crossing collapse would alter the response route and time for responding emergency equipment. This is due to the limited crossings of the major highways and rail lines.

Earthquakes of the magnitude experienced locally can cause major damage to electrical transmission facilities, which, in turn, cause power failures while at the same time starting fires throughout the Fire District. The occurrence of multiple fires will quickly deplete existing fire district resources; thereby reducing and/or delaying their response to any given fire.

Additionally, without electrical power, elevators, smoke management systems, lighting systems, alarm systems, and other electrical equipment urgently needed for building evacuation and fire control in large buildings without emergency generator systems would be inoperative, thereby resulting in loss of life and/or major fire losses in such buildings. (b) Impact
A major earthquake could severely restrict the response of the Fire District and its capability to control fires involving buildings of wood frame construction, with ordinary wood shake and shingle exteriors, or with large interior areas not provided with automatic smoke and fire control systems.

2. Soils
(a) Conditions
The area is replete with various soils, which are unstable, clay loam and alluvial fans being predominant. These soil conditions are moderately to severely prone to swelling and shrinking, are plastic, and tend to liquefy.

Throughout the Fire District, the topography and development growth has created a network of older, narrow roads. These roads vary from gravel to asphalt surface and vary in percent of slope, many exceeding twenty (20) percent. Several of these roads extend up through the winding passageways in the hills providing access to remote, affluent housing subdivisions. Many of these roads are private with no established
maintenance program. During inclement weather, these roads are subject to rock and mudslides, as well as down trees, obstructing all vehicle traffic. It is anticipated that during an earthquake, several of these roads would be practically impassable.

3. Topographic
(a) Conditions
(i) Vegetation
The service area of the Contra Costa County Fire Protection District has a varied topography and vegetative cover. A conglomeration of flat lands, hills, and ridges make up the terrain.

Development has occurred on the flat lands in the District and in the past 15 years development has spread into the hills, valleys, Item 10.1
City Council Meeting Agenda - Page 171 of 724 - Monday, November 17, 2025 and ridge lands of the District.

Highly combustible dry grass, weeds, and brush are common in the hilly and open space areas adjacent to built-up locations six to eight months of each year. Many of these areas frequently experience wildland fires, which threaten nearby buildings, particularly those with wood roofs, or sidings. This condition can be found throughout the Fire District, especially in those fully developed areas and those areas marked for future development.
(ii) Surface Features
The arrangement and location of natural and manmade surface features, including hills, creeks, canals, freeways, housing tracts, commercial development, fire stations, streets, and roads, combine to limit efficient response routes for Fire District resources into and through many areas.
(iii) Buildings, Landscaping and Terrain
Many of the “newer” large buildings and building complexes have access and landscaping features or designs which preclude, or greatly limit, efficient approach or operational access to them by Fire District vehicles. In addition, the presence of security gates, roads of inadequate width and grades which are too steep for Fire District vehicles create an adverse impact on fire suppression efforts.

When Fire District vehicles cannot gain access to buildings involved with fire, the potential for complete loss is realized. Difficulty reaching a fire site often requires additional fire personnel and resources to successfully and safely mitigate the event. Access problems often result in severely delaying, misdirecting, or making fire and smoke control efforts unsuccessful.
(b) Impact
The above local geological and topographical conditions increase the magnitude, exposure, accessibility problems, and fire hazards presented to the Contra Costa County Fire Protection District. Fire following an earthquake has the potential of causing greater loss of life and damage than the earthquake itself. Hazardous materials, particularly toxic gases, could pose the greatest threat to the largest number, should a significant seismic event occur. Public Safety resources would have to be prioritized to mitigate the greatest threat and may likely be unavailable for smaller single dwelling or structure fires.

Other variables may intensify the situation:

1. The extent of damage to the water system.

2. The extent of isolation due to bridge and/or freeway overpass collapse.

3. The extent of roadway damage and/or amount of debris blocking the roadways.

Item 10.1
City Council Meeting Agenda - Page 172 of 724 - Monday, November 17, 2025

4. Climatic conditions (hot, dry weather with high winds).

5. Time of day will influence the amount of traffic on roadways and could intensify the risk to life during normal business hours.

6. The availability of timely mutual aid or military assistance.

7. The large portion of dwellings with wood shake or shingles coverings could result in conflagrations.

Necessity for More Restrictive Standards
Because of the conditions described above, the City Council, finds that there are building and fire hazards unique to the City of Pleasant Hill and Contra Costa County that requires the increased fire protection requirements set forth in the Ordinance.

The ordinance amends Chapter 1 (Scope and Administration) of the statewide Fire Code by requiring a permit for certain activities and operations that pose fire hazards. The ordinance amends the statewide Fire Code by incorporating into Chapter 3 (General Precautions Against Fire) the fire districts’ exterior fire hazard control. The ordinance amends Chapter 4 of the statewide Fire Code (Emergency Planning and Preparedness) to require standby EMS personnel for large events as well as standby fire personnel to account for the fact that the fire district is both the local fire and EMS provider. The ordinance amends Chapter 5 (Fire Service Features) and Appendix D (Fire Apparatus Access Roads) of the statewide Fire Code to establish requirements for fire apparatus access roads to include protection of designated emergency evacuation routes as adopted by the local governing body as part of their emergency evacuation plan. The ordinance amends the statewide Fire Code by reducing the square footage thresholds found in Chapter 9 (Fire Protection Systems) for installation of automatic fire sprinkler systems in most commercial buildings and in private and charter schools.

The ordinance amends Chapter 50 (Hazardous Materials - General Provisions) of the statewide Fire Code to enhance fire service response and information available to occupancies in the District. The ordinance amends Chapter 56 (Explosives and Fireworks) of the statewide Fire Code to prohibit all fireworks in the District without a permit and an increase to the financial liability for permitted events. The ordinance amends Chapter 57 (Flammable and Combustible Liquids) of the statewide Fire Code to amend where above ground storage tanks may be located. The ordinance amends Chapter 58 (Flammable Gasses and Flammable Cryogenic Fluids) of the statewide Fire Code to amend where storage may be located. The ordinance amends Appendixes B and C (Fire-Flow Requirements for Buildings, Fire Hydrant Locations and Distribution) of the statewide Fire Code to amend the reduction of fire flow needed and the location of where hydrants are required.

Item 10.1
City Council Meeting Agenda - Page 173 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: INTRODUCE ORDINANCE NO. ADDING SECTION 14.05.090 TO TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND
ADOPTING THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE

CODE WITH AMENDMENTS
BACKGROUND:

The California Wildland-Urban Interface Code establishes statewide standards for construction and development in areas subject to wildland fire hazards. It is intended to reduce the risk of loss of life and property due to wildfire through enhanced building materials, design features, and defensible space requirements.

Every three years, the State of California updates the California Building Standards Code (Title 24, California Code of Regulations). Local jurisdictions are required to review and adopt the new code editions, with the option to make amendments that are more stringent than the state standards when justified by local climatic, geological, or topographical conditions.

The 2025 California Wildland-Urban Interface Code is based on the 2024 International WildlandUrban Interface Code developed by the International Code Council (ICC), with state-specific modifications.

The proposed ordinance formally adopts the 2025 edition of the California Wildland-Urban Interface Code, including local amendments applicable to Contra Costa County and the City of Pleasant Hill. These amendments are intended to address the county’s unique wildfire risks and community conditions.

Key Amendments Include:

1. Section 1.1.2 – Purpose
Expanded to clarify the intent of the code: to reduce wildfire-related life and property losses through construction and development standards in all designated Fire Hazard Severity Zones, including both State and Local Responsibility Areas.

Item 10.2
City Council Meeting Agenda - Page 174 of 724 - Monday, November 17, 2025

2. Section 101.1 – Title
Specifies that these regulations shall be known as the California Wildland-Urban Interface Code of the City of Pleasant Hill.

3. Section [A]101.5 – Additions or Alterations
Clarifies that additions or alterations to existing structures must comply with the code when substantial changes occur.
a. Defines conditions when code compliance is retroactive. b. Prohibits alterations that would render existing buildings unsafe or noncompliant.

4. Section 202 – Definitions
Adds local definitions for:
a. Substantial Addition: New gross floor area exceeding 50% of existing floor area and totaling 5,000 sq. ft. or more.
b. Substantial Alteration: Replacement or removal of at least 50% of wall length and 50% of the roof within a one-year period.

5. Section 508 – Non-Combustible Fences in Wildland-Urban Interface Fire Areas Introduces a new local requirement to enhance fire safety in large residential developments:
a. Applies to new residential subdivisions of 30 or more units within WUI fire areas. b. Requires all fences within 30 feet of structures to be made of non-combustible or one-hour fire-rated materials.
c. Provides exceptions for agricultural, open-space, and temporary construction fencing.

These amendments strengthen the defensible space and ignition-resistance features of structures in high-risk fire zones, consistent with the County’s fire mitigation and community resilience objectives.

Adopting the Ordinance ensures the City remains aligned with the State’s latest building and fire safety standards while addressing local wildfire risks through tailored amendments. The ordinance strengthens community protection, supports consistency in code enforcement, and reflects the City’s ongoing commitment to public safety and resilience in the face of increasing wildfire threats.

The Contra Costa County Fire Protection District provided additional edits after first reading at the October 20, 2025 City Council meeting. Accordingly, the WUI Ordinance is being introduced with edits at tonight’s meeting and a public hearing will be scheduled for December 1, 2025.

FISCAL IMPACT
There is no direct fiscal impact on the General Fund.

ENVIRONMENTAL REVIEW
Item 10.2
City Council Meeting Agenda - Page 175 of 724 - Monday, November 17, 2025 The California Environmental Quality Act (“CEQA”) does not apply to activities that will not result in a direct or reasonably foreseeable indirect physical change in the environment or is otherwise not considered a project as defined by CEQA (Section 21605) and CEQA Guidelines §§ 15060(c)(3) and 15378.

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. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION

1. Introduce, waive first reading and read by title only an ORDINANCE OF THE CITY COUNCIL OF PLEASANT HILL ADDING SECTION 14.05.090 TO TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025

CALIFORNIA WILDLAND-URBAN INTERFACE CODE WITH AMENDMENTS

2. Set a public hearing for December 1, 2025 on the proposed ordinance.

ATTACHMENTS:

Exhibit A
Proposed Ordinance
Prepared by: Janet Coleson, City Attorney
Approved by: Ethan Bindernagel, City Manager
Item 10.2
City Council Meeting Agenda - Page 176 of 724 - Monday, November 17, 2025

EXHIBIT A
FINDINGS IN SUPPORT OF AMENDMENTS TO THE 2025 CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, PART 7, CALIFORNIA WILDLAND-URBAN INTERFACE CODE
The California Building Standards Commission has adopted and published the 2025 California Wildland-Urban Interface Code. The purpose of this code is to establish minimum requirements to reduce the likelihood of life and property loss due to a wildfire through the use of performance and prescriptive requirements for construction and development in all Fire Hazard Severity Zones in State Responsibility Areas (SRA), and Local Responsibility Areas (LRA) designated as a Very High and High Fire Hazard Severity Zone, increase the ability of buildings located in any Fire Hazard Severity Zone within State Responsibility Areas (SRA), Local Responsibility Area (LRA), or Wildland-Urban Interface (WUI) Areas to resist the intrusion of flames or burning embers projected by a vegetation fire, and contribute to a systematic reduction in conflagration losses and reduce the likelihood of life and property loss due to a wildfire.

Health and Safety Code section 13869.7, 17958.5, and 18941.5 authorize a local jurisdiction to modify or change the statewide codes and establish more restrictive building standards if the jurisdiction finds that the modifications and changes are reasonably necessary because of local climatic, geological, or topographical conditions.

This Ordinance adopts the 2025 California Wildland-Urban Interface Code and amends it to address local conditions. Pursuant to Sections 13869.7, 17958.5, and 17958.7 of the Health and Safety Code, the City Council, finds that the more restrictive standards contained in this Ordinance are reasonably necessary because of certain local climatic, geological, and topographic conditions that are described below. Furthermore, the City Council finds that the amendments are substantially equivalent to changes or modifications that were previously filed by the City Council and were in effect as of September 30, 2025 and relate to home hardening.

Local Conditions
A. Climatic

1. Precipitation and Relative Humidity
(a) Conditions
Precipitation ranges from 15 to 24 inches per year with an average of approximately 20 inches per year. 96% of precipitation falls during the months of October through April and four percent from May through September. This is a dry period of at least five months each year.

Additionally, the area is subject to occasional drought. Relative humidity remains in the middle range most of the time. It ranges from 45-65% during spring, summer, fall, and from 60-90% in the winter. It occasionally falls as low as 15%.

Item 10.2
City Council Meeting Agenda - Page 177 of 724 - Monday, November 17, 2025 (b) Impact
Locally experienced dry periods cause extreme dryness of untreated wood shakes and shingles on buildings and non-irrigated grass, brush, and weeds, which are often near buildings with wood roofs and sidings. Such dryness causes these materials to ignite very readily and burn rapidly and intensely.

Because of dryness, a rapidly burning grass fire or exterior building fire can quickly transfer to other buildings by means of radiation or flying brands, sparks, and embers. A small fire can rapidly grow to a magnitude beyond the control capabilities of the Fire District resulting in an excessive fire loss.

2. Temperature
(a) Conditions
Temperatures have been recorded as high as 114° F. Average summer highs are in the 90° range, with average maximums of 105° F.
(b) Impact
High temperatures cause rapid fatigue and heat exhaustion of firefighters, thereby reducing their effectiveness and ability to control large building and wildland fires.

Another impact from high temperatures is that combustible building material and non-irrigated weeds, grass, and brush are preheated, thus causing these materials to ignite more readily and burn more rapidly and intensely. Additionally, the resultant higher temperature of the atmosphere surrounding the materials reduces the effectiveness of the water being applied to the burning materials. This requires that more water be applied, which in turn requires more Fire District resources in order to control a fire on a hot day. High temperatures directly contribute to the rapid growth of fires to an intensity and magnitude beyond the control capabilities of the Fire District.

3. Winds
(a) Conditions
Prevailing winds in the area are from the south or southwest in the mornings and from the north or northwest in the afternoons. However, winds are experienced from virtually every direction at one time or another.

Velocities are generally in the 14 mph to 23 mph ranges, gusting to 25 to 35 mph. 40 mph winds are experienced occasionally and winds up to 55 mph have been registered locally. During the winter half of the year, strong, dry, gusty winds from the north move through the area for several days creating extremely dry conditions.
(b) Impact
Item 10.2
City Council Meeting Agenda - Page 178 of 724 - Monday, November 17, 2025 Winds such as those experienced locally can and do cause fires, both interior and exterior, to burn and spread rapidly. Fires involving non-irrigated weeds, grass, and brush can grow to a magnitude and be fanned to intensity beyond the control capabilities of the Fire District very quickly even by relatively moderate winds. During wood shake and shingle roof fires, or exposure fires, winds can carry sparks and burning brands to other structures, thus spreading the fire and causing conflagrations. When such fires are not controlled, they can extend to nearby buildings, particularly those with untreated wood shakes or shingles. In building fires, winds can literally force fires back into the building and can create a blow torch effect, in addition to preventing “natural” ventilation and cross-ventilation efforts.

Winds of the type experienced locally also reduce the effectiveness of exterior water streams used by the Fire District on fires involving large interior areas of buildings, fires which have vented through windows and roofs due to inadequate built-in fire protection and fires involving wood shake and shingle building exteriors. Local winds will continue to be a definite factor towards causing major fire losses to buildings not provided with fire resistive roof and siding materials and buildings with inadequately separated interior areas or lacking automatic fire protection systems.

National statistics frequently cite wind conditions, such as those experienced locally, as a major factor where conflagrations have occurred.

B. Geological and Topographic

1. Seismicity
(a) Conditions
Contra Costa County is located in Seismic Risk Zone 4, which is the worst earthquake area in the United States. Buildings and other structures in Zone 4 can experience major seismic damage. Contra Costa County is in close proximity to the San Andreas Fault and contains all or portions of the Hayward, Calaveras, Concord, Antioch, Mt. Diablo, and other lesser faults.

A 4.1 earthquake with its epicenter in Concord occurred in 1958, and a 5.4 earthquake with its epicenter also in Concord occurred in 1955. The Concord and Antioch faults have a potential for a Richter 6 earthquake and the Hayward and Calaveras faults have the potential for a Richter 7 earthquake. Minor tremblers from seismic activity are not uncommon in the area.

The fire environment of a community is primarily a combination of two factors: the area’s physical geologic characteristics and a historic pattern of urban-suburban development. These two factors, alone and combined, create a mixture of environments which ultimately determines the area’s fire protection needs. The City is located within the Central area of the Fire District.

Because of the size of the Contra Costa County Fire Protection District (733 square miles), the characteristics of the fire environment changes from one Item 10.2
City Council Meeting Agenda - Page 179 of 724 - Monday, November 17, 2025 location to the next. Therefore the District has not one, but a number of fire environments, each of which has its individual fire protection needs from two major oil refineries, to heavy industrial facilities, freeways, rail lines, waterways, port facilities, wildland areas, urban and suburban town settings, and major downtown areas.

Interstates 80 and 680, State Highways 4, 24, and 242, Bay Area Rapid Transit District (BART), and major thoroughfares travel throughout the District. There are 2 major rail lines which run through the District. An overpass or underpass crossing collapse would alter the response route and time for responding emergency equipment. This is due to the limited crossings of the major highways and rail lines.

Earthquakes of the magnitude experienced locally can cause major damage to electrical transmission facilities, which, in turn, cause power failures while at the same time starting fires throughout the Fire District. The occurrence of multiple fires will quickly deplete existing fire district resources; thereby reducing and/or delaying their response to any given fire.

Additionally, without electrical power, elevators, smoke management systems, lighting systems, alarm systems, and other electrical equipment urgently needed for building evacuation and fire control in large buildings without emergency generator systems would be inoperative, thereby resulting in loss of life and/or major fire losses in such buildings. (b) Impact
A major earthquake could severely restrict the response of the Fire District and its capability to control fires involving buildings of wood frame construction, with ordinary wood shake and shingle exteriors, or with large interior areas not provided with automatic smoke and fire control systems.

2. Soils
(a) Conditions
The area is replete with various soils, which are unstable, clay loam and alluvial fans being predominant. These soil conditions are moderately to severely prone to swelling and shrinking, are plastic, and tend to liquefy.

Throughout the Fire District, the topography and development growth has created a network of older, narrow roads. These roads vary from gravel to asphalt surface and vary in percent of slope, many exceeding twenty (20) percent. Several of these roads extend up through the winding passageways in the hills providing access to remote, affluent housing subdivisions. Many of these roads are private with no established maintenance program. During inclement weather, these roads are subject to rock and mudslides, as well as down trees, obstructing all vehicle traffic. It is anticipated that during an earthquake, several of these roads would be practically impassable.

3. Topographic
(a) Conditions
Item 10.2
City Council Meeting Agenda - Page 180 of 724 - Monday, November 17, 2025 (i) Vegetation
The service area of the Contra Costa County Fire Protection District has a varied topography and vegetative cover. A conglomeration of flat lands, hills, and ridges make up the terrain.

Development has occurred on the flat lands in the District and in the past 15 years development has spread into the hills, valleys, and ridge lands of the District.

Highly combustible dry grass, weeds, and brush are common in the hilly and open space areas adjacent to built-up locations six to eight months of each year. Many of these areas frequently experience wildland fires, which threaten nearby buildings, particularly those with wood roofs, or sidings. This condition can be found throughout the Fire District, especially in those fully developed areas and those areas marked for future development.
(ii) Surface Features
The arrangement and location of natural and manmade surface features, including hills, creeks, canals, freeways, housing tracts, commercial development, fire stations, streets, and roads, combine to limit efficient response routes for Fire District resources into and through many areas.
(iii) Buildings, Landscaping and Terrain
Many of the “newer” large buildings and building complexes have access and landscaping features or designs which preclude, or greatly limit, efficient approach or operational access to them by Fire District vehicles. In addition, the presence of security gates, roads of inadequate width and grades which are too steep for Fire District vehicles create an adverse impact on fire suppression efforts.

When Fire District vehicles cannot gain access to buildings involved with fire, the potential for complete loss is realized. Difficulty reaching a fire site often requires additional fire personnel and resources to successfully and safely mitigate the event. Access problems often result in severely delaying, misdirecting, or making fire and smoke control efforts unsuccessful.
(b) Impact
The above local geological and topographical conditions increase the magnitude, exposure, accessibility problems, and fire hazards presented to the Contra Costa County Fire Protection District. Fire following an earthquake has the potential of causing greater loss of life and damage than the earthquake itself. Hazardous materials, particularly toxic gases, could pose the greatest threat to the largest number, should a significant seismic event occur. Public Safety resources would have to be prioritized to mitigate the greatest threat and may likely be unavailable for smaller single dwelling or structure fires.

Item 10.2
City Council Meeting Agenda - Page 181 of 724 - Monday, November 17, 2025 Other variables may intensify the situation:

1. The extent of damage to the water system.

2. The extents of isolation due to bridge and/or freeway overpass collapse.

3. The extent of roadway damage and/or amount of debris blocking the roadways.

4. Climatic conditions (hot, dry weather with high winds).

5. Time of day will influence the amount of traffic on roadways and could intensify the risk to life during normal business hours.

6. The availability of timely mutual aid or military assistance.

7. The large portion of dwellings with wood shake or shingles coverings could result in conflagrations.

Necessity for More Restrictive Standards
Because of the conditions described above, the City Council finds that there are building and fire hazards unique to the City of Pleasant Hill that require the increased fire protection requirements set forth in the Ordinance.

This ordinance incorporates by adoption of the 2024 International Wildland-Urban Interface Code of the International Code Council (ICC) with necessary California amendments including Chapters 1 – 7 and Appendix A, Appendix B, Appendix C, Appendix F, Appendix G, and Appendix H as amended by the changes, additions, and deletions set forth in this ordinance.

Item 10.2
City Council Meeting Agenda - Page 182 of 724 - Monday, November 17, 2025 1 ORDINANCE NO.

INTRODUCE ORDINANCE NO. ADDING SECTION 14.05.090 TO TITLE 14 OF THE PLEASANT HILL MUNICIPAL CODE AND ADOPTING THE 2025 CALIFORNIA

WILDLAND-URBAN INTERFACE CODE WITH AMENDMENTS
The City Council of the City of Pleasant Hill does ordain as follows:

Section 1. ADOPTION OF THE CALIFORNIA WILDLAND-URBAN INTERFACE CODE.

As noted in Pleasant Hill Municipal Code, Chapter 14.05, Section 14.05.010, as of the effective date of this ordinance, the provisions of the 2025 California Wildland-Urban Interface Code are controlling and enforceable within the City. The California Wildland-Urban Interface Code is Part 7 of thirteen parts of the official compilation and publication of the adoptions, amendment, and repeal of building regulations to the California Code of Regulations, Title 24, also referred to as the California Building Standards Code. This part incorporates by adoption of the 2024 International Wildland-Urban Interface Code of the International Code Council (ICC) with necessary California amendments including Chapters 1 – 7 and Appendix A, Appendix B, Appendix C, Appendix F, Appendix G, and Appendix H, as amended by the changes, additions, and deletions set forth in this ordinance. The 2025 California Wildland-Urban Interface Code, with the changes, additions, and deletions set forth this ordinance, is adopted by this reference as though fully set forth in this ordinance.

Section 2. AMENDMENTS TO THE CALIFORNIA WILDLAND-URBAN INTERFACE CODE.

Pleasant Hill Municipal Code; Chapter 14.05, Section 14.05.090 ("Amendments to the California Wildland-Urban Interface Code") is hereby added to read as follows:

14.05.090 Amendments to the California Wildland-Urban Interface Code Section 1.1.2 is amended to read:

1.1.2 Purpose.

The purpose of this code is to: (1) establish minimum requirements to reduce the likelihood of life and property loss due to a wildfire through the use of performance and prescriptive requirements for construction and development in all Fire Hazard Severity Zones in State Responsibility Areas (SRA), and Local Responsibility Areas (LRA) designated as a Very High or High Fire Hazard Severity Zone; (2) increase the ability of buildings located in any Fire Hazard Severity Zone within State Responsibility Areas (SRA), or Wildland-Urban Interface (WUI) Areas to resist the intrusion of flames or embers projected by a fire; and (3) contribute to a systematic reduction in conflagration losses and reduce the likelihood of life and property loss due to a wildfire.

Item 10.2
City Council Meeting Agenda - Page 183 of 724 - Monday, November 17, 2025 2 Section 101.1 is amended to read as follows:
101.1 Title. These regulations shall be known as the California Wildland-Urban Interface Code of the City of Pleasant Hill, hereinafter referred to as “this code.” Section 101.3.1 is amended to read:
101.3.1 Application. New buildings and structures with residential, commercial, educational, institutional or similar occupancy type use, which shall be referred to in this code as “applicable buildings,” as well as new buildings and structures accessory to those applicable buildings, located in any of the following:

A. All lands designated by the State Board of Forestry and Fire Protection as a State Responsibility Area (SRA).

B. Lands in a Local Responsibility Area (LRA) identified by the State Fire Marshal as a High or Very High Fire Hazard Severity Zone.

C. Land designated as a High or Very High Fire Hazard Severity Zone by the City and other local agencies.

D. Land designated as a Wildland-Urban Interface Area by the City and other local agencies.

Exceptions:

1. Group U occupancy accessory buildings of any size located at least 50 feet (15,240 mm) from an applicable building on the same lot.

2. Group U occupancy agricultural buildings, as defined in Section 202 and C101.1 of the California Building Code of any size located at least 50 feet (15,240 mm) from an applicable building.

3. Group C occupancy special buildings conforming to the limitations specified in Section 450.4.1 of the California Building Code.

4. New accessory buildings and miscellaneous structures specified in Section 504.11 shall comply only with the requirements of that section.

Section [A]101.5 is amended to read:
[A] 101.5 - Additions or alterations.

Item 10.2
City Council Meeting Agenda - Page 184 of 724 - Monday, November 17, 2025 3 A. Additions or alterations shall be permitted to be made to any existing building or structure without requiring the existing building or structure to comply with the requirements of this code, provided that the addition or alteration conforms to all applicable requirements of this code that apply to a new building or structure.

Exceptions:

1. The existing building or structure must meet any provisions of this code that expressly apply to an existing building or structure retroactively.

2. If a substantial addition or substantial alteration is made to any existing building or structure, the existing building or structure, and the substantial addition or substantial alteration, must comply with all requirements of this code.

B. Additions or alterations shall not be made to an existing building or structure that will cause the existing building or structure to be in violation of any of the provisions of this code, nor shall such additions or alterations cause the existing building or structure to become unsafe.

An unsafe condition shall be deemed to have been created if an addition or alteration: (a) will cause the existing building or structure to become structurally unsafe or overloaded; (b) will not provide adequate access in compliance with the provisions of this code or will obstruct existing exits or access; (c) will create a fire hazard; (d) will reduce required fire resistance; or (e) will otherwise create conditions dangerous to human life.

Section 202 is amended by adding the following two new definitions, to read:

Substantial Addition. Any change to an existing building or structure that meets both of the following criteria:
(a) adds gross floor area that exceeds fifty percent of the gross floor area of the existing building or structure; and
(b) results in the building or structure and the addition having a combined new gross floor area of 5,000 square feet or more.

Substantial Alteration. Any change to an existing building or structure that meets both of the following criteria within a one-year period:
(a) The removal of fifty percent or more of the linear length of any interior or exterior wall of the building or structure; and
(b) The removal and replacement of fifty percent or more of the area of the building or structure’s roof.

Section 508 is added to read:

Section 508 - Non-Combustible Fences in Wildland-Urban Interface Areas.

Item 10.2
City Council Meeting Agenda - Page 185 of 724 - Monday, November 17, 2025 4 508.1 Scope. Unless an exception applies, new residential subdivisions must satisfy the fencing requirements of Sections 508.2 and 508.3, if the subdivision meets both of the following criteria: (a) the subdivision includes 30 or more dwelling units; and (b) any portion of the subdivision is located within or abuts a designated Wildland-Urban Interface Area. 508.2 General Requirement.

All fencing regulated by this section shall be constructed of non-combustible materials, or materials approved for a minimum one-hour fire-resistance rating. For purposes of this requirement, fencing includes fence posts, rails, pickets, panels, post caps, gates, decorative features, and appurtenances.
508.3 Location.

A. If a lot or any portion of a lot is located within a Wildland-Urban Interface Area, all perimeter fencing within that lot and all fencing within 30 feet of a structure on that lot or an adjacent lot shall comply with Section 508.2.

B. Any fencing that abuts a Wildland-Urban Interface Area shall comply with Section 508.2, even if the lot on which the fencing is located is not within a Wildland-Urban Interface Area.

C. Any fencing located within five feet of a structure on any lot must comply with Section 508.2, regardless of whether any portion of the lot is located within or adjacent to a Wildland-Urban Interface Area.
508.4 Exception.

Temporary fencing for construction or erosion control is not required to comply with this Section 508, provided it is removed within 180 days of installation.

Section 3. The City Council hereby finds that the proposed amendments to the 2025 California Wildland-Urban Interface Code are more restrictive than the standards adopted by the state agency, and are reasonably necessary because of local climatic, geologic or topographic conditions, based on the express findings and determinations, marked in relation to the respective amendments provided in this ordinance, described in “Exhibit A” attached hereto, and hereby adopted by the City Council as the findings to support the modifications to the California Building Standards Code.

Section 4. VALIDITY.

The City Council declares that if any section, paragraph, sentence, or word of this ordinance or of the 2025 California Wildland-Urban Interface Code as adopted and amended herein is declared for any reason to be invalid, it is the intent of the City Council that it would have passed all other portions or provisions of this ordinance independent of the elimination here from any portion or provision as may be declared invalid.

Section 5. EFFECTIVE DATE.

Item 10.2
City Council Meeting Agenda - Page 186 of 724 - Monday, November 17, 2025 5 This ordinance becomes effective on January l, 2026 or 30 days after passage, whichever is later.

Within 15 days of passage, this ordinance shall be published in accordance with Government Code Section 36933, with the names of council members voting for and against it.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the 17th day of November, 2025.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the _____ day of _________, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________
SUSAN A. NOACK, Mayor
ATTEST:
_________________________________
LYONE P. CONNER, City Clerk
Item 10.2
City Council Meeting Agenda - Page 187 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT ORDINANCE NO. CHAPTER 14.05 (CALIFORNIA BUILDING CODE), SECTIONS 14.05.010 AND 14.05.020 OF THE MUNICIPAL CODE BY ADOPTING BY REFERENCE THE 2025 EDITION OF THE

CALIFORNIA BUILDING STANDARDS CODE, CALIFORNIA CODE OF
REGULATIONS, TITLE 24, PARTS 1, 2, 2.5, 3, 4, 5, 6,10, 11, AND 12,

WHICH CONSISTS OF THE CALIFORNIA ADMINISTRATIVE,

BUILDING, RESIDENTIAL, ELECTRICAL, MECHANICAL,
PLUMBING; WILDLAND-URBAN INTERFACE, ENERGY, FIRE,

EXISTING BUILDING, GREEN BUILDING STANDARDS, AND
REFERENCED STANDARDS CODES; ADOPTING BY REFERENCE
THE 2024 INTERNATIONAL PROPERTY MAINTENANCE CODE, AND
THE 2024 FIRE RESISTANCE DESIGN MANUAL AND SET A PUBLIC HEARING FOR NOVEMBER 17, 2025

SYNOPSIS
The State of California adopts the California Building Codes (Building, Mechanical, Electrical, and Plumbing) as part of the California Building Standards every three years. The 2025 California Building Codes were published in July 2025 and will become effective January 1, 2026 on a statewide basis. The City of Pleasant Hill (City) also adopts related codes:

International Property Maintenance Code and the Fire Resistance Design Manual. A city, county, or other enforcement agency may establish more restrictive building standards reasonably necessary because of local climatic, geological, or topographical conditions. On October 6, 2025, the City Council set the public hearing and second reading of the ordinance for November 17, 2025.

DISCUSSION
Background
Every three years, the codes for building construction are updated and adopted by the State to meet new technological changes and address new issues and needs. The Building Standards Commission is responsible for updating these complex building standards and has decided to adopt the International Building Code 2024 (IBC) as the State model. Each city and county is Item 10.3
City Council Meeting Agenda - Page 188 of 724 - Monday, November 17, 2025 required to adopt the State codes, or they will take effect automatically on January 1, 2026. The City also adopts related codes: the International Property Maintenance Code and the Fire Resistance Design Manual.

The City of Pleasant Hill will be enforcing the following:

1. California Administrative Code, 2025 Edition (CBC) — Title 24, Part 1

2. California Building Code, 2025 Edition (CBC) — Title 24, Part 2,Vo1umes 1 and 2

3. California Residential Code, 2025 Edition (CBC) — Title 24, Part 2.5 which is based on the 2024 International Residential Code

4. California Electrical Code, 2023 Edition — Title 24, Part 3 which is based on the 2023 National Electrical Code

5. California Mechanical Code, 2025 Edition — Title 24, Part 4 which is based on the 2024 Uniform Mechanical Code

6. California Plumbing Code, 2025 Edition — Title 24, Part 5 which is based on the 2024 Uniform Plumbing Code

7. California Energy Code, 2025 Edition — Title 24, Part 6 California Energy Code

8. California Wildland-Urban Interface Code, 2025 (New) Edition- Title 24, Part 7 This is a New Introduction in this Cycle (Introduced separately by the Fire District)

9. California Fire Code, 2025 Edition — Title 24, Part 9. (Introduced separately by the Fire District)

10. California Green Building Standards Code, 2025 Edition — Title 24, Part 11

11. California Referenced Standards Code, 2025 Edition- Title24, Part 12 and

12. International Property Maintenance Code, 2024 Edition

13. Fire Resistance Design Manual, (2024), published by the Gypsum Association.

The Contra Costa Fire Protection District will provide local amendments to the 2025 Edition of the California Fire Code (Part 9). The District's amendments are a separate ordinance (also on the agenda).

State law requires that the City Council hold a public hearing for consideration of these codes after introduction of the ordinance. The ordinance was introduced at the City Council meeting of October 6, 2025 at which time the public hearing was scheduled for November 17, 2025 to accommodate the legally required public notice and public review periods.

Analysis
Code Change Highlights. The 2025 California Building Code has a new section: Title 24, Part 7 The California Wildland Urban Interface Code. The California Building Standards Commission has consolidated scattered requirements to create a single authoritative source for ignitionItem 10.3 City Council Meeting Agenda - Page 189 of 724 - Monday, November 17, 2025 resistant building standards in California. This will be a separate ordinance introduced by the Fire District November 17, 2025, with a hearing requested for December 1, 2025.

The 2025 Energy Code (Title 24, Part 6) has key changes that include expansion of heat pumps.

The new code expands the mandatory use of high-efficiency electric heat pumps for space and water heating in most newly constructed residential and select nonresidential buildings. These new requirements ensure that commercial kitchens and some multifamily buildings are "electricready," making it easier to switch from gas to electric appliances in the future.

CalGreen (Title 24, Part 11) has new mandatory EV Charger requirement, which mandates Level 2 charges where the previous code had EV Capable requirements. Further, the 2025 California Plumbing Code introduces new standards for water efficiency, including mandatory low-flow fixtures and hot water delivery time standards for ADUs. Lastly, there are also updates to the California Building Code Chapter 11A and B regarding accessibility requirements.

Impacts to Permitting. All permit applications received prior to January 1, 2026, will be reviewed in accordance with 2022 code cycle standards. Any applications received as of January 1st and thereafter will be reviewed under the new 2025 codes.

ENVIRONMENTAL IMPACT
Pursuant to CEQA Guidelines Section 15061(b)(3), it can be seen with certainty that there is no possibility that introduction and adoption of these updated codes will have a significant effect on the environment. Accordingly, the introduction and adoption of these updated codes is exempt from review under the California Environmental Quality Act (CEQA).

FISCAL IMPACT
There is no fiscal impact in adopting these codes. The City's annual updating of the master fee schedule will keep the fees consistent with the level of effort required to administer the updated codes, including City amendments.

PUBLIC CONTACT
Public contact was made through posting of the City Council agenda on the City's official notice bulletin board, in the City Clerk's office, at the Pleasant Hill Library, and at the Pleasant Hill Police Department. The agenda and staff report are posted on the City's web page and are available in the City Clerk's office.

RECOMMENDED CITY COUNCIL ACTION
Item 10.3
City Council Meeting Agenda - Page 190 of 724 - Monday, November 17, 2025 Adopt by reference the 2025 edition of the California Building Standards Code, California Code of regulations, Title 24, Parts 1,2,2.5,3,4,5,6,10,11, and 12. Along with the 2024 International Property Maintenance Code, and the 2024 Fire Resistive Design Manual.

ALTERNATIVES TO RECOMMENDED ACTION
None

ATTACHMENT(S)
Proposed Ordinance — California Building Code
Public Hearing Notice
Prepared by: Geoff Simmons, Chief Building Official
Approved by: Ethan Bindernagel, City Manager
Item 10.3
City Council Meeting Agenda - Page 191 of 724 - Monday, November 17, 2025 ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL AMENDING CHAPTER 14.05 (CALIFORNIA BUILDING CODE), SECTIONS 14.05.010 AND 14.05.020 OF THE MUNICIPAL CODE BY ADOPTING BY REFERENCE THE 2025

EDITION OF THE CALIFORNIA BUILDING STANDARDS CODE, CALIFORNIA CODE OF REGULATIONS, TITLE 24, PARTS 1, 2, 2.5, 3, 4, 5, 6, 7, 9, 10, 11, AND 12, WHICH

CONSISTS OF THE CALIFORNIA ADMINISTRATIVE, BUILDING, RESIDENTIAL, ELECTRICAL, MECHANICAL, PLUMBING; WILDLAND-URBAN INTERFACE, ENERGY,

FIRE, EXISTING BUILDING, GREEN BUILDING STANDARDS, AND REFERENCED STANDARDS CODES; ADOPTING BY REFERENCE THE 2024 INTERNATIONAL PROPERTY MAINTENANCE CODE, AND THE 2024 FIRE RESISTANCE DESIGN MANUAL
The City Council of the City of Pleasant Hill does ordain as follows:

Section 1. Pleasant Hill Municipal Code, Chapter 14.05, Section 14.05.010 ("California Building Standards Code adoption by reference") is hereby amended to read as follows:

14.05.010 California Building Standards Code Adoption by Reference.

A. The California Building Standards Code, 2025 Edition, California Code of Regulations, Title 24, published by the International Code Council, is adopted by reference, including all volumes listed below. These Codes are hereby adopted and incorporated as fully as if set out at length herein, save and except such portions as are deleted, modified, or amended in this Chapter 14.05.

Part 1: California Administrative Code
Part 2: California Building Code —Volumes 1 and 2, including Division II of Chapter 1.

Part 2.5: California Residential Code, including Division II of Chapter 1.

Part 3: California Electrical Code, including Article 89.

Part 4: California Mechanical Code, including Division II of Chapter 1.

Part 5: California Plumbing Code, including Division II of Chapter 1.

Part 6: California Energy Code.

Part 7: California Wildland-Urban Interface Code
Part 9: California Fire Code, including Division II of Chapter 1.

Part 10: California Existing Building Code
Part 11: California Green Building Standards Code.

Part 12: California Referenced Standards Code.

B. A copy of the California Building Standards Code is on file in the building division for use and examination by the public."
Item 10.3
City Council Meeting Agenda - Page 192 of 724 - Monday, November 17, 2025 Section 2. Pleasant Hill Municipal Code; Chapter 14.05, Section 14.05.020 ("Other Codes adoption by reference") is hereby amended to read as follows:

14.05.020 Other Codes adoption by reference.

The following additional code, and manual are adopted by reference.

A. 2024 International Property Maintenance Code
B. Fire Resistance Design Manual, (2024), published by the Gypsum Association In the event of any conflict between these other codes and the California Building Standards Code, as adopted and amended by this chapter, the California Building Standards Code, as amended, shall prevail.

Section 3. The chief building official is directed to file a copy of this ordinance with the California Building Standards Commission.

Section 4. This ordinance takes effect on January 1, 2026.

Section 5. Within fifteen days after the passage of this ordinance, the City Clerk shall cause it or a summary of it to be posted in the three places designated by resolution of the City Council.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the 6th day of October, 2025.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the 17th day of November, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_________________________________
SUE NOACK, Mayor
ATTEST:
________________________________
LYONE P. CONNER, City Clerk
Item 10.3
City Council Meeting Agenda - Page 193 of 724 - Monday, November 17, 2025

CITY OF PLEASANT HILL

NOTICE OF ORDINANCE ADOPTION
Notice is hereby given that on October 06, 2025, the Pleasant Hill City Council introduced Ordinance No. Amending in its Entirety Chapter 14.05 (California Building Code), Sections 14.05.010 Through 14.05.020 of the Municipal Code by Adopting by Reference the 2025 Edition of the California Building Standards Code, California Code of Regulations, Title 24, Parts 1, 2, 2.5, 3, 4, 5, 6, 7, 9, 10, 11, and 12, which Consists of the California Administrative, Building, Residential, Electrical, Mechanical, Plumbing, Energy, Wildland-Urban Interface, Energy, Fire, Existing Building, Green Building Standards, and Referenced Standards Codes; Adopting by Reference the 2024 International Property Maintenance Code, and the 2024 Fire Resistance Design Manual and will Consider its Adoption at a Public Hearing Set for November 17, 2025.

Copies of this summary have been posted pursuant to law in the following locations:

Pleasant Hill City Hall - 100 Gregory Lane, Pleasant Hill Pleasant Hill Police Department - 330 Civic Drive, Pleasant Hill Pleasant Hill Senior Center - 233 Gregory Lane, Pleasant Hill A true and correct copy of the full text of the Ordinance under consideration is available at Pleasant Hill City Hall. For further information, contact the City Clerk's office at (925) 671-5221.

Lyone P. Conner, City Clerk
October 24, 2025
Remove post: November 17, 2025
Item 10.3
City Council Meeting Agenda - Page 194 of 724 - Monday, November 17, 2025

CITY COUNCIL STAFF REPORT
Meeting Date: November 17, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: Adopt 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
Staff requests that the City Council hold a second reading to consider adoption of the comprehensive Zoning Ordinance Amendment (PHMC Title 18) and the proposed revised Zoning Map for the City of Pleasant Hill. The proposed action is necessary and required to implement the goals, policies, and programs of the adopted 2040 General Plan and 2023-2031 Housing Element, as well as to address compliance with various State law provisions, and to clarify and streamline existing processes. On October 20, 2025, the City Council held the first hearing/reading on the item and voted to move the item for a second reading.

DISCUSSION
Background
On October 20, 2025, the City Council introduced an ordinance to amend the Pleasant Hill Municipal Code Title 18 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.

At the meeting, the City Council introduced the ordinance and requested that additional language be incorporated ensuring that, other than single-family residential construction, any new development in the mixed-use zones provide exclusive access off Gregory Lane, Oak Park Boulevard, or Contra Costa Boulevard only, with no such access otherwise provided onto internal neighborhood streets. The language has been incorporated and is discussed in the analysis section of this report.

Analysis
Comprehensive Zoning Ordinance Amendment (Title 18)
In response to City Council’s comments at the October 20, 2025 hearing, Staff has incorporated the following language into the proposed Part 2 of the draft Ordinance, Section 18.20.040.P, under Item 10.4
City Council Meeting Agenda - Page 195 of 724 - Monday, November 17, 2025 the additional development standards for Mixed-Use zoning districts (see page 99 of Exhibit A to the proposed Ordinance):

Access. Any development proposal (excluding single-family residential development) submitted after December 17, 2025, for any parcel with a Mixed Use zoning designation abutting Contra Costa Boulevard, Gregory Lane or Oak Park Boulevard shall provide exclusive vehicular and service access from these same streets.

This language would ensure that any future development of a property in a mixed-use zoning district that abuts the streets noted above must provide access only from either Contra Costa Boulevard, Gregory Lane, or Oak Park Boulevard, and is prohibited from providing access to or from internal neighborhood streets. Therefore, if an existing single-family property were to be redeveloped into a mixed-use development, all future vehicle and service access must come from either Contra Costa Boulevard, Gregory Lane, or Oak Park Boulevard, even if the existing property has access from an internal, neighborhood-serving street.

Update to the Zoning Map – Proposed Rezonings

No changes to the updated Zoning Map are proposed since the October 20, 2025 City Council meeting. For a comprehensive list of all proposed rezonings, please refer to the October 20, 2025 Staff Report (Attachment C).

Public Comment Received since October 20, 2025 Agenda Packet:

All public comments received since the publishing of the October 20, 2025 agenda packet have been included as Attachment C. For a summary of all public comments received on the project to date, please refer to Attachments W, X and Y of the October 20, 2025 Staff Report.

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 Item 10.4
City Council Meeting Agenda - Page 196 of 724 - Monday, November 17, 2025 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 of Attachment A (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. The agenda and staff report are posted on the City’s web page.

RECOMMENDED CITY COUNCIL ACTION
Adopt the ordinance.

ALTERNATIVES TO RECOMMENDED ACTION

1. Continue the item to a later date with direction provided to Staff.

2. Do not approve 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 October 20, 2025 City Council Staff Report (attachments can be viewed through the following link - https://www.phillca.gov/ArchiveCenter/ViewFile/Item/4449) C Public Comments after October 20, 2025 City Council Hearing

Prepared by: Haley Croffoot, Senior Planner
Reviewed by: Troy Fujimoto, City Planner
Item 10.4
City Council Meeting Agenda - Page 197 of 724 - Monday, November 17, 2025 Approved by: Ethan Bindernagel, City Manager
Item 10.4
City Council Meeting Agenda - Page 198 of 724 - Monday, November 17, 2025 ORDINANCE NO. __

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL AMENDING THE PLEASANT HILL MUNICIPAL CODE TITLE 18, PLANNING AND

LAND USE, IN ITS ENTIRETY, AND AMENDING 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
WHEREAS, an amendment to Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code is proposed, which will include an update and replacement of all Parts of the ordinance; and
WHEREAS, the City is proposing to amend Title 18 (Land Use and Planning) 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; and
WHEREAS, the parcels to be rezoned are proposed to be rezoned for consistency with the associated General Plan designation and to implement the goals, policies and programs of the recently adopted 2040 General Plan and 2023-2031 Housing Element; and WHEREAS, on May 18, 2023, the City of Pleasant Hill City Council approved Resolution No. 36-23 adopting environmental findings pursuant to the California Environmental Quality Act, certifying the final Environmental Impact Report (EIR) (SCH #2022070095) for the Pleasant Hill General Plan, including the 2023-2031 Housing Element, adopting the Mitigation Monitoring and Reporting Program, and approving the comprehensive update to the City’s existing General Plan; and
WHEREAS, on May 18, 2023, the City of Pleasant Hill City Council approved Resolution No. 37-23 adopting the City of Pleasant Hill 2023-2031 Housing Element in compliance with State Housing Element Law, repealed the 2015-2023 Housing Element, and certified an Environmental Impact Report (EIR); and
WHEREAS, on May 18, 2023, the City of Pleasant Hill City Council approved Resolution No. 38-23 adopting the City of Pleasant Hill 2040 General Plan, excluding the 2023-2031 Housing Element, and certification of an EIR; and
WHEREAS, after notice having been duly given, the Planning Commission held three Study Sessions on the proposed ordinance amendment on June 25, 2024, August 27, 2024, and October 8, 2024, where all interested persons appeared to be heard; and Item 10.4
City Council Meeting Agenda - Page 199 of 724 - Monday, November 17, 2025 WHEREAS, after notice having been duly given, the City Council held two Study Sessions the proposed ordinance amendment on November 4, 2024, and on April 21, 2025, where the zoning map and proposed rezonings were also reviewed, where all interested persons appeared to be heard; and
WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing before the Planning Commission on the proposed ordinance amendment to Title 18, and proposed Zoning Map including proposed rezonings was held on September 9, 2025, where all interested persons might appear and be heard; and
WHEREAS, the Project is consistent with the certified 2040 General Plan Programmatic Final Environmental Impact Report (EIR) (State Clearinghouse No. 2022070095), no further CEQA review is required. In addition to, and in the alternative, the amendment is exempt per:

CEQA Guidelines Section 15378(b)(5), Section 15061(b)(3); and partly pursuant to Government Code Section 21080.085(a); and
WHEREAS, on September 9, 2025, the Planning Commission unanimously adopted Resolution No. 8-25 recommending that the City Council approve the proposed ordinance amendment and proposed zoning map; and
WHEREAS, after notice having been duly given, a public hearing on the proposed ordinance was held by the City Council on October 20, 2025, where all interested persons might appear and be heard.

NOW, THEREFORE, the City Council of the City of Pleasant Hill does ordain as follows:

Section 1. The recitals above are each incorporated by reference and adopted as findings by the City Council.

Section 2. The City Council hereby finds that 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 to this ordinance for additional information.

Section 3. Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code is hereby replaced in its entirety by the amended Title 18 contained Exhibit A to this ordinance.

Item 10.4
City Council Meeting Agenda - Page 200 of 724 - Monday, November 17, 2025 Section 4. The City of Pleasant Hill Zoning Map is hereby amended as reflected in Exhibit B to this ordinance.

Section 5. This ordinance is consistent with the following General Plan Policies and Programs:
a. Land Use (LU) Policy 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.

The amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) include the purpose and intent of each zoning district within the City, as well as the list of permitted uses and development standards to support appropriate development that complies with the purpose of the zone and, therefore, enhances the quality of life within the City as a whole.
b. 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.

The amended Title 18, Part 2 (Zoning District Regulations and Development Standards) introduces a new Parks and Recreation (REC) Zoning District and a new Open Space (OS) Zoning District. Both zoning designations are intended to preserve the parks and open space areas for the City so they can continue to be enjoyed by community members. c. LU-1.6, Transition in Scale - Require that new development transition appropriately in building scale, height and massing in relation to the physical and visual character of adjoining neighborhoods.

The amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) includes a requirement that any building over 35 feet tall located within a residential or mixed-use zoning district, and on a lot adjacent to a single-family residential zoning district, incorporate increased side and rear setbacks, or additional stepbacks at upper levels to ensure that an appropriate transition in building scale and massing is maintained. Similarly, in commercial zoning districts, increased side and rear setbacks are required for commercial developments that adjoin a residential zoning district or residential use. These provisions are included in the amended Title 18 to ensure that new development provide appropriate transitions in building scale and massing in relation to adjoining residential uses that may otherwise be negatively impacted. Finally, all new development will require the approval of an Architectural Review Permit to verify that these standards have been met.
d. LU-1.7, Multi-Story Development - Require multi-story buildings to incorporate step backs on upper floors to create a more human-scale and comfortable pedestrian environment.

As stated above, the amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) includes a requirement that any building over 35 feet tall located within a residential or mixed-use zoning district, and on a lot adjacent to a single-family residential zoning district, incorporate increased side and rear setbacks, Item 10.4
City Council Meeting Agenda - Page 201 of 724 - Monday, November 17, 2025 or additional stepbacks at upper levels to create a more appropriate human-scale to the built environment.
e. Goal LU 3 - To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.

The amended Title 18 (Land Use and Planning), Part 2 (Zoning District Regulations and Development Standards) permits a variety of housing types in all residential and mixeduse zones to increase housing choice and promote neighborhood diversity. For example, single-family residential zones would allow up to two primary residential units by-right, and up to four primary residential units with approval of a Use Permit. Additionally, the amended Title 18 continues to implement the provisions of SB 9 (urban lot splits and twounit development projects), and allows for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in compliance with State Law, both of which also encourage a variety of housing types.

Additionally, the proposed amendments continue to reinforce the City’s compliance with California Government Code Section 65583.2(c),(h) and (i) which require by-right approval of specific multi-family development projects that provide affordable housing to lower income households.
f. Goal LU 4 - To ensure that commercial and mixed-use development in the city is consistent with the overall community character and serves the existing and future needs of residents and visitors.

The amended Title 18, Part 2 (Zoning District Regulations and Development Standards) outlines permitted commercial use classifications for each zone, including within mixeduse zones, which allow for both vertical and horizontal mixed-use developments.

Additionally, within mixed-use zones, the minimum required percentage of commercial floor area in a project varies depending on the project’s proximity to a major thoroughfare.

This promotes appropriate development that is compatible with the surrounding neighborhood, site context, and needs of the overall community. g. Goal LU 5 - Protect and enhance Pleasant Hill’s quality of life and unique identity while continuing to grow and change.

The amended Title 18, Part 2 (Zoning District Regulations and Development Standards) introduces a new Parks and Recreation (REC) Zoning District and a new Open Space (OS) Zoning District. Both zoning designations are intended to preserve the parks and open space areas for the City. Additionally, the amended Title 18, Part 4 (Permit and Entitlement Processing Procedures), clearly outlines the purpose and applicability of each entitlement, review authority, application process, and required findings for all entitlements required for new development projects. The required findings for each entitlement ensure that all new projects comply with the goals and policies of the General Plan, will not be detrimental to the health, safety, and welfare of the community, and where applicable, require projects to comply with associated design standards intended to enhance the City’s visual appearance. Additionally, Part 2 (Zoning District Regulations and Development Standards) includes additional protection measures for existing singlefamily neighborhoods, such as reduced setbacks and/or stepbacks when new mixed-use and commercial development abut residential zones.
h. Goal LU 6 - Create distinct and identifiable places for future development within Pleasant Hill that enhance community character, prosperity, and civic pride.

Focus Area 2 – Mangini-Delu
Item 10.4
City Council Meeting Agenda - Page 202 of 724 - Monday, November 17, 2025 i. LU-6.7, Comprehensive Planning Process – Prior to any development of the Mangini-Delu site shall be subject to a comprehensive planning process that assures the site is planned and developed in a coordinated, integrated manner shall be completed. A plan for the site shall, at a minimum, include a traffic study and parking analysis, review of site orientation and clustering of development, preservation of natural habitat, inclusion of open space and onsite amenities, and review of compatibility and consistency with surrounding development. ii. LU-6.8, Housing Diversity - Require future development of the Mangini-Delu site to include a variety of housing types.
iii. LU-6.9, Transition between Surrounding Development - Require development of the Mangini-Delu site to incorporate design and development techniques meant to implement a seamless transition between existing residential neighborhoods and proposed development.

The amended Title 18 includes a new “Mangini Delu Residential Zoning District (RMD)” encompassing the entire Focus Area 2. The rezoning of the Mangini Delu site is also proposed on the updated Zoning Map. In response to LU-6.7 specifically, new language was added to the purpose of the RMD zone noting that a master plan will be required prior to the development of the site. Additionally, the permitted land uses associated with the RMD zone encourage a wide range of residential and commercial uses. The associated development standards are 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 uses that could occur on site. Finally, the same development standards requiring additional building setbacks and/or stepbacks for new development adjacent to existing single-family uses also apply to the RMD district to promote a seamless transition between the existing neighborhood and any proposed development. The development standards may be further modified through the required master plan process.

Focus Area 5 – Contra Costa Boulevard
i. LU-6.31, Increased Residential Development - Support increased residential development along Contra Costa Boulevard in the form of either vertical or horizontal mixed-use projects.

The properties identified in Focus Area 5, along Contra Costa Boulevard and the East Vivian Drive neighborhood are proposed to be rezoned to the Mixed-Use zoning district in compliance with the overarching Mixed-Use General Plan designation. Additionally, the amended Title 18 provisions for the Mixed-Use Zoning District support LU-6.31 by permitting a variety of land uses, including a variety of residential types, with the flexibility for either a vertical or horizontal mix of uses within a development project.

Focus Area 6 – Gregory Lane
i. LU-6.34, Transform Gregory Lane – Support the transformation of Gregory Lane into an attractive streetscape that includes neighborhood-serving mixeduse developments with active frontages facing the street, wider sidewalks, expanded bicycle lanes, and consistent landscaping.
ii. LU-6.38, Neighborhood-Serving Mixed-Use - Encourage the development of Gregory Lane to attract low-intensity neighborhood serving mixed-use development.

Item 10.4
City Council Meeting Agenda - Page 203 of 724 - Monday, November 17, 2025 iii. LU-6.39, Development Compatibility - Require Gregory Lane mixed-use projects to apply design and development techniques to ensure a seamless transition to adjacent low-density residential.

The zoning of properties identified in Focus Area 6 area changing to the Mixed-Use Neighborhood Business District in compliance with the associated Mixed-Use Neighborhood General Plan designation. The amended Title 18, Part 2 outlines the purpose of the Mixed-Use Neighborhood Business Zoning District, which includes a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments) and a mix of compact single-family residential, multi-family residential development. As previously mentioned, the Mixed-Use Neighborhood Business Zoning District also includes development standards requiring additional building setbacks and/or stepbacks for new development adjacent to existing single-family uses to promote a seamless transition between the existing neighborhood and any proposed development.

Focus Area 8 – Oak Park Boulevard
i. LU-6.42, Neighborhood-Serving Mixed-Use - Encourage the development of Oak Park Boulevard to attract low-intensity neighborhood-serving mixed-use development.
ii. LU-6.43, Development Compatibility - Require Oak Park Boulevard mixeduse projects to apply design and development techniques to ensure a seamless transition between adjacent low-density residential.

The properties identified in Focus Area 8 area will be rezoned to the Mixed-Use Neighborhood Business District in compliance with the associated Mixed-Use Neighborhood General Plan designation. The amended Title 18, Part 2 outlines the purpose of the Mixed-Use Neighborhood Business Zoning District, which includes a range of neighborhood-serving commercial uses (e.g., coffee shops, grocery stores, retail establishments) and a mix of compact single-family residential, multi-family residential development. As previously mentioned, the Mixed-Use Neighborhood Business Zoning District also includes development standards requiring additional building setbacks and/or stepbacks for new development adjacent to existing single-family uses to promote a seamless transition between the existing neighborhood and any proposed development.

Focus Area 10 – Ellinwood Way
i. LU-6.54, Office Conversion - Support the conversion of designated Ellinwood Way office sites to multi-family and mixed-use to provide additional housing and retail opportunities for Pleasant Hill residents.
ii. LU-6.56, Standalone Residential - Support the inclusion of standalone multifamily residential developments on Ellinwood Way.

The property identified in Focus Area 10 will be rezoned to the Very High Density MixedUse zoning district in compliance with the associated Mixed Use Very High Density General Plan designation. The amended Title 18, Part 2 outlines the purpose of the Very High Density Mixed-Use zoning district, which supports additional housing and retail opportunities within Focus Area 10. Flexibility in the development typology is permitted within the Very High Density Mixed-Use Zoning District to support vertical mixed-use, or horizontal mixed use with a standalone residential component.

Item 10.4
City Council Meeting Agenda - Page 204 of 724 - Monday, November 17, 2025 i. LU-11.3 Zoning Designations – Ensure that zoning designations are consistent with the General Land Use Diagram.

The proposed amendment to Title 18 will include an updated table that incorporates the base zoning districts and corresponding General Plan land use designations and associated densities and/or floor-area-ratios (FAR) from the 2040 General Plan. This amendment will update the table to provide clarity as to which zoning districts correspond to the specific General Plan land use designations, as well as consolidate the associated densities and FAR into a single table for clarity and ease of use. Additionally, the development standards for each zoning district have been updated to ensure that the designed densities and/or FAR can be accommodated.
j. Housing Element Implementation Program F, Increase Allowable Densities and Residential Capacity in Racially Concentrated Areas of Affluence i. Housing Element Policy (H) 1.2 Maintain Adequate Supply - Maintain a sufficient supply of residential land with appropriate zoning to meet locally generated housing needs.
ii. Housing Element Policy 1.5 Encourage Higher Densities - Encourage development at the maximum allowed density to increase the quantity and affordability of the city’s housing stock.

The proposed amendment to the Zoning Map and associated amendment to Title 18 incorporate the necessary rezonings and increases in density the comply with Housing Element Implementation Program F. These changes include the rezonings of parcels beyond those required to meet the Regional Housing Needs Assessment and identified as Housing Opportunity Sites to ensure that sufficient residential land is maintained to meet local housing needs.
k. Housing Element Implementation 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. i. H-2.2 Remove Constraints – Remove constraints to production and availability of housing, where possible.

The proposed amendment to Title 18 includes the removal of the following potential constraints to the production of housing in compliance with Housing Element Implementation Program H:
• Reduced minimum front setback requirement for the R-6 and R-7 single-family zones from 20 feet to 15 feet;
• Increased maximum building height for the Multi-Family Very High Density zoning district from 60 feet to 75 feet;
• Increased maximum lot coverage requirements for the Multi-Family Very Low Density and Multi-Family Low Density zoning districts from 40-percent to 50- percent;
• Reduced scenic route setbacks for all zones from 50 feet to 25 feet; and • Reduced parking standards for multi-family development from 1.5 spaces per Item 10.4
City Council Meeting Agenda - Page 205 of 724 - Monday, November 17, 2025 studio unit to 1.25 spaces per studio unit, and from 1 guest space per 2 units to 1 guest space per 4 units.
l. Housing Element Implementation Program I, Variety of Housing Types in Low Density Areas - The City shall encourage alternative housing types such as, duplexes, small-lot developments, small unit sizes, and single-family attached units in low density higher resource single-family zones.
i. H-2.1 Housing Types – Allow a variety of housing types in all residential zones.

The amended Title 18 (Land Use and Planning) permits a variety of housing types in all residential and mixed-use zones to increase housing choice and promote neighborhood diversity. For example, single-family residential zones would allow up to two primary residential units by-right, and up to four primary residential units with approval of a Use Permit. Additionally, the amended Title 18 continues to implement the provisions of SB 9 (urban lot splits and two-unit development projects), and allows for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in compliance with State Law, both of which also encourage a variety of housing types.

Additionally, the proposed amendments continue to reinforce the City’s compliance with California Government Code Section 65583.2(c),(h) and (i) which require by-right approval of specific multi-family development projects that provide affordable housing to lower income households.
m. Housing Element Implementation Program K, 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.
i. H-2.4, Mixed Use Development - Encourage mixed-use development in commercial zones, at underutilized sites, and along transportation corridors.

The proposed amendments to the Zoning Map include the rezoning of properties along main commercial corridors such as Contra Costa Boulevard, Gregory Lane, and Oak Park Boulevard to mixed-use zoning districts to encourage mixed-use development, including a variety of housing types, along transportation corridors. The associated amendments to Title 18 enforce this by allowing a range of commercial and residential uses within the associated mixed use zoning districts and include appropriate development standards to accommodate the desired densities in the General Plan.
n. Housing Element Implementation 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.

The proposed amendment to Title 18, Part 3 (Regulations Applicable to all Zoning Districts) include a reduction to the existing multi-family parking requirements to provide additional flexibility and remove potential barriers to housing production. The proposed parking requirements represent a reduction from 1.5 spaces per studio unit to 1.25 spaces per studio unit, and from 1 guest space per 2 units to 1 guest space per 4 units, 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.

Item 10.4
City Council Meeting Agenda - Page 206 of 724 - Monday, November 17, 2025 o. Housing Element Implementation Program O, Municipal Code Updates – The City shall amend the Municipal Code to address all updates listed in Program O by 2026.

The proposed amendment to Title 18 includes several of the required code updates listed in Program O, summarized below:
• Updates and simplifies Density Bonus section, which now refers directly to the applicable California Government Code section for details and specific requirements;
• Revises the definition of emergency shelter in compliance with AB 2339; • Reduces parking requirements for emergency shelters in compliance with AB 139;
• Permits employee housing in the same manner as other dwellings of the same type in the same zone; and
• Permits small residential care facilities (licensed and unlicensed), as well as large care facilities, in all zones allowing residential uses and in the same manner as residential uses of similar type and form.
p. Housing Element Implementation Program R, Missing Middle Housing - The City shall review and amend the General Plan and zoning code and applicable development standards to encourage and promote a mix of dwelling types and sizes, specifically missing middle-density housing types (e.g., triplexes, courtyard buildings, townhomes, live/work) to create a diversity of housing types and densities and increase the availability of affordable housing to reduce displacement risk for residents overpaying for housing.

The amended Title 18 (Land Use and Planning) permits a variety of housing types in all residential and mixed-use zones to increase housing choice and promote neighborhood diversity. For example, single-family residential zones would allow up to two primary residential units by-right, and up to four primary residential units with approval of a Use Permit. Additionally, the amended Title 18 continues to implement the provisions of SB 9 (urban lot splits and two-unit development projects), and allows for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in compliance with State Law, both of which also encourage a variety of housing types.

Additionally, the proposed amendments continue to reinforce the City’s compliance with California Government Code Section 65583.2(c),(h) and (i), which require by-right approval of specific multi-family development projects that provide affordable housing to lower income households.
q. Housing Element Implementation Program FF, Affordable Development in Higher Resource Areas - The City shall adopt incentives to encourage affordable multi-unit projects in low-density higher resource areas, potentially including, but not limited to:
priority permit processing; reduced, waived, or deferred development fees; reduced parking and/or other City standards; or an additional density bonus.

As previously mentioned, the proposed amendments to Title 18 continue to reinforce the City’s compliance with California Government Code Section 65583.2(c),(h) and (i), which require by-right approval of specific multi-family development projects that provide affordable housing to lower income households. Additionally, the amended Title 18 Item 10.4
City Council Meeting Agenda - Page 207 of 724 - Monday, November 17, 2025 includes language identifying a streamlined ministerial Architecture Review Permit process for qualifying streamlined permit review, in alignment with State Law and to facilitate the development of housing throughout the City, including in higher resource areas.
r. Housing Element Implementation 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.

The proposed amendments to the Zoning Map maintain many of the City’s residential zones, which discourage non-residential development. Additionally, language has been included in the proposed Part 2 requiring all mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, to dedicate at least 75 percent of the gross floor area to residential uses.

Section 6. This ordinance is consistent with the purpose of the Zoning Ordinance, which is to protect and promote the public health, safety, and general welfare, and implement the policies of the General Plan, more specifically:
a. Provide a precise guide for the physical development of the City to preserve the character and quality of the residential neighborhoods, foster convenient, harmonious and workable relationships among land uses and achieve the arrangement of land uses described in the General Plan.

The amendment would update and replace Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code in its entirety. Title 18 contains the City’s zoning regulations for all properties within the City and outlines the rules and standards that guide all physical development to ensure that applicable goals and policies of 2040 General Plan can be achieved.
b. Promote the economic stability of existing land uses.

The proposed update and replacement of Title 18 (Land Use and Planning) would promote the economic stability of existing land uses by providing clarity and increased flexibility within the development standards for residential, commercial, and mixed-use zones.

Additionally, the amended Title 18 contains specific development standards (such as increased setbacks/stepbacks) to protect existing residential neighborhoods from the potential impacts of adjacent non-residential development. Finally, the updated Title 18 is written in a more “user-friendly” way with clear and concise Chapters to ensure that property owners may modify and/or improve their property with more certainty. c. Prevent excessive population densities and overcrowding of land and buildings.

The proposed update and replacement of Title 18 (Land Use and Planning) would not promote development that would result in excessive densities and overcrowding of land and buildings, as the amendment implements the goals and policies of the 2040 General Plan, including established densities, where these factors were already analyzed. d. Ensure the provision of adequate open space for light, air and fire safety.

The proposed update and replacement of Title 18 (Land Use and Planning) includes development standards such as minimum setbacks and maximum structure heights to Item 10.4
City Council Meeting Agenda - Page 208 of 724 - Monday, November 17, 2025 ensure that adequate open space for light and air would be provided. Additionally, the zoning ordinance amendment would not preclude developments from complying with the 2022 California Building Code and Contra Costa County Fire Protection District regulations.
e. Ensure that service demands of new development will not exceed the capacities of existing streets, utilities or public services.

The proposed ordinance amendment and zoning map amendment would not promote development that would exceed the capacities of existing infrastructure, as the amendment implements the goals and policies of the 2040 General Plan, including established densities, where these factors were already analyzed.

Section 7. This ordinance meets all the required conditions outlined in PHMC Section

18.125.070 (Limitations on residential rezoning) to rezone property zoned for residential use to increase density or change land use as follows:

A. Development of the area or property to be rezoned shall not have growth-inducing impacts on existing residential neighborhoods;
The residential properties proposed to be rezoned will not have growth-inducing impacts on existing residential neighborhoods since no new development is proposed as part of this zoning action. The new zoning designations are in alignment with the associated General Plan designations for each site. The proposed underlying zoning districts are intended to implement the goals and policies of the overarching 2040 General Plan, including established densities, where these factors were already analyzed.

B. Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods; an
The residential properties proposed to be rezoned will not have a significant traffic impact on existing residential neighborhoods since no new development is proposed as part of this zoning action. The new zoning designations are in alignment with the associated General Plan designations for each site. The proposed underlying zoning districts are intended to implement the goals and policies of the overarching 2040 General Plan, including established densities, where these factors were already analyzed. Additionally, potential traffic impacts of new development applications will be reviewed individually to ensure compliance with what was analyzed in the 2040 General Plan.

C. Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods.

The residential properties proposed to be rezoned will not have a significant noise impact on existing residential neighborhoods since no new development is proposed as part of this zoning action and all future development must comply with the City’s established noise regulations. The proposed zoning action is necessary to be consistent with the 2040 General Plan where review of noise impacts were analyzed.

Section 8. The City Council finds that the proposed rezonings will achieve consistency with the General Plan 2040 and are consistent with the requirements of Government Code Section Item 10.4
City Council Meeting Agenda - Page 209 of 724 - Monday, November 17, 2025 65863 (No Net Loss Law), as the actions do not result in a net loss of residential capacity occurring at the same meeting.

Section 9. If any section, subsection, phrase, or clause of this article is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council would have passed this ordinance and each and every section, subsection, sentence, clause or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional.

Section 10. This ordinance shall be effective 30 days after its adoption.

Section 11. Within fifteen days after the passage of this ordinance, the City Clerk shall cause it to be posted in the four places designated by resolution of the City Council.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the 20th day of October, 2025.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the 17 day of November, 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________________
, Mayor
ATTEST:
_____________________________________
LYONE P. CONNER, City Clerk
Item 10.4
City Council Meeting Agenda - Page 210 of 724 - Monday, November 17, 2025 City of Pleasant Hill
Title 18 - Zoning
Ordinance Amendment
Public Review Draft
OCTOBER 2025
Item 10.4
City Council Meeting Agenda - Page 211 of 724 - Monday, November 17, 2025 Title 18 - Zoning Ordinance Amendment Part 1
Public Review Draft – October 2025
1 Table of Contents
PART 1 – ENACTMENT AND APPLICABILITY................................................................................... 4 Chapter 18.05 Purpose and Organization....................................................................................... 6 Chapter 18.10 Applicability and Interpretation .............................................................................. 10 PART 2 – ZONING DISTRICT REGULATIONS AND DEVELOPMENT STANDARDS .................... 14 Chapter 18.11 Residential Zoning Districts ................................................................................... 18 Chapter 18.20 Mixed-Use Districts................................................................................................ 88 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts ............................................ 102 Chapter 18.30 Planned Unit Developments (PUD) and Precise Plan Districts (PPD)................ 127 Chapter 18.35 Hillside Planned Unit Development (HPUD)........................................................ 133 Chapter 18.40 Overlay Districts................................................................................................... 143 Chapter 18.45 Parks and Recreation Zoning District.................................................................. 157 Chapter 18.50 Open Space Zoning District................................................................................. 162 PART 3 – REGULATIONS APPLICABLE TO ALL ZONING DISTRICTS....................................... 165 Chapter 18.51 General Site and Development Standards .......................................................... 170 Chapter 18.60 Adult Businesses ................................................................................................. 180 Chapter 18.65 Cannabis.............................................................................................................. 189 Chapter 18.70 Creek Setbacks ................................................................................................... 193 Chapter 18.75 Fences, Walls, and Screening............................................................................. 199 Chapter 18.80 Off-Street Parking and Loading ........................................................................... 204 Chapter 18.85 Performance Standards....................................................................................... 225 Chapter 18.90 Scenic Route Setbacks........................................................................................ 228 Chapter 18.95 Signs .................................................................................................................... 230 Chapter 18.100 Tree Preservation ................................................................................................ 250 Chapter 18.105 Water-Efficient Landscaping................................................................................ 262 Chapter 18.110 Wireless Telecommunications............................................................................. 271 PART 4 – PERMIT AND ENTITLEMENT PROCESSING PROCEDURES...................................... 292 Chapter 18.111 Adult Use Development Permit ........................................................................... 297 Chapter 18.120 Architectural Review Permits............................................................................... 303 Chapter 18.125 Development Plan ............................................................................................... 309 Chapter 18.130 Minor Exceptions ................................................................................................. 313 Chapter 18.135 Reasonable Accommodation............................................................................... 320 Chapter 18.140 Sign Permit .......................................................................................................... 326 Chapter 18.145 Temporary Sign Permit........................................................................................ 330 Item 10.4
City Council Meeting Agenda - Page 212 of 724 - Monday, November 17, 2025 Part 1 Enactment and Applicability
2 Chapter 18.150 Master Sign Program........................................................................................... 334 Chapter 18.155 Use Permit ........................................................................................................... 338 Chapter 18.160 Use Permit, Temporary........................................................................................ 344 Chapter 18.165 Variance............................................................................................................... 347 Chapter 18.170 Zoning Permit ...................................................................................................... 352 PART 5 – ZONING ORDINANCE ADMINISTRATION ..................................................................... 356 Chapter 18.171 General Provisions .............................................................................................. 359 Chapter 18.180 Amendments – General Plan, Zoning Ordinance, and Zoning Map ................... 366 Chapter 18.185 Appeals and Calls for Review.............................................................................. 371 Chapter 18.190 Development Agreement..................................................................................... 374 Chapter 18.195 Enforcement ........................................................................................................ 381 Chapter 18.200 Nonconforming Provisions................................................................................... 385 Chapter 18.205 Noticing Requirements ........................................................................................ 391 PART 6 – DEFINITIONS AND LAND USE CLASSIFICATIONS ..................................................... 396 Chapter 18.206 Land Use Classifications ..................................................................................... 399 Chapter 18.215 Definitions ............................................................................................................ 413 Item 10.4
City Council Meeting Agenda - Page 213 of 724 - Monday, November 17, 2025 Title 18 - Zoning Ordinance Amendment Part 1
Public Review Draft – October 2025
3 Part 1

Enactment and Applicability
Item 10.4
City Council Meeting Agenda - Page 214 of 724 - Monday, November 17, 2025 Part 1 Enactment and Applicability
4 Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 1 – Enactment and
Applicability

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

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

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

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

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

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

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

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

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

18.10.040 Rules of Interpretation of Text and Zoning Map............................................................. 12 Item 10.4
City Council Meeting Agenda - Page 215 of 724 - Monday, November 17, 2025 Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – November 2025
5 Chapter 18.05
Purpose and Organization
Item 10.4
City Council Meeting Agenda - Page 216 of 724 - Monday, November 17, 2025 Chapter 18.05 Purpose and Organization
6 Chapter 18.05 Purpose and Organization
Sections

18.05.010 Title

18.05.020 Purpose, Intent, and Authority

18.05.030 Organization of the Zoning Ordinance

18.05.040 Severability and Partial Invalidation

18.05.050 Establishment of Zoning Districts

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

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

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

18.05.020.A.1]

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

18.05.020.A.2]

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

18.05.020.A.3]

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

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

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

18.05.020.D]

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

18.05.030 Organization of the Zoning Ordinance
Item 10.4
City Council Meeting Agenda - Page 217 of 724 - Monday, November 17, 2025 Part 1 – Enactment and Applicability Chapter 18.05
Public Review Draft – November 2025
7 Part 1 - Enactment and Applicability establishes the overall organization and applicability of the Zoning Ordinance. [Source: 18.05.030]
Part 2 - Zoning District Regulations and Development Standards establishes the permitted or conditionally permitted land uses in each zoning district and include any special requirements applicable to specific uses. This Part also establishes the development standards specific to each zoning district (e.g., regulations that control the height, bulk, location, and appearance of structures). [Source: 18.05.030]
Part 3 - Regulations Applicable to All Zoning Districts contains zoning regulations which apply citywide (zoning regulations not specific to a particular zoning district or land use). [Source: 18.05.030] Part 4 - Permit and Entitlement Processing Procedures establishes the processing procedures for required permits and entitlements. These regulations include the purpose and applicability of each permit/entitlement, application requirements, filing procedures, and applicable conditions of approval. [Source: 18.05.030, modified]
Part 5 - Zoning Ordinance Administration contains procedures for the administration of the Zoning Ordinance, including requirements for development agreements, amendments, appeals of zoning decisions and calls for review, and enforcement. [Source: 18.05.030] Part 6 - Definitions and Land Use Classifications includes a list of terms used in the Zoning Ordinance, with cross-references, and definitions for land use classifications. [Source: 18.05.030]

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

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

18.10.050.B]
Item 10.4
City Council Meeting Agenda - Page 218 of 724 - Monday, November 17, 2025 Chapter 18.05 Purpose and Organization
8 Table 18.05-A
Zoning Districts and General Plan Land Use Designations Consistency Zoning Map
Symbol Zoning District Name Density and/orFAR
Corresponding General
Plan Land Use
Designation(s)
R-20
Single-Family Residential Zoning
District
(Min. lot size: 20,000 sq. ft.)

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

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

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

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

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

1.3 – 20.0 du/ac

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

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

40.1 – 70 du/ac

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

70.1 – 100 du/ac

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

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

Item 10.4
City Council Meeting Agenda - Page 219 of 724 - Monday, November 17, 2025 Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – November 2025
9 Chapter 18.10
Applicability and Interpretation
Item 10.4
City Council Meeting Agenda - Page 220 of 724 - Monday, November 17, 2025 Chapter 18.10 Applicability and Interpretation
10 Chapter 18.10 Applicability and Interpretation
Sections

18.10.010 Purpose and Applicability

18.10.020 General Rules for Applicability of Zoning Ordinance

18.10.030 Rules for Construction of Language

18.10.040 Rules of Interpretation of Text and Zoning Map

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

18.10.020 General Rules for Applicability of Zoning Ordinance A. Applicability to Property. The regulations established in this Zoning Ordinance shall apply to all land within the City, including land owned by the City and other local, State, or Federal agencies to the extent allowed by law, with the exception of City-funded projects on property owned by a public agency. The application of regulations to specific lots shall be governed by the Zoning Map. [Source: 18.10.020.A]
B. Applicability to Streets and Rights-of-Way. Public streets, utilities, and other rights-of-way shall be in the same zoning district as contiguous property. Where contiguous properties are classified in different zoning districts, the centerline of the street or right-of-way shall be the zoning district boundary, unless otherwise depicted on the Zoning Map. [Source: 18.10.020.B] C. Compliance with Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved within any zoning district except in accordance with this Title. [Source: 18.10.020.C]
D. Public Nuisance. Neither the provisions of this Title nor the approval of any permit authorized under this Title shall authorize the maintenance of a public nuisance. A violation of any provision of this Title is a public nuisance. [Source: 18.10.020.D] E. Compliance with Public Notice Requirements. Compliance with public notice requirements prescribed by this Title shall be deemed sufficient notice to allow the City to proceed with a public hearing and take action on an application, regardless of actual receipt of mailed or delivered notice. [Source: 18.10.020.E]
F. Requests for Notice for an Application on File with the City. Where this Title requires that notice be given by first class mail to “any person who has filed a written request for such notice,” the request shall be filed with the Zoning Administrator and shall be subject to the applicable fees set to cover mailing costs. A request for mailing of a single notice of a single decision shall not require payment of a fee. [Source: 18.10.020.F]
Item 10.4
City Council Meeting Agenda - Page 221 of 724 - Monday, November 17, 2025 Part 1 – Enactment and Applicability Chapter 18.10
Public Review Draft – November 2025
11 G. Conflict with Other Regulations. Where conflict occurs between the provisions of this Title and any other Pleasant Hill Municipal Code, chapter, resolution, guideline, or regulation, the more restrictive provision shall control unless otherwise specified in this Chapter. [Source:

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

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

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

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

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

18.10.030.A.1]

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

3. “Either ... or” indicates that the connected words or provisions shall apply singly but not in combination. [Source: 18.10.030.A.3]
C. In case of conflict between the text and a diagram, the text controls. [Source: 18.10.030.C] D. A reference to a public official in the City is to that person who performs the function referred to and includes a designated deputy of such official. [Source: 18.10.030.D] E. All references to days are to calendar days unless otherwise indicated. [Source: 18.10.030.E] Item 10.4
City Council Meeting Agenda - Page 222 of 724 - Monday, November 17, 2025 Chapter 18.10 Applicability and Interpretation
12 F. Section headings shall not be deemed to govern, limit, modify or in any manner affect the scope, meaning or intent of any Section. [Source: 18.10.030.F] G. The words activities and facilities include any part thereof [Source: 18.10.030.G]

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

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

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

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

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

5. If any uncertainty remains as to the location of a zoning district boundary or other feature shown on the Zoning Map, the location shall be determined by the Zoning Administrator. [Source: 18.10.040.B.5]
C. Record of Interpretation. The Zoning Administrator shall keep a record of interpretations made under this Section which shall be available to the public. [Source: 18.10.040.C] Item 10.4
City Council Meeting Agenda - Page 223 of 724 - Monday, November 17, 2025 Part 1 – Enactment and Applicability Part 2
Public Review Draft – November 2025
13 Part 2
Zoning District Regulations
and Development Standards
Item 10.4
City Council Meeting Agenda - Page 224 of 724 - Monday, November 17, 2025 Part 2 Zoning District Regulations and Development Standards 14 Title 18 – City of Pleasant Hill Zoning
Ordinance
Part 2 – Zoning District
Regulations and Development
Standards

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

18.15.180 Two-Unit Projects ........................................................................................................... 70 Item 10.4
City Council Meeting Agenda - Page 225 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Part 2 Public Review Draft – November 2025
15 18.15.190 Urban Lot Splits .............................................................................................................. 81 CHAPTER 18.20 MIXED-USE DISTRICTS .................................................................................. 88

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

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

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

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

18.20.050 Outdoor Retail Sales Facilities ..................................................................................... 100

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

18.30.080 Zoning Map Designation .............................................................................................. 131 CHAPTER 18.35 HILLSIDE PLANNED UNIT DEVELOPMENT (HPUD).................................. 133 Item 10.4
City Council Meeting Agenda - Page 226 of 724 - Monday, November 17, 2025 Part 2 Zoning District Regulations and Development Standards 16 18.35.010 Purpose ........................................................................................................................ 133

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

18.50.030 Development Standards for the Open Space Zoning District ...................................... 163 Item 10.4
City Council Meeting Agenda - Page 227 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
17 Chapter 18.15
Residential Zoning Districts
Item 10.4
City Council Meeting Agenda - Page 228 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
18 Chapter 18.11 Residential Zoning Districts
Sections

18.15.010 Purpose and Intent of Residential Zoning Districts

18.15.020 Land Use Regulations for Residential Districts

18.15.030 Development Standards for Residential Districts

18.15.040 Additional Development Standards

18.15.050 Accessory Dwelling Units (ADU and JADU)

18.15.060 Accessory Structures and Uses: Residential Districts

18.15.070 Permanent Basketball Hoops

18.15.080 Swimming Pools and Hot Tubs

18.15.090 Animals

18.15.100 Container or Storage Units

18.15.110 Density Bonus

18.15.120 Emergency Shelters

18.15.130 Home Occupations

18.15.140 Inclusionary Housing

18.15.150 Manufactured Homes

18.15.160 Residential Care Facilities

18.15.170 Single Room Occupancy (SRO)

18.15.180 Two-Unit Projects

18.15.190 Urban Lot Splits

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

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

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

18.20.010.A.2]

3. Achieve design compatibility between multi-family residential developments and lower density residential neighborhoods by establishing physical development standards and performance standards. [Source: 18.20.010.A.3]
Item 10.4
City Council Meeting Agenda - Page 229 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
19 4. Ensure adequate provisions for sites, with reasonable access to public services, for appropriate public and semipublic land uses, including care facilities, needed to complement or exist within residential development while protecting the relatively quiet, primarily noncommercial, family atmosphere of neighborhoods. [Source:

18.20.010.A.4]

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

18.20.010.A.5]

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

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

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

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

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

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

4. RMD – Mangini Delu Residential Zoning District. The purpose of the RMD Zoning District is to allow for the development of a variety of housing types on the ManginiDelu property while preserving natural open space. The RMD zoning district allows for densities between 4.6 to 13 dwelling units per acre to provide for a range of singlefamily and low-density multifamily housing options. Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, site wide master plan to be approved prior to any development onsite, unless otherwise provided Item 10.4
City Council Meeting Agenda - Page 230 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
20 in this Chapter. The RMD zoning district implements the Mangini-Delu Residential (MDR) General Plan land use designation. [Source: NEW]

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

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

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

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

18.20.010.B.6, modified]

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

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

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

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

11. PUD/PPD - Residential Planned Unit Development or Precise Plan District. The purpose of the PUD/PPD zoning district is to allow for residential development with a Item 10.4
City Council Meeting Agenda - Page 231 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
21 total number of dwelling units falls within the density range permitted by the asscoated General Plan land use designation for the total area allocated to residential use. (See also Government Code Section 65589.5.) [Source: 18.20.010.10, modified] C. Per Government Code Section 65583.2, subdivisions (c), (h), and (i) lower-income sites including: those in the sites inventory with a proposed zoning change to meet the RHNA shortfall, vacant sites identified in two previous housing elements, and nonvacant sites identified in the previous housing element shall allow owner-occupied and rental multifamily uses permitted by-right (without discretionary approval) for developments in which 20 percent or more of the units are affordable to lower income households, accommodate a minimum of 16 units per site, and include a minimum density of 20 units per acre. “By-right” means that a Conditional Use Permit, Planned Unit Development Permit, or other discretionary review or approval is not required. [Source: 18.20.010.C]

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

E. Applicability of Land Use Regulations in RMD Zoning District. Land use regulations for all development in the RMD zoning district shall be established in a comprehensive, site-wide master plan to be approved prior to any development onsite, unless otherwise stated in this Title. [Source: NEW]
F. Additional Use Regulations. The right-hand column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Title. [Source: 18.20.020, modified]
Item 10.4
City Council Meeting Agenda - Page 232 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
22 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

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

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

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

Supportive housing P P P P P P P P P
Transitional housing P P P P P P P P P
Public and Semipublic Uses
Residential care facility,
large licensed or
unlicensed
U U U P P P P P P Section 18.15.160
Cemetery U U U U U U U U U
Community center U U U U U U U U U
Cultural institutions U U U U U U U U U
Day care, general U U U U U U U U U L-1
Park and recreational U U U U U U U U U
Item 10.4
City Council Meeting Agenda - Page 233 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
23 Table 18.15-A: Residential Land Use Regulations
Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use
Regulations
R-20 R-10 R-7

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Item 10.4
City Council Meeting Agenda - Page 234 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
24 18.11.030 Development Standards for Residential Districts A. Table 18.15-B (Development Standards – Residential Zoning Districts) prescribes development regulations for all development in residential zoning districts. The “Additional Development Regulations” column identifies additional development regulations or refers to other applicable regulations located elsewhere in this Zoning Ordinance. [Source: 18.20.030.A, modified]
B. Supplemental Development Standards. Sections 18.15.040 through 18.15.190 are applicable to development in all residential zoning districts. [Source: 18.20.030.B, modified] C. Applicability of Development Standards in RMD Zoning District. Development standards for all development in the RMD zoning district shall be established in a comprehensive, site wide master plan, to be approved prior to any development onsite, unless otherwise stated in this Title. [Source: NEW]
D. Additional Regulations. The following development standards are applicable to all zoning districts and can be found in Part 3 and Part 5 of this Title. [Source: 18.20.030.C, modified]

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

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

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

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

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

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

L-2 Minimum site area of one acre.

L-3 Minimum site area of three acres.

L-4 See Section 18.25.110 for live entertainment standards.

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

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

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

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

Item 10.4
City Council Meeting Agenda - Page 235 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
25 4. Nonconforming Provisions (Chapter 18.200). [Source: 18.20.030.C.4, modified]

5. Tree Preservation (Chapter 18.100). [Source: NEW]
Item 10.4
City Council Meeting Agenda - Page 236 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
26 18.11.040 Additional Development Standards
A. Minimum site area for certain uses. The minimum site area shall be 10,000 square feet for the following use classifications:

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

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

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

Item 10.4
City Council Meeting Agenda - Page 237 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
27 2. Care facilities, large [Source: 18.20.040.A, modified]

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

18.20.040.B, modified]

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

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

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

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

1. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building Item 10.4
City Council Meeting Agenda - Page 238 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
28 attains the height of 40 feet, or an additional five feet. See Figure 18.15-1 (Additional Setbacks for Buildings Over 35 Feet) [Source: 18.20.040.D.1, modified]

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

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

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

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

Item 10.4
City Council Meeting Agenda - Page 239 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
29 I. Planting Areas. In addition to the minimum percentage of the site to be landscaped, listed in Table 18.15-B (Development Standards for Residential Districts), the following requirements apply:

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

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

18.20.040.D.2, modified]

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

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

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

K. Setbacks from Vehicular Easements. Minimum required setbacks shall be provided and measured from vehicular easement boundaries in the same manner that such setbacks are provided and measured from a public right-of-way. [Source: 18.20.040.J, modified] L. Citywide Design Guidelines and Objective Design Standards. All single-family residential and multi-family residential development shall comply with the Residential Design Guidelines and Objective Design Standards. Residential development projects that qualify for streamlined permit review, as determined by State law, shall be reviewed by the Zoning Administrator to verify compliance with applicable objective design standards. Qualifying projects that comply with all applicable objective design standards shall be subject to a ministerial Architectural Review Permit. Qualifying projects that do not comply with all applicable objective design Item 10.4
City Council Meeting Agenda - Page 240 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
30 standards shall be subject to the discretionary Architectural Review Permit process, as established in Chapter 18.120 (Architectural Review Permits). [Source: 18.20.040.K, modified] M. Lot Coverage for Accessory Dwelling Units. The floor area dedicated to an accessory dwelling unit that is 800 square feet or less shall be exempt from the maximum lot coverage calculations. [Source: 18.20.040.L]
N. Floor area ratio (FAR) for accessory dwelling units. The floor area dedicated to an accessory dwelling unit that is 800 square feet or less shall be exempt from the maximum FAR calculations. [Source: 18.20.040.M]

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

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

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

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

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

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

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

4. Required to correct a nonconforming zoning condition, as defined in Subsection C.8 of this Section. This does not prevent the City from enforcing compliance with applicable Item 10.4
City Council Meeting Agenda - Page 241 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
31 building standards in compliance with California Health and Safety Code Section 17980.12. [Source: 18.20.095.B.4, modified]
D. Definitions. As used in this Section, terms are defined as follows additional terms: [Source:

18.20.095.C]

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

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

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

18.20.095.C.4]

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

18.20.095.C.5.c]

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

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

7. Living Area. The interior habitable area of a dwelling unit includes basements and attics but does not include a garage or any accessory structure. [Source: 18.20.095.C.8, modified]
Item 10.4
City Council Meeting Agenda - Page 242 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
32 8. Nonconforming Zoning Condition. A physical improvement on a property that does not conform with current zoning standards. [Source: 18.20.095.C.9, modified]

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

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

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

18.20.095.C.12, modified]

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

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

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

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

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

4. Junior Accessory Dwelling Unit. A junior accessory dwelling unit is a unit that meets all the following: [Source: NEW]
a. Shall only be allowed on lots zoned for single-unit residences and that include an existing or proposed single-family dwelling. [Source: NEW] b. Is entirely located within a proposed or existing primary single-family dwelling (an enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure). [Source: NEW]
Item 10.4
City Council Meeting Agenda - Page 243 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
33 c. Has independent exterior access from the primary dwelling. [Source: NEW] d. Has sanitation facilities that are either shared with or separate from those of the primary dwelling. [Source: NEW]
e. Includes an efficiency kitchen as defined in Subparagraph C.4 of this Section. [Source: NEW]
F. General Requirements for Approval. The following approvals apply to ADUs and JADUs under this Section: [Source: 18.20.095.D]

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

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

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

18.20.095.D.1.a.iv, modified]
c. Converted ADU(s) on a Multi-Family Lot. One or more ADUs within portions of existing multi-family dwelling structures that are not used as livable space Item 10.4
City Council Meeting Agenda - Page 244 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
34 (e.g., storage rooms, boiler rooms, passageways, attics, basements, or garages) if each converted ADU complies with State building standards for dwellings. A least one converted ADU shall be allowed within an existing multifamily structure, up to a quantity equal to 25 percent of the existing multi-family dwelling units in the structure. [Source: 18.20.095.D.1.c, modified] d. Detached ADU on a Multi-Family Lot. No more than two detached ADUs on a lot with a proposed multi-family dwelling, or up to eight detached ADUs on a lot with an existing multi-family dwelling, if each detached ADU satisfies the following limitations: [Source: 18.20.095.D.1.d, modified] i. The side and rear setbacks are at least four feet. If the existing multifamily dwelling has a rear or side setback of less than four feet, the City will not require any modification to the multi-family dwelling as a condition of approving the ADU. [Source: 18.20.095.D.1.d.i, modified] ii. The peak height above finished grade does not exceed the applicable height limit in Subparagraphs E.2.a through E.2.c of this Section. [Source: 18.20.095.D.1.d.ii, modified]
iii. If the lot has an existing multi-family dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot. [Source: 18.20.095.D.1.d.iii]

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

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

18.20.095.D.2.b, modified]

3. Process and Timing. [Source: 18.20.095.D.3]
a. An ADU Permit shall be considered and approved ministerially, without discretionary review or a hearing. [Source: 18.20.095.D.3.a, modified] b. The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a completed application. If the City has not approved or denied the completed application within 60 days, the application shall be deemed approved unless either: [Source: 18.20.095.D.3.b, modified]
Item 10.4
City Council Meeting Agenda - Page 245 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
35 i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or [Source:

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

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

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

18.20.095.E.2.a, modified]
b. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single-family or multi-family dwelling unit that is located within one-half mile walking distance of a major transit stop or a high quality transit corridor, as defined in Section 21155 of the California Public Resources Item 10.4
City Council Meeting Agenda - Page 246 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
36 Code. The ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit. [Source: 18.20.095.E.2.b, modified]
c. A detached ADU created on a lot with an existing or proposed multi-family dwelling that has more than one story above finished grade may not exceed 18 feet in height. [Source: 18.20.095.E.2.c]
d. An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zoning district that applies to the primary dwelling, whichever is lower. This requirement shall not require the City to allow an ADU to exceed two stories. [Source:

18.20.095.E.2.d, modified]

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

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

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

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

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

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

8. Deed restriction. Prior to issuance of a Building Permit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the County Recorder’s Office and a copy filed with the Administrator. The deed restriction must run with the Item 10.4
City Council Meeting Agenda - Page 247 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
37 land and bind all future owners. The form of the deed restriction will be provided by the City and must provide that: [Source: 18.20.095.E.8]
a. The ADU or JADU may not be sold separately from the primary dwelling except as allowed under State law. [Source: 18.20.095.E.8.a, modified] b. The ADU or JADU is restricted to the approved size and to other attributes allowed by this Section. [Source: 18.20.095.E.8.b, modified] c. The deed restriction runs with the land and may be enforced against future property owners. [Source: 18.20.095.E.8.c]
d. The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request to the Zoning Administrator, providing evidence that the ADU or JADU has in fact been eliminated. The Zoning Administrator may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated.

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

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

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

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

18.20.095.E.10.a, modified]
b. No Change of Occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the Building Official or a Code Enforcement Officer makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, Item 10.4
City Council Meeting Agenda - Page 248 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
38 adverse impact on public health and safety. Nothing in this Subsection F.10.b prevents the City from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this Section. [Source: 18.20.095.E.10.b, modified]
H. Specific ADU Requirements. The following requirements apply only to ADUs that require an ADU Permit under Paragraph E.2 of this Section. No application of any requirements in this Subsection shall prevent the construction of an attached or detached ADU of at least 800 square feet with four-foot side and rear setbacks [Source: 18.20.095.F, modified]

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

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

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

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

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

18.20.095.F.7]
Item 10.4
City Council Meeting Agenda - Page 249 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
39 ii. Side and Rear Setbacks. The side and rear setbacks for all ADUs shall be a minimum of four feet. [Source: 18.20.095.F.2.a.ii, modified] iii. If the ADU is constructed in the same location and to the same dimensions as an existing structure, no additional setbacks are required. [Source: 18.20.095.F.2.a.iii, modified]

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

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

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

5. Open Space. No ADU may cause the site to be less than the following open space provisions for multi-family and mixed-use zoning districts: [Source: 18.20.095.F.5, modified]
a. Total usable open space on a site having three or more dwelling units shall be at least 200 square feet per dwelling unit. This requirement shall be met by providing private open space, shared open space, or a combination of the two. [Source: 18.20.095.F.5.a]
Item 10.4
City Council Meeting Agenda - Page 250 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
40 b. Private Open Space. To satisfy the open space requirement, private open space must be on a patio or balcony, within which a horizontal rectangle has no dimension less than six feet. [Source: 18.20.095.F.5.a.i, modified] c. Shared Open Space. To satisfy the open space requirement, shared open space must be provided by interior side yards, patios and terraces, each designed so that no dimension is less than 10 feet. The open space must be open to the sky and may not include driveways or parking areas or area required for front or corner side yards. [Source: 18.20.095.F.5.a.ii, modified]

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

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

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

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

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

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

Item 10.4
City Council Meeting Agenda - Page 251 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
41 The size of the off-street parking necessary for the ADU shall be eight and one-half feet wide by 19 feet deep (if enclosed the space shall be 10 feet wide by 22 feet deep, with a nine-foot-wide door opening) with a 10-foot-wide paved vehicular access from/to the public right-of-way and shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base. [Source: 18.20.095.F.8.a, modified]
b. Exceptions. Off-street parking for ADUs is not required in the following situations: [Source: 18.20.095.F.8.b, modified]
i. The ADU is located within one-half mile walking distance of public transit, as defined in Paragraph C.6 of this Section. [Source:

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

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

18.20.095.F.8.c, modified]

9. Architectural Requirements. [Source: 18.20.095.F.9]
a. The materials and colors of the exterior walls, roof, windows, and doors must match the appearance and architectural design of those of the primary dwelling. [Source: 18.20.095.F.9.a, modified]
b. The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code. [Source: 18.20.095.F.9.b]
c. The ADU must have an independent exterior entrance, apart from that of the primary dwelling. The ADU entrance shall not be on the same side of the primary dwelling entrance, unless this entrance is screened from public views. [Source: 18.20.095.F.9.c]
Item 10.4
City Council Meeting Agenda - Page 252 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
42 d. The roof slope must match that of the dominant roof slope of the primary dwelling. The dominant roof slope is the slope shared by the largest portion of the roof. [Source: 18.20.095.F.9.d]

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

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

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

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

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

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

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

1. General Requirements. The City will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on Item 10.4
City Council Meeting Agenda - Page 253 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
43 the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU. [Source: 18.20.095.H.1, modified]

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

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

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

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

1. R-6, R-7, R-10, R-10A, or RMD Zoning District and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 500 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 600 square feet. [Source: 18.20.050.A.1, modified] Item 10.4
City Council Meeting Agenda - Page 254 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
44 2. R-15 and R-20 Zoning Districts and Comparable PUDs. The total floor area of each accessory structure more than four feet in height shall not exceed 600 square feet. The maximum cumulative total for all accessory structures on the lot shall not exceed 800 square feet. [Source: 18.20.050.B.1, modified]

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

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

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

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

18.20.050.A.2.a]

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

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

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

18.20.050.A.3.a]

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

18.20.050.A.3.b]

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

18.20.050.E, modified]
Item 10.4
City Council Meeting Agenda - Page 255 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
45 F. Any accessory structure in a creek setback area shall comply with Chapter 18.70 (Creek Setbacks). [Source: 18.20.050.F, modified]
G. An accessory structure in a required front or corner side setback shall not exceed three feet in height except that arbors are allowed within the required front or corner side setback, subject to the following standards: [Source: 18.20.050.G]

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

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

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

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

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

18.20.050.G.5, modified]

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

18.20.145, modified]

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

18.20.110.C, modified]

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

18.20.130.A, modified]
B. Small Domestic Animals. Small domestic animals, as defined in Section 18.215.010 (“A” Definitions) in Part 6, kept as pets are allowed, except no more than three mature dogs and no more than five mature cats, hens, rabbits, or similar-sized animals may be kept, harbored, Item 10.4
City Council Meeting Agenda - Page 256 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
46 possessed, or maintained on any residential lot. Roosters are not allowed to be kept for any purpose. [Source: 18.20.130.B, modified]

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

18.11.110 Density Bonus
A. Purpose and Intent

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

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

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

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

NEW]
C. Eligibility and Types of Bonuses and Incentives

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

2. Eligible Projects. Excluding any units allowed by the density bonus, the City shall grant a density bonus or incentive for eligible projects, if requested by the applicant, in compliance with Government Code Sections 65302, 65913, and 65915 et. seq. Eligible facilities include:
a. Very-low income housing with at least five percent of the total units restricted for sale or occupancy to very low income households in compliance with Government Code Section 65915(b)(1)(B);
b. Low-income housing with at least 10 percent of the total units restricted for sale or occupancy to low income households in compliance with the requirements of Government Code Section 65915(b)(1)(A); Item 10.4
City Council Meeting Agenda - Page 257 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
47 c. Moderate-income housing with at least 10 percent of the total units restricted for sale to moderate income households in compliance with the requirements of Government Code Section 65915(b)(1)(D);
d. Land Donations in compliance with the requirements of Government Code Section 65915(g);
e. Senior citizen housing developments in compliance with the requirements Government Code Section 65915(b)(1)(C);
f. Student housing developments with at least 20 percent of the total units restricted for lower income students in compliance with the requirements Government Code Section 65915(b)(1)(F)
g. Housing developments with at least 10 percent of the total units restricted for transitional foster youth, disabled veteran, or homeless persons in compliance with the requirements of Government Code Section 65915(b)(1)(E) [Source:

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

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

4. Concessions and Incentives.
a. Applicants can request a number of concessions or incentives that is allowed based upon the percentage of affordable units as established in Government Code Section 65915.
b. The types of incentives and concessions available to eligible applicants are established in Government Code Section 65915, and include, but are not limited to: [Source: NEW]
Item 10.4
City Council Meeting Agenda - Page 258 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
48 i. Reduction in development standards or a modification of zoning code requirements or architectural requirements, provided the reduction or modification exceeds the minimum building standards approved by the California Building Standards Commission in accordance with Part

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

D. Waivers.

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

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

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

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

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

E. Parking. Upon the written request of the developer of a housing development that qualifies for a density bonus, the City shall permit vehicle parking ratios, inclusive of handicapped and guest Item 10.4
City Council Meeting Agenda - Page 259 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
49 parking, which do not exceed the parking ratios established pursuant to Government Code Section 65915.

F. Application Submittal and Processing.

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

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

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

Item 10.4
City Council Meeting Agenda - Page 260 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
50 4. Consideration of Request for Concessions and Incentive. The City shall grant an incentive or concession requested by the applicant, unless the City makes a written finding, based on substantial evidence, of any the following: [Source: NEW] a. The concession or incentive does not result in identifiable and actual cost reductions, consistent with Government Code Section 65915(k) to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c). [Source: NEW]
b. The concession or incentive would have a specific, adverse impact, as defined in Government Code Section 65589.5(d)(2), upon the public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. [Source: NEW] c. The concession or incentive would be contrary to State or Federal law. [Source: NEW]

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

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

Item 10.4
City Council Meeting Agenda - Page 261 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
51 v. Provisions to ensure affordability of the restricted units, including but not limited to, and where applicable, tenure and conditions governing the initial sale of for-sale restricted units.
vi. Where applicable, tenure and conditions establishing rules and procedures for qualifying tenants and prospective purchasers, setting rental rates, filling vacancies, and operating and maintaining units for rental restricted units.
vii. A description of remedies for breach of the agreement by either party.

The City may identify tenants or qualified purchasers as third-party beneficiaries under the agreement.
viii. The required term setting forth the duration of the density bonus agreement, which shall be at least fifty five (55) years for affordable units designated as rental housing, and forty five (45) years for affordable units designated as for-sale units.
ix. Other provisions to ensure implementation and compliance with this article and Government Code Section 65915-65918.
b. Execution and Recording.
i. The density bonus agreement approved by the City shall be executed by the applicant, property owner, or other person authorized to impose covenants, conditions, and restrictions on the property and the proposed housing development.
ii. Prior to issuance of a building permit, the density bonus agreement shall be recorded against the property in the Official Records of the County to ensure the housing development will comply with the affordability covenants for the duration of the density bonus agreement term.
c. Development and Operation.
i. The affordable units within a housing development that approved under this Section shall be constructed concurrently with the unrestricted units, except as specifically set forth in the density bonus agreement.
ii. Residents of the affordable units shall be entitled to use all of the same amenities within the housing development.
iii. The number of bedrooms of the affordable units shall be proportional to the number of bedrooms in the unrestricted units of the housing development.
iv. The exterior appearance of the affordable units shall be of the same design and appearance as the overall housing development by having Item 10.4
City Council Meeting Agenda - Page 262 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
52 the same building form, exterior construction materials, roof form, siding and trim, and window placement and type.
v. Housing developments shall comply with all applicable development standards, except those that may be modified as provided by this Section. In addition, all units in housing developments subject to this article must comply with all applicable California Building Standards Codes, including but not limited to residential and fire code requirements.
vi. No building permit shall be issued, nor any development approval granted, for any improvements within a housing development subject to this Section which do not meet the requirements of this Section. vii. No affordable unit shall be rented or sold except in accordance with this Section and the recorded density bonus agreement.
viii. The entry into and execution of a density bonus agreement shall be a condition of any application for a discretionary land use permit, including but not limited to subdivision maps, site plans, and conditional use permits, for a housing development proposed under this Section.

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

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

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

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

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

3. Management Plan. The operator of an emergency shelter shall be qualified to operate the facility and shall prepare and submit a management plan in consultation with the Zoning Administrator prior to commencement of facility operations that includes the following: [Source: 18.20.085.B.1, modified]
a. Adequate security measures to protect shelter residents and surrounding uses; [Source: 18.20.085.B.1]
b. A description of services provided to assist residents with obtaining permanent shelter and income; [Source: 18.20.085.B.1]
Item 10.4
City Council Meeting Agenda - Page 263 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
53 c. A description of the screening process for prospective residents to ensure compatibility with services provided at or through the shelter; [Source:

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

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

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

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

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

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

9. On-Site Management.
a. An on-site staff person shall be designated as a neighborhood liaison to respond to, and address, any questions or concerns from surrounding Item 10.4
City Council Meeting Agenda - Page 264 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
54 residents regarding facility operations. “Good behavior” and “good neighbor” policies shall be described in the management plan and shall be implemented and enforced at all times by on-site management. Such policies shall include, but not be limited to, prohibition of use or possession of controlled substances by residents; rules concerning the use or possession of alcohol; curfew; prohibition of loitering; and any other provisions necessary to ensure compatibility with surrounding uses. Residents shall be screened for compatibility with shelter resources and for compliance with applicable State and Federal laws. Residents who do not meet the screening criteria shall not be accepted into the facility. [Source: 18.20.085.B.7, modified] b. On-site management, including employees, partners, directors, officers, or managers, shall be screened prior to issuance of certificate of occupancy to confirm that they have no history of a previously failed emergency shelter (or similar facility) due to the fault of the operator, and have not been convicted of any of the following offenses within the prior five years: [Source:

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

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

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

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

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

10. On-Site Security.
a. Security measures shall be sufficient to protect shelter residents and neighbors. On-site security shall be provided during the hours when the emergency homeless shelter is in operation and at all times when shelter residents are present on site. [Source: 18.20.085.B.8, modified] b. In the event that at least five external, verified complaints concerning unlawful activities at the facility have been received over a 30-day period by the Police Department, the facility shall be required to provide additional on-site security Item 10.4
City Council Meeting Agenda - Page 265 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
55 staff to the satisfaction of the Chief of Police and the Zoning Administrator. [Source: 18.20.085.B.8, modified]

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

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

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

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

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

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

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

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

18.20.085.B.15, modified]Additional Requirements. Each emergency homeless shelter shall provide: [Source: 18.20.085.B.16, modified]
a. Lockers or closets for personal property adequate for the number of shelter residents. [Source: 18.20.085.B.16.a, modified]
b. Clothes washing station(s) or machine(s) adequate for the number of shelter residents. [Source: 18.20.085.B.16.b, modified]
B. Emergency Shelter Fees. Prior to issuance of a Building Permit for any emergency shelter, any fees or exactions authorized by law, that are applicable to residential development, and that are determined by the City to be essential to provide necessary public services and facilities for the emergency shelter, shall be paid by the operator of the emergency shelter to the city and/or to other applicable public agencies. [Source: 18.20.085.C, modified] Item 10.4
City Council Meeting Agenda - Page 266 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
56 18.11.130 Home Occupations
A. General. The following supplemental regulations shall apply to home occupations as defined in Section 18.210.060 (Residential Land Use Classifications) in Part 6 (Definitions).

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

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

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

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

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

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

2. In all other cases, the Zoning Administrator shall hold a public hearing under Subparagraph F.2 and determine, based upon substantial evidence, whether the proposed occupation would be in compliance with the standards specified in Subsection D and/or whether any exceptions to those standards should be approved under Subsection F of this Section. The Zoning Administrator shall issue a Home Occupation Permit if they find all the following to be true: [Source: 18.20.070.B, modified]
Item 10.4
City Council Meeting Agenda - Page 267 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
57 a. The home occupation will conform to the standards specified in Subsection D, or [Source: 18.20.070.B, modified]
b. An exception to the standards as provided for in Subsection F can be approved. [Source: 18.20.070.B, modified]
D. Standards. A home occupation shall comply with the following standards and conditions, unless granted an exception under Subsection F: [Source: 18.20.070.C, modified]

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

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

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

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

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

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

18.20.070.C.6]

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

18.20.070.C.7, modified]

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

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

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

18.20.070.C.10]

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

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

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

Item 10.4
City Council Meeting Agenda - Page 268 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
58 a. Illegal conduct including, but not limited to, operation of a business without a business license, [Source: 18.20.070.C.13, modified]
b. Result in any encroachment upon the values served by residential use restrictions including, but not limited to, the deterioration of the physical appearance of the property, [Source: 18.20.070.C.13, modified] c. Have any other substantial detrimental impact upon adjacent residents. [Source: 18.20.070.C.13, modified]
E. Prohibited Activities. Home occupations may not include: [Source: 18.20.070.D, modified]

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

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

18.20.070.D.2]

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

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

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

18.20.070.D.5, modified]

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

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

18.20.070.E.1.a, modified]
Item 10.4
City Council Meeting Agenda - Page 269 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
59 b. Has a valid registration, permit, or license from the Contra Costa County Health Department, issued in compliance with California Health and Safety Code Section 114365, that specifies the same person, location, type of food sales, and distribution activity specified in the application for the Home Occupation Permit; [Source: 18.20.070.E.1.b, modified]
c. Complies with all requirements established in the California Health and Safety Code applicable to cottage food operations. [Source: 18.20.070.E.1.c, modified]

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

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

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

18.20.070.G, modified]
H. Transferability. The validity of a Home Occupation Permit shall not be affected by a change in home ownership or residency, provided the new owner or resident applies to the Zoning Administrator for a transfer within six months from the time the previous owner/resident ends his or her business. No notice or public hearing is required for a transfer. [Source: 18.20.070.H, modified]
I. Changes to Permit. A request for a change in the Home Occupation Permit or a change to a condition of approval requires a new application. Any amendment or change in a condition of approval to an existing Home Occupation Permit shall be reviewed and approved by the review authority that originally approved the permit. [Source: 18.20.070.I, modified] Item 10.4
City Council Meeting Agenda - Page 270 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
60 J. Revocation. A home occupation exercised in violation of this Section or a condition of approval may be revoked, as provided in Section 18.195.050 (Revocation or Modification of Discretionary Permits). [Source: 18.20.070.J, modified] K. Resubmittal of Application. Following denial of a Home Occupation Permit, no new application for the same, or substantially the same, home occupation shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice. [Source: 18.20.070.K, modified]

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

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

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

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

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

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

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

2. Timing of Construction. The developer shall construct the inclusionary units concurrently with other units, unless the conditions of approval provide otherwise, or unless the City and developer agree in writing to an alternative schedule for development. [Source: 18.20.060.B.2, modified]
Item 10.4
City Council Meeting Agenda - Page 271 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
61 C. Duration of Restrictions. The developer shall assure the affordability of the inclusionary units by a deed restriction of 55 or more years for for-sale housing and rental housing. [Source:

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

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

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

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

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

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

18.20.060.E, modified]

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

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

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

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

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

18.20.060.F, modified]
Item 10.4
City Council Meeting Agenda - Page 272 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
62 1. An off-site location within the city by acquiring existing single-family or multi-family units that are not currently income restricted and rehabilitating those dwelling units. At least four rehabilitated dwelling units shall be provided for each inclusionary unit required.

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

18.20.060.F.1, modified]

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

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

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

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

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

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

2. Calculation of Fee.

Item 10.4
City Council Meeting Agenda - Page 273 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
63 a. The in-lieu fee shall be established annually by resolution of the City Council in an amount sufficient to represent a reasonable portion of the gap between the affordable sales price (at the low-income level of affordability) and the market-rate sales price for single-family housing. [Source: 18.20.060.G.2, modified]
b. The in lieu fee shall be based on the average (mean) of the developer’s cost to construct a dwelling less the affordable sales price ( “developer’s difference”) and the market-rate purchase price less the affordable sales price ( “market-rate difference”). The in-lieu fee can be expressed as follows:
[Source: 18.20.060.G.2, modified]
𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝑟𝑟′𝑠𝑠 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 + 𝑀𝑀𝑀𝑀 𝑀𝑀 𝑀𝑀 𝑅𝑅 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷 2 = 𝐼𝐼 𝐿𝐿 𝐿𝐿 𝐹𝐹
c. The in-lieu fee shall be calculated for each of the following home sizes:
[Source: 18.20.060.G.2, modified]
i. A 1,200 square foot, two-bedroom home; [Source: 18.20.060.G.2, modified]
ii. An 1,800 square foot, three-bedroom home; and [Source:

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

18.20.060.G.2.b, modified]
iii. The market-rate purchase price shall be based on a survey of current sale prices of similar sized units in the Pleasant Hill area at the time the fees are established. [Source: 18.20.060.G.2.c, modified] iv. For any annual period for which the City Council does not review the fee, up to a maximum of three years in a row, the fee amount may be adjusted by the City Manager based upon the percentage change in Item 10.4
City Council Meeting Agenda - Page 274 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
64 the Building Valuation Data published by the International Code Council from the previous year. [Source: 18.20.060.G.2.d, modified]

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

18.20.060.G.3, modified]

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

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

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

18.20.060.G.6, modified]

18.11.150 Manufactured Homes
The following supplemental regulations are to provide opportunities for the placement of manufactured homes in residential zoning districts and to ensure that such manufactured homes are designed and located so as to be harmonious within the context of the surrounding houses and neighborhood. [Source: 18.20.090, modified]
Item 10.4
City Council Meeting Agenda - Page 275 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
65 A. General Requirements. A manufactured home may be used for residential purposes if it has been approved by the Architectural Review Commission, has been granted a Certificate of Compatibility by the Zoning Administrator, and is an allowed use in the underlying zoning district. [Source: 18.20.090.A, modified]
B. Requirements for Certificate of Compatibility. The Zoning Administrator shall issue a Certificate of Compatibility if the manufactured home meets the design and locational criteria of this Subsection. The certificate is valid for two years and may be renewed for subsequent two-year periods if the location and design criteria of this Section are met. More specifically, the location and design of a manufactured home shall comply with the following criteria in order to protect neighborhood integrity, provide for harmonious relationship between a manufactured home and surrounding uses, and minimize problems that could occur as a result of locating a manufactured home on a residential lot. [Source: 18.20.090.B, modified]

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

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

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

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

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

18.20.090.B.2.f]
g. The floor must be no higher than 20 inches above the exterior finished grade; and [Source: 18.20.090.B.2.g]
Item 10.4
City Council Meeting Agenda - Page 276 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
66 h. Required covered parking shall be compatible with the manufactured home design and with other buildings in the area. [Source: 18.20.090.B.2.h] C. Cancellation of State Registration. Whenever a manufactured home is installed on a permanent foundation, any registration of the manufactured home with the State of California shall be canceled, pursuant to State laws and regulations. Before any occupancy certificate may be issued for use of such a manufactured home, the owner shall provide to the Chief Building Official satisfactory evidence showing that the State registration of the manufactured home has been, or will be, with certainty, canceled; or, if the manufactured home is new and has never been registered with the State, the owner shall provide the Chief Building Official with a statement to that effect from the dealer selling the home. [Source: 18.20.090.C, modified]

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

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

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

2. Unlicensed Facilities. To ensure that unlicensed residential care facilities are operating in a manner that is consistent with State and Federal law and established industry standards, the following standards shall apply: [Source: 18.20.075.B.2, modified] a. No Violation. If the facility is not required to be licensed by the State, the owners, managers, operators, and residents shall not provide any services on site which would require licensure under State law. [Source: 18.20.075.B.2.a, modified]
b. Certification. If certification by a State or Federal agency specific to the type of facility is required, the facility shall receive and maintain that certification. [Source: 18.20.075.B.b, modified]
c. Owner and Operator Information. The applicant shall provide a list of the addresses of all similar facilities in the State operated by the owner, operator, or any affiliated organization within the past five years, and shall certify under penalty of perjury that none of the facilities have been found to be operating in violation of State or local law. [Source: 18.20.075.B.c, modified] Item 10.4
City Council Meeting Agenda - Page 277 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
67 C. Location, Parking, and Loading. In a single-family zoning district (or PUD zoning district planned for single-family residential use) the following standards shall apply: [Source:

18.20.075.C, modified]

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

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

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

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

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

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

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

18.20.075.D.4.a, modified]
b. Prohibition of lewd or abusive speech or behavior, or profanity, by staff or residents if audible to neighboring residents. [Source: 18.20.075.D.4.b, modified]
Item 10.4
City Council Meeting Agenda - Page 278 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
68 c. Compliance with City noise regulations, and prohibition of amplified sound outdoors. [Source: 18.20.075.D.4.c, modified]
d. Maintaining a log of each violation of the good neighbor policy and making this log available for review by City staff at any time. The log shall include the date and time of the violation, description, name of violator, and resolution. [Source:

18.20.075.D.4.d, modified]

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

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

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

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

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

18.20.085.A.3.a.i, modified]
ii. Common Area. Four square feet of common area per unit shall be provided, with at least 200 square feet of interior common space, excluding janitorial storage, laundry facilities, and common hallways. [Source: 18.20.085.A.3.a.ii, modified]
iii. Laundry Facilities. Laundry facilities must be provided in a separate room at the ratio of one washer and one dryer for every 20 units or fractional number thereof, with at least one washer and dryer per floor. [Source: 18.20.085.A.3.a.iii, modified]
Item 10.4
City Council Meeting Agenda - Page 279 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
69 iv. Cleaning Supply Room. A cleaning supply room or utility closet that includes a wash tub with hot and cold running water shall be provided on each floor of the SRO facility. [Source: 18.20.085.A.3.a.iv, modified]
b. Single-Room Occupancy Units. The following standards apply to individual SRO units. [Source: 18.20.085.A.3.b, modified]
i. Unit Size. An SRO unit shall have a minimum size of 150 square feet and a maximum size of 400 square feet. The average SRO unit size within an SRO facility shall not exceed 275 square feet. [Source:

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

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

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

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

18.20.085.A.4, modified]

5. Management. [Source: 18.20.085.A.5]
Item 10.4
City Council Meeting Agenda - Page 280 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
70 a. Facility Management. An SRO facility with seven or more residents shall provide on-site management and an on-site management office. [Source:

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

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

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

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

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

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

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

18.20.105.C.1, modified]

3. Urban Lot Split. An “urban lot split” means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of Section 18.15.190 Item 10.4
City Council Meeting Agenda - Page 281 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
71 (Urban Lot Splits) and as defined by Government Code Section 66411.7. [Source:

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

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

18.20.105.C.1, modified]

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

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

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

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

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

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

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

18.20.105.D.3, modified]

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

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

18.20.105.E.1, modified]

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

3. The proposed lot does not include any of the following: [Source: 18.20.105.E.3, modified]
Item 10.4
City Council Meeting Agenda - Page 282 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
72 a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters. [Source:

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

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

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

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

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

5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
Item 10.4
City Council Meeting Agenda - Page 283 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
73 b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]

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

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

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

18.20.105.E.9.a, modified]

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

3. Owner Occupancy. The individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile. [Source: 18.20.105.E.9.c, modified]
Item 10.4
City Council Meeting Agenda - Page 284 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
74 H. Dwelling Unit Standards. All two-unit residential developments shall comply with the following objective design and development standards, in addition to those imposed by the underlying zoning district. [Source: 18.20.105.E.6, modified]

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

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

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

18.20.105.E.6.a.ii, modified]
Item 10.4
City Council Meeting Agenda - Page 285 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
75 Figure 18.15-2: Number of Units Allowed on Qualifying Lots Item 10.4
City Council Meeting Agenda - Page 286 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
76 3. Dwelling Unit Size. [Source: 18.20.105.E.6.b, modified] a. Any lot with an area less than 6,313 square feet shall be subject to the standards of the R-6 zoning district. [Source: 18.20.105.E.6.b.ii, modified] b. The minimum size of each primary dwelling unit shall be 500 square feet. [Source: 18.20.105.E.6.b.iii, modified]
c. Any required enclosed parking space shall not be calculated as part of the dwelling unit size. [Source: 18.20.105.E.6.b.iv]

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

18.20.105.E.6.c.i, modified]
Item 10.4
City Council Meeting Agenda - Page 287 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
77 b. If a primary dwelling unit on the lot complies with the setback standards established in Section 18.15.030 (Development Standards for Residential Districts), then the height of a primary dwelling may exceed 16 feet, up to the objective height limit that is imposed through the corresponding zoning district.

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

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

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

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

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

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

18.20.105.E.6.g.ii.(A), modified]
b. Structures Measuring 800 Square Feet. The setbacks imposed by the underlying zoning district must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line. [Source: 18.20.105.E.6.g.ii.(B), modified]
Item 10.4
City Council Meeting Agenda - Page 288 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
78 9. Parking. Each new primary dwelling unit must have at least one off-street, covered and enclosed parking space per primary dwelling unit unless one of the following applies:
[Source: 18.20.105.E.6.h, modified]
a. The lot is located within one-half mile walking distance of either: [Source:

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

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

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

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

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

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

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

12. Building and Safety. All structures built on the lot must comply with all current local building standards. A project under this Section is a change of use and subjects the whole of the lot, and all structures, to the City’s current code. [Source: 18.20.105.E.6.l, modified]
Item 10.4
City Council Meeting Agenda - Page 289 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
79 13. Fire Safety. All structures built on the lot must comply with all current fire safety measures required by the Contra Costa County Fire Protection District. [Source:

18.20.105.E.6.m, modified]

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

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

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

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

15. Specific Adverse Impacts. [Source: 18.20.105.F]
a. Notwithstanding anything else in this Section, the City may deny an application for a two-unit project or an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific, adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. [Source: 18.20.105.F.1, modified]
b. “Specific adverse impact” has the same meaning as in Government Code Section 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare Item 10.4
City Council Meeting Agenda - Page 290 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
80 exemption under Revenue and Taxation Code section 214(g). [Source:

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

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

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

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

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

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

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

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

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

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

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

18.20.105.E.10.d]
b. The site is a two-unit project and is therefore subject to the City’s two-unit regulations, including all applicable limits on dwelling size and development. [Source: 18.20.105.E.10.e.i]
K. Remedies. If a two-unit project violates any part of this code or any other legal requirement:
[Source: 18.20.105.G]
Item 10.4
City Council Meeting Agenda - Page 291 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
81 1. The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract. [Source: 18.20.105.G.1]

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

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

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

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

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

1. Application Requirements.

Item 10.4
City Council Meeting Agenda - Page 292 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
82 a. Eligibility. Only individual property owners may apply for an urban lot split. [Source: 18.20.097.C.1, modified]
b. Application Form. An application for an urban lot split must be submitted on the City’s approved form. Only a complete application will be considered. The City shall inform the applicant in writing of any incompleteness within 30 days after the application is submitted. [Source: 18.20.097.C.2, modified] c. Fee. The City may establish a fee to recover its costs for adopting, implementing, and enforcing this Section, in accordance with applicable State law. The City Council may establish and change the fee by resolution. The fee must be paid with the application. [Source: 18.20.097.C.3]

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

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

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

18.20.105.E.1]

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

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

18.20.105.E.3.a.i]
b. A wetland. [Source: 18.20.105.E.3.a.ii]
Item 10.4
City Council Meeting Agenda - Page 293 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
83 c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. [Source: 18.20.105.E.3.a.iii]
d. A hazardous waste site that has not been cleared for residential use. [Source:

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

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

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

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

5. The proposed development does not require or include the demolition or alteration of any of the following types of housing: [Source: 18.20.105.E.5, modified] a. Housing that is income-restricted for households of moderate-, low-, or very low-income. [Source: 18.20.105.E.5.a, modified]
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power. [Source: 18.20.105.E.5.b] c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060 through Item 10.4
City Council Meeting Agenda - Page 294 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
84 7060.7) at any time in the 15 years prior to submission of the urban lot split application. [Source: 18.20.105.E.5.c, modified]
d. Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement. [Source: 18.20.105.E.5.d, modified]

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

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

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

8. Compliance with the City’s subdivision regulations. The urban lot split must conform to all applicable objective requirements of the City’s subdivision regulations (Title 17, Subdivisions) except that no dedication of rights-of-way or construction of off-site improvements are required for an urban lot split. [Source: 18.20.097.E.2] Item 10.4
City Council Meeting Agenda - Page 295 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.15 Public Review Draft – November 2025
85 9. Zone. The lot to be split is designated as a single-family residential zone district. a single-family residence is allowed by-right. (R-20, R-15, R-10, R-10A, R-7, R-6, and appropriate PUDs). [Source: 18.20.097.E.3]

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

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

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

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

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

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

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

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

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

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

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

4. If an easement is recorded and the project is not completed, making the easement moot, the property owner may request, and the City will provide, a notice of termination of the easement, which the owner may record. [Source: 18.20.097.E.9.d, modified] I. Lot Access. Each newly created lot resulting from the urban lot split must have access, or be adjacent to the public right-of-way, that satisfies the objective provisions of the Subdivision Map Item 10.4
City Council Meeting Agenda - Page 296 of 724 - Monday, November 17, 2025 Chapter 18.15 Residential Zoning Districts
86 Act and emergency access provisions of the Contra Costa County Fire Department Standards. [Source: 18.20.097.E.10, modified]
J. Dwelling Unit Standards. A dwelling unit developed on a lot resulting from an urban lot split shall comply with the design and development standards established in Subsection H of Section 18.15.180 (Two-Unit Projects) based on the resulting gross lot area for each lot. [Source: 18.20.097.E.11, modified]
K. Separate Conveyance. [Source: 18.20.097.E.12]

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

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

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

18.20.097.E.15, modified]

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

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

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

4. Limits development of the lot to residential standards that comply with the requirements of this section, except as required by state law. [Source: 18.20.097.E.15.d] Item 10.4
City Council Meeting Agenda - Page 297 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – November 2025
87 Chapter 18.20
Mixed-Use Districts
Item 10.4
City Council Meeting Agenda - Page 298 of 724 - Monday, November 17, 2025 Chapter 18.20 Mixed-Use Districts
88 Chapter 18.20 Mixed-Use Districts
Sections

18.20.010 Purpose and Intent of Mixed-Use Districts

18.20.020 Land Use Regulations for Mixed-Use Districts

18.20.030 Development Standards for Mixed-Use Districts

18.20.040 Additional Development Standards

18.20.050 Outdoor Retail Sales Facilities

18.20.060 Outdoor Donation Collection Facilities

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

18.22.010.A, modified]

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

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

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

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

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

2. MX - Mixed-Use Zoning Districts. The MX zoning district allows for higher intensity uses, including high-density residential, commercial, hotels, office, entertainment, and personal services, located within the same building (vertical mixed-use) or on the same Item 10.4
City Council Meeting Agenda - Page 299 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – November 2025
89 site (horizontal mixed-use). A variety of residential typologies are encouraged in the form of multi-family residential uses including live-work units, townhouses, apartments, and condominiums at a density between 12 and 40 units per acre and an FAR of up to

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

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

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

18.20.020 Land Use Regulations for Mixed-Use Districts
A. Residential Land Use Classifications. Table 18.20-A (Mixed-Use Land Use Regulations) establishes the land uses allowed within each mixed-use zoning district and any required permits. Descriptions of each land use can be found in Chapter 210 (Land Use Classifications). [Source: 18.22.020, modified]
B. Zoning Permit Required. Each land use listed in Table 18.20-A (Mixed-Use Land Use Regulations) as permitted “P” shall require the issuance of a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit) before establishment. [Source: NEW] C. Other Permits and Entitlements. In addition to the permits listed in Table 18.20-A (Mixed-Use Land Use Regulations), additional permits or entitlements, such as Architectural Review Item 10.4
City Council Meeting Agenda - Page 300 of 724 - Monday, November 17, 2025 Chapter 18.20 Mixed-Use Districts
90 Permits, Building Permits, or Zoning Permits, may be required before a land use can be established. The approval or issuance of one permit or entitlement does not exempt the requirement to obtain any other necessary permits or entitlements. [Source: NEW] D. Uses Not Listed. Land uses not listed in Table 18.20-A (Mixed-Use Land Use Regulations) are not allowed unless authorized by the Zoning Administrator through resolution. [Source:

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

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

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

P P P P
Residential care facility, small,
unlicensed

P P P P
Senior housing P P P P
Single-family residential P P P P
Single-room occupancy – – – U See Section 18.15.170
Supportive housing P P P P
Transitional housing P P P P
Item 10.4
City Council Meeting Agenda - Page 301 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – November 2025
91 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Public and Semipublic Uses
Community center U U U U
Cultural institutions U U U U
Day care, general U U U U L-1
Park and recreational facilities U U U U
Place of assembly U U U U
Public safety facilities U U U U
Offender rehabilitation services – – – –
Residential care facility, large,
licensed or unlicensed

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

U U U U
Utilities, major U U U U
Utilities, minor P P P P
Wireless telecommunications facility L-4 L-4 L-4 L-4 Chapter 18.110 Commercial Uses
Adult businesses – – – –
Animal boarding – – – –
Animal clinic U U U U
Animal day care U U U U
Animal grooming P P P P
Animal hospitals – – – –
Artists’ studios P P P P
Banks and savings and loans P P P P
With drive-through service – – – –
Cannabis retailer, medical – U U U Chapter 18.65
Cannabis retailer, adult-use – – – – Chapter 18.65
Catering services P P P P
Commercial parking facility – – – –
Eating and drinking establishments P P P P
With live entertainment/dancing inside of a building
Type A – P P P Section 18.25.110 and
Chapter 18.60
Item 10.4
City Council Meeting Agenda - Page 302 of 724 - Monday, November 17, 2025 Chapter 18.20 Mixed-Use Districts
92 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Type B – U U U Section 18.25.110 and
Chapter 18.60
Type C – – – – Section 18.25.110 and
Chapter 18.60
With up to 12 outdoor seats P P P P
With more than 12 outdoor seats U U U U
Fitness studio, less than 5,000
square feet

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

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

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

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

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

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

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

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

Item 10.4
City Council Meeting Agenda - Page 303 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – November 2025
93 Table 18.20-A: Mixed-Use Land Use Regulations
Key
P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use
Land Use
Permit Requirement by Zoning District
Additional Use
Regulations MX-NB MX MX-HD MX-VHD
Group assembly events – T T – L-1 and L-4.

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

Outdoor exhibits – T T – L-1 and L-4.

Personal property sales P P P – L-6.

Pumpkin sales – T T – L-1 and L-5.

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

Street fairs T T T T L-5.

Swap meet – T T – L-1 and L-3.

Trade fairs – T T – L-1 and L-3.

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

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

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

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

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

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

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

18.20.030 Development Standards for Mixed-Use Districts A. Table 18.20-B (Development Standards – Mixed-Use Zoning Districts) establishes the development regulations for the MX-N, MX, MX-HD, and MX-VHD zoning districts. Letters in parentheses in the “Additional Development Regulations” column refer to regulations following Table 18.20-B or to regulations located elsewhere in this Chapter. [Source: 18.22.030.A] B. Supplemental Development Standards. Sections applicable to all development in the MX-N, MX, MX-HD, and MX-VHD zoning districts are in Sections 18.25.040 through 18.25.160; they establish requirements for accessory structures; accessory uses in commercial, office and light industrial districts; eating and drinking establishments with take-out service; hazardous materials storage; live entertainment; outdoor facilities; recycling facilities; and service stations and automobile washing. [Source: 18.22.030.B, modified] Item 10.4
City Council Meeting Agenda - Page 304 of 724 - Monday, November 17, 2025 Chapter 18.20 Mixed-Use Districts
94 C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. [Source: 18.22.030.B, modified]

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

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

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

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

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

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

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

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

Nonconforming Structures Chapter 18.200.040.

Item 10.4
City Council Meeting Agenda - Page 305 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – November 2025
95 18.20.040 Additional Development Standards
A. Mixed -Use Projects on Housing Opportunity Sites. All mixed-use developments located on a lot within a housing opportunity site, as identified in the most recent certified Housing Element, shall dedicate at least 75 percent of the gross floor area to residential uses. [Source: NEW] B. Mixed-Use Commercial Requirement.

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

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

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

Developments in mixed-use zoning districts that adjoin a single-family residential zoning district shall comply with the following standards. [Source: 18.22.040.D, modified] Table 18.20-C
Mixed-Use Zoning District Commercial Percentage
25% Commercial Requirement (Of
Total Gross Floor Area)
15% Commercial Requirement (Of
Total Gross Floor Area)
10% Commercial Requirement (Of
Total Gross Floor Area)
Contra Costa Boulevard Gregory Lane All remaining areas Golf Club Drive Oak Park Boulevard
Monument Boulevard Pleasant Hill Road
Downtown Specific Plan Area Ellinwood Way
Item 10.4
City Council Meeting Agenda - Page 306 of 724 - Monday, November 17, 2025 Chapter 18.20 Mixed-Use Districts
96 1. Planting Area. A continuous planting area at least five feet in width and containing at least five trees per 100 linear feet shall be provided along interior property lines adjoining a single-family residential zoning district. [Source: 18.22.040.D.1, modified]

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

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

3. Setbacks and Stepbacks. In addition to all applicable standards established in this Chapter, mixed-use developments with buildings more than 35 feet in height located on a lot adjacent to a single-family residential zoning district shall incorporate at least one of the following: [Source: 18.22.040.E, modified]
a. Stepbacks. Any portion of the building that exceeds the 35-foot base height shall be stepped back at least one foot for every one foot of increased building height above 35 feet. For example, the base wall of a building with a proposed maximum height of 40 feet could be located at the required side and/or rear setback line up to a height of 35 feet, then the wall must recess a minimum of one foot further away from the side and/or rear setback line for every foot beyond the base height of 35 feet until the building attains the height of 40 feet, or an additional five feet. [Source: 18.22.040.E.1, modified] b. Additional Side and Rear Setback Area. The required side and rear setbacks shall be increased by one foot for every one foot of building height in excess of 35 feet, not to exceed 10 additional feet. For example, a building with a proposed height of 40 feet would have to be set back an additional five feet from the required side/year setback lines. [Source: 18.22.040.E.2, modified] Item 10.4
City Council Meeting Agenda - Page 307 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – November 2025
97 Figure 18.20-2: Additional Setbacks for Buildings Over 35 Feet D. Minimum Site Landscaping Requirements.

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

18.22.040.F, modified]

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

1. In addition to the development standards established in this Chapter, all mixed-use developments where two-thirds of the total gross floor area is dedicated to residential units shall comply with the Multi-Family Residential Objective Design Standards, as adopted by City Council resolution. [Source: 18.22.040.I, modified] Item 10.4
City Council Meeting Agenda - Page 308 of 724 - Monday, November 17, 2025 Chapter 18.20 Mixed-Use Districts
98 2. If a proposed mixed-use project with two-thirds of the total gross floor area dedicated to residential units qualifies for streamlined permit review, as determined by State law, the Zoning Administrator shall review the proposed project to verify compliance with the development standards established for mixed-use districts and the objective design standards applicable to such projects. If the proposed project complies with all development and objective design standards, the application shall be processed through a ministerial Architectural Review Permit. If the proposed does not comply with the objective design standards, the application shall be subject to discretionary review through the Architectural Review Permit process, as specified in Chapter 18.120 (Architectural Review Permits). [Source: 18.22.040.I.1, modified] G. Storm Drains. All storm drain inlets in mixed use zoning districts shall comply with the City’s national pollutant discharge elimination system (NPDES) regulations as established in Chapter

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

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

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

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

Two feet into setback area
Utility structures less than six square feet in size. Allowed in setback area Item 10.4
City Council Meeting Agenda - Page 309 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.20 Public Review Draft – November 2025
99 1. Balconies are only allowed on floors above the second floor on mixed-use structures. [Source: 18.22.040.O.1, modified]

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

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

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

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

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

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

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

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

6. Ground floor commercial tenant spaces shall provide separate trash recycling enclosures, separate from the on-site residential uses. [Source: 18.22.040.Q.6] O. Mixed-use Frontages. All mixed-use buildings shall locate the primary building entrance for commercial uses at the building edge that faces a primary street or a public open space. [Source: 18.22.040.R, modified]
P. Access. Any development proposal (excluding single family residential development) submitted after December 17, 2025, for any parcel with a Mixed Use zoning designation abutting Contra Costa Boulevard, Gregory Lane or Oak Park Boulevard shall provide exclusive vehicular and service access from these same streets.

Item 10.4
City Council Meeting Agenda - Page 310 of 724 - Monday, November 17, 2025 Chapter 18.20 Mixed-Use Districts
100

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

18.20.060 Outdoor Donation Collection Facilities
Outdoor donation collection facilities are permitted in mixed-use zoning districts, provided they comply with all applicable entitlement and performance standards outlined in Section 18.25.130 (Outdoor Donation Collection Facility). [Source: NEW]
Item 10.4
City Council Meeting Agenda - Page 311 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – November 2025
101
Chapter 18.25
Commercial, Office, and
Industrial Zoning Districts
Item 10.4
City Council Meeting Agenda - Page 312 of 724 - Monday, November 17, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 102
Chapter 18.25 Commercial, Office, and Industrial Zoning Districts
Sections

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

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

18.25.030 Development Standards for Commercial, Office, and Industrial Districts

18.25.040 Additional Development Standards

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

18.25.060 Container or Storage Units

18.25.070 Eating and Drinking Establishments

18.25.080 Firearm Sales

18.25.090 Hazardous Materials Storage

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

18.25.110 Live Entertainment

18.25.120 Outdoor Sales Facilities

18.25.130 Outdoor Donation Collection Facilities

18.25.140 Recycling Facilities

18.25.150 Service Station and Automobile Washing

18.25.160 Vehicle Storage

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

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

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

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

18.25.010.C, modified]

4. Minimize the impact of commercial, office, and industrial development of adjacent residential zoning districts. [Source: 18.25.010.D, modified] Item 10.4
City Council Meeting Agenda - Page 313 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – November 2025
103

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

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

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

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

18.25.010.G.1, modified]

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

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

18.25.010.G.3, modified]

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

5. LI - Light Industrial Zoning District. The purpose of the LI zoning district is to provide for areas of the city for research and development facilities, construction yards, warehousing, and light industrial activities in a landscaped setting, including the manufacture, assembly, distribution and storage of goods, but excluding raw materials processing or bulk handling. The LI zoning district implements the Light Industrial (I) land use designation of the General Plan. [Source: 18.25.010.G.5, modified] Item 10.4
City Council Meeting Agenda - Page 314 of 724 - Monday, November 17, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 104

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

NB RB PAO C LI
Residential Uses
Bed and breakfast – P P – –
Emergency shelter – L-17 – – L-15 Section 18.15.120
Employee housing – L-17 – – –
Home occupation – P P – – Section 18.15.130
Low barrier navigation center – P P – –
Mobile/manufactured housing – P –
Multifamily residential
Two-unit – L-17 U – –
Three-unit – L-17 U – –
Four-unit – L-17 U – –
Five or more units – L-17 U – –
Residential care facility, small,
licensed
– P P – –
Item 10.4
City Council Meeting Agenda - Page 315 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – November 2025
105
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Residential care facility, small,
unlicensed
– P P – –
Single-family residential – L-17 – – –
Single-room occupancy – L-17 – – – Section 18.15.170
Supportive Housing – P P – –
Transitional Housing – P P – –
Public and Semipublic Uses
Community center P P P P –
Cultural institutions U U U – –
Day care, general – U U – –
Emergency medical care
facility
– U P – –
Government offices U U P – –
Park and recreational facilities – U U – –
Place of assembly U U U U –
Public safety facilities U U U U U
Offender rehabilitation
services
– – – – U
Residential care facility, large,
licensed or unlicensed
U U U U –
School, college and university – U U – –
School, private – U U – –
School, technical/trade and
vocational
– U U – –
Utilities, major U U U U U Section 18.25.140
Utilities, minor P P P P P Section 18.25.140
Wireless telecommunications
facility
L-6 L-6 L-6 L-6 L-6 Chapter 18.110
Commercial Uses
Adult businesses – U U U U Chapter 18.115
Ambulance services – – U U –
Animal boarding U U U U U
Animal clinic U U U P –
Animal day care U U U U U
Animal grooming U P U P –
Animal hospitals U U U P –
Item 10.4
City Council Meeting Agenda - Page 316 of 724 - Monday, November 17, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 106
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

NB RB PAO C LI
Animals: retail sales P P – – –
Artists’ studio P P P P –
Automobile maintenance,
limited
– P – P P
Automobile service station U P – P P Section 18.25.150
Automobile,
vehicle/equipment broker
P L-3 P – L-3
Automobile,
vehicle/equipment repair
– – – P P
With body and fender work – – – U P
Automobile,
vehicle/equipment sales and
rentals
– U – P P
Automobile,
vehicle/equipment wholesaler
– – – P P Section 18.25.160
Automobile washing and
exterior protection
– U – P P
Banks and savings and loans P P U – –
With drive-up service U U U – –
Building materials and
services
– U – U U
Cannabis retailer, medical – L-18 U U U Chapter 18.65
Cannabis retailer, adult-use – – – – – Chapter 18.65
Cardrooms – U – – –
Catering services P P – P –
Commercial filming – U U U U
Commercial parking facility – U U U P
Commercial recreation and
entertainment
U U L-1 – L-12
Communications facilities U U P – P
Eating and drinking
establishments
L-7 P L-2 – L-2 Section 18.25.070.
with drive-through service – U – – –
with live entertainment/dancing
inside of a building
Type A – P P – – Section 18.25.070 and
Chapter 18.25.110
Type B – U U – – Section 18.25.070 and
Chapter 18.25.110
Item 10.4
City Council Meeting Agenda - Page 317 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – November 2025
107
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

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

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

Equipment and appliance
maintenance and repair
services
U P P – P
Fitness studio U U U – L-12
Food and beverage sales P P U – –
Funeral and interment
services
– U – – U
Horticultural, limited – – – – –
Hotels – P P – –
Laboratories – – – U P
Live entertainment
Type A – P P – – Section 18.25.110 and
Chapter 18.60
Type B – U U – – Section 18.25.110 and
Chapter 18.60
Type C – U – – – Section 18.25.110 and
Chapter 18.60
All types, outside of a
building
– U – – – Section 18.25.110 and
Chapter 18.60
Maintenance and service
facility
– U U – P
Maintenance services
establishment
– – – P P Section 18.25.150
Motels – P – – –
Nurseries – P P – –
Offices, general and medical P L-3 P – L-3
With bail bonds – – U – –
Pawn shops – U – – –
Personal improvement
services
U U U – –
Personal services P P U – –
Pharmacy P P L-2 P L-4
Item 10.4
City Council Meeting Agenda - Page 318 of 724 - Monday, November 17, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 108
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

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

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

With enclosed or
unenclosed outdoor dropoff, display or storage of
goods
U U – U –
Theaters – P – – –
Travel services P P – P –
Industrial Uses
Fuel storage and distribution – – – – U
Item 10.4
City Council Meeting Agenda - Page 319 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – November 2025
109
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

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

Animal shows or sales T T – – – L-8.

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

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

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

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

Group assembly events – T – – – L-8.

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

Item 10.4
City Council Meeting Agenda - Page 320 of 724 - Monday, November 17, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 110
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

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

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

Street fairs – T – – – L-10.

Swap meet – T – T – L-9.

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

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

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

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

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

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

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

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

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

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

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

Item 10.4
City Council Meeting Agenda - Page 321 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – November 2025
111
Table 18.25-A: Commercial, Office, and Industrial Land Use Regulations Key P = Permitted; U = Use Permit Required; T = Temporary Use Permit Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted on site of a permitted use Land Use
Permit Requirement by Zoning District
Additional Use Regulations

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

L-13 See Section 18.25.110 for live entertainment standards.

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

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

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

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

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

Item 10.4
City Council Meeting Agenda - Page 322 of 724 - Monday, November 17, 2025 Chapter 18.25 Commercial, Office, and Industrial Zoning Districts 112
C. Additional Regulations. The following development standards that are applicable to all zoning districts can be found in Part 3 and Part 5 of this Title. [Source: 18.25.030.B]

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

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

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

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

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

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

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

0.35 0.4 0.35 0.35 0.4
Item 10.4
City Council Meeting Agenda - Page 323 of 724 - Monday, November 17, 2025 Part 2 – Zoning District Regulations and Development Standards Chapter 18.25 Public Review Draft – November 2025
113

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

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

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

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

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

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