CITY COUNCIL STAFF REPORT
Meeting Date: October 20, 2025
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: Introduce Ordinance No. to amend the Pleasant Hill Municipal Code Title 18, Planning and Land Use, in its entirety, and amend the Zoning Map to include the rezoning of 1,072 parcels throughout the City for consistency with the 2040 General Plan and 2023-2031 Housing Element
SYNOPSIS
The City Council is requested to consider the comprehensive draft Zoning Ordinance Amendment (PHMC Title 18) and the proposed updated Zoning Map which includes the rezoning of 1,072 parcels throughout the City of Pleasant Hill The Zoning Ordinance amendment includes all Parts of the updated and replaced ordinance, including re-termed Parts of the zoning ordinance, as follows:
Part 1 – Enactment and Applicability;
Part 2 – Zoning District Regulations and Development Standards; Part 3 – Regulations Applicable to all Zoning Districts; Part 4 – Permit and Entitlement Processing Procedures; Part 5 – Zoning Ordinance Administration; and
Part 6 – Definitions and Land Use Classifications.
The proposed comprehensive update and replacement of the Zoning Ordinance & proposed updated Zoning Map are necessary and required to implement the goals, policies and programs of the recently adopted 2040 General Plan and 2023-2031 Housing Element, as well as to address compliance with various State law provisions, and clarify and streamline existing processes.
DISCUSSION
Background
Previous 2003 General Plan: The previous 2003 General Plan included mixed-use designations at Chilpancingo Parkway and Old Quarry Road (now the CarMax and Floor and Décor development), along the east side of Contra Costa Boulevard south of Ellinwood Drive, downtown Pleasant Hill and the existing Two Worlds development, and along Oak Park Boulevard where the Library is now built. The 2040 General Plan builds off the previous General Plan, and introduces three additional mixed-use designations (Mixed-Use Neighborhood, Mixed-Use High Density, and Mixed-Use Very High Density), in addition to the Mixed Use designation, and extended those further along key corridors throughout the City.
2040 General Plan: The City adopted the 2040 General Plan (“General Plan”) on May 18, 2023.
The General Plan is a long-range planning document that guides decision-making and establishes rules and standards for future development and improvements citywide. The General Plan included several implementation programs, which outline necessary amendments to the City’s Zoning Ordinance.
2023-2031 Housing Element: The City also adopted the 6th Cycle Housing Element for 2023-2031 on May 18, 2023 (certified by the State on November 22, 2023). Like the General Plan, the Housing Element also included several implementation programs which outline necessary amendments to the City’s Zoning Ordinance.
Multi-Family and Mixed-Use Zoning Ordinance Update: On January 8, 2024, the Pleasant Hill City Council adopted Ordinance No. 967 approving the rezoning of Housing Opportunity Sites identified in the 2023-2031 Housing Element, as well as Zoning Ordinance amendments to residential land use and development standards (Chapter 18.20), and introduced new mixed-use district standards (Chapter 18.22), as well as related changes to other sections of the Ordinance.
Miscellaneous Zoning Ordinance Update: On October 7, 2024, the City Council adopted Ordinance No. 970 amending various portions of the Zoning Ordinance that were determined to be necessary to comply with State law and to clarify and streamline existing processes. The processing of these specific amendments prior to completion of the Comprehensive Zoning Ordinance amendment ensures that the City’s Zoning Ordinance remains in compliance with required regulations. The ordinance went into effect on November 6, 2024, and has been incorporated into the comprehensive zoning ordinance update.
Comprehensive Zoning Ordinance Amendment Study Sessions: The Planning Commission conducted three Study Sessions on the comprehensive zoning ordinance update (June 25, 2024, August 27, 2024, and October 7, 2024). Additionally, the City Council held two Study Session on November 4, 2024 and April 21, 2025. Comments from all five study sessions have been incorporated in the proposed Ordinance. Staff Reports from each Study Session have been attached for reference (Attachments Q-U). All attachments for each Staff Report are available on the City’s meeting agenda page on the website, and by request to the Planning Division.
Planning Commission Public Hearing: On September 9, 2025, the Planning Commission unanimously adopted Resolution No. 8-25 recommending that the City Council amend the Zoning Ordinance (PHMC Title 18) in its entirety, and amend the Zoning Map to include the proposed rezoning. The Staff Report from the hearing has been attached for reference (Attachment V). A total of 35 members of the public spoke at the Public Hearing. A copy of all written comments received for the public hearing is included as Attachment X.
At the public hearing, a total of 1,080 parcels were proposed to be rezoned. Since the hearing, Staff corrected errors on the proposed Zoning Map, resulting in the final proposed rezoning of 1,072 properties. More details are included in the Zoning Map analysis section of this report.
Public Comment Received to Date: City Staff has received numerous public comments specifically for the October 20, 2025 City Council hearing (Attachment W). This is in addition to the written public comments that have been received on the project specifically for the September 9, 2025 Planning Commission Hearing (Attachment X), and previous Study Sessions (Attachment Y). A total of 47 members of the public have spoken across the five Study Sessions and one public hearing.
City Staff also received numerous phone calls and emails (75+) from the public with questions and/or clarifications on the proposed rezonings. A majority of the public’s concerns were related to the rezoning of single-family residential properties to mixed-use zones. In response, Staff posted a “Proposed Rezoning Frequently Asked Questions” (FAQs) handout to the project’s webpage addressing the common questions received. The FAQs were updated on October 10, 2025 in response to new questions received. A copy of the FAQs is included as Attachment Z.
Required Findings
According to PHMC §18.125.060 (City council action), in order to approve an amendment to the Zoning Ordinance, the City Council is required to find that the proposed Zoning Ordinance Amendment and updated Zoning Map is consistent with the policies of the General Plan.
Additionally, according to PHMC §18.125.070 (Limitations on residential rezoning), the City shall not rezone any area or property zoned for residential use to increase density or change land use unless the following conditions are met:
A. Development of the area or property to be rezoned shall not have growth-inducing impacts on existing residential neighborhoods;
B. Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods; and
C. Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods.
The proposed ordinance is consistent with the 2040 General Plan and 2023-2031 Housing Element, as outlined in the attached Planning Commission Resolution No. 8-25 (Attachment B), as recommended by the Planning Commission.
Analysis
Comprehensive Zoning Ordinance Amendment (Title 18)
A summary of the recent modifications to the preliminary draft of the proposed zoning ordinance amendment is included below. The modifications include comments received by the Planning Commission and City Council during previous study sessions. The Planning Commission did not have any comments on the Zoning Ordinance Amendment at its September 9, 2025 Public Hearing. Staff has provided two versions of each Part as follows:
1. Redlined Preliminary Draft: includes all proposed track changes from the City’s existing Zoning Ordinance (Title 18);
2. Clean Preliminary Draft: a clean version incorporating all proposed changes.
Part 1 - Enactment and Applicability
Part 1 of the proposed Zoning Ordinance includes chapters related to Purpose and Organization (Chapter 18.05), and Applicability and Interpretation (Chapter 18.10) of the Ordinance. Part 1 also includes a revised “Organization of the Zoning Ordinance” (Chapter 18.05.030) section that reflects the proposed Ordinance outline.
The changes proposed to this Part are primarily minor in nature to clarify and refine the City’s existing provisions. There have been no substantial changes to Part 1 since the previous City Council Study Sessions.
Part 2 - Zoning District Regulations and Development Standards Part 2 of the proposed Zoning Ordinance will include all zoning district regulations and development standards for the following districts:
Residential
Mixed-Use
Commercial, Office, and Industrial
Planned Unit Development (PUD) and Precise Plan Districts (PPD) Hillside Planned Unit Development (HPUD)
Overlay Districts
Parks and Recreation Zoning District
Open Space Zoning District
General Modifications: All zoning district regulations and development standard language have been updated and organized for clarity. Specifically, the land use table for each zone has been updated to clarify that permitted uses require approval of a zoning permit. Additionally, the new land uses (employee housing, mobile/manufactured housing, single-family attached, and Places of Assembly), have been incorporated into the land use tables.
These changes are consistent with what the City Council reviewed at the previous Study Sessions and there have been no general modifications to Part 2 as noted above.
Residential Zoning Districts: Amendments are proposed to the residential zoning districts chapter to ensure these provisions comply with the recent General Plan update and Housing Element Implementation Program O (Municipal Code Updates), which requires the City to amend the code and define and permit such uses, as proposed.
In response to several public comments received and feedback from the City Council, Staff reduce the front setback requirement for the R-6 and R-7 single-family zones from 20 feet to 15 feet. This change stemmed from the fact that the front property line for many properties in Pleasant Hill is located several feet behind the paved portion of the street on what appear as front yards of homes. This change will result in additional developable area for the higher density single-family zones.
Unless noted above, the proposed changes are consistent with what the City Council reviewed at the previous Study Sessions.
Mangini Delu Residential Zones: In response to comments received from the Public and the City Council at the previous Study Sessions, Staff has eliminated the previously proposed two separate zones in favor of a single “Mangini Delu Residential Zoning District (RMD)” district encompassing the entire site. The development standards have also been updated and divided into two separate categories – “single-family residential” and “all other land use classifications” to ensure appropriate development standards are applied to the range of development that could occur on site.
Finally, new language was added to the purpose of the RMD zone, as follows: “Allowed uses and development standards in the RMD zoning district shall be established in a comprehensive, sitewide master plan to be approved prior to any development onsite, unless otherwise provided in this Chapter.” A master plan will be required prior to the development of the site.
Mixed-Use Districts: In response to comments received by the City Council at the previous Study Sessions, Staff has removed the provision requiring buildings that incorporate over 10,000 square feet of office space provide eating facilities for employees.
Staff is proposing a modification to the permitting requirements for employee housing in the Mixed-Use Land Use Regulations Table to allow employee housing to be permitted by-right in all mixed-use zones. This modification is necessary to comply with Housing Element Program O, which requires employee housing to be permitted in the same manner as singlefamily residential structures in the same zone. No other substantial changes to the mixed-use standards are proposed.
Commercial, Office, and Industrial Zoning Districts: The amendments proposed to the Commercial, Office, and Industrial zones are primarily to provide clarity. Specifically, the additional development standards were modified to clarify when certain standards are required in commercial districts adjacent to residential zones/uses. Minimal substantive changes to content are being proposed.
Park and Recreation Zoning District: A new “Park and Recreation” zoning district (REC) is being introduced, which will apply to all Pleasant Hill Recreation and Park District (PHRPD)- owned properties. Many of these properties are currently zoned Single-Family Residential. The new Park and Recreation Zoning District focuses on the preservation and support of these facilities. The proposed development standards still mirror those within the Single-Family Residential District to ensure development is compatible with the surrounding residential neighborhoods. The allowable land uses within this proposed zoning district have been limited to only those related to parks and recreation facilities.
In response to comments received by the City Council, Staff has added language to the purpose and intent section of the Chapter (Proposed 18.42.010.B) outlining the structure and role of the Pleasant Hill Recreation and Park District (Rec & Park) to clarify that Rec & Park has its own review process and procedures. Activities that are determined to be exempt from the section would still be subject to the District’s applicable process and procedures.
In response to comments from the Pleasant Hill Recreation and Park District, the “Exempt Activities” section clarifies that all maintenance and repairs to both landscaping and buildings are exempt activities. Additionally, tree removals are also exempt. The Land Use Regulations Table (Table 18.45-1) includes the maximum building and accessory structure height of 35 feet. Additionally, clarifying language was added to the “Required Permits and Entitlements” section noting that a zoning permit is required for any new accessory structure (e.g., field lights and play equipment).
Potential noise generated by District facilities would continue to be subject to the City’s noise standards contained in Part 3, Section 18.75.020. Finally, the off-street parking and loading standards applicable to Park and Recreation Facility uses were updated to defer to the Zoning Administrator (Part 3, Section 18.70.030) allowing the City to review parking requirements on a case-by-case basis. For new facilities, or significant modifications to existing facilities, the Zoning Administrator could require a parking assessment to determine the appropriate parking requirements.
Open Space Zoning District: A new Open Space zoning district (OS) is also being introduced to implement the Open Space land use designation in the General Plan. The new Open Space zone is intended to protect natural resources and maintain the landscape’s natural character.
Land uses and development is limited to habitat conservation, watershed protection, cultural and historic resource protection, and public utilities. In response to comments received by the City Council, all development standards will be established by the Zoning Administrator on a case-by-case basis to ensure the purpose and intent of the Open Space zone are met.
Part 3 - Regulations Applicable to all Zoning Districts Part 3 of the proposed Zoning Ordinance includes general provisions that apply to all zoning districts, as follows:
General Site and Development Standards
Adult Businesses
Cannabis
Creek Setbacks
Fences, Walls, and Screening
Off-Street Parking and Loading
Performance Standards
Signs
Tree Preservation
Water-Efficient Landscaping
Wireless Telecommunications
General Modifications: Part 3 of the Ordinance has been expanded to include separate Chapters for frequently referenced provisions such as Tree Preservation, or provisions that are currently imbedded under “Additional Site Development Regulations,” (existing Chapter 18.50) such as Creek Setbacks, and Cannabis. Some of the more substantive changes include clarifying how the City measures structure and building heights (from “existing grade” instead of “ground surface”), updating the City’s traffic safety visibility area (proposed Section 18.45.070) to rectify existing discrepancies between the City’s written provisions and associated diagrams, and re-organizing the City’s temporary sign provisions.
Off-Street Parking and Loading Standards: Besides updating the parking requirements for Park and Recreation Facilities as mentioned above (Section 18.70.030), there have been no substantial changes to Part 3 since the previous City Council Study Sessions.
The proposed parking requirements represent a reduction from the current standards for Studio and Guest Parking, with 1 Bedroom and 2+ Bedrooms unchanged. With the reductions, these changes would meet the intent of Housing Element Program L, while still mirroring requirements in comparable jurisdictions and meeting or exceeding ITE data.
The City is not proposing any further modifications to the multi-family parking requirements since the most recent City Council Study Sessions. The proposed changes for reference are included in the table below:
Proposed Parking Requirement for Multi-Family Uses in Pleasant Hill Current Proposed
Studio 1.5 spaces per unit 1.25 spaces per unit
1 bedroom 1.5 spaces per unit Unchanged
2+ bedrooms 2 spaces per unit Unchanged
Guest Parking 1 per 2 units 1 per 4 units
Part 4 - Permit and Entitlement Processing Procedures
Part 4 of the proposed Zoning Ordinance outlines the processing procedures for all permits and entitlements that are required by provisions of the Zoning Ordinance, as follows:
Adult Use Development Permit
Architectural Review Permit
Development Plan Permit
Minor Exception
Reasonable Accommodation
Sign Permit
Temporary Sign Permit
Master Sign Program
Use Permit
Temporary Use Permit
Variance
Zoning Permit
Each Chapter includes the purpose of the entitlement, the review and approval authority, filing and processing procedures, required findings, and lapse of approval and revocation regulations.
Where applicable, associated conditions of approval are also outlined. The changes proposed to this Part are primarily minor in nature and are proposed to add clarity and refinement to the City’s existing regulations. The changes also introduce consistency in the information provided for each permit or entitlement.
There have been no substantial changes to Part 4 since the previous City Council Study Sessions.
Part 5 - Zoning Ordinance Administration
Part 5 of the proposed Zoning Ordinance establishes the general administrative authority and procedures for decision making of the Zoning Ordinance. This includes Chapters related to:
General Provisions
Amendments – General Plan, Zoning Ordinance, and Zoning Map Appeals and Calls for Review
Development Agreement
Enforcement
Nonconforming Provisions
Notice Requirements
In response to comments received by the City Council, the previously proposed appeal language has been modified so that all projects remain appealable to the City Council (thus eliminating the previously proposed limit on the number of appeals). Section 18.175.020.B (Right to Appeal, Call for Review, Time Limits) states that any decision of the Planning Commission or Architectural Review Commission may be appealed to the City Council, regardless of the number of previous appeals.
No other substantial changes to Part 5 have been proposed since the previous City Council Study Sessions.
Part 6 - Definitions and Land Use Classifications
Part 6 of the proposed Zoning Ordinance includes definitions of all Land Use Classifications and Definitions of terms used throughout the ordinance. These Chapters are currently located in separate Parts of the ordinance; Staff proposes combining them into a single Part with this update to improve usability.
There have been no substantial changes to Part 6 since the previous City Council Study Sessions.
Update to the Zoning Map – Proposed Rezonings
Key:
The City is proposing to rezone 1,072 parcels throughout the City. The primary reason for the rezoning is to ensure zoning consistency with the recently approved 2040 General Plan, which modified the land use designation for many of the properties. The proposed rezonings will also facilitate implementation of the proposed comprehensive zoning ordinance amendment. Finally, some of the proposed rezones will also correct previous inconsistencies that existed under the previous General Plan and were never rectified.
For the purposes of this Staff Report, the proposed Zoning Map has been broken up into four quadrants (Quadrant A – northwest portion, Quadrant B – northeast portion, Quadrant C – southeast portion, Quadrant D – southwest portion) to guide discussion. The colors/hatching of a some zoning districts have also been updated for visual clarity and differentiation.
Below is a summary of areas of the City proposed for rezoning. Maps showing the proposed properties to be rezoned, the existing zoning designation of those properties being rezoned, and a comprehensive proposed rezoning map are included as Attachment P.
Quadrant A (Northwest portion of the City)
Several park/open space areas, all currently
owned by the Rec & Park District, will be
rezoned to the new Parks and Recreation
zone. This includes the open space
surrounded by the Elderwood Drive and
Skyview Drive neighborhoods, Paso Nogal
Park, and Shannon Hills Park.
The Ridgeview Drive neighborhood is
proposed to be rezoned from Low Density
Multi-Family Residential (MFL) to Very
Low Density Multi-family Residential
(MFVL) to comply with the Multi-Family
Very Low Density (MFVLD) General Plan
Designation.
The property at the end of Janin Place will
be rezoned from Single-Family R-20 to R10 to comply with the Single-Family Medium Density General Plan
Designation.
The Mangini Delu property will be rezoned
from Single-Family R-10 to the new
Mangini Delu Residential District (RMD).
The multi-family development at Devon Avenue and Oak Brook Place will be rezoned from MFL to MFVL to comply with the MFVLD General Plan designation. Several properties along Donegal Way and Donegal Court will be rezoned from Single-Family R-10A to MFL to comply with the MFL General Plan Designation.
Quadrant B (Northeast portion of the City)
Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new Parks
and Recreation zone. This includes the
open space surrounded by the Camelback
Road multifamily development (north of
Chilpancingo Parkway), Chilpancingo
Park, Las Juntas Park, Frank Salfingere
Park, and Pleasant Hill Park.
The Camelback Road and Scottsdale
Road multifamily development (north of
Chilpancingo Parkway) will be rezoned
from MRL to MFVL to comply with the
MFVLD General Plan designation.
Diablo Valley Plaza (on the northeast
corner of Golf Club Road and Old Quarry
Road) is proposed to be rezoned from
Retail Business (RB) to Mixed-Use (MX)
to comply with the Mixed-Use General
Plan designation
The existing Single-Family R-7 neighborhood between Contra Costa Boulevard (west), Marta Drive (east), Anelda Drive (south) and Beth Drive (north), will be rezoned from R-7 to Mixed-Use to comply with the MX General Plan designation. Several properties along Contra Costa Boulevard between Vivian Drive and Harriet Drive, currently zoned RB, R-7, or Professional and Administrative Office (PAO), will be rezoned to Mixed-Use to comply with the MX General Plan designation. The John F. Kennedy University property (east of Ellinwood Way) will be rezoned from PAO to Mixed-Use Very High Density Residential (MX-VHD) to comply with the MXVHD General Plan designation.
The property at 553 Golf Club Road (along the City’s boarder), was previously inaccurately shown on the proposed rezoning map. The parcel is not proposed to be rezoned and will remain Single-Family R-10.
Quadrant C (Southeast portion of the City)
Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new
Parks and Recreation zone. This
includes Pleasant Hill Park and
Pleasant Oaks Park.
Several properties on the north and
south sides of Gregory Lane will be
rezoned from R-7 to Neighborhood
Mixed Use (MX-NB) to comply
with the Mixed-Use Neighborhood
General Plan designation.
Several parcels along the south side
of Oak Park Boulevard between
Patterson Boulevard (west) and the
east side of Pleasant Valley Drive
(east), and the north side of Oak Park
Boulevard near the Patterson
Boulevard intersection are proposed
to be rezoned from R-10, MRL,
PAO, NB, or RB to MX-NB to
reflect the new Mixed Use
Neighborhood General Plan
designation.
· Several properties on either side of Douglas Lane, south of Oak Park Boulevard, and on the north side of Oak Park Boulevard west of Hook Avenue will be rezoned from MFL to MFVL to comply with the MFVLD General Plan designation. · The existing PUD 410 along Cleaveland Road, north of Astrid Drive will be rezoned to the underlying General Plan designations for each property, which include SingleFamily R-10, Medium Density Multi-Family Residential (MFM), and High Density Multi-Family Residential (MFH) to comply with the General Plan designations.
PUD 410 is a “shell” PUD and contains no specific land use or development standards. Therefore, any future development is already subject to the zoning district standards associated with the underlying General Plan designations. · Since the September 9, 2025 Planning Commission hearing, Staff has corrected the following errors on the proposed zoning map to maintain compliance with the General Plan:
• The development at 104-120 Cleaveland Road has been removed from the rezoning since the properties are located in a separate PUD, PUD 347. • The properties along Babette Court on the west side of Cleaveland Road have been corrected to reflect a proposed rezoning to Single-Family R-10 to comply with the underlying Single-Family Medium-Density General Plan designation.
• The properties within PUD 410 on the east side of Cleaveland Road have been corrected to reflect a proposed rezoning to High Density Multi-Family Residential (MFH) to comply with the underlying General Plan. • The following properties, currently zoned PUD 410, were previously incorrectly not included in the proposed rezoning. These properties are now included as follows:
· 149100002 – proposed to be rezoned to MFM
· 149100050 – proposed to be rezoned to MFM
· 149110030 – add to rezoning as MFH
Quadrant D (Southwest portion of the City)
Several park/open space areas, all
currently owned by the Rec & Park
District, will be rezoned to the new Parks
and Recreation zone. This includes Rogers
Smith Park, Dinosaur Hill Park, and the
School House property.
Two parcels near the intersection of
Pleasant Hill Road and Gregory Lane are
proposed to be rezoned from NB to MXHD to comply with the MX-HD General Plan designation. The surrounding parcels
also located within the MX-HD General
Plan designation were previously rezoned
to MX-HD, as they were identified in the
City’s Housing Element.
The existing development on the south
side of Barnett Terrace, currently zoned
MFM will be rezoned to MFL to comply
with the MFLD General Plan designation.
Proposed Rezonings Frequently Asked Questions
As previously mentioned, in response to the public inquiries received regarding the proposed rezoning, Staff created a “Proposed Rezoning Frequently Asked Questions” (FAQs) handout and posed the FAQs to the project’s webpage on the City website. The FAQs address the common concerns brough to Staff’s attention, specifically related to the intent of the rezoning effort, what mixed-use zoning is, and impacts to existing single-family homes, among other topics. A copy of the FAQs is included as Attachment Z.
No-Net Loss Analysis
The proposed rezonings listed above will achieve consistency with the General Plan and are consistent with the requirements of Government Code Section 65863 (No Net Loss Law), as the actions do not result in a net loss of residential capacity occurring at the same meeting.
Additionally, the proposed rezonings support the City’s housing goals, specifically Program F of the City’s state-certified Housing Element among others, as noted in the attached Planning Commission Resolution No. 8-25, Attachment B.
ENVIRONMENTAL REVIEW
The proposed Zoning Ordinance Amendment and associated Rezoning do not propose any new development beyond what was disclosed in the certified 2040 General Plan Programmatic Final Environmental Impact Report (EIR) (State Clearinghouse No. 2022070095). Pursuant to the California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15168, no subsequent or supplemental EIR or Negative Declaration is required for a later project that is within the scope of the Programmatic EIR. Therefore, pursuant to CEQA Guidelines Section 15164, the City finds that no substantial changes are proposed in the project and thus no revisions to the certified 2040 General Plan Final EIR are necessary. In addition to, the amendment is exempt per the following CEQA Guidelines Sections:
Section15378(b)(5);
Section 15061(b)(3);
Section 15183(i); and
Government Code Section 21080.085(a).
Please refer to Exhibit C (CEQA Determination) of the proposed ordinance for additional information.
FISCAL IMPACT
None.
PUBLIC CONTACT
Public Contact was made through posting of the City Council agenda on the City’s official notice bulletin board, at the Pleasant Hill Senior Center, and at the Pleasant Hill Police Department. In addition, a notice of this public hearing was published in the Contra Costa Times Newspaper on September 19, 2025 and October 3, 2025, notification was provided on the City’s electronic sign, A-Frames at the Police Station and Pleasant Hill Library, respectively, and notices of the meeting have also been posted on the City main website, the City’s pleasanthill2040.com website, and at the Pleasant Hill Senior Center. Additionally, public notices were mailed to affected properties and associated property owners of parcels proposed to be rezoned. Finally, the agenda and staff report are posted on the City’s web page.
RECOMMENDED CITY COUNCIL ACTION
Introduce the ordinance.
ALTERNATIVES TO RECOMMENDED ACTION
1. Continue the item to a later date with direction provided to Staff.
2. Do not introduce the Ordinance.
ATTACHMENT(S)
A Proposed Ordinance
Exhibit A – Title 18 (Land Use and Planning) of the Pleasant Hill Municipal Code Exhibit B – City of Pleasant Hill Zoning Map with APNs to be Rezoned Exhibit C – CEQA Determination
B Planning Commission Resolution No. 8-25
C Part 1 - Enactment and Applicability (Redlined Draft) D Part 1 - Enactment and Applicability (Clean Draft)
E Part 2 - Zone District Regulations and Development Standards (Redlined Draft) F Part 2 - Zone District Regulations and Development Standards (Clean Draft) G Part 3 - Regulations Applicable to all Zoning Districts (Redlined Draft) H Part 3 - Regulations Applicable to all Zoning Districts (Clean Draft) I Part 4 - Regulations Applicable to all Zoning Districts (Redlined Draft) J Part 4 - Permit And Entitlement Processing Procedures (Clean Draft) K Part 5 - Zoning Ordinance Administration (Redlined Draft) L Part 5 - Zoning Ordinance Administration (Clean Draft) M Part 6 - Definitions and Land Use Classifications (Redlined Draft) N Part 6 - Definitions and Land Use Classifications (Clean Draft) O Crosswalk - from Existing Zoning Ordinance Title 18pof P City of Pleasant Hill Zoning Map with APNs to be Rezoned Q June 25, 2024 Planning Commission Study Session Staff Report (no attachments) R August 27, 2024 Planning Commission Study Session Staff Report (no attachments) S October 8, 2024 Planning Commission Study Session Staff Report (no attachments) T November 4, 2024 City Council Study Session Staff Report (no attachments) U April 21, 2025 City Council Study Session Staff Report (no attachments) V September 9, 2025 Planning Commission Hearing Staff Report (no attachments) W Public Comments received for October 20, 2025 City Council Hearing X Public Comments received for September 9, 2025 PC Hearing Y Public Comments received in association with previous PC/CC Study Sessions Z Proposed Rezonings Frequently Asking Questions (FAQs) AA Public Notice
Prepared by: Haley Croffoot, Senior Planner
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager