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 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 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
Approved by: Ethan Bindernagel, City Manager