Pleasant Hill City Council
May 18, 2026

City of Pleasant Hill
CITY COUNCIL MEETING AGENDA
Monday, May 18, 2026
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 and at 806 15th Street NW. Washington, DC 20005.

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: 869 9152 6726 Passcode: 711227 MAYOR ZAC SHESS
VICE MAYOR & DISTRICT 2 COUNCILMEMBER ANDREI OBOLENSKIY

COUNCILMEMBER AT LARGE SUE NOACK
DIST. 1 COUNCILMEMBER BELLE LA
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 City Council Meeting Agenda - Page 1 of 168 - Monday, May 18, 2026 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 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 24, 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
Award of Appreciation to Dave Mascaro for Service on the Planning Commission from 2002 to 2026
Introduction of Planning Commissioner Will Nelson
Pleasant Hill Police Department Annual Report
CITY MANAGERS COMMENTS
(Brief updates on pending City business without discussion by the City Council.)

1. 2.

3. 4.

5. 5.1

5.2 5.3

6. City Council Meeting Agenda - Page 2 of 168 - Monday, May 18, 2026 COUNCIL ANNOUNCEMENTS AND REPORTS
Reports from Councilmembers on Meetings or Conferences Attended at City Expense
Announcements from Councilmembers
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 May 4, 2026 Page 5 Approve Checks Dated: May 01, 2026; May 08, 2026 Page 11 Approve Appointment Recommendations to the Education Commission, Contra Costa County Library Commission, County Connection Advisory Committee, Architectural Review Commission, Concord/Pleasant Hill Health Care District Grant Committee.

Adopt Ordinance No. ___ Approving a Planned Unit Development PUD Zoning and an associated PUD Concept Plan (ENT-2024-0032) for the Habitat for Humanity Four-Unit Affordable Single-Family Home Development, including an Amendment to Planned Unit Development PUD-347

CEQA: Categorically Exempt (Class 3 - New Construction or Conversion of Small Structures) Accept the March 31, 2026, Treasurer’s Report and the quarterly investment transactions from Chandler Asset Management

ACTION CALENDAR
Public Hearing on Vacancy Report in Compliance with Assembly Bill 2561 and Government Code Section 3502.3

Adopt Resolution -26 Accepting Bid and Awarding a Construction Contract Page 93

7. 7.1

7.2 8.

9. 9.1

9.2 9.3

9.4 9.5

10. 10.1

10.2 City Council Meeting Agenda - Page 3 of 168 - Monday, May 18, 2026 for the Shelly Drive and Ruth Drive Storm Drain Improvement Project 02- 25 to FJ and I Engineering
Traffic Impact Fee Nexus Study Page 108
Adopt Resolution No. __-26 Adopting the Traffic Impact Fee Nexus Study and Fee Calculation Guidelines
Introduce Ordinance No. __ for the Revised Traffic Impact Fee Ordinance
Preliminary General Fund Biennial Budget for Fiscal Years 2026-2026 and 2027-2028

ADJOURNMENT
Next City Council Meeting: June 1, 2026

10.3 10.3.a

10.3.b

10.4 11.

City Council Meeting Agenda - Page 4 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026

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 May 4, 2026 RECOMMENDED CITY COUNCIL ACTION: Approve the Minutes
ATTACHMENT(S): May 4, 2026 – Tentative Minutes
Prepared by: Lyone Conner, City Clerk

Item 9.1
City Council Meeting Agenda - Page 5 of 168 - Monday, May 18, 2026

MINUTES OF THE
REGULAR MEETING – CITY COUNCIL
May 4, 2026
City Council Meeting Minutes Page 1 May 4, 2026

1. CALL TO ORDER
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 April 30, 2026, by City Clerk Lyone Conner.

2. PLEDGE OF ALLEGIANCE
Mayor Shess invited the Council and Public to join him in reciting the Pledge of Allegiance.

3. ROLL CALL
Attendee Name Title Status
Zac Shess Mayor Present
Andrei Obolenskiy Vice Mayor Present
Belle La District 1 Councilmember Present
Sue Noack District 2 Councilmember Present
Amanda Szakats District 5 Councilmember Present

4. CLOSED SESSION REPORT
Mayor Shess reported that there was a closed session and nothing to report.

5. PRESENTATIONS

5.1 Proclamation Designating the Month of May 2026 as Older Americans’ Month Commission on Aging Commissioners Vicky Pease and Nicole Crenshaw received an Older Americans’ Month proclamation and shared remarks about the observance.

5.2 Proclamation Designating the Month of May 2026 as AANHPI Heritage Month Diversity Commissioner Sunny Pannu accepted the AANHPI Heritage Month proclamation and read a statement regarding the observance.

5.3 Proclamation Designating the Month of May 2026 as Building Safety Month Geoff Simmons, Chief Building Official, received the Building Safety Month proclamation and highlighted ways the observance will be celebrated at City Hall.

5.4 Award of Appreciation to Brianna Shahvar for Service on the Diversity Commission from 2021 - 2026
Mayor Shess shared remarks honoring former Commissioner Shahvar’s terms with the Diversity Commission and impact as a founding member.

Item 9.1
City Council Meeting Agenda - Page 6 of 168 - Monday, May 18, 2026

City Council Meeting Minutes Page 2 May 4, 2026
Brianna thanked the Council and offered a reflection from her time as a Commissioner and words of encouragement to future Commissioners.

5.5 Introduction of Diversity Commissioners Jeanne Casey, Jennifer Llamas, and Stephanie Hill
Councilmember Szakats, who also serves as Chair of the Interview and Nominating Committee, shared introductory remarks regarding recently appointed Diversity Commissioners Jeanne Casey, Jennifer Llamas, and Stephanie Hill.

Commissioner Hill, who attended the meeting, provided the update that she goes by Stephanie Baker, and offered her gratitude for the opportunity.

6. CITY MANAGER COMMENTS
Ethan Bindernagel, City Manager, reported that:
• The Safety Action Plan Workshop will be held on May 19. • Several Programs will begin, including the Night Market, Farmers’ Market, and Summer Concert Series.
• Information regarding City events and activities are available on the City’s social media channels, via the Bi-weekly e-Newsletter, the bi-monthly Outlook Newsletter, and the City’s website.

7. COUNCIL ANNOUNCEMENTS AND REPORTS

7.1 Reports from Councilmembers on Meetings or Conferences Attended at City Expense
Mayor Shess reported the Council’s attendance at the East Bay Division Meeting in Fremont on April 30, 2026.

Councilmember Szakats reported her attendance at the Cal Cities Leader Summit.

7.2 Announcements from Councilmembers
Councilmember La announced opportunities to celebrate AANHPI Heritage Month and also announced a Fireside Chat on May 14, 2026.

Vice Mayor Obolenskiy reported his attendance at the East Bay Leadership Series, the Women’s Networking Group hosted by the Chamber of Commerce, the Neighborhood Nights event hosted by the Diversity and Education Commissions, the opening night of the Night Market, and the Community Health Foundation Retreat.

Item 9.1
City Council Meeting Agenda - Page 7 of 168 - Monday, May 18, 2026

City Council Meeting Minutes Page 3 May 4, 2026
Vice Mayor Obolenskiy announced that he will host a town hall on May 19 with Diana Hoying and Rebecca Barrett.

Councilmember Szakats reported her attendance at the Police Department’s Swearing in and Recognition ceremony, the Sequoia Elementary’s 5th grade IB Project meeting, and at the Contra Costa Labor Council’s May Day rally.

Councilmember Szakats announced the ‘A Day Without Childcare’ awareness event on May 11, 2026, the Sequoia elementary 5th grade class display of their completed projects on May 15, 2026, and the Coffee Chat with Supervisor Carlson on May 29, 2026.

Councilmember Noack reported her attendance at the Earth Day celebration, the Industrial Association Mayor’s Forum, the Night Market, and at the Farmers’ Market.

Councilmember Noack announced that the Contra Costa Transportation Authority will host public listening sessions on transportation needs in Contra Costa County.

Mayor Shess reported his attendance at the City’s Earth Day Celebration, the opening Day of the Night Market, the Neighbor Nights event, the Farmers’ Market, and the Pleasant Hill Elementary Gala.

8. PUBLIC COMMENT
No members of the public provided a comment.

9. CONSENT CALENDAR
Motion (Obolenskiy/La) to Approve consent items 9.1 – 9.2, carried unanimously as follows:

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

9.1 Approve Minutes for the Regular City Council Meeting of April 20, 2026

9.2 Approve Checks Dated: April 10, 2026; April 17, 2026; April 21, 2026; April 24, 2026

10. ACTION CALENDAR

10.1 Adopt Resolution No. 24-26, 25-26, and 26-26 Authorizing the City Manager to Execute a Professional Services Agreement for FY 2026/27-2028/29 with RSG, Inc. for Housing Element Implementation Programs & Financial and Administrative Services for the Redevelopment and Housing Successor Agencies Troy Fujimoto, City Planner, provided a report on the services offered by proposed contractor and responded to questions from Council.

Item 9.1
City Council Meeting Agenda - Page 8 of 168 - Monday, May 18, 2026

City Council Meeting Minutes Page 4 May 4, 2026
City Attorney, Janet Coleson, was available remotely to answer questions from Council.

Mayor Shess opened public comment. No members commented.

Mayor Shess closed public comment and invited additional discussion from Council.

The following motions were made with an amendment to the staff report, noting that the existing contract ends in 2026, not 2029.

Motion (La/Obolenskiy) to Approve item 10.1, Resolution No. 24-26 for the Redevelopment Successor Agency, carried unanimously as follows:

AYES: La, Noack, Szakats, Obolenskiy, Shess
Motion (Noack/Szakats) to Approve item 10.1, Resolution No. 25-26 for the Housing Successor Agency, carried unanimously as follows:

AYES: La, Noack, Szakats, Obolenskiy, Shess
Motion (Noack/Obolenskiy) to Approve item 10.1, Resolution No. 26-26 for the Housing Element Implementation Programs, carried unanimously as follows:

AYES: La, Noack, Szakats, Obolenskiy, Shess

10.2 Public Hearing and Adopt a Resolution to Approve a General Plan Amendment, Minor Subdivision, Development Plan Permit, and Architectural Review Permit, and Introduce an Ordinance for a Rezoning (PUD & Concept Plan) for the Habitat for Humanity FourUnit, Single-Family Housing Development at 85 Woodsworth Lane and Select Parcels Between 47 and 129 Woodsworth Lane CEQA: Categorically Exempt (Class 3 - New Construction or Conversion of Small Structures)
Andrew Shiflet, Associate Planner, introduced the Habitat for Humanity Project and responded to questions from Council.

Laetitia Galeazzi, Senior Civil Engineer, was in attendance and responded to questions from Council.

Melanie Mintenko, Senior Project Manager with Habitat for Humanity, shared information about the history of the project and responded to questions from Council.

Mayor Shess opened public comment. No members commented.

Item 9.1
City Council Meeting Agenda - Page 9 of 168 - Monday, May 18, 2026

City Council Meeting Minutes Page 5 May 4, 2026
Mayor Shess closed public comment and invited additional discussion from Council.

Motion (Obolenskiy/La) to Approve item 10.2, Ordinance Introduction No.__ for the Rezoning (PUD & Concept Plan), carried unanimously as follows:

AYES: La, Noack, Szakats, Obolenskiy, Shess
Motion (Noack/La) to Approve item 10.2, Resolution No.27-26, carried unanimously as follows:

AYES: La, Noack, Szakats, Obolenskiy, Shess

ADJOURNMENT
Mayor Shess adjourned the meeting at 8:55 p.m. The next Regular City Council meeting will be held on Monday, May 18, 2026, beginning at 7:00 p.m.
______________________________
LYONE P. CONNER, CITY CLERK
Item 9.1
City Council Meeting Agenda - Page 10 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
SUBJECT: Approve Checks Dated: May 01, 2026; May 08, 2026

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 11 of 168 - Monday, May 18, 2026 5/1/2026 8:54:32 AM Page 1 of 9
Expense Approval Report
Pleasant Hill, CA By Vendor Name
Payment Dates 5/1/2026 - 5/1/2026
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: AAC25 - AAC GLASS INC.

AAC GLASS INC. 2919 05/01/2026 PH LIBRARY- GLASS REPLAC… 103-5105-0000-650017 349932 05/01/2026 9,500.00 Vendor AAC25 - AAC GLASS INC. Total: 9,500.00
Vendor: AHM25 - AHMED, ASR
AHMED, ASR 260501 05/01/2026 PER DIEM-Read Pple: Decod … 101-2001-0000-640011 349933 05/01/2026 45.00 Vendor AHM25 - AHMED, ASR Total: 45.00
Vendor: ALS01 - ALSCO UNIFORMS
ALSCO UNIFORMS LSAC2228424 05/01/2026 MATS, TOWELS, LAUNDRY S… 101-2001-0000-660014 349934 05/01/2026 160.78 Vendor ALS01 - ALSCO UNIFORMS Total: 160.78
Vendor: AMA05 - AMAZON CAPITAL SERVICES, INC.

AMAZON CAPITAL SERVICES, …14LQ-V7GR-PXM9 05/01/2026 ROLLING STORAGE BOX AND… 101-4002-0000-620112 349939 05/01/2026 177.06 AMAZON CAPITAL SERVICES, …1DKL-FRGC-GNFP 05/01/2026 LGTECH M196 BLTOOTH WR… 401-1012-0000-660024 349937 05/01/2026 16.38 AMAZON CAPITAL SERVICES, …1DL7-PFVD-MKPN 05/01/2026 LENOVO THINKPAD LAPTOP … 402-2001-0000-710846 349936 05/01/2026 1,643.39 AMAZON CAPITAL SERVICES, …1F37-971Q-M4H1 05/01/2026 USB TYPE C CABLE FOR IPHO… 401-1012-0000-660024 349938 05/01/2026 10.90 AMAZON CAPITAL SERVICES, …1FP4-GTNP-H49G 05/01/2026 TORRAS MGNETC FOR IPH 16…401-1012-0000-660024 349940 05/01/2026 31.13 AMAZON CAPITAL SERVICES, …1HQT-MLWV-94N7 05/01/2026 MIRACS FOR IPHONE 16 CASE…401-1012-0000-660024 349941 05/01/2026 18.46 AMAZON CAPITAL SERVICES, …1NP6-P4H3-9HKP 05/01/2026 AMA PRIM BUS ENTERPRSE … 101-1012-0000-650036 349935 05/01/2026 3,822.66 Vendor AMA05 - AMAZON CAPITAL SERVICES, INC. Total: 5,719.98 Vendor: ACE01 - BILL'S ACE HARDWARE
BILL'S ACE HARDWARE 730987; 05/01/2026 HARDWARE PURCHASES 101-5097-0000-620065 349942 05/01/2026 1,297.21 Vendor ACE01 - BILL'S ACE HARDWARE Total: 1,297.21
Vendor: BMO23 - BMO BANK N.A. COMMERCIAL CARD
BMO BANK N.A. COMMERCI… 260501 05/01/2026 CIT STAFF CC PURCH 4/28/26…101-200030 349943 05/01/2026 24,890.18 Vendor BMO23 - BMO BANK N.A. COMMERCIAL CARD Total: 24,890.18 Vendor: COL02 - BRADY INDUSTRIES, LLC
BRADY INDUSTRIES, LLC 11542480 05/01/2026 CITYWIDE LANDSCAPING SU… 101-5097-0000-660036 349944 05/01/2026 114.22 Vendor COL02 - BRADY INDUSTRIES, LLC Total: 114.22
Vendor: CAL29 - CALIBRE PRESS
CALIBRE PRESS 260501 05/01/2026 Clss Fee/Tuit/Read Ppl:Decod…101-2001-0000-640011 349945 05/01/2026 657.00 Vendor CAL29 - CALIBRE PRESS Total: 657.00
Vendor: CSE26 - CALIFORNIA SEWER ENGINEERING INC.

CALIFORNIA SEWER ENGINE… 260501 05/01/2026 COST RECOVERY REFUND OF… 101-220010 349946 05/01/2026 1,000.00 Vendor CSE26 - CALIFORNIA SEWER ENGINEERING INC. Total: 1,000.00 Item 9.2
City Council Meeting Agenda - Page 12 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 2 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: CHA21 - CHARLES KOPP INC dba CONTINENTAL ELECTRIC CHARLES KOPP INC dba CONT…CEI 13655 05/01/2026 ELEC LIGHT SVCS; CLEAVEAL… 101-5097-0000-630040 349947 05/01/2026 432.51 Vendor CHA21 - CHARLES KOPP INC dba CONTINENTAL ELECTRIC Total: 432.51 Vendor: CIN10 - CINTAS CORPORATION
CINTAS CORPORATION 260501 05/01/2026 4264229640 101-5097-0000-620133 349948 05/01/2026 2,056.58 CINTAS CORPORATION 260501 05/01/2026 4265006572; 101-5097-0000-620133 349948 05/01/2026 1,508.62 CINTAS CORPORATION 260501 05/01/2026 4267223451 101-5097-0000-620133 349948 05/01/2026 1,458.49 CINTAS CORPORATION 260501 05/01/2026 4266478715 101-5097-0000-620133 349948 05/01/2026 1,458.49 CINTAS CORPORATION 260501 05/01/2026 4265786743 101-5097-0000-620133 349948 05/01/2026 1,458.49 Vendor CIN10 - CINTAS CORPORATION Total: 7,940.67
Vendor: CON31 - CONCORD FEED AND PET SUPP
CONCORD FEED AND PET SU… 18883/A 05/01/2026 25# BLU RIDGE KOI COLOR 101-5097-0000-650015 349949 05/01/2026 110.77 Vendor CON31 - CONCORD FEED AND PET SUPP Total: 110.77
Vendor: OTS24 - CONTRA COSTA COUNTY
CONTRA COSTA COUNTY 260501 05/01/2026 Clss Fee/Tuit Radar & Lidar O…101-2001-0000-640011 349950 05/01/2026 529.00 Vendor OTS24 - CONTRA COSTA COUNTY Total: 529.00
Vendor: CCF01 - CONTRA COSTA FAMILY JUSTICE ALLIANCE
CONTRA COSTA FAMILY JUST…2026PLEASANTHILL-08 05/01/2026 POLICE CHIEF'S ASSN ANNUA…101-2001-0000-630033 349951 05/01/2026 661.00 Vendor CCF01 - CONTRA COSTA FAMILY JUSTICE ALLIANCE Total: 661.00 Vendor: CON73 - CONTRA COSTA TELEVISION
CONTRA COSTA TELEVISION 4009 05/01/2026 25-26 FY QRT 1 SLA SVCS. OC…101-1012-0000-630040 349952 05/01/2026 3,137.76 CONTRA COSTA TELEVISION 4009 05/01/2026 25-26 FY QRT 1 SLA SVCS. OC…403-1012-0000-710856 349952 05/01/2026 947.79 CONTRA COSTA TELEVISION 4015 05/01/2026 25-26 FY QRT 1 SLA SVCS, JAN…101-1012-0000-630040 349952 05/01/2026 3,137.76 CONTRA COSTA TELEVISION 4015 05/01/2026 25-26 FY QRT 1 SLA SVCS, JAN…403-1012-0000-710856 349952 05/01/2026 947.79 Vendor CON73 - CONTRA COSTA TELEVISION Total: 8,171.10
Vendor: COU27 - COULSON & ASSOCIATES
COULSON & ASSOCIATES 25-036 05/01/2026 ADMINISTRATIVE - NON-REI… 101-3001-0000-630022 349953 05/01/2026 425.00 Vendor COU27 - COULSON & ASSOCIATES Total: 425.00
Vendor: DEP03 - DEPARTMENT OF INDUSTRIAL RELATIONS
DEPARTMENT OF INDUSTRIA…E2274331 OA 05/01/2026 ELEVATOR INSPECTION - CH 101-5097-0000-650017 349954 05/01/2026 225.00 Vendor DEP03 - DEPARTMENT OF INDUSTRIAL RELATIONS Total: 225.00 Vendor: DEP02 - DEPT. OF TRANSPORTATION
DEPT. OF TRANSPORTATION SL260818 05/01/2026 SIGNALS AND LIGHTING- JAN …306-5107-0000-650043 349955 05/01/2026 4,923.79 Vendor DEP02 - DEPT. OF TRANSPORTATION Total: 4,923.79
Vendor: DIA02 - DIABLO TROPHIES & AWARDS
DIABLO TROPHIES & AWARDS 20558 05/01/2026 20448 BUS CARDS- GENERIC 101-3001-0000-660016 349956 05/01/2026 79.76 Vendor DIA02 - DIABLO TROPHIES & AWARDS Total: 79.76
Vendor: EWI01 - EWING IRRIGATION PRODUCTS, INC.

EWING IRRIGATION PRODUC… 29763121 05/01/2026 LANDSCAPING ITEMS CITYW… 101-5097-0000-650054 349957 05/01/2026 409.16 Vendor EWI01 - EWING IRRIGATION PRODUCTS, INC. Total: 409.16 Item 9.2
City Council Meeting Agenda - Page 13 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 3 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: FED09 - FEDEX
FEDEX 9-260-85715 05/01/2026 KRISTIC - FMLA 101-1014-0000-620113 349958 05/01/2026 57.71 Vendor FED09 - FEDEX Total: 57.71
Vendor: CAL51 - FLEXTG, LLC
FLEXTG, LLC 4638226-CAL 05/01/2026 COP MAINT FOR PD & CH AC… 101-1012-0000-650031 349959 05/01/2026 496.95 FLEXTG, LLC 4638226-CAL 05/01/2026 COP MAINT FOR PD & CH AC… 101-1012-2001-650031 349959 05/01/2026 318.82 Vendor CAL51 - FLEXTG, LLC Total: 815.77
Vendor: FUT05 - FUTURE FORD OF CONCORD LLC
FUTURE FORD OF CONCORD …347030 05/01/2026 PARTS ( FOR VIN 84065) STEP…101-5097-0000-620065 349960 05/01/2026 910.17 Vendor FUT05 - FUTURE FORD OF CONCORD LLC Total: 910.17 Vendor: GAR27 - GARDNER, CLAYTON
GARDNER, CLAYTON 260501 05/01/2026 Per Diem/Trai Clss:Fraud & F… 101-2001-0000-640011 349961 05/01/2026 215.00 Vendor GAR27 - GARDNER, CLAYTON Total: 215.00
Vendor: GRI24 - GRIMCO, INC.

GRIMCO, INC. 35441800-01 05/01/2026 SIGN SHP MATER: PLSTIC CO… 101-5097-0000-660030 349962 05/01/2026 117.02 Vendor GRI24 - GRIMCO, INC. Total: 117.02
Vendor: HAM25 - HAMPTON, BRITTANY
HAMPTON, BRITTANY 260501 05/01/2026 Per Diem/ Read Pple: Decod … 101-2001-0000-640011 349963 05/01/2026 45.00 Vendor HAM25 - HAMPTON, BRITTANY Total: 45.00
Vendor: HDL01 - HDL COREN & CONE
HDL COREN & CONE SIN062674 05/01/2026 CONTRACT SVCS PROPERTY … 101-1019-0000-630040 349964 05/01/2026 4,678.23 Vendor HDL01 - HDL COREN & CONE Total: 4,678.23
Vendor: HEI02 - HEIECK SUPPLY
HEIECK SUPPLY S015003687.001 05/01/2026 LIBRARY - ESD- 2002-A-CP PO…103-5105-0000-650017 349965 05/01/2026 404.07 Vendor HEI02 - HEIECK SUPPLY Total: 404.07
Vendor: HUN03 - HUNT & SONS, LLC
HUNT & SONS, LLC 44152 05/01/2026 UNLEADED GAS FOR PD 4003…101-5097-0000-620062 349966 05/01/2026 21,027.43 Vendor HUN03 - HUNT & SONS, LLC Total: 21,027.43
Vendor: JOS01 - JOSEPH'S LAWNMOWER & LOCK INC.

JOSEPH'S LAWNMOWER & L… 427796 05/01/2026 MAINT EQUIPMENT SUPP/ R… 101-5097-0000-660036 349967 05/01/2026 20.75 Vendor JOS01 - JOSEPH'S LAWNMOWER & LOCK INC. Total: 20.75 Vendor: ESP00 - JUSTIN ESPINOZA
JUSTIN ESPINOZA 260501 05/01/2026 Reimb- rent car & gas/UAS O… 101-2001-0000-640011 349968 05/01/2026 464.39 Vendor ESP00 - JUSTIN ESPINOZA Total: 464.39
Vendor: KUH01 - KUHN, ANDREW
KUHN, ANDREW 260501 05/01/2026 Per Diem/Train Class:Intro to…101-2001-0000-640011 349969 05/01/2026 215.00 Vendor KUH01 - KUHN, ANDREW Total: 215.00
Item 9.2
City Council Meeting Agenda - Page 14 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 4 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: KVI01 - KVILHAUG DRILLING & PUMP, INC.

KVILHAUG DRILLING & PUMP…4519 05/01/2026 SVC- REM FLTR, TAKE TO SHP…501-7010-0000-650026 349970 05/01/2026 850.00 Vendor KVI01 - KVILHAUG DRILLING & PUMP, INC. Total: 850.00 Vendor: MAN26 - MANAGED SOLUTIONS LLC
MANAGED SOLUTIONS LLC 118826 05/01/2026 SVCS ON COP RDLINESS ASSE…401-1012-0000-630016 349971 05/01/2026 500.00 Vendor MAN26 - MANAGED SOLUTIONS LLC Total: 500.00
Vendor: THO01 - MARGARET THORNTON
MARGARET THORNTON 260501 05/01/2026 RETIREE MEDICAL REIMB - … 101-1019-0000-612210 349972 05/01/2026 205.90 Vendor THO01 - MARGARET THORNTON Total: 205.90
Vendor: MAR10 - MARGIOTTA,VINCENZO
MARGIOTTA,VINCENZO 260501 05/01/2026 PER DIEM/Train clss- Radar&L…101-2001-0000-640011 349973 05/01/2026 92.00 Vendor MAR10 - MARGIOTTA,VINCENZO Total: 92.00
Vendor: SRS01 - MARIK ENTERPRISES, LLC dba SRS PRIVATE INVESTIGATIONS MARIK ENTERPRISES, LLC dba…2026-069 05/01/2026 PRE-EMPLOYMENT BACKGR… 101-1014-0000-630021 349974 05/01/2026 230.00 Vendor SRS01 - MARIK ENTERPRISES, LLC dba SRS PRIVATE INVESTIGATIONS Total: 230.00 Vendor: MCG06 - MCGRAW, AARON
MCGRAW, AARON 260501 05/01/2026 Per Diem-Train Clss: ICI Sex A…101-2001-0000-640011 349975 05/01/2026 473.00 Vendor MCG06 - MCGRAW, AARON Total: 473.00
Vendor: NUN01 - NUNES, JAMES R.

NUNES, JAMES R. 260501 05/01/2026 RETIREE MEDICAL REIMB - … 101-1019-0000-612210 349976 05/01/2026 162.00 Vendor NUN01 - NUNES, JAMES R. Total: 162.00
Vendor: PAC26 - PACIFIC NEON
PACIFIC NEON 260501 05/01/2026 CST REC REF OF ENT-2026-00…101-220010 349977 05/01/2026 1,331.56 Vendor PAC26 - PACIFIC NEON Total: 1,331.56
Vendor: PHP03 - PETTY CASH
PETTY CASH 260501 05/01/2026 DONUT KG; BUSTAMANTE, C… 101-5097-0000-640022 349978 05/01/2026 44.00 PETTY CASH 260501 05/01/2026 HARBR FREIGHT, SOLAR SEC L…101-5097-0000-650018 349978 05/01/2026 27.30 PETTY CASH 260501 05/01/2026 USPS, PSTAGE & CERT MAIL 4…101-5097-0000-660014 349978 05/01/2026 12.04 PETTY CASH 260501 05/01/2026 USPS, CERT MAIL 2/11/26 101-5097-0000-660014 349978 05/01/2026 15.15 PETTY CASH 260501 05/01/2026 SMRT & FNL, BRKROOM SUP… 101-5097-0000-660014 349978 05/01/2026 35.37 Vendor PHP03 - PETTY CASH Total: 133.86
Vendor: PGE01 - PG&E
PG&E ACCT 043928612-1 05/01/2026 SUMM BLG- TRAFFIC SGNLS … 101-5097-0000-670035 349982 05/01/2026 298.67 PG&E ACCT 043928612-1 05/01/2026 SUMM BLG- TRAFFIC SGNLS … 226-4021-0000-670035 349982 05/01/2026 57.17 PG&E ACCT 043928612-1 05/01/2026 SUMM BLG- TRAFFIC SGNLS … 306-5107-0000-670015 349982 05/01/2026 2,731.78 PG&E ACCT 1090540129-4 42026 05/01/2026 ELECTRICITY 101-2001-0000-670015 349980 05/01/2026 8,666.38 PG&E ACCT 3440271975-0 42226 05/01/2026 ST LIGHTING - 520 CCB 226-4019-0000-670015 349985 05/01/2026 16.11 PG&E ACCT 4757183615-5 42026 05/01/2026 SUMM BLG- PUB SVCS CENT … 101-5097-0000-670015 349984 05/01/2026 2,069.85 PG&E ACCT 5396165398-6 42126 05/01/2026 AD#20 WHITE ZONE 101-5097-0000-670015 349981 05/01/2026 809.92 PG&E ACCT 5396165398-6 42126 05/01/2026 AD# 20 ZONE 1 226-4019-0000-670015 349981 05/01/2026 5,046.85 PG&E ACCT 5396165398-6 42126 05/01/2026 AD # 20 ZONE 2 226-4020-0000-670015 349981 05/01/2026 425.36 Item 9.2
City Council Meeting Agenda - Page 15 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 5 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount PG&E ACCT 5396165398-6 42126 05/01/2026 AD # 20 ZONE 3 226-4021-0000-670015 349981 05/01/2026 629.88 PG&E ACCT 5396165398-6 42126 05/01/2026 AD # 20 ZONE 4 226-4022-0000-670015 349981 05/01/2026 53.00 PG&E ACCT 5396165398-6 42126 05/01/2026 AD #20 ZONE 5 226-4023-0000-670015 349981 05/01/2026 326.54 PG&E ACCT 5396165398-6 42126 05/01/2026 AD # 20 ZONE 6 226-4024-0000-670015 349981 05/01/2026 2,795.21 PG&E ACCT2099200650-0 42126 05/01/2026 SUMM BLG- AD22 LIGHTING …227-4025-0000-670015 349979 05/01/2026 276.48 PG&E ACCT7825400025-6 42126 05/01/2026 SUMM BLG- SAFETY ST LIGHT…221-1020-0000-670015 349983 05/01/2026 2,035.21 Vendor PGE01 - PG&E Total: 26,238.41
Vendor: REV01 - REVEL ENVIRONMENTAL MANUFACTURING, INC.

REVEL ENVIRONMENTAL MA… 70368 05/01/2026 3X PER YR SVC INV 70368 231-5037-0000-630042 349986 05/01/2026 5,493.60 Vendor REV01 - REVEL ENVIRONMENTAL MANUFACTURING, INC. Total: 5,493.60 Vendor: RIO25 - RIO VISTA FORD, INC.

RIO VISTA FORD, INC. 112953 05/01/2026 2020 FORD EXPLORER COM… 101-5097-0000-630048 349987 05/01/2026 1,529.73 Vendor RIO25 - RIO VISTA FORD, INC. Total: 1,529.73
Vendor: RIP01 - RIPLEY, ADAM
RIPLEY, ADAM 260501 05/01/2026 REIMBURSEMENT - SAFETY A…101-5097-0000-660038 349988 05/01/2026 21.16 Vendor RIP01 - RIPLEY, ADAM Total: 21.16
Vendor: ROB03 - ROBERT HALF
ROBERT HALF 66161675 05/01/2026 PYCK FOR PER-DIEM EMPLOY…101-2001-0000-611050 349989 05/01/2026 672.56 Vendor ROB03 - ROBERT HALF Total: 672.56
Vendor: 10057 - ROBERT NEBOLON ARCHITECTS
ROBERT NEBOLON ARCHITEC…3943/3934 05/01/2026 PO/48002 #6-3934 2/16-3/26…308-5148-0000-630034 349990 05/01/2026 14,915.26 Vendor 10057 - ROBERT NEBOLON ARCHITECTS Total: 14,915.26 Vendor: SHA24 - SHAUNNA J. EDWARDS, LCSW
SHAUNNA J. EDWARDS, LCSW 043026-PHPD 05/01/2026 DEPARTMENT THERAPIST SV… 241-2005-0000-630040 349991 05/01/2026 1,050.00 Vendor SHA24 - SHAUNNA J. EDWARDS, LCSW Total: 1,050.00 Vendor: SUS02 - SUSTAINABLE CONTRA COSTA
SUSTAINABLE CONTRA COSTA 042026 05/01/2026 Sustaina CCP'26 - Base Clima… 201-4002-0000-700015 349992 05/01/2026 5,000.00 Vendor SUS02 - SUSTAINABLE CONTRA COSTA Total: 5,000.00 Vendor: SWE25 - SWEENEY, ASHLEY
SWEENEY, ASHLEY 260501 05/01/2026 PER DIEM-Read Pple: Decod … 101-2001-0000-640011 349993 05/01/2026 45.00 SWEENEY, ASHLEY 260501-A 05/01/2026 Per Diem/Train Clss:DUI Inve… 101-2001-0000-640011 349993 05/01/2026 129.00 Vendor SWE25 - SWEENEY, ASHLEY Total: 174.00
Vendor: SZA25 - SZAKATS, AMANDA
SZAKATS, AMANDA 260501 05/01/2026 TRAV EXP REP/ CAL CIT LEAD …101-1001-0000-640021 349994 05/01/2026 169.47 Vendor SZA25 - SZAKATS, AMANDA Total: 169.47
Vendor: BAC05 - THE FUN AND GAME EXPERTS
THE FUN AND GAME EXPERTS 61455451 05/01/2026 BOUNCE HOUSES FOR NNO 101-2001-0000-640022 349995 05/01/2026 27.82 THE FUN AND GAME EXPERTS 61455451 05/01/2026 BOUNCE HOUSES FOR NNO 101-220021 349995 05/01/2026 1,037.18 Vendor BAC05 - THE FUN AND GAME EXPERTS Total: 1,065.00 Item 9.2
City Council Meeting Agenda - Page 16 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 6 of 9
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: SHW10 - THE SHERWIN-WILLIAMS CO.

THE SHERWIN-WILLIAMS CO. 33651168420426 05/01/2026 PAINT SUPPLIES FOR PD 101-5097-0000-650016 349996 05/01/2026 73.84 Vendor SHW10 - THE SHERWIN-WILLIAMS CO. Total: 73.84
Vendor: TIR03 - TIREHUB, LLC
TIREHUB, LLC 58043874 05/01/2026 TIRES (QTY 4) - 2357016 GY … 101-5097-0000-620065 349997 05/01/2026 414.32 Vendor TIR03 - TIREHUB, LLC Total: 414.32
Vendor: TRA17 - TRAFFIC PATTERNS, LLC
TRAFFIC PATTERNS, LLC 2026-807 05/01/2026 TRAFF ENGR SUPP 2026-807 306-5107-0000-650043 349998 05/01/2026 6,583.75 TRAFFIC PATTERNS, LLC 2026-807 A 05/01/2026 PO/ TRAFF ENGR SUPP-SMRT…101-3001-0000-630022 349998 05/01/2026 7,135.00 Vendor TRA17 - TRAFFIC PATTERNS, LLC Total: 13,718.75
Vendor: TRU03 - TRUDIGITAL CORPORATION
TRUDIGITAL CORPORATION INV-672334 05/01/2026 MIGRATING ACCOUNT TO E… 101-1012-2001-660018 349999 05/01/2026 199.95 Vendor TRU03 - TRUDIGITAL CORPORATION Total: 199.95
Vendor: TYL02 - TYLER TECHNOLOGIES, INC
TYLER TECHNOLOGIES, INC 025-550356 05/01/2026 PO/10120 ROBIN FIELDS EPL …401-1012-0000-710841 350000 05/01/2026 225.00 TYLER TECHNOLOGIES, INC 025-551003 05/01/2026 PO/10120 ROBIN FIELDS EPL …401-1012-0000-710841 350000 05/01/2026 225.00 Vendor TYL02 - TYLER TECHNOLOGIES, INC Total: 450.00
Vendor: WEX01 - WEX BANK
WEX BANK 111966710 05/01/2026 GAS CARDS FPR THE PD 101-2001-0000-620062 350001 05/01/2026 306.65 Vendor WEX01 - WEX BANK Total: 306.65
Grand Total: 171,733.69
Item 9.2
City Council Meeting Agenda - Page 17 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 7 of 9
Report Summary
Fund Summary
Fund Payment Amount
101 - GENERAL FUND 104,053.79
103 - MEASURE K FUND 9,904.07
201 - WASTE MANAGEMENT/RECYCLING FUND 5,000.00
221 - UNIFIED LIGHTING DISTRICT FUND 2,035.21
226 - COMMERCIAL LANDSCAPE & LIGHTING - DISTRICT … 9,350.12 227 - LANDSCAPE AND LIGHTING-ASSESSMENT DISTRICT… 276.48 231 - NPDES/STORMWATER 5,493.60
241 - SUPPLEMENTAL LAW ENFORCEMENT SERVICES FU… 1,050.00 306 - MEASURE J FUND 14,239.32
308 - CAPITAL PROJECT FUND 14,915.26
401 - CITY HALL/PUBLIC SERVICE CENTER TECHNOLOGY … 1,026.87 402 - PD TECHNOLOGY FUND 1,643.39
403 - PUBLIC EDUCATIONAL AND GOVERNMENTAL (PEG)… 1,895.58 501 - DIABLO VISTA WATER FUND 850.00
Grand Total: 171,733.69
Account Summary
Account Number Account Name Payment Amount
101-1001-0000-640021 EDUC/CONF/O/N 169.47
101-1012-0000-630040 CONTRACTUAL SVC 6,275.52
101-1012-0000-650031 MAINT/CPY MCHNS 496.95
101-1012-0000-650036 MAINT/SOFTWARE 3,822.66
101-1012-2001-650031 MAINT/CPY MCHNS 318.82
101-1012-2001-660018 SUPPLIES/PC SOFTWARE … 199.95
101-1014-0000-620113 POSTAGE 57.71
101-1014-0000-630021 HIRE/TEST SVCS 230.00
101-1019-0000-612210 SICK LEAVE CONVERSIO… 367.90
101-1019-0000-630040 CONTRACTUAL SVC 4,678.23
101-200030 CREDIT CARD PAYABLE 24,890.18
101-2001-0000-611050 SALARY-PART TIME TEM… 672.56
101-2001-0000-620062 AUTO/GASOLINE 306.65
101-2001-0000-630033 P.D. OTHER SVCS 661.00
101-2001-0000-640011 POST TRAING SVC 2,909.39
101-2001-0000-640022 EDUC/MTGS/LOCAL 27.82
101-2001-0000-660014 SUPPLIES/OPERATING 160.78
101-2001-0000-670015 UTIL/GAS-ELECTR 8,666.38
101-220010 COST RECOVERY ACCT P… 2,331.56
101-220021 NATIONAL NIGHT OUT E… 1,037.18
101-3001-0000-630022 CONSULTANT STAFF 7,560.00
101-3001-0000-660016 SUPPLIES/OFFICE 79.76
Item 9.2
City Council Meeting Agenda - Page 18 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 8 of 9
Account Summary
Account Number Account Name Payment Amount
101-4002-0000-620112 ADVERTISINGADVERTISI… 177.06
101-5097-0000-620062 AUTO/GASOLINE 21,027.43
101-5097-0000-620065 AUTO/PRTS/TIRES 2,621.70
101-5097-0000-620133 UNIFORM MAINTENANC… 7,940.67
101-5097-0000-630040 CONTRACTUAL SVC 432.51
101-5097-0000-630048 AUTO/OUTSD SVCS 1,529.73
101-5097-0000-640022 EDUC/MTGS/LOCAL 44.00
101-5097-0000-650015 MNT/FNTN & LAKE 110.77
101-5097-0000-650016 MAINT/PD BLDG 73.84
101-5097-0000-650017 MAINT/CH BLDG 225.00
101-5097-0000-650018 MAINT/PSC BLDG 27.30
101-5097-0000-650054 LANDSCAPING-POLICE D… 409.16
101-5097-0000-660014 SUPPLIES/OPERATING 62.56
101-5097-0000-660030 SUPPLIES/SIGN MATERI… 117.02
101-5097-0000-660036 SUPPLIES/LAND MATERI… 134.97
101-5097-0000-660038 SUPPLIES/SAFETY 21.16
101-5097-0000-670015 UTIL/GAS-ELECTR 2,879.77
101-5097-0000-670035 UTIL/OTHER 298.67
103-5105-0000-650017 MAINT/CH BLDG 9,904.07
201-4002-0000-700015 PROMOS/CONTRIBUTIO… 5,000.00
221-1020-0000-670015 UTIL/GAS-ELECTR 2,035.21
226-4019-0000-670015 UTIL/GAS-ELECTR 5,062.96
226-4020-0000-670015 UTIL/GAS-ELECTR 425.36
226-4021-0000-670015 UTIL/GAS-ELECTR 629.88
226-4021-0000-670035 UTIL/OTHER 57.17
226-4022-0000-670015 UTIL/GAS-ELECTR 53.00
226-4023-0000-670015 UTIL/GAS-ELECTR 326.54
226-4024-0000-670015 UTIL/GAS-ELECTR 2,795.21
227-4025-0000-670015 UTIL/GAS-ELECTR 276.48
231-5037-0000-630042 NPDES COSTS 5,493.60
241-2005-0000-630040 CONTRACTUAL SVC 1,050.00
306-5107-0000-650043 MAINT/TRAF SGNLMAIN… 11,507.54
306-5107-0000-670015 UTIL/GAS-ELECTR 2,731.78
308-5148-0000-630034 ENGINEERING 14,915.26
401-1012-0000-630016 COMPTR CONSLTNT 500.00
401-1012-0000-660024 SUPPLIES/NON CAPITALI… 76.87
401-1012-0000-710841 CAPITAL ASSETS-SOFTW… 450.00
402-2001-0000-710846 CAPITAL ASSETS-COMPU… 1,643.39
403-1012-0000-710856 CAPITAL ASSETS-CAMER… 1,895.58
501-7010-0000-650026 MAINT/DV WATER 850.00
Grand Total: 171,733.69
Item 9.2
City Council Meeting Agenda - Page 19 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/1/2026 - 5/1/2026 5/1/2026 8:54:32 AM Page 9 of 9
Project Account Summary
Project Account Key Payment Amount
**None** 171,733.69
Grand Total: 171,733.69
2026-05-01
Item 9.2
City Council Meeting Agenda - Page 20 of 168 - Monday, May 18, 2026 5/8/2026 9:36:34 AM Page 1 of 8
Expense Approval Report
Pleasant Hill, CA By Vendor Name
Payment Dates 5/8/2026 - 5/8/2026
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: 4PAWS - 4 PAWS GOOSE CONTROL, INC.
4 PAWS GOOSE CONTROL, I… 2333 05/08/2026 GOOSE CONTR SVC FPR FOU… 101-5097-0000-630040 350002 05/08/2026 2,276.46 Vendor 4PAWS - 4 PAWS GOOSE CONTROL, INC. Total: 2,276.46 Vendor: AAA05 - AAA WORKSPACE
AAA WORKSPACE 2497136-0 05/08/2026 LINER 45G, 40X46, 1.5 MIL (4) 103-5105-0000-650017 350003 05/08/2026 220.07 Vendor AAA05 - AAA WORKSPACE Total: 220.07
Vendor: AIR08 - AIRGAS USA, LLC
AIRGAS USA, LLC 5524617286 05/08/2026 CYLINDER RENTAL ( 4/1/26-4…101-5097-0000-620051 350004 05/08/2026 102.86 Vendor AIR08 - AIRGAS USA, LLC Total: 102.86
Vendor: AMA05 - AMAZON CAPITAL SERVICES, INC.

AMAZON CAPITAL SERVICES, …11QP-CRVW-MLM4 05/08/2026 SUPPLIES FOR CH 101-1016-0000-660016 350006 05/08/2026 71.00 AMAZON CAPITAL SERVICES, …16QX-T6DQ-7FXX 05/08/2026 ROLLING CART W/ CANVAS … 101-1001-0000-660016 350005 05/08/2026 54.61 AMAZON CAPITAL SERVICES, …1QX9-9XP1-PFG3 05/08/2026 METAL CLIPBOARD FOR INSP… 101-4013-0000-660016 350007 05/08/2026 40.72 Vendor AMA05 - AMAZON CAPITAL SERVICES, INC. Total: 166.33 Vendor: AMU24 - AMUNDSON, TOM
AMUNDSON, TOM 260508 05/08/2026 DVWS STAFF ENGR FOR APR'… 501-7010-0000-611040 350008 05/08/2026 409.69 Vendor AMU24 - AMUNDSON, TOM Total: 409.69
Vendor: ARM03 - ARMOUR PETROLEUM SVC & EQUIPMENT CORP.

ARMOUR PETROLEUM SVC &…WO-30107; WO-30108 05/08/2026 ANNUAL AIR QUALITY TSTING…101-5097-0000-630040 350009 05/08/2026 1,396.00 ARMOUR PETROLEUM SVC &…WO-30107; WO-30108 05/08/2026 ANNUAL AIR QUALITY TSTING…101-5097-0000-630040 350009 05/08/2026 1,396.00 ARMOUR PETROLEUM SVC &…WO-30460 05/08/2026 PD & PSC : UST OPERATOR I… 101-5097-0000-630040 350009 05/08/2026 415.00 Vendor ARM03 - ARMOUR PETROLEUM SVC & EQUIPMENT CORP. Total: 3,207.00 Vendor: ATT23 - AT&T
AT&T ACCT 322394749 42326 05/08/2026 INTERNET FOR LIBRARY ACCT…101-1012-0000-670020 350010 05/08/2026 133.75 Vendor ATT23 - AT&T Total: 133.75
Vendor: BAY32 - BAYER, LANCE
BAYER, LANCE 260508 05/08/2026 LEGAL SVCS 101-1007-0000-630040 350011 05/08/2026 1,912.50 Vendor BAY32 - BAYER, LANCE Total: 1,912.50
Vendor: CIN10 - CINTAS CORPORATION
CINTAS CORPORATION 9370458170 05/08/2026 AED AUTO AGREEMENT 101-1015-0000-680025 350012 05/08/2026 1,179.90 Vendor CIN10 - CINTAS CORPORATION Total: 1,179.90
Vendor: COM47 - COMCAST
COMCAST ACCT 708675435 5126 05/08/2026 MONTHLY INTERNET SVC 101-2001-0000-670010 350013 05/08/2026 1,225.69 Vendor COM47 - COMCAST Total: 1,225.69
Item 9.2
City Council Meeting Agenda - Page 21 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/8/2026 - 5/8/2026 5/8/2026 9:36:34 AM Page 2 of 8
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: CON56 - CONCORD UNIFORMS LLC
CONCORD UNIFORMS LLC 22369 05/08/2026 UNIFORM ITEMS FOR STACY … 101-2001-0000-612290 350014 05/08/2026 96.53 Vendor CON56 - CONCORD UNIFORMS LLC Total: 96.53
Vendor: PAR22 - CONSOR NORTH AMERICA, INC
CONSOR NORTH AMERICA, I… 23021-12 05/08/2026 PO/30010 PROV ON-CALL E… 101-220013 350015 05/08/2026 11,122.35 CONSOR NORTH AMERICA, I… 23021-12-23021-13-23021-14 05/08/2026 PO/2000 PROV ON-CALL EN… 101-220013 350015 05/08/2026 78,484.09 Vendor PAR22 - CONSOR NORTH AMERICA, INC Total: 89,606.44 Vendor: CCC31 - CONTRA COSTA COUNTY LIBRARY
CONTRA COSTA COUNTY LIB… PHLQ3 25-26 05/08/2026 ADDIT HRS OF LIBRARY SVC F…103-5105-0000-700010 350017 05/08/2026 61,959.26 Vendor CCC31 - CONTRA COSTA COUNTY LIBRARY Total: 61,959.26 Vendor: OTS24 - CONTRA COSTA COUNTY
CONTRA COSTA COUNTY 260508 05/08/2026 Clss Fee/Tuit/ Radar and Lida…101-2001-0000-640011 350016 05/08/2026 365.00 Vendor OTS24 - CONTRA COSTA COUNTY Total: 365.00
Vendor: CCW01 - CONTRA COSTA WATER DISTRICT
CONTRA COSTA WATER DIST… 260508 05/08/2026 CH INVOICE DATED 4/20/26 … 101-1016-0000-670025 350019 05/08/2026 100.07 CONTRA COSTA WATER DIST… 260508 05/08/2026 CH INVOICE DATED 4/20/26 … 101-1016-0000-670025 350019 05/08/2026 1,238.56 CONTRA COSTA WATER DIST… 260508-A 05/08/2026 WHITE ZONE 101-5097-0000-670025 350018 05/08/2026 4,956.47 CONTRA COSTA WATER DIST… 260508-A 05/08/2026 LIBRARY 103-5105-0000-670025 350018 05/08/2026 1,387.86 CONTRA COSTA WATER DIST… 260508-A 05/08/2026 BLUE ZONE 1 226-4019-0000-670025 350018 05/08/2026 7,061.78 CONTRA COSTA WATER DIST… 260508-A 05/08/2026 BLUE ZONE 3 226-4021-0000-670025 350018 05/08/2026 159.47 CONTRA COSTA WATER DIST… 260508-A 05/08/2026 BLUE ZONE 5 226-4023-0000-670025 350018 05/08/2026 155.54 CONTRA COSTA WATER DIST… 260508-A 05/08/2026 BLUE ZONE 6 226-4024-0000-670025 350018 05/08/2026 3,444.53 Vendor CCW01 - CONTRA COSTA WATER DISTRICT Total: 18,504.28 Vendor: COR13 - CORELOGIC SOLUTIONS, LLC
CORELOGIC SOLUTIONS, LLC 30834298 02/20/2026 RLQUEST MO/ USAGE FEE A… 101-1012-0000-650036 350020 05/08/2026 235.66 Vendor COR13 - CORELOGIC SOLUTIONS, LLC Total: 235.66
Vendor: DIA11 - DIABLO PRESS
DIABLO PRESS 4556 05/08/2026 CITIZEN REPORTS 101-2001-0000-620116 350021 05/08/2026 293.88 DIABLO PRESS 4557 05/08/2026 ASSESSMENT APP FORM ( 51… 101-2001-0000-620116 350021 05/08/2026 759.29 DIABLO PRESS 4558 05/08/2026 ENVELOPES, SUBPOENA DEC… 101-2001-0000-620116 350021 05/08/2026 1,098.59 Vendor DIA11 - DIABLO PRESS Total: 2,151.76
Vendor: DUA01 - DU-ALL SAFETY, LLC
DU-ALL SAFETY, LLC 27152 05/08/2026 SAFETY TRAIN APR- BLDBOR… 101-1014-0000-630020 350022 05/08/2026 775.00 Vendor DUA01 - DU-ALL SAFETY, LLC Total: 775.00
Vendor: EAS01 - EBMUD PAYMENT CENTER
EBMUD PAYMENT CENTER 260508 05/08/2026 WHITE ZONE 101-5097-0000-670025 350023 05/08/2026 163.76 Vendor EAS01 - EBMUD PAYMENT CENTER Total: 163.76
Vendor: FIR17 - FIRST CARBON SOLUTIONS
FIRST CARBON SOLUTIONS 78942 05/08/2026 PO/23000 ENVIR COMP MON…107-5105-0000-800030 350024 05/08/2026 1,492.50 Vendor FIR17 - FIRST CARBON SOLUTIONS Total: 1,492.50
Item 9.2
City Council Meeting Agenda - Page 22 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/8/2026 - 5/8/2026 5/8/2026 9:36:34 AM Page 3 of 8
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: FIR04 - FIRST RESPONDER SUPPORT NETWORK, INC
FIRST RESPONDER SUPPORT … 3545 05/08/2026 TRAINING EVENT ( ABRAHAM…101-2001-0000-640011 350025 05/08/2026 6,000.00 Vendor FIR04 - FIRST RESPONDER SUPPORT NETWORK, INC Total: 6,000.00 Vendor: FOL01 - FOLGERGRAPHICS
FOLGERGRAPHICS 147337 05/08/2026 OUTLK NWSLTTER- MAY/JUN…101-4002-0000-620114 350026 05/08/2026 5,531.25 FOLGERGRAPHICS 147337 05/08/2026 OUTLK NWSLTTER- MAY/JUN…201-4009-0000-620114 350026 05/08/2026 1,843.75 Vendor FOL01 - FOLGERGRAPHICS Total: 7,375.00
Vendor: FOR06 - FORENSIC SERVICES DIVISION
FORENSIC SERVICES DIVISION PHPD-2603-SUPP 05/08/2026 DRUG/ALCO/TOXI TSTG FOR… 101-2001-0000-630033 350027 05/08/2026 889.35 Vendor FOR06 - FORENSIC SERVICES DIVISION Total: 889.35 Vendor: GFO02 - GOVERNMENT FINANCE OFFICERS ASSOCIATION GOVERNMENT FINANCE OFF… 164253003 05/08/2026 MEMSHIP 6/1/26-5/31/27 C… 101-1010-0000-620121 350028 05/08/2026 500.00 Vendor GFO02 - GOVERNMENT FINANCE OFFICERS ASSOCIATION Total: 500.00 Vendor: GRE16 - GREEN HALO SYSTEMS
GREEN HALO SYSTEMS 6509 05/08/2026 HOSTING AND MAINT FOR … 101-4013-0000-630040 350029 05/08/2026 204.00 Vendor GRE16 - GREEN HALO SYSTEMS Total: 204.00
Vendor: HOM01 - HD SUPPLY FORMERLY HOME DEPOT PRO
HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 101-5097-0000-650016 350030 05/08/2026 79.73 HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 101-5097-0000-650016 350030 05/08/2026 201.90 HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 101-5097-0000-650017 350030 05/08/2026 111.30 HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 101-5097-0000-650017 350030 05/08/2026 98.35 HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 101-5097-0000-650018 350030 05/08/2026 43.70 HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 103-5105-0000-650017 350030 05/08/2026 38.04 HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 226-4023-0000-660036 350030 05/08/2026 67.33 HD SUPPLY FORMERLY HOME…260508 05/08/2026 BUILDING ITEMS FOR CH, PD… 226-4023-0000-660036 350030 05/08/2026 76.64 Vendor HOM01 - HD SUPPLY FORMERLY HOME DEPOT PRO Total: 716.99 Vendor: HDL01 - HDL COREN & CONE
HDL COREN & CONE SIN058931 05/08/2026 CONTRACT SVCS PROPERTY … 101-1019-0000-630040 350031 05/08/2026 4,678.23 Vendor HDL01 - HDL COREN & CONE Total: 4,678.23
Vendor: HUN25 - HUNG, SHAWN
HUNG, SHAWN 260508 05/08/2026 REIMB- CAL BOARD FOR PRO…101-3001-0000-620121 350032 05/08/2026 180.00 Vendor HUN25 - HUNG, SHAWN Total: 180.00
Vendor: IDI58 - IDI
IDI IN1099151 05/08/2026 MONTHLY SVCS FOR INVESTI… 101-2001-0000-620122 350033 05/08/2026 270.00 Vendor IDI58 - IDI Total: 270.00
Vendor: IED01 - IEDA
IEDA 200617379 05/08/2026 MEMBER DUES FOR LABOR R…101-1014-0000-630040 350034 05/08/2026 2,447.09 Vendor IED01 - IEDA Total: 2,447.09
Item 9.2
City Council Meeting Agenda - Page 23 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/8/2026 - 5/8/2026 5/8/2026 9:36:34 AM Page 4 of 8
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: KIR01 - KIRBY POLYGRAPH AND INVESTIGATIVE SERVICES KIRBY POLYGRAPH AND INVE…2605009 05/08/2026 PRE-EMPLOYMENT POLYGRA…101-2001-0000-630033 350035 05/08/2026 1,350.00 Vendor KIR01 - KIRBY POLYGRAPH AND INVESTIGATIVE SERVICES Total: 1,350.00 Vendor: KIS02 - KIS
KIS 90910 05/08/2026 BARRACUDA CLOUDGEN FIR… 101-1012-0000-650036 350036 05/08/2026 606.57 Vendor KIS02 - KIS Total: 606.57
Vendor: CUR06 - L.N. CURTIS & SONS
L.N. CURTIS & SONS INV1065266 05/08/2026 TRAINING KITS 101-2001-0000-640011 350037 05/08/2026 659.39 Vendor CUR06 - L.N. CURTIS & SONS Total: 659.39
Vendor: HUN04 - LARRYLOGIC PRODUCTIONS
LARRYLOGIC PRODUCTIONS 2368 05/08/2026 CIT COUN MTG 5/4/26; MTG… 101-1001-0000-630040 350038 05/08/2026 225.00 LARRYLOGIC PRODUCTIONS 2368 05/08/2026 CIT COUN MTG 5/4/26; MTG… 101-1001-0000-630040 350038 05/08/2026 225.00 Vendor HUN04 - LARRYLOGIC PRODUCTIONS Total: 450.00
Vendor: LCA01 - LC ACTION POLICE SUPPLY, LTD.

LC ACTION POLICE SUPPLY, L… 260508 05/08/2026 MISCELLANEOUS EQUIPMEN… 101-2001-0000-620124 350039 05/08/2026 3,777.17 Vendor LCA01 - LC ACTION POLICE SUPPLY, LTD. Total: 3,777.17 Vendor: LEH02 - LEHR
LEHR 56817 05/08/2026 STRIPPING OUT PATROL VEH… 101-2001-0000-650051 350040 05/08/2026 850.00 Vendor LEH02 - LEHR Total: 850.00
Vendor: MAR26 - MARGARET BARRY, LCSW
MARGARET BARRY, LCSW 3 05/08/2026 DEPT THERAPIST SVCS 241-2005-0000-630040 350041 05/08/2026 1,400.00 Vendor MAR26 - MARGARET BARRY, LCSW Total: 1,400.00
Vendor: MAR10 - MARGIOTTA,VINCENZO
MARGIOTTA,VINCENZO 260508 05/08/2026 Per Diem Train clss-Radar and…101-2001-0000-640011 350042 05/08/2026 69.00 Vendor MAR10 - MARGIOTTA,VINCENZO Total: 69.00
Vendor: MIT02 - MITCHELL, ERICKA
MITCHELL, ERICKA 260508 05/08/2026 REIMB- CAL BRD FOR PROF E… 101-1014-0000-640021 350043 05/08/2026 359.42 Vendor MIT02 - MITCHELL, ERICKA Total: 359.42
Vendor: MOT95 - MOTOROLA SOLUTIONS, INC.

MOTOROLA SOLUTIONS, INC. 1411224467 05/08/2026 HSTED LPR LEARN ACCT & D… 101-1012-2001-650035 350044 05/08/2026 9,914.52 Vendor MOT95 - MOTOROLA SOLUTIONS, INC. Total: 9,914.52 Vendor: JOH26 - NICOLE JOHNSON
NICOLE JOHNSON 260508 05/08/2026 EDUCATION INCENTIVE/ NIC… 101-2001-0000-640022 350045 05/08/2026 500.00 Vendor JOH26 - NICOLE JOHNSON Total: 500.00
Vendor: OFF20 - ODP BUSINESS SOLUTIONS, LLC
ODP BUSINESS SOLUTIONS, L…463376083001 05/08/2026 CUPS, ETC 101-2001-0000-660016 350047 05/08/2026 43.98 ODP BUSINESS SOLUTIONS, L…63374173001 05/08/2026 FORKS, ETC 101-2001-0000-660016 350046 05/08/2026 63.61 Vendor OFF20 - ODP BUSINESS SOLUTIONS, LLC Total: 107.59 Item 9.2
City Council Meeting Agenda - Page 24 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/8/2026 - 5/8/2026 5/8/2026 9:36:34 AM Page 5 of 8
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: PAC24 - PACIFIC HIGHWAY RENTALS, LLC
PACIFIC HIGHWAY RENTALS, …3-528674 05/08/2026 SIGN MATERIALS - ALUMIN… 101-5097-0000-660030 350048 05/08/2026 1,261.84 Vendor PAC24 - PACIFIC HIGHWAY RENTALS, LLC Total: 1,261.84 Vendor: PGE01 - PG&E
PG&E ACCT 1398597625-0 43026 05/08/2026 GAS ACCT 1398597625-0 04/…101-1016-0000-670015 350049 05/08/2026 7.84 PG&E ACCT 3390104380-3 42326 05/08/2026 2 MONTICELLO AVE - LIBRARY 103-5105-0000-670015 350051 05/08/2026 5,215.64 PG&E ACCT 4107660120-6 42426 05/08/2026 SUMM BLG - UNIFIED ST LIG… 221-1020-0000-670015 350050 05/08/2026 14,981.02 Vendor PGE01 - PG&E Total: 20,204.50
Vendor: PLE20 - PLEASANT HILL RECREATION & PARK DISTRICT PLEASANT HILL RECREATION… 260508 05/08/2026 REFUND 251-5007-0000-730099 350052 05/08/2026 1.79 Vendor PLE20 - PLEASANT HILL RECREATION & PARK DISTRICT Total: 1.79 Vendor: PRE12 - PRESTIGE PRINTING & GRAPHICS
PRESTIGE PRINTING & GRAPH…109311 05/08/2026 BUSINESS CARDS / AARON G… 101-2001-0000-620116 350053 05/08/2026 80.55 Vendor PRE12 - PRESTIGE PRINTING & GRAPHICS Total: 80.55 Vendor: REW24 - REWARDIAN, LLC
REWARDIAN, LLC 14925 05/08/2026 PO/ 10140-A EMPLO RECOG… 101-1014-0000-620034 350054 05/08/2026 277.50 Vendor REW24 - REWARDIAN, LLC Total: 277.50
Vendor: RIN25 - RINGCENTRAL, INC
RINGCENTRAL, INC CD_001421482 05/08/2026 PO/ 12000 RINGCENTRAL SA… 401-1012-0000-710841 350055 05/08/2026 3,408.55 Vendor RIN25 - RINGCENTRAL, INC Total: 3,408.55
Vendor: ROB03 - ROBERT HALF
ROBERT HALF 66174240 05/08/2026 PYCK FOR PER-DIEM EMPLO… 101-2001-0000-611050 350056 05/08/2026 2,017.68 Vendor ROB03 - ROBERT HALF Total: 2,017.68
Vendor: SPA02 - S.P. AUTOMOTIVE
S.P. AUTOMOTIVE 260508 05/08/2026 AUTO PARTS & TOOLS 101-5097-0000-620065 350057 05/08/2026 309.67 S.P. AUTOMOTIVE 260508 05/08/2026 AUTO PARTS & TOOLS 101-5097-0000-620065 350057 05/08/2026 219.35 S.P. AUTOMOTIVE 260508 05/08/2026 AUTO PARTS & TOOLS 101-5097-0000-620065 350057 05/08/2026 168.65 S.P. AUTOMOTIVE 260508 05/08/2026 AUTO PARTS & TOOLS 101-5097-0000-620065 350057 05/08/2026 -69.82 S.P. AUTOMOTIVE 260508 05/08/2026 AUTO PARTS & TOOLS 101-5097-0000-620065 350057 05/08/2026 -78.90 Vendor SPA02 - S.P. AUTOMOTIVE Total: 548.95
Vendor: SCI03 - SCIARONI, JACK
SCIARONI, JACK 260508 05/08/2026 DVWS CHIEF ENGR FOR APR'… 501-7010-0000-611040 350058 05/08/2026 546.25 Vendor SCI03 - SCIARONI, JACK Total: 546.25
Vendor: STA67 - SECURITAS TECHNOLOGY CORPORATION
SECURITAS TECHNOLOGY CO… 6500000549 05/08/2026 MONITORING SVC FOR ALA… 101-5097-0000-650041 350059 05/08/2026 313.63 Vendor STA67 - SECURITAS TECHNOLOGY CORPORATION Total: 313.63 Vendor: SUM05 - SUMMIT SPRINGS WATER COMPANY
SUMMIT SPRINGS WATER C… 413991 05/08/2026 DRINKING WATER AND MON…101-5097-0000-660014 350060 05/08/2026 5.98 Vendor SUM05 - SUMMIT SPRINGS WATER COMPANY Total: 5.98 Item 9.2
City Council Meeting Agenda - Page 25 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/8/2026 - 5/8/2026 5/8/2026 9:36:34 AM Page 6 of 8
Vendor Name Payable Number Post Date Description (Item) Account Number Payment Number Payment Date Amount Vendor: VER16 - VERIZON
VERIZON 6200000869 05/08/2026 MONTHLY SVC FOR APR 2026…101-5097-0000-670010 350061 05/08/2026 813.45 Vendor VER16 - VERIZON Total: 813.45
Vendor: VOO01 - VOORHIES, CLAIRE
VOORHIES, CLAIRE 260508 05/08/2026 DVWS SEC & DISP FOR APR'2… 501-7010-0000-611040 350062 05/08/2026 409.68 Vendor VOO01 - VOORHIES, CLAIRE Total: 409.68
Vendor: WIL26 - WILLIAMSON, JASON
WILLIAMSON, JASON 260508 05/08/2026 REIMBURSEMENT - SAFETY A…101-5097-0000-660038 350063 05/08/2026 207.52 Vendor WIL26 - WILLIAMSON, JASON Total: 207.52
Vendor: WIL01 - WILLIAMSON, PHIL
WILLIAMSON, PHIL 260508 05/08/2026 DVWS STAFF ENGR FOR APR'… 501-7010-0000-611040 350064 05/08/2026 409.69 Vendor WIL01 - WILLIAMSON, PHIL Total: 409.69
Vendor: ZEL01 - ZELLMANN, GARY
ZELLMANN, GARY 260508 05/08/2026 Per Diem Train clss-Radar and…101-2001-0000-640011 350065 05/08/2026 430.00 Vendor ZEL01 - ZELLMANN, GARY Total: 430.00
Grand Total: 260,426.32
Item 9.2
City Council Meeting Agenda - Page 26 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/8/2026 - 5/8/2026 5/8/2026 9:36:34 AM Page 7 of 8
Report Summary
Fund Summary
Fund Payment Amount
101 - GENERAL FUND 155,737.24
103 - MEASURE K FUND 68,820.87
107 - LIBRARY CONSTRUCTION FUND (MEASURE K) 1,492.50
201 - WASTE MANAGEMENT/RECYCLING FUND 1,843.75
221 - UNIFIED LIGHTING DISTRICT FUND 14,981.02
226 - COMMERCIAL LANDSCAPE & LIGHTING - DISTRICT … 10,965.29 241 - SUPPLEMENTAL LAW ENFORCEMENT SERVICES FU… 1,400.00 251 - RECREATION & PARK DISTRICT FUND 1.79
401 - CITY HALL/PUBLIC SERVICE CENTER TECHNOLOGY … 3,408.55 501 - DIABLO VISTA WATER FUND 1,775.31
Grand Total: 260,426.32
Account Summary
Account Number Account Name Payment Amount
101-1001-0000-630040 CONTRACTUAL SVC 450.00
101-1001-0000-660016 SUPPLIES/OFFICE 54.61
101-1007-0000-630040 CONTRACTUAL SVC 1,912.50
101-1010-0000-620121 MEMBERSHIP 500.00
101-1012-0000-650036 MAINT/SOFTWARE 842.23
101-1012-0000-670020 UTIL/TELEPHONE 133.75
101-1012-2001-650035 MAINT/HARDWARE 9,914.52
101-1014-0000-620034 EMPL RECOG/AWDS 277.50
101-1014-0000-630020 EMPLYEE TRAING 775.00
101-1014-0000-630040 CONTRACTUAL SVC 2,447.09
101-1014-0000-640021 EDUC/CONF/O/N 359.42
101-1015-0000-680025 INSURANCE/BLDG,PROP 1,179.90
101-1016-0000-660016 SUPPLIES/OFFICE 71.00
101-1016-0000-670015 UTIL/GAS-ELECTR 7.84
101-1016-0000-670025 UTIL/WATER 1,338.63
101-1019-0000-630040 CONTRACTUAL SVC 4,678.23
101-2001-0000-611050 SALARY-PART TIME TEM… 2,017.68
101-2001-0000-612290 UNIFORM/PD OTHER AC… 96.53
101-2001-0000-620116 PD PRINTING 2,232.31
101-2001-0000-620122 PUBLICATIONS/SUBSCRI… 270.00
101-2001-0000-620124 SWAT/DRONE 3,777.17
101-2001-0000-630033 P.D. OTHER SVCS 2,239.35
101-2001-0000-640011 POST TRAING SVC 7,523.39
101-2001-0000-640022 EDUC/MTGS/LOCAL 500.00
101-2001-0000-650051 MAINT/P.D. AUTO 850.00
101-2001-0000-660016 SUPPLIES/OFFICE 107.59
Item 9.2
City Council Meeting Agenda - Page 27 of 168 - Monday, May 18, 2026 Expense Approval Report Payment Dates: 5/8/2026 - 5/8/2026 5/8/2026 9:36:34 AM Page 8 of 8
Account Summary
Account Number Account Name Payment Amount
101-2001-0000-670010 UTIL/COMMUNCTNS 1,225.69
101-220013 REFUNDABLE DEPOSITS … 89,606.44
101-3001-0000-620121 MEMBERSHIP 180.00
101-4002-0000-620114 PHOTO/PRINTING 5,531.25
101-4013-0000-630040 CONTRACTUAL SVC 204.00
101-4013-0000-660016 SUPPLIES/OFFICE 40.72
101-5097-0000-620051 EQ/FACILTY RENT 102.86
101-5097-0000-620065 AUTO/PRTS/TIRES 548.95
101-5097-0000-630040 CONTRACTUAL SVC 5,483.46
101-5097-0000-650016 MAINT/PD BLDG 281.63
101-5097-0000-650017 MAINT/CH BLDG 209.65
101-5097-0000-650018 MAINT/PSC BLDG 43.70
101-5097-0000-650041 MAINT/FIR/SCRTY 313.63
101-5097-0000-660014 SUPPLIES/OPERATING 5.98
101-5097-0000-660030 SUPPLIES/SIGN MATERI… 1,261.84
101-5097-0000-660038 SUPPLIES/SAFETY 207.52
101-5097-0000-670010 UTIL/COMMUNCTNS 813.45
101-5097-0000-670025 UTIL/WATER 5,120.23
103-5105-0000-650017 MAINT/CH BLDG 258.11
103-5105-0000-670015 UTIL/GAS-ELECTR 5,215.64
103-5105-0000-670025 UTIL/WATER 1,387.86
103-5105-0000-700010 EXTENDED LIBRARY HO… 61,959.26
107-5105-0000-800030 CONSTRUCTION 1,492.50
201-4009-0000-620114 PHOTO/PRINTING 1,843.75
221-1020-0000-670015 UTIL/GAS-ELECTR 14,981.02
226-4019-0000-670025 UTIL/WATER 7,061.78
226-4021-0000-670025 UTIL/WATER 159.47
226-4023-0000-660036 SUPPLIES/LAND MATERI… 143.97
226-4023-0000-670025 UTIL/WATER 155.54
226-4024-0000-670025 UTIL/WATER 3,444.53
241-2005-0000-630040 CONTRACTUAL SVC 1,400.00
251-5007-0000-730099 CASH OVER/(SHORT) 1.79
401-1012-0000-710841 CAPITAL ASSETS-SOFTW… 3,408.55
501-7010-0000-611040 SALARY-PART TIME PER… 1,775.31
Grand Total: 260,426.32
Project Account Summary
Project Account Key Payment Amount
**None** 260,426.32
Grand Total: 260,426.32
2026-05-08
Item 9.2
City Council Meeting Agenda - Page 28 of 168 - Monday, May 18, 2026

100 Gregory Lane, Pleasant Hill, CA 94523-3323 – (925) 671-5270 www.pleasanthillca.org

MEMORANDUM
TO: City Councilmembers
FROM: Interview and Nominating Committee
Councilmember Amanda Szakats, Councilmember Belle La
DATE: May 18, 2026
SUBJECT: Approve Appointment Recommendations to the Education Commission, Contra Costa County Library Commission, County Connection Advisory Committee, Architectural Review Commission, Concord/Pleasant Hill Health Care District Grant Committee.

The Interview and Nominating Committee recommends the City Council approve the appointments:

APPOINTMENTS TERMS/EXPIRATION DATES
Julia Dozier – Contra Costa County Library
Commission (Primary)
June 2030
Patricia Tanquary – Concord/Pleasant Hill
Health Care District Grant Committee
June 2030
John Crowe – County Connection Advisory
Committee (Primary)
June 2028
Chris Roberts – County Connection Advisory
Committee (Alternate)
June 2028
Chris Roberts – Education Commission June 2030
Renee Croteau – Education Commission June 2030
Freda Weng Chu – Architectural Review
Commission
June 2028
Item 9.3
City Council Meeting Agenda - Page 29 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT ORDINANCE NO. ___ APPROVING A PLANNED UNIT

DEVELOPMENT PUD ZONING AND AN ASSOCIATED PUD CONCEPT
PLAN (ENT-2024-0032) FOR THE HABITAT FOR HUMANITY FOURUNIT AFFORDABLE SINGLE-FAMILY HOME DEVELOPMENT,

INCLUDING AN AMENDMENT TO PLANNED UNIT DEVELOPMENT
PUD-347

SYNOPSIS
The proposed ordinance to establish a Planned Unit Development Zoning District and associated Concept Plan related to the proposed Habitat for Humanity, four-unit, affordable, single-family home development at 85 Woodsworth Lane and select parcels between 47 and 129 Woodsworth Lane, including an amendment to the current Planned Unit Development PUD-347 zoning district, was introduced at a public hearing of the City Council held on May 4, 2026. The proposed ordinance is now submitted for a second reading and consideration for adoption by the City Council.

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
Move to adopt the proposed ordinance approving a Planned Unit Development PUD Zoning and an associated PUD Concept Plan for the Habitat for Humanity, four-unit, affordable, single-family home development, including an amendment to Planned Unit Development PUD-347.

Item 9.4
City Council Meeting Agenda - Page 30 of 168 - Monday, May 18, 2026

ATTACHMENT(S)
A – Proposed Ordinance and Exhibits
• Exhibit A – PUD Concept Plan and Conceptual Site Plan • Exhibit B – PUD Location Map
• Exhibit C – Assessor’s Parcel Map Book 150 Page 15
• Exhibit D – Assessor's Parcel Map Book 150 Page 28
• Exhibit E – Vicinity Map
• Exhibit F – General Plan Land Use Map Amendment
• Exhibit G – Zoning Map Amendment
Prepared by: Andrew Shiflet, Associate Planner
Reviewed by: Troy Fujimoto, City Planner
Approved by: Ethan Bindernagel, City Manager
Item 9.4
City Council Meeting Agenda - Page 31 of 168 - Monday, May 18, 2026 ORDINANCE NO. ___

AN ORDINANCE OF THE CITY COUNCIL, CITY OF PLEASANT HILL

APPROVING A REZONING (PLANNED UNIT DEVELOPMENT AND CONCEPT PLAN)

FOR THE HABITAT FOR HUMANITY FOUR-UNIT AFFORDABLE SINGLE-FAMILY HOME DEVELOPMENT AT 85 WOODSWORTH LANE (APN 150-150-071)

AND REZONING (PLANNED UNIT DEVEOPMENT) OF SELECT PROPERTIES BETWEEN 47 AND 129 WOODSWORTH LANE (APN 150-280-001 THROUGH 150-280- 015, 150-280-017, 150-150-065, AND 150-150-067 THROUGH 150-150-071),

ALL TO A NEW PLANNED UNIT DEVELOPMENT (PUD)
WHEREAS, the applicant, Habitat for Humanity, submitted a General Plan Amendment, Rezone (PUD and Concept Plan), Minor Subdivision, Development Plan Permit, and Architectural Review Permit application for a new four-unit, affordable, single-family home development project at 85 Woodsworth Lane APN 150-150-071; and
WHEREAS, General Plan Amendment, ENT-2024-0032, re-designates the development site at 85 Woodsworth Lane, APN 150-150-071, from Multi Family Low Density to Multi Family Medium Density; and
WHEREAS, Rezone, ENT-2024-0032, rezones a 2.1-acre site, consisting of 22 legal parcels along Woodsworth Lane, including APNs 150-280-001 through 150-280-015, 150-280- 017, 150-150-065, and 150-150-067 through 150-150-071, from PUD-347 to a new PUD (Planned Unit Development) designation; and
WHEREAS, Rezone, ENT-2024-032, amends the existing PUD-347 zoning district to remove the 2.1-acre project site, consisting of 22 legal parcels, from said PUD; and WHEREAS, Minor Subdivision, ENT-2024-0032, approves a Tentative Parcel Map to subdivide the existing undeveloped parcel at 85 Woodsworth Lane (APN 150-150-071) into four legal parcels; and
WHEREAS, Development Plan and Architectural Review Permit, ENT-2024-0032, allows the development of four attached, affordable, single-family homes within two separate structures, across the four resulting parcels, including associated site, landscape and frontage improvements; and
WHEREAS, after notice thereof having been duly, regularly, and lawfully given, a public hearing was held by the Architectural Review Commission on February 5, 2026, regarding the proposed Architectural Review Permit and PUD rezoning, and associated Concept Plan, at which time all interested parties were invited to provide comments on the proposal; and WHEREAS, on February 5, 2026, the Architectural Review Commission adopted Resolution No. 01-26 recommending approval of an Architectural Review Permit and PUD Rezone and Concept Plan, (ENT-2024-0032) for the Project; and WHEREAS, after notice thereof having been duly, regularly, and lawfully given, a public hearing was held by the Planning Commission on March 10, 2026 regarding the proposed General Item 9.4
City Council Meeting Agenda - Page 32 of 168 - Monday, May 18, 2026 Plan Amendment, Rezone (PUD and Concept Plan), Minor Subdivision, Development Plan Permit and Architectural Review Permit, at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on March 10, 2026, the Planning Commission adopted Resolution No. 08-26 recommending approval of a General Plan Amendment, Rezone (PUD and Concept Plan), Minor Subdivision, Development Plan Permit and Architectural Review Permit, ENT-2024-0032, for the Project; and
WHEREAS, after notice thereof having been duly, regularly, and lawfully given, a public hearing on the proposed General Plan Amendment, Minor Subdivision, Development Plan and Architectural Review Permits including the proposed PUD and Concept Plan and amendment to the existing PUD-347 was held by the City Council on May 4, 2026, where all interested persons might appear and be heard; and
WHEREAS, on May 4, 2026, the City Council adopted Resolution No. 27-26 approving the General Plan Amendment, Minor Subdivision, Development Plan Permit and Architectural Review Permit, ENT-2024-0032, for the Project; and
NOW, THEREFORE, the City Council of the City of Pleasant Hill does ordain as follows:

SECTION 1. The City Council hereby adopts the Planned Unit Development District (ENT-2024-0032), Concept Plan and an amendment to the PUD-347 zoning district, each of which are incorporated herein, based on the following findings according to Chapter 18.30 (Planned Unit Developments (PUD) and Precise Plan Districts (PPD)) and Chapter 18.180 (Amendments – General Plan, Zoning Ordinance, and Zoning Map) of the Pleasant Hill Municipal Code:

A. In accordance with Pleasant Hill Municipal Code § 18.30.060.C, in order for the Architectural Review Commission to recommend approval of the proposed PUD Rezoning, that body must be able to make the following findings, all of which the Architectural Review Commission made by passage of Resolution No. 01-26 on February 5, 2026:

1. The design of the structures conforms to the topographic features of the particular site.

The majority of the site is relatively flat; as a result, all four single-family dwelling units within the two structures will have approximately the same building height from the perspective of adjacent private properties and the public right-of-way. In addition to the new residential units, the Concept Plan will include private open space areas, either as a private front yard for Unit #1, or private rear yard for Units #2, 3 and 4. The Concept Plan allows for a 14-ft. 5.5-in. minimum front yard setback (a 10-ft. front yard setback is otherwise allowed in the Multi-Family Medium Density zoning district) and a 17-ft 6.75-in rear yard setback (a 15-ft. rear yard setback is otherwise allowed in the Multi-Family Medium Density (MRM) zoning district). The Concept Plan also allows the following setback reductions: (a) a 3-ft. corner side yard setback where the minimum allowance is 10-feet (70% reduction), (b) a 7-ft. 3-in. side yard setback to the adjoining parcel where the minimum allowance is 10-ft (27.5% reduction), and (c) a 0-ft. side yard setback within the subject development project site where the minimum allowance is 10-ft.

Item 9.4
City Council Meeting Agenda - Page 33 of 168 - Monday, May 18, 2026 Section 18.30.050E (PUD/PPD) of the Zoning Ordinance allows for all yard setbacks to be reduced by no more than 20% when located in a PUD or PPD zoning district; except that residential projects on sites that have a Multiple-Family or Mixed-Use General Plan land use designation shall not be limited to a 20% maximum reduction in setback requirements.

The project will develop two, 2-story structures, with a total overall height of 23- ft. 6-in. In the MRM zoning district, there is no limit on the number of stories and has a maximum allowed building height of 40-ft.

Finally, the project will consist of 45 percent lot coverage where a maximum 50 percent lot coverage is allowed in the MRM zoning district.

2. The design of the structures enhances the natural attributes of the particular site.

The project site is situated along Woodsworth Lane where multi-family uses and single-family uses abut one another. The site is bordered on two sides by singlefamily dwellings and duplex dwellings to the east and north. The site adjoins the Woodsworth Lane public right-of-way to the south and the Treadway Lane public right-of-way to the west. Across Woodsworth Lane is the Two Worlds mixed-use site, which combines residential and commercial uses, and across Treadway Lane are condominium dwelling units. The project will enhance the site by introducing visually interesting architectural design, using high-quality, durable materials, as well as installing new landscaping throughout, resulting in an improved appearance at a prominent site.

3. The scale and bulk of the structures are appropriate to the particular site.

The project incorporates architectural details into the two, two-story structures, such as varied roof heights, setbacks, materials, colors and forms, so as to be compatible with the scale and bulk of the surrounding neighborhood, which consists of a mixture of single and two-story structures, and a blend of exterior roof forms, materials and colors.

4. The landscape plan is appropriate to the particular site.

The landscape plan provides a plant palette consisting of three new trees and drought-tolerant plantings to complement the existing landscape in the neighborhood area. The landscape plan is in substantial compliance with City Wide Design Guidelines. This ensures that the project includes landscaping that is compatible and complementary to the site and neighborhood and will further soften the appearance of development from nearby views. The project will satisfy the 30 percent site landscaping requirement of the MRM zoning district by providing 33 percent total landscape area
B. In accordance with Pleasant Hill Municipal Code § 18.30.060.D, in order for the Planning Commission to recommend approval of the proposed PUD Rezoning and Concept Plan, that body must be able to make the following findings, all of which the Planning Commission made by passage of Resolution No. 08-26 on March 10, 2026:

1. The PUD plan is consistent with the General Plan and other applicable policies and is compatible with surrounding development:

Item 9.4
City Council Meeting Agenda - Page 34 of 168 - Monday, May 18, 2026 The PUD is consistent with the General Plan and the Architectural Review Commission has made findings that the proposed project is consistent with the site and surrounding development. More specifically, the proposed amendment will be consistent with the following goals and policies of the General Plan:
• Economics and Economy E-3.5: Underutilized Parcels. Facilitate appropriate reuse of underutilized parcels.

Development of the property will transform an underutilized site from vacant into a well-designed cluster of attractive and affordable new homes. • Land Use LU-1.3: Well-Defined Street Fronts. Require new buildings to maintain a street front that creates or maintains a well-defined streetscape.

The project will expand the existing Woodsworth Lane streetscape by placing sidewalk, curb cuts, driveways, walkways and garage doors along the south elevation, facing Woodsworth Lane This orientation will be consistent with and maintain the well-defined streetscape of the surrounding development along Woodsworth Lane to the east. Additional sidewalk, curb cut and parking spaces will be positioned along Treadway Lane, further defining a well-defined streetscape along Tredway Lane.
• Land Use LU-3.1: Neighborhood Character. Maintain and enhance the character and quality of existing residential neighborhoods, ensuring adequate public services and facilities maintained by the City such as streets and drainage are provided.

The proposed single-family development is consistent with the mix of single family and multi-family development in the neighborhood and the proposed density complies with the MFMD General Plan designation. The building architecture achieves visual interest and articulation by combining projecting window bays, covered entries, trellis structures, overhangs, varying roof heights, and trim details to break up the massing of each structure and enhance the neighborhood. The project site will be served by all utilities and will be providing storm drain improvements to mitigate additional impervious surfaces and will be providing on-site detention and metering of stormwater runoff. • Land Use LU-3.3: Neighborhood Access. Ensure that new residential development includes safe and convenient pedestrian and bicycle access to existing residential neighborhoods.

The project, as conditioned, will ensure that public sidewalks are maintained and/or improved to meet current Public Works and ADA standards. Existing dedicated bike lanes along Woodsworth Lane will be preserved, ensuring continued bicycle access throughout.
• Land Use LU-3.4: Clustering Development. Encourage new residential development to be clustered to support increased densities, open space, and efficiencies of public facilities and services.

Development of this currently vacant parcel, which is surrounded by developed parcels and will include clustered, single-family homes, and drainage and frontage improvements, thereby supporting increased densities, open space and efficiencies of public facilities and services.

Item 9.4
City Council Meeting Agenda - Page 35 of 168 - Monday, May 18, 2026 • Land Use LU-3.5: Varying Housing Typologies. Support the development of a broad range of housing types, to increase housing choice, neighborhood diversity, and innovative design.

The project is proposing an attached single-family development in an area that is surrounded by a mix of more traditional single-family homes and multifamily development. This project is atypical of other residential development within the City, thus, will provide additional housing options and well-designed units for new residents looking to locate into the City. • Land Use LU-3.7: Residential Intensification Criteria.

The Planning Commission reviewed the project and finds that the intensification of the land use designation, from Multi Family Low Density (12.1 to 20 dwelling units per acre) to Multi Family Medium Density (20.1 to 30 dwelling units per acre), will not result in environmental constraints, noise, traffic and other hazards, as the project was reviewed and determined to be a Class 3 (New Construction or Conversion of Small Structures) categorical exemption, under the California Environmental Quality Act (CEQA) of 1970, as amended, since the project scope involves the construction of four dwellings, with a density of 21.6 dwelling units per acre, including site and landscaping improvements, in an urbanized area, and would therefore not result in a significant impact on the environment
Furthermore, the design has been reviewed and recommended for approval by the ARC, which suggested the project incorporated excellent design and was compatible with adjacent development, as noted in the Architectural Review Permit findings, the project includes a 10% affordable housing component.

Finally, the project would provide affordable housing pursuant to the policies in the City’s Housing Element.
• Land Use LU-5.3: Compliance with Performance. Standards Require that all new development comply with the City's performance standards for fire, police, parks, water, flood control, sanitary sewer, and transportation facilities.

The development project, as conditioned, will comply with the City of Pleasant Hill’s performance standards. The City has reviewed the request for potential impacts to City drainage and transportation facilities and has determined as conditioned, and with the proposed improvements, that it will be consistent with relevant performance standards. The project will provide stormwater retention basins and pervious pavement in order to satisfy the requirements of the City Public Works Department and the Regional Water Quality Control Board. The Engineering Division has reviewed the project and noted that there will be no anticipated traffic impacts based on the small size of the project and adequate existing transportation infrastructure to support the increase.

Additionally, applicable outside and responsible agencies and districts have reviewed the plans and have no issues with the proposed development. • Land Use LU-5.5: Development Contribution Requirement. Require all new development to contribute to or participate in the improvement of park, school, police, sanitary, water, and flood control services in proportion to the demand generated by the development's occupants and users.

Item 9.4
City Council Meeting Agenda - Page 36 of 168 - Monday, May 18, 2026 The project is conditioned to pay its share of costs including traffic mitigation fees, park fees, school fees, and drainage fees.
• Land Use LU-7.2: Alternative Transportation Improvements. Support new development and infrastructure improvements in existing neighborhoods that enable and encourage people to drive less and walk, bike, and take public transit more.

The project, which includes a housing development and infrastructure improvements, is located on a vacant lot within an existing neighborhood that provides opportunities to walk to local destinations, utilize the City’s bicycle and pedestrian network, and access nearby public transit. • Housing H-3.1: Preference Policy: Facilitate construction of affordable housing by prioritizing new projects that include units for lower-income segments of the community.

The City serves as the Housing Successor Agency (Housing Successor) to the former Pleasant Hill Redevelopment Agency (Former Agency). Upon the dissolution of redevelopment, the Former Agency transferred the vacant lot located at 85 Woodsworth Lane to the Housing Successor. State law requires the Housing Successor to sell or initiate affordable housing development on the Property. The units will be sold to low‐ and moderate‐income buyers. • Housing H-3.3: Low- and Moderate-income Housing. Participate in programs assisting production or preservation of affordable units in order to provide housing for low- and moderate-income households.

As noted above, the City has partnered with Habitat for Humanity to produce affordable units. The project will create four residential units restricted to low‐ and moderate‐income buyers.
• Housing H-5.1: High Quality Neighborhoods. Maintain and enhance the quality of Pleasant Hill’s neighborhoods, through high quality design, neighborhood compatibility and consideration of surrounding uses, and maintenance and improvement of public infrastructure, so they will retain their value as they mature.

The development enhances the quality of the neighborhood by redeveloping an existing underutilized site with a new four-unit, single-family development and associated improvements. The building architecture achieves visual interest and articulation by combing projecting window bays, covered entries and overhangs, trellis structures, varying roof heights, and trim details to break up the massing of each structure and enhance the neighborhood. The project site will be served by all utilities and will be providing storm drain improvements to mitigate additional impervious surfaces and will be providing on-site detention and metering of stormwater runoff. Finally, as previously mentioned, frontage improvements and new sidewalks will be installed along Woodsworth Lane and Treadway Lane, to the benefit of all adjacent properties. • Housing H-5.4: Livable Neighborhoods. Provide public services and improvements that keep neighborhoods safe and livable.

The development complies with the City of Pleasant Hill’s Zoning Ordinance, Item 9.4
City Council Meeting Agenda - Page 37 of 168 - Monday, May 18, 2026 Objective Design Standards, City Wide Design Guidelines, Building and Engineering Standards, and other Local, State and Federal rules, policies and procedures to ensure the neighborhood will be safe and livable. Public safety will be maintained by providing unobstructed vision distance areas at each driveway and intersection. Additionally, frontage improvements and new sidewalks will be installed along Woodsworth Lane and Treadway Lane and two new trees will be planted in the landscaped median in front of 85 Woodsworth Lane.
• Housing H-6.2: Preserve Affordable Units. Ensure that units produced for low- and moderate-income households are made available to those households and maintained as affordable units.

The property is subject to an Affordable Housing Covenant that requires all four low‐ and moderate‐income units to remain affordable for at least 45 years.

Homeowners will enter into resale restrictions that require homes to be sold to qualified low‐ or moderate-income households during that time. Homeowners must also occupy the properties as their principal place of residence and not rent them out
• Housing H-7.1: Anti-discrimination: Ensure that individuals and families seeking housing in Pleasant Hill are not discriminated against on the basis of income, age, disability, sex, gender, sexual orientation, family structure, national origin, ethnicity, religion, occupation, or other similar factors.

One of the four units will be designed with voluntary adaptability features to accommodate persons with disabilities, as well as allowing homeowners to age in place. The developer maintains a strict policy of non-discrimination in advertising and qualifying new homebuyers and affirmatively markets its programs to further equal opportunity and fair housing objectives. Habitat complies with the Fair Housing Act and the Equal Credit Opportunity Act, as well as all other Fair Housing laws. Furthermore, Habitat does not discriminate in the sale or financing of residential real estate because of the handicap of a homebuyer or any person associated with the homebuyer or because all or part of the applicant's income is derived from public assistance. • Housing H-8.1: Energy Conservation Practices. Encourage energy conservation practices for new and existing residential dwellings.

The project will be constructed using current energy efficiency codes, including Title-24. All units will be equipped with solar panels with the aim of the entire project to be Zero Net Energy (ZNE). The project will be all‐electric. Trellises will be constructed at each unit to provide passive cooling. • Housing H-8.2 Sustainable Building Practices. Require the use of green building and sustainable practices for new and renovation residential projects throughout the City, in compliance with State law.

The project will be constructed using current energy efficiency codes, including Title 24. Building materials will incorporated recycled content. Plumbing and irrigation fixtures will be low flow. All units will be equipped with solar panels with the aim of the entire project to be Zero Net Energy (ZNE). The project will be all‐electric. Trellises will be constructed at each unit to provide passive Item 9.4
City Council Meeting Agenda - Page 38 of 168 - Monday, May 18, 2026 cooling.
• Environmental Env-8.6; Electric Vehicle Infrastructure. Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial and multifamily projects and require new single‐family residential development to include 220-volt outlets in all garages.

Each unit will include electric vehicle charging stations. • Public Facilities, Services and Infrastructure PFS-3.3: Green Infrastructure: Require new developments to install green infrastructure as required by the permit conditions of the Regional Water Quality Control Board, as part of their natural stormwater drainage systems, including but not limited to pervious pavement, infiltration basins, raingardens, green roofs, rainwater harvesting systems, and other types of low impact development (LID).

The development will provide stormwater retention basins and pervious pavement in order to satisfy the requirements of the City Public Works Department and the Regional Water Quality Control Board. • Public Facilities, Services and Infrastructure PFS-5.7: Residential Electric Utility Use: Encourage the use of electric appliances and utility hook-ups in all new residential development.

The project will include photovoltaic solar arrays on all residential roof tops, electric vehicle charging stations, and electric appliances. • Transportation and Circulation TC-4.4: Infill Development. Support infill and development in existing urban areas and around key transit facilities.

The project site at 85 Woodsworth Lane is a vacant site surrounded by developed parcels. The infill project is appropriately located near transit facilities along Gregory Lane and Contra Costa Boulevard. • Transportation and Circulation TC-4.5: Correlation Between Land Use and Transportation. Support land use patterns that make more efficient use of the transportation system, such as locating development near transit routes and high-quality bicycle/pedestrian facilities, minimizing new driveways, consolidating parking, and other best practice urban design measures.

The project site at 85 Woodsworth Lane is a vacant site surrounded by developed parcels. The infill project is appropriately located near transit facilities along Gregory Lane and Contra Costa Boulevard, as well as established bicycle/pedestrian facilities along Treadway Lane and Woodsworth Lane.
• Transportation and Circulation TC-8.8: New Development Neighborhood Traffic Impacts. Require developer participation in the cost of installation of traffic calming measures to reduce neighborhood traffic impacts through fee payments or direct contribution as a condition of approval, if applicable.

The project is conditioned to pay its share of costs, including traffic mitigation fees.
• Transportation and Circulation TC-9.8: Sidewalk Improvements: Improve Item 9.4
City Council Meeting Agenda - Page 39 of 168 - Monday, May 18, 2026 sidewalks to facilitate access by users of all ages and abilities.

The project has been conditioned to replace and/or repair any damaged sidewalks. All sidewalks fronting the project site will meet ADA requirements

2. The PUD plan will enhance the potential for superior urban design in comparison with the development under the base district regulations that would apply if the plan were not approved:

The base district, PUD-347, does not contain development provisions; therefore, the provisions of the zone district corresponding to the General Plan designation, Multi-Family Medium Density, would apply. In this case, that would be the Medium Density Multi-Family Residential zone district. The Draft PUD Concept Plan, which applies only to the site at 85 Woodsworth Lane, and not to the other 21 legal parcels under the PUD rezoning, would enhance the potential for superior urban design, because it would allow for small lot, attached, single-family homes with zero side yard setbacks (within the project site and not to existing adjacent properties), enabling the dwelling units to be clustered in the center of the site, away from the existing residential uses to the north and east. This building arrangement will also allow for reduced construction costs for the four affordable homes to be developed on the site.

3. Deviations from the base district regulations are justified by compensating benefits of the PUD plan:

The Planning Commission finds that deviations from the base district regulations are justified by compensating benefits of the PUD plan, including:
• Providing affordable housing opportunities critical to address the Bay Area housing crisis by providing four (100%) affordable units. The breakdown of affordable units is: three low-income and one moderate-income. The property is subject to an Affordable Housing Covenant that requires all four units to remain affordable for at least 45 years. Homeowners will enter into resale restrictions that requires homes to be sold to qualified low- or moderate-income households during that time. Homeowners must also occupy the properties as their principal place of residence and not rent them to tenants.
• Providing housing opportunities in a walkable neighborhood with nearby shopping and entertainment opportunities;
• Bolstering economic activity in the Downtown Crescent Drive area; • Developing an underutilized, undeveloped site in a prominent location; and • Providing curb, gutter, sidewalk and undergrounded utilities along portions of Woodsworth Lane and Treadway Lane.
• Installing two new trees in a landscaped median in front of the project site.

The compensatory benefits provided by the project applicant offer opportunities to satisfy a portion of the City’s Regional Housing Needs Allocation by providing affordable units in the low- and moderate-income levels.

The project will provide additional units in an area that will benefit from the synergy of residents in proximity to shopping and dining establishments which is Item 9.4
City Council Meeting Agenda - Page 40 of 168 - Monday, May 18, 2026 projected to increase economic activity and benefit citywide. The project will improve an underutilized and undeveloped site and provide an enhanced landscape palette, including the planting of five trees.

4. The PUD plan or specific plan includes adequate provisions for utilities services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems:

The project site will be served by all utilities and will be providing storm drain improvements to mitigate additional impervious surfaces and will be providing onsite detention and metering of stormwater runoff. The project is also conditioned to comply with the requirements of all other agencies having jurisdiction over this project. This includes, but is not limited to, the Contra Costa County Fire Protection District, PG&E, Central Contra Costa County Sanitation District, Contra Costa County Flood Control District and Contra Costa Water District. Proof of approval from other agencies with jurisdiction over the project will be provided to the Zoning Administrator prior to issuance of a certificate of occupancy.

5. The PUD plan or specific plan has been considered by the Architectural Review Commission:

The PUD and Draft Concept Plan was reviewed and recommended for approval by the Architectural Review Commission at their public hearing on February 5, 2026.

C. In accordance with Pleasant Hill Municipal Code § 18.30.040.A.1, the City Council of the City of Pleasant Hill finds that there are special site characteristics to allow a Planned Unit Development area of two acres as noted below:

The PUD is less than four contiguous acres, but larger than two acres, due to special site characteristics. The PUD-347 zone district encompasses several sites with a range of uses, including mixed-use, office, semi-public and institutional, and multi family. Many of these sites are no longer contiguous, because various sites have been rezoned to new PUD zone districts over the years.

The project includes a 2.1-acre contiguous group of residential parcels, all along the north side of Woodsworth Lane, all having a Multi Family Low Density General Plan land use designation. Rezoning these 22 contiguous parcels as a unified site would allow for a more cohesive future development potential if Area 1 and Area 3 of the Draft PUD Concept Plan are redeveloped, and new concept plans are proposed.

Finally, the 2.1-acre strip of parcels are only one-parcel-deep, which limits opportunities to meet size limitations. In addition, across the site, is the previously developed Two Worlds mixed-use development, which was developed in a cohesive manner. When Two Worlds was developed, the subject group of parcels were isolated from other areas of PUD-347. Thus, the Planning Commission recommends approval of the PUD size since achieving a four-acre size would be difficult as special site characteristics exist.

SECTION 2. In accordance with Pleasant Hill Municipal Code Section 18.180.050, the City Council hereby adopts the Zoning Map amendment that includes the new PUD and modification to PUD-347, ENT-2024-0032, (Exhibit C), based on the following findings:

Item 9.4
City Council Meeting Agenda - Page 41 of 168 - Monday, May 18, 2026

1. The proposed amendment complies with the provisions of the California Environmental Quality Act (CEQA).

Pursuant to Section 15303 of the California Environmental Quality Act (CEQA) of 1970, as amended, this project is determined to be a Class 3 (New Construction or Conversion of Small Structures) categorical exemption, since the project scope involves the construction of four dwellings, including site and landscaping improvements, in an urbanized area, and would therefore not result in a significant impact on the environment.

2. The proposed amendment complies with the limitations on residential rezoning established in subsection 18.180.050.D., as follows:
• Development of the area or property to be rezoned and redesignated shall not have significant growth-inducing impacts on existing residential neighborhoods;
The project will not have significant growth-inducing impacts on existing residential neighborhoods, because there are no extensions of utilities or services associated with the proposed project that would promote any growth inducing impacts. The re-designation of land use would limit higher density development to the 0.19-acre development site at 85 Woodsworth Lanet. The remainder of the zoning map amendment is only re-designating the PUD without any changes to the existing land use development provisions. • Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods
As noted under Finding No. 1 above, the project is a Class 3 categorical exemption under CEQA, thus not expected to have a significant impact on the environment, including on traffic. The project scope involves the construction of four dwellings, including site and frontage improvements, in an urbanized area. The project site at 85 Woodsworth Lane is a vacant site surrounded by developed parcels. The infill project is appropriately located near transit facilities along Gregory Lane and Contra Costa Boulevard, as well as established bicycle/pedestrian facilities along Treadway Lane and Woodsworth Lane. • Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods.

The project scope involves the construction of four dwellings, including site and landscaping improvements, in an urbanized area, and would therefore not result in a significant impact on the environment. Finally, the four new, attached, single-family homes will not generate any significant noise impacts to persons residing or working in the vicinity since single-family uses are low noise-generating and are compatible with the existing development in the area.

In addition, the project includes conditions of approval and mitigation measures to address noise impacts that arise during grading and construction activities.

3. Additional Finding for Zoning Ordinance Amendments. The proposed amendment is internally consistent with all other applicable provisions of the Zoning Ordinance.

The proposed amendment to the Zoning Ordinance Map is internally consistent with the development provisions of the underlying General Plan Land Use Item 9.4
City Council Meeting Agenda - Page 42 of 168 - Monday, May 18, 2026 Designation and Zoning Ordinance, including parking provisions, except for what is noted in the PUD Concept Plan.

SECTION 3. The applicant and owner of the real property subject to this approval shall indemnify, protect, hold harmless, and defend the City with legal counsel of the City’s own selection from any and all claims, actions, awards (including of attorney fees and costs), judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the planning application. The City shall be deemed for purposes of this requirement, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this requirement is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regard to such defense.

SECTION 4. This ordinance shall be effective 30 days after its adoption.

SECTION 5. Within fifteen days after the passage of this ordinance, the City Clerk shall cause 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 4th day of May, 2026.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the 18th day of May, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ZAC SHESS, Mayor
ATTEST:

LYONE P. CONNER, City Clerk
APPROVED AS TO FORM:

JANET E. COLESON, City Attorney
Item 9.4
City Council Meeting Agenda - Page 43 of 168 - Monday, May 18, 2026 1 PLANNED UNIT DISTRICT No. _____:  WOODSWORTH LANE
MAY 23, 2024
Table of Contents
I. GENERAL PLAN CONSITENCY ................................................................................................................ 3 II. EXISTING SITE CONDITIONS .................................................................................................................. 9

1. LOCATION..........................................................................................................................................9

2. EXISTING SITE FEATURES................................................................................................................... 9

3. AREA CONTEXT..................................................................................................................................9

4. SITE ACCESS.......................................................................................................................................9 III. CONCEPT PLAN REQUIREMENTS .................................................................................................... 10

1. USES ................................................................................................................................................10

2. DEVELOPMENT REGULATIONS........................................................................................................ 11

3. PARKING AND CIRCULATION........................................................................................................... 12

4. ARCHITECTURE AND SITE LAYOUT.................................................................................................. 12

5. LANDSCAPING AND FENCING ......................................................................................................... 12

6. NATURAL RESOURCES AND OPEN SPACE ....................................................................................... 12

7. DESIGN GUILDELINES ...................................................................................................................... 13 IV. INFRASTRUCTURE ........................................................................................................................... 13 V. SUSTAINABILITY AND OTHER PROEJCT DESIGN FEATURES ................................................................ 13 VI. ADMINISTRATION ........................................................................................................................... 15 EXHIBIT A – CONCEPTUAL SITE PLAN 85 WOODSWORTH LANE............................................................... 16 EXHIBIT B – PUD LOCATION MAP .............................................................................................................. 17 EXHIBIT C – ASSESORS PARCEL MAP BOOK 150 PAGE 15......................................................................... 18 EXHIBIT D – ASSESSORS PARCEL MAP BOOK 150 PAGE 28....................................................................... 19 EXHIBIT E – 85 WOODSWORTH LANE VICINITY MAP................................................................................ 20

EXHIBIT A
Item 9.4
City Council Meeting Agenda - Page 44 of 168 - Monday, May 18, 2026 2 The following properties shall be developed in a manner that is consistent with this Planned Unit District (PUD), including, without limitation, the Conceptual Site Plan attached here as Exhibit A – Conceptual Site Plan 85 Woodsworth Lane and incorporated herein by reference, and shall be rezoned from a zoning classification of Planned Unit District (PUD) No. 347 to Planned Unit District No. _____, subject to the following land use and property development regulations.  The properties in this PUD have been divided into three Areas: Area 1, Area 2, and Area 3, for clarity. See Exhibit B – PUD Location Map.

The property in Area 2, at 85 Woodsworth Lane (the Project Site), shall have land use and property development regulations as indicated in this PUD Concept Plan.

All other properties included in Areas 1 and 3, in the list below, and as indicated in Exhibit B – PUD Location Map, Exhibit C ‐ Assessors Parcel Map Book 150 Page 15 and Exhibit D – Assessors Parcel Map Book 150 Page 28 shall have no change to current land use and property development regulation of Multi‐Family Low Density (MFLD).

APN Address Lot Size
(Acres)
Land Use and Development
Regulations
Area 1
150‐280‐001 103 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐002 103 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐003 105 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐004 107 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐005 109 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐006 111 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐007 113 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐008 115 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐009 117 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐010 119 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐011 121 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐012 123 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐013 125 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐014 127 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐015 129 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐017 Common Area Parcel 1.24 PUD 347; MFLD
Area 2
150‐150‐071 85 Woodsworth Lane 0.19 Per this PUD Concept Plan Area 3
150‐150‐067 47 Woodsworth Lane 0.153 PUD 347; MFLD
150‐150‐065 49 Woodsworth Lane 0.153 PUD 347; MFLD
150‐150‐068 51 Woodworth Lane 0.153 PUD 347; MFLD
150‐150‐069 53 Woodsworth Lane 0.104 PUD 347; MFLD
150‐150‐070 65 Woodsworth Lane 0.101 PUD 347; MFLD
150‐280‐001 101 Woodsworth Lane N/A PUD 347; MFLD
Item 9.4
City Council Meeting Agenda - Page 45 of 168 - Monday, May 18, 2026 3 I. GENERAL PLAN CONSITENCY
The proposed development at 85 Woodsworth Lane (the Project), as set forth herein and as shown on the Conceptual Site Plan, is consistent and compatible with the 2040 General Plan for the following reasons:

1. The applicant intends to create four affordable single‐family attached residences that will complement and enhance the adjacent single‐ and multi‐family neighborhood. The development will establish a strong relationship to the street with the wrap‐around trellis at the corner and an entrance and walkways from Woodsworth Lane to the entrance of each home. The overall size, shape, scale and massing of the project will be harmonious and visually compatible with that of the neighboring development across Woodsworth Lane.

Applicable General Plan Goals and Policies:
 Land Use Element Goal LU‐1 Promote a city image that reflects the community’s diversity, inclusivity, forward‐thinking, and high quality of life.  LU‐1.3 Well‐Defined Street Fronts
o Require new buildings to maintain a street front that creates or maintains a well‐defined streetscape.
 LU‐1.6 Transition in Scale
o Require that new development transition appropriately in building scale, height and massing in relation to the physical and visual character of adjoining neighborhoods.
 LU‐1.9 Connectivity Between Existing and New Development o Encourage linking new development to existing development, parks, and trails through the creation of internal circulation systems that allow travel by foot, bicycles, vehicles, and other alternative modes of travel.  Land Use Element Goal LU‐3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.  LU‐3.1 Neighborhood Character
o Maintain and enhance the character and quality of existing residential neighborhoods, ensuring adequate public services and facilities maintained by the City such as streets and drainage are provided.  Housing Element Goal H‐5 Protect and rehabilitate the existing housing stock.  H‐5.1 High Quality Neighborhoods
o Maintain and enhance the quality of Pleasant Hill’s neighborhoods, through high‐quality design, neighborhood compatibility and consideration of surrounding uses, and maintenance and improvement of public infrastructure, so they will retain their value as they mature.

2. The Pleasant Hill community needs affordable housing.   The City’s General Plan 2003 indicates the State of California Legislature has found that “the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable Item 9.4
City Council Meeting Agenda - Page 46 of 168 - Monday, May 18, 2026 4 living environment for every California family is a priority of the highest order." Additionally, Table H15 indicates 36 percent of households were paying more than 30 percent of income for housing in 1990. As noted in the City of Pleasant Hill current General Plan, the City of Pleasant Hill “has a limited supply of land available for new housing construction”.  The City serves as the Housing Successor Agency (Housing Successor) to the former Pleasant Hill Redevelopment Agency (Former Agency). Upon the dissolution of redevelopment, the Former Agency transferred the vacant lot located at 85 Woodsworth Lane to the Housing Successor. State law requires the Housing Successor to sell or initiate affordable housing development on the Property.  The units will be sold to low‐ and moderate‐income buyers.

Applicable General Plan Goals and Policies:
 Housing Element Goal 1 Maintain a housing supply sufficient to meet the housing needs of all Pleasant Hill residents.
 H‐1.5 Encourage Higher Densities
o Encourage development at the maximum allowed density to increase the quantity and affordability of the city’s housing stock.  Housing Element Goal 3 Increase housing opportunities for lower‐ and moderate‐income households.
 H‐3.1 Preference Policy
o Facilitate construction of affordable housing by prioritizing new projects that include units for lower‐income segments of the community.  H‐3.3 Low‐ and Moderate‐income Housing
o Participate in programs assisting production or preservation of affordable units in order to provide housing for low‐ and moderate‐ income households.

3. The property is subject to an Affordable Housing Covenant that requires all four low‐ and moderate‐income units to remain affordable for at least 45 years. Homeowners will enter into resale restrictions that require homes to be sold to qualified low‐  or moderate‐ income households during that time. Homeowners must also occupy the properties as their principal place of residence and not rent them out.

Applicable General Plan Goals and Policies:
 Housing Element Goal 6 Preserve the City’s affordable housing stock whenever and wherever feasible.
 H‐6.2 Preserve Affordable Units
o Ensure that units produced for low‐ and moderate‐income households are made available to those households and maintained as affordable units.

4. The project will be constructed using current energy efficiency codes, including Title 24.

All units will be equipped with solar panels with the aim of the entire project to be Zero Net Energy (ZNE).  The project will be all‐electric. Trellises will be constructed at each unit to provide passive cooling.

Item 9.4
City Council Meeting Agenda - Page 47 of 168 - Monday, May 18, 2026 5 Applicable General Plan Goals and Policies:
 Environmental Element Goal ENV‐8 Become a low carbon community that strives to exceed State GHG reduction goals by 2040.
 ENV‐8.6 Electric Vehicle Infrastructure
o Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial and multi‐ family projects and require new single‐family residential development to include to 220 volt outlets in all garages.
 Public Facilities, Services, and Infrastructure Element PFS‐3 Provide a resilient, sustainable stormwater management system that reduces runoff volume and minimizes flood potential from existing and future development.  PFS‐3.3 Green Infrastructure
o Require new developments to install green infrastructure as required by the permit conditions of the Regional Water Quality Control Board, as part of their natural stormwater drainage systems, including but not limited to pervious pavement, infiltration basins, raingardens, green roofs, rainwater harvesting systems, and other types of low impact development (LID).
 Public Facilities, Services, and Infrastructure Element PFS‐5 Provide for the current and future energy and telecommunications needs of Pleasant Hill.  PFS‐5.7 Residential Electric Utility Use
o Encourage the use of electric appliances and utility hook‐ups in all new residential development.
 Housing Element H‐8 Require energy conserving practices in the maintenance of existing dwellings and in new residential development, additions, and remodeling.
 H‐8.1 Energy Conservation Practices
o Encourage energy conservation practices for new and existing residential dwellings.
 H‐8.2 Sustainable Building Practices
o Require the use of green building and sustainable practices for new and renovation residential projects throughout the City, in compliance with State law.

5. The Project Site is located at the corner of Woodsworth Lane and Treadway Lane, see Exhibit E – 85 Woodsworth Lane Vicinity Map, and is less than half a mile distance to the Crescent Plaza Downtown core, Pleasant Hill Park, the Courtyard Shopping Center, and Pleasant Hill Plaza.   Both the Contra Costa Canal Trail and the Iron Horse trail are approximately 1 mile from the project.

Applicable General Plan Goals and Policies:

Item 9.4
City Council Meeting Agenda - Page 48 of 168 - Monday, May 18, 2026 6  Land Use Element Goal LU‐3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.  LU‐3.2 Connectivity
o Encourage new residential and mixed‐use development to incorporate design features that promote walking within neighborhoods and citywide.
 LU‐3.3 Neighborhood Access
o Ensure that new residential development includes safe and convenient pedestrian and bicycle access to existing residential neighborhoods.  Land Use Element Goal LU‐7 Improve the health and well‐being of all Pleasant Hill residents.
 LU‐7.2 Alternative Transportation Improvements
o Support new development and infrastructure improvements in existing neighborhoods that enable and encourage people to drive less and walk, bike, and take public transit more.
 Transportation and Circulation Element Goal TC‐9 Prioritize a safe and connected pedestrian network for users of all ages and abilities.  TC‐9.2 Pedestrian Connections
o Require new development to use best practices in providing pedestrian connections between sites and existing and planned pedestrian facilities, including those identified in the Bicycle and Pedestrian Master Plan and other relevant plans and documents.

6. One of the four units will be designed with voluntary adaptability features to accommodate persons with disabilities, as well as allowing homeowners to age in place.

The Developer maintains a strict policy of non‐discrimination in advertising and qualifying new homebuyers, and also affirmatively marketsits program to further equal opportunity and fair housing objectives. Habitat does not discriminate against any person in the sale, advertising, or financing of housing on the basis of race, religion, sex, handicap, national origin or familial status. Habitat complies with the Fair Housing Act (42 U.S.C. Section 3601‐3619) and the Equal Credit Opportunity Act (15 U.S.C. Sections 1691‐1691F), as well as all other Fair Housing laws. Furthermore, Habitat does not discriminate in the sale or financing of residential real estate because of the handicap of a homebuyer or any person associated with the homebuyer (42 U.S.C. Section 3602H) or because all or part of the applicant's income is derived from public assistance.

Applicable General Plan Goals and Policies:
 Housing Element Goal 7 Assure that housing programs maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based upon age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability.  H‐7.1 Anti‐discrimination
Item 9.4
City Council Meeting Agenda - Page 49 of 168 - Monday, May 18, 2026 7 o Ensure that individuals and families seeking housing in Pleasant Hill are not discriminated against on the basis of income, age, disability, sex, gender, sexual orientation, family structure, national origin, ethnicity, religion, occupation, or other similar factors.
 Land Use Element Goal 7 Improve the health and well‐being of all Pleasant Hill residents.
 LU‐7.5 Aging in Place
o Promote community health, safety, and neighborhood cohesiveness by supporting a range of housing types, such as affordable, multi‐ generational, independent and assisted living, and neighborhood amenities that allow residents to age in place..

7. The proposed project will contribute to essential City servicessuch as police, fire, schools, parks, and the library through payment of development impact fees and increased property tax revenues. The property has existing utility lines along its frontage which are available to serve the project.  The development will pay required costs of connecting to the existing systems, and will add new ratepayers to help fund existing and future system improvements
Applicable General Plan Goals and Policies:
 Land Use Element Goal LU‐5 Protect and enhance Pleasant Hill’s quality of life and unique identity while continuing to grow and change.  LU‐5.3 Compliance with Performance Standards
o Require that all new development comply with the City's performance standards for fire, police, parks, water, flood control, sanitary sewer, and transportation facilities.
 LU‐5.5 Development Contribution Requirement
o Require all new development to contribute to or participate in the improvement of park, school, police, sanitary, water, and flood control services in proportion to the demand generated by the development's occupants and users.

8. Development of the property will transform an underutilized site from vacant into a well‐ designed cluster of attractive affordable new homes.

Applicable General Plan Goals and Policies:
 Economics and Economy Element Goal E‐3 Create and maintain a dynamic and diverse economic base.
 E‐3.5 Underutilized Parcels
o Facilitate appropriate reuse of underutilized parcels.

9. Development of this currently vacant parcel, which is surrounded by developed parcels, avoids impacts to existing open space or hillsides, streams, wetlands, or riparian areas.

Applicable General Plan Goals and Policies:

Item 9.4
City Council Meeting Agenda - Page 50 of 168 - Monday, May 18, 2026 8  Land Use Element Goal LU‐3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.  LU‐3.4 Clustering Development
o Encourage new residential development to be clustered to support increased densities, open space, and efficiencies of public facilities and services.
 Transportation and Circulation Element Goal TC‐4 Reduce congestion and vehicle trips through land use planning.
 TC‐4.4 Infill Development
o Support infill and development in existing urban areas and around key transit facilities.

10. Although no habitat is anticipated to be disturbed by the project, any potential environmental impacts of development on native species and their habitat will be mitigated through environmental review as required. Construction activities will be required to avoid disturbance to natural features, including wildlife migration corridors, as much as possible.

Applicable General Plan Goals and Policies:
 Environmental Element Goal ENV‐4 Protect and preserve natural habitat, plants, and wildlife.
 ENV‐4.1 Minimize Development Impacts
o Require new development and construction activities to minimize impacts and disturbances on plants and animals, including sensitive habitat and migration corridors, landforms, and trees.
 Environmental Element Goal ENV‐7 Meet or exceed State and Federal Air quality standards.
 ENV‐7.6 Best Management Construction Practices
o Require new development to use best management construction practices in accordance with BAAQMD standards.

11. Exterior building lighting will be wall mounted next to front doors, along the length of the wall parallel to Treadway lane, and above rear garage doors.  Lights will be shrouded to reduce light pollution onto neighboring properties, while still providing a safe environment at night.
 Land Use Element Goal LU‐1 Promote a city image that reflects the community’s diversity, inclusivity, forward‐thinking, and high quality of life.  LU‐1.10 City Lighting Standards
o The City shall adopt lighting standards intended to maintain ambient lighting levels after preparing a City Lighting Standards study to determine visibility, minimum glare, and minimum spillage standards in relation to other properties or into the sky. Implementation of this policy would encourage conservation of energy, through the regulation of the Item 9.4
City Council Meeting Agenda - Page 51 of 168 - Monday, May 18, 2026 9 types, kinds, construction, installation and uses of outdoor electrically powered illuminating devices, lighting practices and systems, while maintaining to conserve energy without decreasing safety, utility, security, and productivity and enhancing nighttime enjoyment of property and night skies.

II. EXISTING SITE CONDITIONS

1. LOCATION
a. This proposed Planned Unit District, located on Woodsworth Lane between Contra Costa Boulevard and Gregory Lane, is an approximately 2.1‐acre group of parcels.  It includes the properties listed on page 2 of this PUD and shown on Exhibit B – PUD Location Map.  It is comprised of twenty‐two (22) legal parcels.

2. EXISTING SITE FEATURES
a. Area 1 ‐ The residences at 101, 103, 105, 107, 109, 111, 113, 115, 117, 119, 121, 123, 125, 127, and 129 Woodsworth Lane, APN parcels 150‐280‐001 through 150‐ 280‐015 are condominium units.  Parcel 150‐280‐017 is a common use parcel for these condominium units with a fence and single‐family residences to the north and west, a public park to the south‐west, Woodsworth Lane and public sidewalk to the south, and Treadway Lane and public sidewalk to the east; it contains four (4) buildings, shared access and parking, and landscape areas. b. Area 2 ‐ The Project site at 85 Woodworth Lane is currently vacant and covered by low‐lying vegetation such as grasses.  Wood fences exist along the north and east property lines; existing sidewalk run along the south and west property lines.

There are no other structures or trees located on the site. c. Area 3 ‐ The residences at 47, 49, 51, 53, and 65 Woodsworth Lane, APN parcels 150‐150‐065 and 150‐150‐067 through 150‐150‐070 contain single‐family residences.  Each of the parcels is bounded by existing fencing and single‐family residences to the north.   A public sidewalk and Woodsworth Lane are to the south.  To the east and west of each parcel is an existing fence and single‐family residence except for 47 Woodsworth Lane which has a restaurant to the east, and 65 Woodsworth Lane which has the Project site described above to the west.

3. AREA CONTEXT
a. Surrounding uses include single‐ and multi‐family homes, a public park, a church, and a restaurant.  Single family residential zoned R‐7 exists to the north and west of this PUD.  There is a public park to the south‐west. To the east of the site is an area zoned PUD 548 with a mixed‐use General Plan designation, with a restaurant bordering the east extent of this PUD.  To the south, across Woodsworth Lane, are multi‐family housing.  To the south‐east, across Woodsworth Lane isthe Faith Lutheran Church.

4. SITE ACCESS
a. Access to the Area 1 condominium units described above is via a shared driveway off of Treadway Lane.  Access to the Area 2 Project site at 85 Wordsworth Lane will be from private driveways off Woodsworth Lane and Treadway Lane.  Access Item 9.4
City Council Meeting Agenda - Page 52 of 168 - Monday, May 18, 2026 10 to each of the single‐family residences in Area 3, at 47, 49, 51, 53, and 65 Woodsworth Lane are via private driveways off of Woodsworth Lane.

III. CONCEPT PLAN REQUIREMENTS

1. USES
As part of the Project’s entitlements, the Project applicant seeks to amend the existing PUD 347 zoning to this Planned Unit District (PUD) for Area 2, such that the Project Site shall be governed by the Multiple‐Family Residential – Low Density (MFLD) General Plan Land Use regulations, except to the extent such regulations are expressly modified pursuant to this PUD. Areas 1 and 3 will remain subject to the underlying General Plan and zoning regulations.

Uses permitted within this PUD, for the Project at 85 Woodsworth Lane, shall be as set forth in Table 1 below, as classified according to the Pleasant Hill Municipal Code (P.H.M.C.) Section 18.15.020 (Use Classifications).

In the event a proposed use is not listed in Table 1, the Zoning Administrator shall have the discretion to determine that the proposed use is substantially similar to a listed use, and upon such determination, the proposed use shall be treated for purposes of this PUD district in the same fashion as the substantially listed use.

The uses listed are based on the use classifications set forth in P.H.M.C. Chapter 18.15.

Use classifications not listed are prohibited unless authorized by Zoning Administrator resolution under P.H.M.C. Section 18.15.010 the “Additional Use Regulations” column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in P.H.M.C. Chapter 18.15.

TABLE 1 – LAND USE REGULATIONS
PUD Land Use Regulations for Area
2; Areas 1 and 3 shall comply with
underlying General Plan and
Corresponding Zoning Designation
P
U
T
Permitted
Use Permit Required
Temporary Use Permit Required
Land Use PUD Additional Regulations
Residential Uses
Home Occupation P L‐1 See P.H.M.C. 18.20.070
Multi‐Family Residential P
Single‐Family Residential P
Temporary Uses
Personal Property Sales* P L‐2
L‐1 A home occupation is an ongoing activity in a dwelling which provides goods or services where such activity is incidental to the primary use of the dwelling for residential purposes. (Reference: P.H.M.C. § 18.20.070.) * Sales of personal property by a resident. This classification includes garage sales.

L‐2 Not more than six occurrences during a calendar year. Each occurrence shall not exceed two consecutive days.

Item 9.4
City Council Meeting Agenda - Page 53 of 168 - Monday, May 18, 2026 11 2. DEVELOPMENT REGULATIONS
Development of the Project shall be governed by the identified development regulations set forth in this Subsection (B) and shall be developed in a manner that is consistent with the Conceptual Site plan attached as Exhibit A.  To the extent a development regulation or other zoning standard or regulation is not expressly set forth in the PUD district, then the applicable standard or regulation under the base MFLD General Plan district shall govern.

Pursuant to this PUD and as shown on attached Exhibit A, the Project Site shall be approved for a maximum of four (4) single family attached homes, each home will be approximately 1,320 square feet.  Net project density shall be approximately 21.1 dwelling units per acre.  Each unit will have between 150 and 385 square feet of private open space.  Three units will have a single‐car garage and one surface parking space, and one unit will have a single at‐grade accessible parking space and one surface parking space; parking will be accessed via private driveways.  The Project Site shall be developed in a manner that is consistent with the Conceptual Site Plan shown on attached Exhibit A which sets out a specific development program that adheres to the development parameters set forth herein.

Any significant modifications to the Conceptual Site Plan (Exhibit A) shall require an amendment to this PUD district pursuant to P.H.M.C. Section 18.90.060. Minor changes to the Conceptual Site Plan may be approved by the Zoning Administrator pursuant to P.H.M.C. Section 18.30.08 provided, however, for the purposes of this Subsection III(2), proposed changes to the circulation and access layout, parking configuration, and/or landscaping plans shall not be treated as “significant modifications” so long as the proposed revised site plan satisfies the applicable development regulations set forth herein.

TABLE 2 – DEVELOPMENT REGULATIONS
PUD Development Regulations for Area 2; Areas 1 and 3 shall comply with underlying General Plan and Corresponding Zoning Designations Development Characteristic Standard Notes
Minimum Site Area per Dwelling Unit (sq. ft.) 1,500
Minimum Lot Area (sq. ft.) 8,000
Minimum Lot Width (feet) 18
Minimum Lot Depth (feet) 82
Minimum Yards:

Front (feet) 14
Rear (feet) 17
Corner Side (feet) 9
Side (feet) 5
Aggregate Side (feet) 7’‐2 ½”
Maximum Building Height (feet) 35
Maximum Number of Stories 2.5
Maximum Lot Coverage 50%
Maximum Floor Area Ratio 70%
Minimum Site Landscaping 35%
Item 9.4
City Council Meeting Agenda - Page 54 of 168 - Monday, May 18, 2026 12 Fences and Walls (feet) 6
Supplemental Regulations   See P.H.M.C.

18.20.050 through

18.20.140 and Part
4 Nonconforming Structures   See P.H.M.C.

Chapter 18.65

3. PARKING AND CIRCULATION
a. Circulation ‐ There are no common residential facilities in this project.  Walkways connect the front doors of each unit to Woodsworth Lane.  The public sidewalk may be used to connect residents to their neighbors.  Vehicular circulation is isolated to driveways off of Woodsworth Lane and Treadway Lane b. Parking ‐ Unit 1 includes two surface parking space, while units 2‐4 have single individual parking garages plus one surface parking space each.  Unit 1 is the 4 bedroom unit (with voluntary adaptability features), so one of the parking spaces provided is an accessible space with a 5 ft. aisle.  Garages may be accessed from inside of each unit.

4. ARCHITECTURE AND SITE LAYOUT
a. Development of the Project Site shall be generally compatible with surrounding land uses, be consistent with this PUD district and the applicable City Design Guidelines, and be consistent with any other approvals granted in connection with the Project (i.e. Development Plan, vesting tentative subdivision map, architectural review, building permit, grading permit).

5. LANDSCAPING, IRRIGATION, AND FENCING
a. Landscaping and fencing on the Project Site shall be generally compatible with surrounding land uses, be consistent with this PUD and the applicable City Design Guidelines, and be consistent with any other approvals granted in connection with the Project (i.e. Development Plan, vesting tentative subdivision map, architectural review, building permit, grading permit). b. Irrigation shall comply with The City of Pleasant Hill’s water efficient ordinance. c. Fences and Walls ‐ Around the private open space will be a combination of 4ft high open and 6ft. high wood privacy fences.  The design of the fences will be contemporary and complement the exterior cladding materials on the homes.

6. OPEN SPACE
a. Private Open Space  ‐  Each home is on its own individual lot and there are no shared facilities.  Each unit has private open space in the form of an enclosed front patio or rear yard (between 150 sf ‐ 385 sf) which can be accessed off of the living room.  Fences around the patio and rear yards will be a minimum of 4 ft and a maximum of 6 ft high and will create privacy between units but also visual connection to the entry walkways.

Item 9.4
City Council Meeting Agenda - Page 55 of 168 - Monday, May 18, 2026 13 b. Common Open Space/Amenities ‐ Each home is on its own individual lot and there are no shared facilities.

7. DESIGN GUILDELINES
a. The development will emphasize the pedestrian scale entrance over the vehicular. The relationship to the street will be emphasized through the use of the private enclosed outdoor areas and entrances with walkways from Woodsworth Lane. The color palette will be compatible with the surrounding neighborhood and reduce the appearance of bulk. All sides of the buildings will be articulated with the same siding and paint colors to provide continuity.

Windows will be located to achieve balanced natural lighting at the interior of each home. The roof material will be high quality asphalt shingle in a color compatible with the surrounding neighborhood.
b. The landscape for the Project shall satisfy landscape standards set forth in P.H.M.C. Section 18.20.040 and Chapter 18.52 (Water‐Efficient Landscaping). The project will employ a licensed landscape architect to design the landscaping and irrigation systems.  A mixture of appropriately scaled trees, shrubs, and ground cover will be used as a unifying element to achieve a cohesive appearance on all portions of the site.   All landscaping will be appropriate to the climate and drought tolerant.  Landscaping will also be used forstormwaterinfiltration.  There are no existing trees on the property currently.  Landscaping will be integrated along the fences at the Unit 1 front patio to break down the scale of the fence and to help define public versus private areas of each lot.  Screen planting and ground cover will be used along the driveways at the front of lots 2‐4. c. Site Lighting ‐ Exterior building lighting will be wall mounted next to front doors, along the length of the wall parallel to Treadway lane, above garage doors, and beside exterior doors.   Lights will be shrouded to reduce light pollution onto neighboring properties, while still providing a safe environment at night.

IV. INFRASTRUCTURE

1. The Project Site will be accessed via a single driveway along Treadway Lane.   Transit service to the Project Site is currently generally accessible in the Project vicinity.  The Project is not anticipated to require any modifications to bus stops/facilities.

2. Pedestrian access to the Project Site will be via pedestrian walkways along Woodsworth Lane and Treadway Lane.  See Exhibit A.

3. Adequate wet and dry utilities(including, without limitation,sewer, water, and electricity) currently exist in the Project vicinity and shall serve the Project Site in sufficient amounts to serve the Project.

4. Utility trenching shall be located so as to avoid significant, adverse impacts on drainage patterns and protected tree roots.

5. All rainwater will be treated on site by planted infiltration areas prior to entering the city stormwater system.  Pervious paving material will be used where possible.  Mulch will be used in low circulation areas and around plantings to preserve moisture for plants and to promote infiltration of rainwater into soil.

V. SUSTAINABILITY AND OTHER PROJECT DESIGN FEATURES
Item 9.4
City Council Meeting Agenda - Page 56 of 168 - Monday, May 18, 2026 14 Development on the Project Site shall integrate, as reasonably practicable, the following sustainability features and green building methods/practices.

1. Project will comply with the latest version of the CalGreen Code.

2. The project will aim for a GreenPoint Rating of Gold and a certified GreenPoint rater will be contracted to oversee construction.

3. Materials used onsite will be low‐VOC.

4. The project will attempt to be net‐zero energy.  All homes will have EV charging capabilities, will maximize PV arrays on the roof, and will provide a thermally superior envelope by minimizing air infiltration and maximizing insulation in walls and roof.

5. All appliances and systems will be electric, there will be no natural gas.

6. Advanced framing techniques will be used:  framing members and windows (to the greatest extent possible) will be on a 24” module.  Engineered floor joists & roof trusses on 24” centers will span the entire width/length of the homes and minimize lumber as well.

7. Roofing material will be minimum of 40‐year, cool roofing.

8. Exterior cladding will be of durable, low‐maintenance fibercement board.

9. All landscaping will be drought tolerant and located to shade the homes where possible to reduce the heat island effect.

10. Paving will be minimized as much as possible through the use of mulch as well as landscaping.

11. All rainwater will be treated on site prior to entering the city stormwater system.

The project shall achieve an acceptable interior noise level, in the form of sound‐rated assemblies (i.e. windows), and/or other appropriate features/measures, all of which shall be incorporated into construction documents, based upon recommendations of a qualified acoustical engineer, subject to City staff’s reasonable approval.

To address daytime construction noise issues, the Project shall limit construction hours on the site to current City restrictions, as indicated in P.H.M.C. Section 9.15.040.L.   Limited work hours will be utilized on Saturdays for volunteer groups.  Saturday work will not include the use of heavy equipment, will not include subcontractor work, and will not occur in the public right of way.

Prior to the issuance of a building permit, along with the submission of construction documents, the Projectsponsorshallsubmit to the Building Department a list of anticipated proceduresto respond to and track construction‐related noise complaints.  These shall include, without limitation, the following:
 A procedure for notifying the Building Division staff and Pleasant Hill Police Department;  A plan for posting signs on‐site pertaining to permitted construction days and hours and complaint procedures and who to notify in the event of a problem;  A listing of emergency telephone numbers, during and after regular construction hours; Item 9.4
City Council Meeting Agenda - Page 57 of 168 - Monday, May 18, 2026 15  Notification of neighbors withing 300 feet of the Project construction area at least 30 days in advance of any extreme noise‐generating activities about the estimated duration of the activity; and
 A preconstruction meeting shall be held with the job inspectors and the general contractor/onsite project manager to confirm that noise mitigation and practices (including construction hours, neighborhood notification, posted signs, etc.) are in place.

Additionally, the Project shall implement the following Bay Area Air Quality Management District (BAAQMD) recommended Basic Construction Best Practices:
 All haul trucks transporting soil, sand, or other loose material off‐site shall be covered.  All visible mud or dirt track‐out into adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day.
 All vehicle speeds on unpaved roads shall be limited to fifteen (15) mph.  Idling times shall be minimized either by shutting equipment off when not in use of reducing the maximum idling time to five (5) minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points.
 All construction equipment shall be maintained and property tuned in accordance with manufacturer’s specifications.

VI. ADMINISTRATION
The adoption of this PUD district by the Pleasant Hill City Council establishes the development regulations for land use development on the Project Site. This PUD district shall be adopted by ordinance.  Subject to Section III(2) above, any application for development that is not consistent with the PUD district shall not be approved unless this PUD district is amended in compliance with P.H.M.C. Chapter 18.30 (except in the event and to the extent said change constitutes a minor amendment and thus can be approved by the Zoning Administrator).

Development of the Project Site shall require approval of a Development Plan and Architectural Review Permit.   Said permits may be processed and considered concurrently in accordance with applicable provisions of the City’s Municipal Code.  Provided, however, that minor amendments to the PUD are subject to review pursuant to P.H.M.C. Section 18.30.080.

Item 9.4
City Council Meeting Agenda - Page 58 of 168 - Monday, May 18, 2026 16 EXHIBIT A – CONCEPTUAL SITE PLAN 85 WOODSWORTH LANE

Item 9.4
City Council Meeting Agenda - Page 59 of 168 - Monday, May 18, 2026 C
URRENT

ISSUEDATE

REVISIONS

INITIAL

SUBMITTALDATE
SHEETNO.
1743AlcatrazAvenue
Berkeley,CA94703
tel:510.663.9797
fax:510.663.1807
http://www.ghadesign.net
85 WOODSWORTH LANE, PLEASANT HILL, CA
5/10/2024
PRELIMINARY NOT FOR CONSTRUCTION BUILDING PERMIT # TENTATIVE MAP # SITE DEVELOPMENT PERMIT DESIGN REVIEW & PLANNING A1.0 BUILDING PLANS FIRST FLOOR 48 48.5
48 .5
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48 48

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4-BEDR.UNIT
(VOLUNTARY

ADAPTABLE
1STFLR-
756SF)
1 3-BEDR.UNIT
(1STFLR-756SF)
2 25'-6 3/4"

SETBACK
42'-0"
18'-0"18'-0"18'-0"
± 14'-5 1/2"

SETBACK
±5'-21/2"18'-0"7'-3"

SETBACK
±4'-11/2"
(3'-0"MIN.)
±9'-21/2"
3'
-0"
3'-0"

PRIVATE

OUTDOORSPACE
(150SF)
17'-6 3/4"

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21'-6 3/4"

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ENTRY
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ENTRY

PRIVATE

OUTDOORSPACE
(385SF)
9'-3"

PRIVATE

OUTDOORSPACE
(374SF)

PRIVATE

OUTDOORSPACE
(374SF)
42'-0" 26'-8 1/2"

SETBACK
4'-71/2"

SETBACK
4'-71/2"

SETBACK
HALF
BATH
HALF
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KIT.
1 A2.0
2 A2.0
1 A2.1
3 A2.0
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(E.) RESIDENCE
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4 6FT.

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SCALE:3/16"=1'-0"
1 A1.0
PROPOSEDSITEPLAN-SHOWING1STFLOORPLANS

PROJECT
NORTH
Item 9.4
City Council Meeting Agenda - Page 60 of 168 - Monday, May 18, 2026 17 EXHIBIT B – PUD LOCATION MAP

Item 9.4
City Council Meeting Agenda - Page 61 of 168 - Monday, May 18, 2026 7/1/22, 11:57 AM Google Maps
https://www.google.com/maps/@37.9502125,-122.0625927,18z 1/1 Map data ©2022 Google 100 ft
Item 9.4
City Council Meeting Agenda - Page 62 of 168 - Monday, May 18, 2026 18 EXHIBIT C – ASSESORS PARCEL MAP BOOK 150 PAGE 15

Item 9.4
City Council Meeting Agenda - Page 63 of 168 - Monday, May 18, 2026 Item 9.4
City Council Meeting Agenda - Page 64 of 168 - Monday, May 18, 2026 19 EXHIBIT D – ASSESSORS PARCEL MAP BOOK 150 PAGE 28

Item 9.4
City Council Meeting Agenda - Page 65 of 168 - Monday, May 18, 2026 Item 9.4
City Council Meeting Agenda - Page 66 of 168 - Monday, May 18, 2026 20 EXHIBIT E – 85 WOODSWORTH LANE VICINITY MAP
Item 9.4
City Council Meeting Agenda - Page 67 of 168 - Monday, May 18, 2026 7/1/22, 2:15 PM Google Maps
https://www.google.com/maps/@37.9491048,-122.0612047,845m/data=!3m1!1e3 1/1 Imagery ©2022 Google, Imagery ©2022 CNES / Airbus, Maxar Technologies, U.S. Geological Survey, USDA/FPAC/GEO, Map data ©2022 200 ft Item 9.4
City Council Meeting Agenda - Page 68 of 168 - Monday, May 18, 2026

EXHIBIT F

GENERAL PLAN LAND USE MAP AMENDMENT

HABITAT FOR HUMANITY
85 WOODSWORTH LANE N.T.S.

MFMD

PROPOSED GENERAL

PLAN MAP AMENDMENT

EXISTING GENERAL

PLAN LAND USE MAP
Item 9.4
City Council Meeting Agenda - Page 69 of 168 - Monday, May 18, 2026

EXHIBIT G

ZONING MAP AMENDMENT

HABITAT FOR HUMANITY
85 WOODSWORTH LANE N.T.S.

PROPOSED ZONING

MAP AMENDMENT

EXISTING ZONING MAP

NEW PUD NEW PUD
Item 9.4
City Council Meeting Agenda - Page 70 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: TREASURER’S REPORT AS OF MARCH 31, 2026

SYNOPSIS
The Chief Financial Officer/City Treasurer (CFO/Treasurer) will provide quarterly the City’s Treasurer Report along with transactions that have occurred over that period as updated in the City’s Investment Policy.

DISCUSSION
Background
On April 20, 2026, the City Council approved the updated Investment Policy, which requires that the CFO/Treasurer provide the quarterly Treasurer’s Report along with the investment transactions that occurred during that period in compliance with Government Code 53646.

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
Move to accept the March 31, 2026, Treasurer’s Report and the quarterly investment transactions from Chandler Asset Management.

Item 9.5
City Council Meeting Agenda - Page 71 of 168 - Monday, May 18, 2026

ATTACHMENT(S)
March 2026 Treasurer’s Report with Chandler Asset Management Transaction Ledger January 1, 2026 – March 31, 2026
Prepared by: Erick Cheung, Chief Financial Officer
Approved by: Ethan Bindernagel, City Manager
Item 9.5
City Council Meeting Agenda - Page 72 of 168 - Monday, May 18, 2026 Current Period Fiscal YTD Cash
Type of Maturity Effective Interest/Svc Chg Interest/Svc Chg Balance Institution Investment Date Book Yield Rec/Accrued Rec/Accrued Cost Basis Bank of Montreal (BMO)Cash Basis Balance Checking Account $ 4,871,103.76 Plus Sweep Account Earned Credit Less Svc Chg 3/31/2026 0
LAIF* State Treas. Pool 3/31/2026 3.826 $ - $ - $ 24,801,571.52 (Local Area Investment Fund) Accrued Interest
Chandler Asset Mgmt Report Attached ** Max 5 Yrs 4.11 $ - $ - $ 8,337,351.80 Bank of NY TrusteePARS Section 115 Trust Various $ 2,250,311.48 TOTAL INVESTMENT PORTFOLIO $ - - $ 40,260,338.56 $
I hereby verify that this report is in conformity with the City's Investment Policy and there are sufficient funds to meet the City expenditurerequirements for the next six months.Erick CheungCity Treasurer City of Pleasant Hill
City Treasurer's Investment Portfolio Report
For the Month Ending March 31, 2026
https://pleasanthillca.sharepoint.com/sites/Finance/Shared Documents/Finance/Treasurer Drop Box/TreasurerSpreadsheets_EC Item 9.5
City Council Meeting Agenda - Page 73 of 168 - Monday, May 18, 2026 ACCOUNT NUMBER:

BMO Bank N.A.

P.O. Box 755
Chicago, IL 60690
Toll Free: 1-877-895-3278

STATEMENT PERIOD
03/01/26 TO 03/31/26
PAGE: 1 OF 7

CITY OF PLEASANT HILL

OPERATING ACCOUNT
100 GREGORY LN
ATT: TREASURER
PLEASANT HILL CA 94523-3323
ITEMS ENCLOSED 0
___________________________________________________________________________________________________

REGULAR CHECKING-PUBLIC FUNDS ACCOUNT NUMBER
___________________________________________________________________________________________________

ACCOUNT SUMMARY
YOUR PREVIOUS BALANCE WAS 6,457,281.68
YOUR TRANSACTIONS THIS PERIOD INCLUDED:
110 DEPOSITS 2,283,120.44
307 WITHDRAWALS 3,869,298.36
YOUR ENDING BALANCE WAS 4,871,103.76
YTD INTEREST PAID IS .00
YTD INTEREST WITHHELD IS .00
___________________________________________________________________________________________________

TRANSACTIONS LISTED BY DATE POSTED

DATE WITHDRAWALS DEPOSITS

POSTED TRANSACTION DESCRIPTION OTHER DEBITS OTHER CREDITS MAR 02 REMOTE DEPOSIT 1,096.80
MAR 02 CCD MERCHANT SERVICE MERCH DEP 8040226899 4,031.68 MAR 02 REMOTE DEPOSIT 224,161.34
MAR 02 ZERO BALANCE TXFR TO DDA ACCT 0041834607 206,770.34 MAR 02 CCD MERCHANT SERVICE MERCH FEE 8040226899 10.00
MAR 02 CCD BANCORPSV BANCORPSV 99994 18.86
MAR 02 CCD MERCHANT SERVICE MERCH FEE 8041293278 396.61 MAR 02 CCD MERCHANT SERVICE MERCH FEE 8041293351 3,972.03 MAR 03 REMOTE DEPOSIT 1,545.00
MAR 03 CCD MERCHANT SERVICE MERCH DEP 8040226899 5,415.07 MAR 03 REMOTE DEPOSIT 20,058.24
MAR 03 ZERO BALANCE TXFR TO DDA ACCT 0041834607 3,157.38 MAR 03 CCD BANCORPSV BANCORPSV 99994 15.00
MAR 04 CCD STRIPE TRANSFER 3W0T9W1D8P7 566.92
MAR 04 REMOTE DEPOSIT 1,805.80
MAR 04 CCD MERCHANT SERVICE MERCH DEP 8040226899 7,060.26 MAR 04 PPD APPORT ST OF CA APSAPPORTS 1056 75,753.23
MAR 04 ZERO BALANCE TXFR TO DDA ACCT 0041834607 1,658.98 MAR 05 CCD STRIPE TRANSFER 4X3A8K8Z2Z7 566.92
MAR 05 REMOTE DEPOSIT 1,434.60
Item 9.5
City Council Meeting Agenda - Page 74 of 168 - Monday, May 18, 2026 Local Agency Investment
Fund
P.O. Box 942809
Sacramento, CA 94209-0001
(916) 653-3001
April 25, 2026
LAIF Home
PMIA Average Monthly Yields

CITY OF PLEASANT HILL

CITY TREASURER
100 GREGORY LANE
PLEASANT HILL, CA 94523-3323
Account Number:

March 2026 Statement
Tran Type Definitions
Effective
Date
Transaction
Date
Tran
Type Confirm
Number
Web
Confirm
Number Authorized Caller Amount
3/26/2026 3/25/2026 RD 1795903 1756566 ERICK CHEUNG 900,000.00 Account Summary
Total Deposit: 900,000.00 Beginning Balance: 23,901,571.52 Total Withdrawal: 0.00 Ending Balance: 24,801,571.52
Item 9.5
City Council Meeting Agenda - Page 75 of 168 - Monday, May 18, 2026 CONFIDENTIAL | 2
City of Pleasant Hill | Account # | As of March 31, 2026 Execution Time: 04/03/2026 08:35:33 AM Chandler Asset Management | [email protected] | www.chandlerasset.com | 800.317.4747

PORTFOLIO SUMMARY
Portfolio Characteristics
Sector Allocation
Performance Review
Account Summary
Maturity Distribution
Top Issuers
Credit Quality*
Total Rate of Return** 1M 3M YTD 1YR 2YRS 3YRS 5YRS 10YRS Since Inception (02/01/07)
City of Pleasant Hill (0.43%) 0.39% 0.39% 4.09% 4.80% 4.48% 2.24% 2.07% 1.98% Benchmark Return (0.44%) 0.29% 0.29% 3.75% 4.59% 4.04% 1.86% 1.78% 2.02% Average Modified Duration 1.84
Average Coupon 3.99%
Average Purchase YTM 4.11%
Average Market YTM 3.92%
Average Credit Quality* AA
Average Final Maturity 2.03
Average Life 2.01
End Values as of
02/28/2026
End Values as of
03/31/2026
Market Value 8,394,820.60 8,358,855.97
Accrued Interest 77,171.95 75,789.91
Total Market Value 8,471,992.55 8,434,645.87
Income Earned 25,999.72 32,679.66
Cont/WD (841.45) (844.84)
Par 8,335,172.91 8,367,418.11
Book Value 8,310,520.05 8,337,351.80
Cost Value 8,310,520.05 8,337,351.80
United States 57.92%
Farm Credit System 9.01%
Federal Home Loan Banks 5.71%
Eli Lilly and Company 1.82%
Fidelity 1.52%
Deere & Company 1.22%
Bank of Montreal 1.21%
Abbvie Inc. 1.21%
**Periods over 1 year are annualized.

Benchmark: ICE BofA 1-3 Year US Treasury Index
*The average credit quality is a weighted average calculation of the highest of S&P, Moody’s and Fitch.

Item 9.5
City Council Meeting Agenda - Page 76 of 168 - Monday, May 18, 2026 Item 9.5
City Council Meeting Agenda - Page 77 of 168 - Monday, May 18, 2026 Buy
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Buy 01/22/2026 06406RCG0 30,000.00 100.000 -30,000.00 0.00 0.00 City of Pleasant Hill10009
Buy 01/22/2026 06406RCG0 70,000.00 99.952 -69,966.40 0.00 0.00 City of Pleasant Hill10009
Buy 01/22/2026 06406RCG0 0.00 100.000 0.00 0.00 -30,000.00 City of Pleasant Hill10009
Buy 01/22/2026 06406RCG0 0.00 99.952 0.00 0.00 -69,966.40 City of Pleasant Hill10009
Buy 01/05/2026 316175603 175.20 1.000 -175.20 0.00 -175.20 City of Pleasant Hill10009
Buy 01/06/2026 316175603 2,187.50 1.000 -2,187.50 0.00 -2,187.50 City of Pleasant Hill10009
Buy 01/15/2026 316175603 8,710.00 1.000 -8,710.00 0.00 -8,710.00 City of Pleasant Hill10009
Buy 01/15/2026 316175603 100,000.00 1.000 -100,000.00 0.00 -100,000.00 City of Pleasant Hill10009
Buy 01/16/2026 316175603 91,978.65 1.000 -91,978.65 0.00 -91,978.65 City of Pleasant Hill10009
Buy 01/20/2026 316175603 2,437.50 1.000 -2,437.50 0.00 -2,437.50 City of Pleasant Hill10009
Buy 01/23/2026 316175603 2,125.00 1.000 -2,125.00 0.00 -2,125.00 City of Pleasant Hill10009
Buy 01/26/2026 316175603 1,460.75 1.000 -1,460.75 0.00 -1,460.75 City of Pleasant Hill10009
Buy 01/26/2026 316175603 839.25 1.000 -839.25 0.00 -839.25 City of Pleasant Hill10009
Buy 02/02/2026 316175603 80,000.00 1.000 -80,000.00 0.00 -80,000.00 City of Pleasant Hill10009
Buy 02/02/2026 316175603 7,975.22 1.000 -7,975.22 0.00 -7,975.22 City of Pleasant Hill10009
Buy 02/03/2026 316175603 246.96 1.000 -246.96 0.00 -246.96 City of Pleasant Hill10009
Buy 02/05/2026 316175603 100,358.72 1.000 -100,358.72 0.00 -100,358.72 City of Pleasant Hill10009
Buy 02/25/2026 316175603 841.45 1.000 -841.45 0.00 -841.45 City of Pleasant Hill10009
Buy 02/25/2026 316175603 196.05 1.000 -196.05 0.00 -196.05 City of Pleasant Hill10009
Buy 02/26/2026 316175603 960.00 1.000 -960.00 0.00 -960.00 City of Pleasant Hill10009
Buy 02/06/2026 316175603 3,000.00 1.000 -3,000.00 0.00 -3,000.00 City of Pleasant Hill10009
Buy 02/17/2026 316175603 13,356.25 1.000 -13,356.25 0.00 -13,356.25 City of Pleasant Hill10009
Buy 03/02/2026 316175603 4,703.13 1.000 -4,703.13 0.00 -4,703.13 City of Pleasant Hill10009
Buy 03/02/2026 316175603 100,000.00 1.000 -100,000.00 0.00 -100,000.00 City of Pleasant Hill10009
Buy 03/17/2026 316175603 78.75 1.000 -78.75 0.00 -78.75 City of Pleasant Hill10009
Buy 03/03/2026 316175603 2,494.51 1.000 -2,494.51 0.00 -2,494.51 City of Pleasant Hill10009
Buy 03/09/2026 316175603 1,900.00 1.000 -1,900.00 0.00 -1,900.00 City of Pleasant Hill10009
Buy 03/09/2026 316175603 80,000.00 1.000 -80,000.00 0.00 -80,000.00 Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 1 Item 9.5
City Council Meeting Agenda - Page 78 of 168 - Monday, May 18, 2026 Cash Transfer
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Buy 03/16/2026 316175603 150,000.00 1.000 -150,000.00 0.00 -150,000.00 City of Pleasant Hill10009
Buy 03/16/2026 316175603 10,890.00 1.000 -10,890.00 0.00 -10,890.00 City of Pleasant Hill10009
Buy 03/31/2026 316175603 9,471.89 1.000 -9,471.89 0.00 -9,471.89 City of Pleasant Hill10009
Buy 03/11/2026 316175603 1,734.38 1.000 -1,734.38 0.00 -1,734.38 City of Pleasant Hill10009
Buy 03/18/2026 316175603 1,747.55 1.000 -1,747.55 0.00 -1,747.55 City of Pleasant Hill10009
Buy 03/26/2026 316175603 3,487.50 1.000 -3,487.50 0.00 -3,487.50 City of Pleasant Hill10009
Buy 03/30/2026 316175603 844.84 1.000 -844.84 0.00 -844.84 City of Pleasant Hill10009
Buy 02/13/2026 74340XBL4 100,000.00 101.201 -101,201.00 145.83 0.00 City of Pleasant Hill10009
Buy 02/13/2026 74340XBL4 0.00 101.201 0.00 0.00 -101,346.83 City of Pleasant Hill10009
Buy 02/12/2026 91282CEM9 150,000.00 97.879 -146,818.36 1,238.95 0.00 City of Pleasant Hill10009
Buy 02/12/2026 91282CEM9 0.00 97.879 0.00 0.00 -148,057.31 City of Pleasant Hill10009
Buy 03/27/2026 91282CEV9 150,000.00 97.852 -146,777.34 1,158.15 0.00 City of Pleasant Hill10009
Buy 03/27/2026 91282CEV9 0.00 97.852 0.00 0.00 -147,935.49 City of Pleasant Hill10009
Buy 03/06/2026 91282CPK1 0.00 99.754 0.00 0.00 -120,992.54 City of Pleasant Hill10009
Buy 03/06/2026 91282CPK1 120,000.00 99.754 -119,704.69 1,287.85 0.00 City of Pleasant Hill10009
Buy 01/22/2026 91282CPT2 250,000.00 99.543 -248,857.42 169.20 0.00 City of Pleasant Hill10009
Buy 01/22/2026 91282CPT2 0.00 99.543 0.00 0.00 -249,026.62 City of Pleasant Hill10009
Buy 02/12/2026 92826CAY8 65,000.00 99.885 -64,925.25 0.00 0.00 City of Pleasant Hill10009
Buy 02/12/2026 92826CAY8 0.00 99.885 0.00 0.00 -64,925.25 City of Pleasant Hill10009
Buy 02/15/2026 --- 1,719,201.05 --- -1,712,451.51 3,999.98 -1,716,451.49 Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Cash Transfer 01/22/2026 CCYUSD -27,533.72 --- -27,533.72 0.00 -27,533.72 City of Pleasant Hill10009
Cash Transfer 01/22/2026 CCYUSD 27,533.72 --- 27,533.72 0.00 27,533.72 City of Pleasant Hill10009
Cash Transfer 01/26/2026 CCYUSD -839.25 --- -839.25 0.00 -839.25 City of Pleasant Hill10009
Cash Transfer 01/26/2026 CCYUSD 839.25 --- 839.25 0.00 839.25 City of Pleasant Hill10009
Cash Transfer 01/27/2026 CCYUSD -839.25 --- -839.25 0.00 -839.25 City of Pleasant Hill10009
Cash Transfer 02/12/2026 CCYUSD -32,623.84 --- -32,623.84 0.00 -32,623.84 City of Pleasant Hill10009
Cash Transfer 02/12/2026 CCYUSD 32,623.84 --- 32,623.84 0.00 32,623.84 Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 2 Item 9.5
City Council Meeting Agenda - Page 79 of 168 - Monday, May 18, 2026 Coupon
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Cash Transfer 02/13/2026 CCYUSD 516.16 --- 516.16 0.00 516.16 City of Pleasant Hill10009
Cash Transfer 02/13/2026 CCYUSD -516.16 --- -516.16 0.00 -516.16 City of Pleasant Hill10009
Cash Transfer 02/25/2026 CCYUSD -841.45 --- -841.45 0.00 -841.45 City of Pleasant Hill10009
Cash Transfer 02/25/2026 CCYUSD 841.45 --- 841.45 0.00 841.45 City of Pleasant Hill10009
Cash Transfer 02/26/2026 CCYUSD -841.45 --- -841.45 0.00 -841.45 City of Pleasant Hill10009
Cash Transfer 03/06/2026 CCYUSD -20,992.54 --- -20,992.54 0.00 -20,992.54 City of Pleasant Hill10009
Cash Transfer 03/06/2026 CCYUSD 20,992.54 --- 20,992.54 0.00 20,992.54 City of Pleasant Hill10009
Cash Transfer 03/30/2026 CCYUSD -844.84 --- -844.84 0.00 -844.84 City of Pleasant Hill10009
Cash Transfer 03/30/2026 CCYUSD 844.84 --- 844.84 0.00 844.84 City of Pleasant Hill10009
Cash Transfer 03/31/2026 CCYUSD -844.84 --- -844.84 0.00 -844.84 City of Pleasant Hill10009
Cash Transfer 02/11/2026 CCYUSD -2,525.54 --- -2,525.54 0.00 -2,525.54 Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Coupon 03/15/2026 00287YDY2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 00287YDY2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 00287YDY2 0.00 --- 0.00 0.00 1,162.50 City of Pleasant Hill10009
Coupon 03/15/2026 00287YDY2 0.00 --- 0.00 0.00 1,162.50 City of Pleasant Hill10009
Coupon 03/03/2026 02665WFX4 0.00 --- 0.00 0.00 2,275.00 City of Pleasant Hill10009
Coupon 02/01/2026 06368LGV2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/01/2026 06368LGV2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/01/2026 06368LGV2 0.00 --- 0.00 0.00 1,690.97 City of Pleasant Hill10009
Coupon 02/01/2026 06368LGV2 0.00 --- 0.00 0.00 910.52
City of Pleasant Hill10009
Coupon 03/15/2026 084664CZ2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 084664CZ2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 084664CZ2 0.00 --- 0.00 0.00 517.50
City of Pleasant Hill10009
Coupon 03/15/2026 084664CZ2 0.00 --- 0.00 0.00 172.50
City of Pleasant Hill10009
Coupon 01/26/2026 09290DAH4 0.00 --- 0.00 0.00 2,300.00 City of Pleasant Hill10009
Coupon 02/26/2026 17275RBQ4 0.00 --- 0.00 0.00 960.00
City of Pleasant Hill10009
Coupon 03/11/2026 3130AWTQ3 0.00 --- 0.01 0.00 1,734.38 Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 3 Item 9.5
City Council Meeting Agenda - Page 80 of 168 - Monday, May 18, 2026 Portfolio Name,
Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Coupon 03/26/2026 3133EP6K6 0.00 --- 0.00 0.00 1,800.00 City of Pleasant Hill10009
Coupon 03/26/2026 3133EP6K6 0.00 --- 0.00 0.00 1,687.50 City of Pleasant Hill10009
Coupon 03/09/2026 3133EPCR4 0.00 --- 0.00 0.00 1,900.00 City of Pleasant Hill10009
Coupon 01/06/2026 3133EPPE9 0.00 --- 0.00 0.00 2,187.50 City of Pleasant Hill10009
Coupon 02/14/2026 3133EPSW6 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/14/2026 3133EPSW6 0.00 --- 0.00 0.00 2,250.00 City of Pleasant Hill10009
Coupon 01/22/2026 3133EPW68 0.00 --- 0.01 0.00 2,578.13 City of Pleasant Hill10009
Coupon 01/23/2026 3133ERMB4 0.00 --- 0.00 0.00 2,125.00 City of Pleasant Hill10009
Coupon 02/06/2026 3133ERNP2 0.00 --- 0.00 0.00 3,000.00 City of Pleasant Hill10009
Coupon 03/15/2026 437076DH2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 437076DH2 0.00 --- 0.00 0.00 937.50
City of Pleasant Hill10009
Coupon 02/14/2026 532457CP1 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/14/2026 532457CP1 0.00 --- 0.00 0.00 1,037.50 City of Pleasant Hill10009
Coupon 02/12/2026 532457CV8 0.00 --- 0.00 0.00 2,375.00 City of Pleasant Hill10009
Coupon 02/25/2026 63743HFZ0 0.00 --- 0.00 0.00 1,037.50 City of Pleasant Hill10009
Coupon 02/01/2026 756109CW2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/01/2026 756109CW2 0.00 --- 0.00 0.00 1,198.72 City of Pleasant Hill10009
Coupon 01/19/2026 78016HZT0 0.00 --- 0.00 0.00 2,437.50 City of Pleasant Hill10009
Coupon 01/19/2026 78016HZT0 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/18/2026 857477CL5 0.00 --- 0.00 0.00 1,747.55 City of Pleasant Hill10009
Coupon 01/15/2026 87612EBM7 0.00 --- 0.00 0.00 195.00
City of Pleasant Hill10009
Coupon 01/15/2026 87612EBM7 0.00 --- 0.00 0.00 243.75
City of Pleasant Hill10009
Coupon 01/15/2026 87612EBM7 0.00 --- 0.00 0.00 97.50
City of Pleasant Hill10009
Coupon 01/15/2026 87612EBM7 0.00 --- 0.00 0.00 48.75
City of Pleasant Hill10009
Coupon 02/15/2026 9128284V9 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/15/2026 9128284V9 0.00 --- 0.00 0.00 2,587.50 City of Pleasant Hill10009
Coupon 02/15/2026 9128286B1 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/15/2026 9128286B1 0.00 --- 0.00 0.00 1,575.00 City of Pleasant Hill10009
Coupon 01/31/2026 91282CBH3 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 01/31/2026 91282CBH3 0.00 --- 0.00 0.00 150.00
Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 4 Item 9.5
City Council Meeting Agenda - Page 81 of 168 - Monday, May 18, 2026 Portfolio Name,
Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Coupon 02/28/2026 91282CBQ3 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/28/2026 91282CBQ3 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/28/2026 91282CBQ3 0.00 --- 0.00 0.00 75.00
City of Pleasant Hill10009
Coupon 02/28/2026 91282CBQ3 0.00 --- 0.00 0.00 175.00
City of Pleasant Hill10009
Coupon 01/31/2026 91282CFC0 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 01/31/2026 91282CFC0 0.00 --- 0.00 0.00 1,837.50 City of Pleasant Hill10009
Coupon 03/31/2026 91282CFL0 0.00 --- 0.01 0.00 2,421.88 City of Pleasant Hill10009
Coupon 03/31/2026 91282CFM8 0.00 --- 0.01 0.00 1,753.13 City of Pleasant Hill10009
Coupon 01/15/2026 91282CGE5 0.00 --- 0.00 0.00 1,937.50 City of Pleasant Hill10009
Coupon 01/31/2026 91282CGH8 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 01/31/2026 91282CGH8 0.00 --- 0.00 0.00 2,187.50 City of Pleasant Hill10009
Coupon 03/15/2026 91282CGR6 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 91282CGR6 0.00 --- 0.00 0.00 3,468.75 City of Pleasant Hill10009
Coupon 03/31/2026 91282CGT2 0.00 --- 0.00 0.00 2,718.75 City of Pleasant Hill10009
Coupon 02/28/2026 91282CHX2 0.00 --- 0.00 0.00 2,187.50 City of Pleasant Hill10009
Coupon 02/28/2026 91282CHX2 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 91282CHY0 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 03/15/2026 91282CHY0 0.00 --- 0.00 0.00 3,468.75 City of Pleasant Hill10009
Coupon 01/15/2026 91282CJT9 0.00 --- 0.00 0.00 3,000.00 City of Pleasant Hill10009
Coupon 02/15/2026 91282CKA8 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/15/2026 91282CKA8 0.00 --- 0.00 0.00 3,093.75 City of Pleasant Hill10009
Coupon 03/31/2026 91282CKG5 0.00 --- 0.01 0.00 2,578.13 City of Pleasant Hill10009
Coupon 02/15/2026 91282CLG4 0.00 --- 0.00 0.00 2,812.50 City of Pleasant Hill10009
Coupon 02/15/2026 91282CLG4 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Coupon 02/28/2026 91282CLK5 0.00 --- 0.01 0.00 0.00
City of Pleasant Hill10009
Coupon 02/28/2026 91282CLK5 0.00 --- 0.00 0.00 2,265.63 City of Pleasant Hill10009
Coupon 01/15/2026 91282CMF5 0.00 --- 0.00 0.00 3,187.50 City of Pleasant Hill10009
Coupon 03/17/2026 931142ER0 0.00 --- 0.00 0.00 26.25
City of Pleasant Hill10009
Coupon 03/17/2026 931142ER0 0.00 --- 0.00 0.00 52.50
Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 5 Item 9.5
City Council Meeting Agenda - Page 82 of 168 - Monday, May 18, 2026 Maturity
Money Market Funds
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Coupon 03/06/2026 --- 0.00 --- 0.03 0.00 85,330.30
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Maturity 03/09/2026 3133EPCR4 -80,000.00 100.000 80,000.00 0.00 80,000.00 City of Pleasant Hill10009
Maturity 01/22/2026 3133EPW68 -125,000.00 100.000 125,000.00 0.00 125,000.00 City of Pleasant Hill10009
Maturity 01/31/2026 91282CBH3 -80,000.00 100.000 80,000.00 0.00 0.00 City of Pleasant Hill10009
Maturity 01/31/2026 91282CBH3 0.00 100.000 0.00 0.00 80,000.00 City of Pleasant Hill10009
Maturity 02/28/2026 91282CBQ3 -30,000.00 100.000 30,000.00 0.00 0.00 City of Pleasant Hill10009
Maturity 02/28/2026 91282CBQ3 -70,000.00 100.000 70,000.00 0.00 0.00 City of Pleasant Hill10009
Maturity 02/28/2026 91282CBQ3 0.00 100.000 0.00 0.00 30,000.00 City of Pleasant Hill10009
Maturity 02/28/2026 91282CBQ3 0.00 100.000 0.00 0.00 70,000.00 City of Pleasant Hill10009
Maturity 01/15/2026 91282CGE5 -100,000.00 100.000 100,000.00 0.00 100,000.00 City of Pleasant Hill10009
Maturity 03/15/2026 91282CGR6 -150,000.00 100.000 150,000.00 0.00 0.00 City of Pleasant Hill10009
Maturity 03/15/2026 91282CGR6 0.00 100.000 0.00 0.00 150,000.00 City of Pleasant Hill10009
Maturity 02/15/2026 --- -635,000.00 100.000 635,000.00 0.00 635,000.00 Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.01 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 6 Item 9.5
City Council Meeting Agenda - Page 83 of 168 - Monday, May 18, 2026 Portfolio Name,
Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.01 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 3.70 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- -3.70 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.79 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- -0.79 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 6.46
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 8.81
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 79.44
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.41
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 1.32
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 2.56
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.82
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 1.33
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 73.25
City of Pleasant Hill10009
Money MarketFunds
12/31/2025 316175603 0.00 --- 0.00 0.00 0.79
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- -0.01 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.00
Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 7 Item 9.5
City Council Meeting Agenda - Page 84 of 168 - Monday, May 18, 2026 Portfolio Name,
Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 2.88 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- -0.01 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.19 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.13 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 75.65
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 16.22
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.27
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 3.20
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 5.56
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 92.70
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 50.31
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.44
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 1.74
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.80
City of Pleasant Hill10009
Money MarketFunds
01/31/2026 316175603 0.00 --- 0.00 0.00 0.08
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 1.43 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 1.21 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.02 0.00 0.00
Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 8 Item 9.5
City Council Meeting Agenda - Page 85 of 168 - Monday, May 18, 2026 Portfolio Name,
Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.09 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 31.61
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 2.12
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 1.46
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 72.50
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 7.23
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.20
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 87.83
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 1.63
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 14.54
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.13
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.02
City of Pleasant Hill10009
Money MarketFunds
02/28/2026 316175603 0.00 --- 0.00 0.00 0.26
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 10.68 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.00 0.00 0.00
City of Pleasant Hill10009
Money MarketFunds
03/31/2026 316175603 0.00 --- 0.78 0.00 0.00
Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 9 Item 9.5
City Council Meeting Agenda - Page 86 of 168 - Monday, May 18, 2026 Sell
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Money MarketFunds
02/18/2026 316175603 0.00 --- 17.41 0.00 641.67
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Sell 01/27/2026 316175603 -839.25 1.000 839.25 0.00 839.25 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -39,214.83 1.000 39,214.83 0.00 39,214.83 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -8,406.25 1.000 8,406.25 0.00 8,406.25 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -175.20 1.000 175.20 0.00 175.20 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -2,187.50 1.000 2,187.50 0.00 2,187.50 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -8,710.00 1.000 8,710.00 0.00 8,710.00 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -43,349.37 1.000 43,349.37 0.00 43,349.37 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -24,955.59 1.000 24,955.59 0.00 24,955.59 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -91,978.65 1.000 91,978.65 0.00 91,978.65 City of Pleasant Hill10009
Sell 01/22/2026 316175603 -2,437.50 1.000 2,437.50 0.00 2,437.50 City of Pleasant Hill10009
Sell 02/26/2026 316175603 -645.40 1.000 645.40 0.00 645.40 City of Pleasant Hill10009
Sell 02/26/2026 316175603 -196.05 1.000 196.05 0.00 196.05 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -31,695.04 1.000 31,695.04 0.00 31,695.04 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -2,125.00 1.000 2,125.00 0.00 2,125.00 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -1,460.75 1.000 1,460.75 0.00 1,460.75 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -80,000.00 1.000 80,000.00 0.00 80,000.00 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -7,975.22 1.000 7,975.22 0.00 7,975.22 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -246.96 1.000 246.96 0.00 246.96 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -53,855.75 1.000 53,855.75 0.00 53,855.75 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -30,248.84 1.000 30,248.84 0.00 30,248.84 City of Pleasant Hill10009
Sell 02/12/2026 316175603 -3,000.00 1.000 3,000.00 0.00 3,000.00 City of Pleasant Hill10009
Sell 02/13/2026 316175603 -516.16 1.000 516.16 0.00 516.16 City of Pleasant Hill10009
Sell 03/06/2026 316175603 -15,737.97 1.000 15,737.97 0.00 15,737.97 City of Pleasant Hill10009
Sell 03/06/2026 316175603 -12,638.85 1.000 12,638.85 0.00 12,638.85 City of Pleasant Hill10009
Sell 03/06/2026 316175603 -717.40 1.000 717.40 0.00 717.40 City of Pleasant Hill10009
Sell 03/06/2026 316175603 -196.05 1.000 196.05 0.00 196.05 Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 10 Item 9.5
City Council Meeting Agenda - Page 87 of 168 - Monday, May 18, 2026 Summary
Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
Sell 03/06/2026 316175603 -960.00 1.000 960.00 0.00 960.00 City of Pleasant Hill10009
Sell 03/06/2026 316175603 -4,703.13 1.000 4,703.13 0.00 4,703.13 City of Pleasant Hill10009
Sell 03/06/2026 316175603 -83,544.63 1.000 83,544.63 0.00 83,544.63 City of Pleasant Hill10009
Sell 03/06/2026 316175603 -2,494.51 1.000 2,494.51 0.00 2,494.51 City of Pleasant Hill10009
Sell 03/31/2026 316175603 -844.84 1.000 844.84 0.00 844.84 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -16,455.37 1.000 16,455.37 0.00 16,455.37 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -1,900.00 1.000 1,900.00 0.00 1,900.00 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -80,000.00 1.000 80,000.00 0.00 80,000.00 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -1,734.38 1.000 1,734.38 0.00 1,734.38 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -31,641.94 1.000 31,641.94 0.00 31,641.94 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -10,890.00 1.000 10,890.00 0.00 10,890.00 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -78.75 1.000 78.75 0.00 78.75 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -1,747.55 1.000 1,747.55 0.00 1,747.55 City of Pleasant Hill10009
Sell 03/27/2026 316175603 -3,487.50 1.000 3,487.50 0.00 3,487.50 City of Pleasant Hill10009
Sell 03/30/2026 316175603 -844.84 1.000 844.84 0.00 844.84 City of Pleasant Hill10009
Sell 01/16/2026 437076CV2 -90,000.00 100.741 90,666.90 -1,311.75 0.00 City of Pleasant Hill10009
Sell 01/16/2026 437076CV2 0.00 100.741 0.00 0.00 91,978.65 City of Pleasant Hill10009
Sell 02/13/2026 74340XBK6 -60,000.00 99.639 59,783.40 -715.00 0.00 City of Pleasant Hill10009
Sell 02/13/2026 74340XBK6 -40,000.00 99.639 39,855.60 -476.67 0.00 City of Pleasant Hill10009
Sell 02/13/2026 74340XBK6 0.00 99.639 0.00 0.00 60,498.40 City of Pleasant Hill10009
Sell 02/13/2026 74340XBK6 0.00 99.639 0.00 0.00 40,332.27 City of Pleasant Hill10009
Sell 02/05/2026 91324PDK5 -100,000.00 99.824 99,824.00 -534.72 0.00 City of Pleasant Hill10009
Sell 02/05/2026 91324PDK5 0.00 99.824 0.00 0.00 100,358.72 City of Pleasant Hill10009
Sell 02/13/2026 --- -994,837.02 --- 994,966.92 -3,038.14 998,005.06 Portfolio Name,Portfolio ID
Transaction Type Settlement Date CUSIP Quantity Price Amount Purchased/Sold Interest Total Amount City of Pleasant Hill10009
--- 02/14/2026 --- 86,838.49 --- -84,992.68 961.84 0.00 Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 11 Item 9.5
City Council Meeting Agenda - Page 88 of 168 - Monday, May 18, 2026 * Grouped by: Transaction Type. * Groups Sorted by: Transaction Type. * Weighted by: Absolute Value of Principal Amount. * MMF transactions are expanded. * Trade transactions are expanded. * Cash Entry transactions are expanded.

Transaction Ledger City of Pleasant Hill (331235)01/01/2026 - 03/31/2026 Dated: 04/28/2026 12 Item 9.5
City Council Meeting Agenda - Page 89 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: PUBLIC HEARING ON VACANCY REPORT IN COMPLIANCE WITH ASSEMBLY BILL 2561 AND GOVERNMENT CODE SECTION 3502.3

SYNOPSIS
Assembly Bill 2561 (AB 2561), which took effect January 1, 2025, and is codified as California Government Code §3502.3, requires public agencies, including the City, to hold at least one public hearing per fiscal year to discuss vacancies, recruitment, and retention efforts. This staff report, along with the public presentation, is intended to satisfy that obligation.

DISCUSSION
Background
Job vacancies in local government can affect the delivery of public services and employee workload. Public agencies must conduct a public hearing to present the status of vacancies, recruitment, and retention efforts before the agency’s governing body at least once per fiscal year prior to the adoption of the next fiscal year’s budget, and to identify any necessary changes to policies, procedures, and recruitment activities that may lead to obstacles in the hiring process. (§3502.3).

In compliance with this obligation, the City is required to do the following:

1. Public Hearing – Report on Vacancies: For the calendar year 2025 the City’s annual average percentage of vacancies (i.e., regular, full-time equivalent) is 6.02%. The table below shows a breakdown of the percentage of vacancies (regular full-time equivalent) at the beginning of each month:

Item 10.1
City Council Meeting Agenda - Page 90 of 168 - Monday, May 18, 2026

2. Employee Organization Participation: The recognized employee organization for each bargaining unit at the City may make a presentation during the public hearing concerning vacancies and recruitment and retention efforts. The Human Resources Division notified the three represented bargaining units at the City of the opportunity to present. (Gov. Code §3502.3(b).)

3. Additional Reporting for High Vacancy Rates: If vacancies within a single bargaining unit meet or exceed 20% of authorized full-time positions in that bargaining unit, upon request of the recognized employee organization for that bargaining unit, the City must provide additional information during the public hearing, including the following: (1) the total number of vacancies within the bargaining unit; (2) the number of applicants; (3) the average number of days to fill positions; and (4) opportunities to improve compensation and working conditions for employees in the bargaining unit. (Gov. Code §3502.3(c).) Analysis
Given that the City’s average vacancy rate (6.02%) falls below the 20-percent threshold, there is no need for additional reporting. This report underscores the City's robust human resources management, particularly in talent acquisition and employee retention. It is worthwhile to acknowledge the proactive and effective strategies implemented by staff, which have been instrumental in maintaining these favorable metrics. The efforts made by staff have been crucial in sustaining these positive indicators and reflect the City’s commitment to being an Employer of Choice within the region.

On the recruitment front, staff has demonstrated exceptional efficiency, achieving an average "time to fill" of just 90 days. Notably, the targeted recruitment initiatives for the Police Department, spearheaded by Sergeant Tillman, have yielded remarkable results. These include a commitment to ensuring broad-based recruitment with expanded outreach efforts to maximize employment opportunities and the pool of qualified applicants. For the first time since the pre-pandemic era, the department is nearing full staffing capacity.

Item 10.1
City Council Meeting Agenda - Page 91 of 168 - Monday, May 18, 2026 Regarding employee retention, the City actively fosters an engaging and supportive work environment. Key measures in 2025 include the bi-annual "All Hands" meetings, which enhance organizational communication and cohesion; employee focus groups that provided valuable insights for continuous improvement; and the implementation of the Working Genius assessment model, demonstrating the City’s investment in employee job satisfaction and productivity. These efforts, among others, have contributed to a low turnover rate of 10.9% for the past year.

Staff’s success in recruitment paired with effective retention strategies, indicates the strength of the City’s current policies and procedures. Therefore, we are not proposing any modifications to existing recruitment processes at this time.

This report serves to confirm the City's compliance with the requirements of Government Code §3502.3. With this public hearing and presentation, we have fulfilled our obligations, and no further action is required from the City Council.

FISCAL IMPACT
There is no direct fiscal impact associated with conducting the public hearing required under Government Code section 3205.3.

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
Move to accept the presentation, for information purposes, to satisfy requirements of California Government Code §3502.3.

ALTERNATIVES TO RECOMMENDED ACTION
Council could continue the item to a later date with direction to staff to provide additional information.

ATTACHMENT(S)
Prepared by: Ericka R. Mitchell, Chief Human Resources Officer Approved by: Ethan Bindernagel, City Manager
Item 10.1
City Council Meeting Agenda - Page 92 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT RESOLUTION NO. __-26 ACCEPTING BID AND AWARDING A

CONSTRUCTION CONTRACT FOR THE SHELLY DRIVE AND RUTH
DRIVE STORM DRAIN REHABILITATION PROJECT NO. 02-25 AND

AUTHORIZING THE CITY MANAGER TO EXECUTE A
CONSTRUCTION CONTRACT WITH FJ&I ENGINEERING, INC.

SYNOPSIS
The Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25 will remove approximately 650 linear feet of private corrugated metal pipe (CMP) and replace it with a new, public storm drain pipeline alignment at five different locations within the Gregory Gardens and Poet’s Corner neighborhoods. The purpose of this item is to consider the acceptance of the lowest responsive, responsible bid from FJ&I Engineering, Inc. for the project and to seek authorization to award the construction contract.

DISCUSSION
Background
In November 2016, Pleasant Hill voters approved Measure K, a half-cent transactions and use (sales) tax. The tax took effect on April 1, 2017, for a 20-year period and generates approximately $5.5 million annually in revenue. A portion of these funds is allocated annually to the City’s Storm Drain Improvement Program.

In 2018, the City’s hydraulic consultant, Wreco, completed the 20-Year Storm Drain Master Plan, which was approved by the City Council in 2021. Projects that are funded through the Storm Drain Improvement Program are implemented pursuant to the approved Storm Drain Master Plan.

The Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project 02-25 is an approved project in the City’s FY 2024–2029 Capital Improvement Plan (CIP) and is funded by the Storm Drain Improvement Program. The project work, identified as priorities 3, 4, and 5 on the Storm Drain Master Plan priority list, includes the replacement of existing storm drain inlets within the public right-of-way and slip-line and/or replacement of private corroded corrugated metal pipes.

Item 10.2
City Council Meeting Agenda - Page 93 of 168 - Monday, May 18, 2026 The Pleasant View Homes subdivision (Poet’s Corner) and the Gregory Gardens Nos. 3 and 5 subdivisions created private storm drain systems in the early 1950’s to collect storm water runoff and discharge it into Murderer’s Creek (Poet’s Corner) and the Contra Costa County Flood Control channel (Gregory Gardens). Each segment of these CMP storm drain systems is over 75 years old and has reached the end of its useful life.

The five storm drain systems in this project are a part of the City’s private to public (P2P) Storm Drain Improvement Program, which is an agreement between a private property owner and the City to convert private storm drainpipes to a City-owned-and-maintained facility. Per the P2P agreement, the City will replace the damaged existing private pipe and maintain it moving forward as a public facility. The City implemented the program in 2005 to assist private property owners when upgrading their private drainage facilities, and several P2P projects have been completed since inception, as funding allows.

All the storm drainpipes are located in private drainage reserves located underneath side yards and backyards of residential properties. In all five of the locations, the private CMP has corroded, collapsed, and are clogging, resulting in more pipeline failures, flooding, and damage to property.

This project will provide a new storm drain pipeline alignment at each of the five locations. It is necessary for the new storm drain pipelines to remain beneath these private properties, (514 Shelly Drive, 520 Shelly Drive/522 Shelly Drive, 1612 Ruth Drive/1618 Ruth Drive, 1630 Ruth Drive/1636 Ruth Drive, and 1748 Ruth Drive), and for the private drainage reserves to be converted to public storm drain easements per the City’s P2P program. Staff has successfully obtained the necessary easements from the affected property owners along the new pipe alignment, allowing the City to maintain and manage the pipeline in the future.

In January 2025, per Resolution No. 2-25 the City hired LCC Engineering & Surveying, Inc. (LCC) to finalize rehabilitation options and prepare construction documents for the Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project, in order to replace the existing, failing pipeline.

Environmental Review
The Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25 will remove and replace existing facilities in kind. The new facilities will be located on the same sites as the existing ones and will serve the same purpose and capacity as the current system. Accordingly, the Zoning Administrator has determined that the project is categorically exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to the California Code of Regulations, Title 14, Chapter 3, Section 15301 (Class 1 – Existing Facilities) and Section 15302 (Class 2 – Replacement or Reconstruction).

Item 10.2
City Council Meeting Agenda - Page 94 of 168 - Monday, May 18, 2026 Analysis
The Notice Inviting Bids for the project was distributed to construction exchanges on March 31, 2026, and advertised in the Contra Costa Times on April 1, 2026. A total of 13 bids were received and publicly opened and read on Thursday, April 23, 2026, at 2:00 p.m. at City Hall.

In accordance with the project bid documents, the City will award the contract based on the lowest responsive and responsible total base bid.

CONTRACTOR BID PRICE
1 FJ&I Engineering, Inc $639,355.00
2 Kerex Engineering $644,917.00
3 Devaney Engineering $774,015.00
4 California Trenchless, Inc $821,257.00
5 WestRock Engineering $850,255.00
6 Precision Engineering, Inc $874,230.00
7 A3 Pipeline $927,279.00
8 Apena Engineering, Inc $940,041.00
9 Gravity Construction $957,652.00
10 Carone & Company, Inc $990,000.00
11 W.R. Forde Associates, Inc $1,223,721.00
12 Con-Quest Contractors, Inc $1,279,635.00
13 Frontline General Engineering Construction, Inc $1,627,585.73 Staff received a formal bid protest letter from Kerex Engineering on April 27, 2026, which stated that FJ&I’s bid lacked any subcontractor information, which should render their bid nonresponsive and ineligible for contract award. After reviewing all documentation, the City Attorney’s office submitted a formal written letter to Kerex Engineering, which concluded FJ&I’s bid was responsive and that their bid protest was without merit.

The Engineer’s Estimate (EE) for project construction is $926,757.00 for the base bid. The lowest bidder, FJ&I Engineering, Inc., submitted a bid of $639,355.00, which is 30% below the EE. A detailed analysis of FJ&I Engineering, Inc.’s bid indicates that its bid prices are reasonable for this type of work. Additionally, FJ&I Engineering, Inc. has completed previous storm drain repair and replacement rehabilitation projects within the City, most recently the 2024 Storm Drain Maintenance Project. FJ&I Engineering, Inc., has satisfactorily completed its contracts; therefore, the bid is acceptable. City staff believe that FJ&I Engineering, Inc., has the experience and professional competency that will result in a satisfactory product for the City.

FJ&I Engineering, Inc. bid proposal documentation is complete, and staff has determined the firm to be the lowest responsive, responsible bidder. Bidding rules require that the City Council either Item 10.2
City Council Meeting Agenda - Page 95 of 168 - Monday, May 18, 2026 award the construction contract to the lowest responsive, responsible bidder or reject all bids. Staff recommends the City Council award the construction contract to FJ&I Engineering, Inc.

The project construction cost (base bid) is $639,355.00. It is reasonable to include a construction contingency of 20 percent, or $127,871.00, which is typical for a construction project of this type.

FISCAL IMPACT
The project construction costs are funded by Storm Drain Improvement Measure K Funds. The Engineering Division has confirmed with the Finance Division that monies will be available for this project at the time of construction.

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
Move to adopt the proposed resolution to accept the bid and award a construction contract for the Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25 and to authorize the City Manager to execute the construction contract with FJ&I Engineering, Inc.

ALTERNATIVES TO RECOMMENDED ACTION
No alternatives recommended.

Prepared by: Danny Urrutia, Assistant Engineer
Reviewed by: Ann James, Public Works Director
Approved by: Ethan Bindernagel, City Manager

ATTACHMENT(S)
Attachment: Proposed Resolution
Agreement
Item 10.2
City Council Meeting Agenda - Page 96 of 168 - Monday, May 18, 2026 RESOLUTION NO. -26

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

AWARDING A CONSTRUCTION CONTRACT FOR THE SHELLY DRIVE AND RUTH DRIVE STORM DRAIN REHABILITATION PROJECT NO. 02-25 AND AUTHORIZING

THE CITY MANAGER TO EXECUTE A CONSTRUCTION CONTRACT WITH FJ&I ENGINEERING, INC.

WHEREAS, in November 2016, Pleasant Hill voters approved Local Measure K, a twenty-year, one-half cent transaction and use tax to address the infrastructure needs of the City; and;
WHEREAS, the 2018 Storm Drain Master Plan identified several corrugated metal pipes on Ruth Drive and Shelly Drive as priority for replacement; and WHEREAS, the FY2024-2029 Capital Improvement Plan (CIP) includes the Storm Drain Improvement Program that provides the upgrade and/or repair of existing storm drain facilities using Measure K funds and identified the Shelly Drive and Ruth Drive storm drainpipes as the next priorities; and
WHEREAS, the Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25 provides for the replacement of storm drain inlets and slip-line and/or replacement of corroded corrugated metal pipes; and
WHEREAS, the Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25 is categorically exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Title 14, California Code of Regulations, Chapter 3, Section 15301 (Class 1 exemption for operation, repair, maintenance, or minor alteration of existing facilities) and Section 15302 (Class 2 exemption for replacement or reconstruction of existing structures and facilities with no substantial increase in capacity); and WHEREAS, on April 23, 2026, at 2:00 p.m., Public Works Department staff publicly opened and examined the sealed bids for the Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25; and
WHEREAS, the Public Works Director has determined that FJ&I Engineering, Inc. submitted the lowest responsive and responsible bid.

NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Pleasant Hill:

1. Accepts the base bid submitted by FJ&I Engineering, Inc. in the amount of $639,355.00 as the lowest responsive and responsible bid for the Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25. Said bid is on file with the Public Works Department and incorporated herein by reference.

Item 10.2
City Council Meeting Agenda - Page 97 of 168 - Monday, May 18, 2026

2. Authorizes the City Manager to execute a construction contract with FJ&I Engineering, attached as Exhibit 1, for the completion of the Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project No. 02-25 in the amount of $639,355 from the Storm Drain Improvement Program.

3. Authorizes an additional 20 percent contingency in the amount of $127,871, for a total project cost not to exceed $727,226.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 18th day of May, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________________
ZAC SHESS, Mayor
ATTEST:
___________________________
LYONE P. CONNER, City Clerk
Item 10.2
City Council Meeting Agenda - Page 98 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-6

AGREEMENT
THIS AGREEMENT is entered into this day of , 2026, by and between the City of Pleasant Hill ("City"), and __FJ&I Engineering, Inc._____, ("Contractor").

WHEREAS, the Department of Public Works and Community Development has requested a bid from the Contractor to perform work for the Shelly Drive and Ruth Drive Storm Drain Improvements Project No. 02-25 ("Project"); and
WHEREAS, the City Manager, under the powers authorized by the City Council and Ordinance No. 770 (Bidding on Public Projects), accepts the lowest responsible bid by Contractor for the sum of ____$639,355.00___.

NOW, THEREFORE, City and Contractor agree as follows:

1. SCOPE OF SERVICES: Contractor will, in a worker-like manner, faithfully and fully perform the work as set forth in the plans and specifications for the Shelly Drive and Ruth Drive Storm Drain Improvements Project No. 02-25, and furnish all materials and labor, services and transportation necessary, convenient, and proper; all strictly in accordance with the plans, drawings, and specifications.

2. INDEMNIFICATION: Contractor agrees to defend, indemnify and hold harmless the City, its officers, agents, and employees from all claims, demands, suits, losses, damages, injuries, and liability, direct or indirect including any and all costs and expenses in connection therewith, incurred by reason of any acts, errors, or omissions of Contractor, whether negligent or intentional, under or in connection with this Agreement. Contractor further agrees to defend the City, its officers, agents, and employees at its own cost, expense, and risk, and to pay and satisfy any resulting judgments. This indemnification provision shall not extend to any claim arising out of the active negligence, sole negligence, or willful misconduct of the City, its officers, agents, or employees.

3. INSURANCE: Contractor at its own cost and expense shall procure and maintain, for the duration of the contract, the following insurance policies with insurers possessing a Best's rating of no less than A:VII:
a. Worker's Compensation Coverage. Contractor shall maintain Worker's Compensation Insurance and Employer's Liability Insurance for his/her employees in accordance with the laws of the State of California. In addition, Contractor shall require each subcontractor to similarly maintain Worker's Compensation insurance in accordance with the laws of the State of California for all of the subcontractor's employees. Any notice of cancellation or non-renewal of all Worker's Compensation policies must be received by the City at least thirty Item 10.2
City Council Meeting Agenda - Page 99 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-7
(30) days prior to such change.
b. General Liability Coverage. Contractor shall maintain commercial general liability insurance in an amount not less than five million dollars ($5,000,000) per occurrence for bodily injury, personal injury, and property damage. If a commercial liability insurance form or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to the work to be performed under this agreement or the general aggregate limit shall be at least twice the required occurrence limit.
c. Automobile Liability Coverage. Contractor shall maintain automobile liability insurance covering bodily injury and property damage for all activities of the Contractor arising out of or in connection with the work to be performed under this Agreement, including coverage for owned, hired, and non-owned vehicles, in an amount of not less than five million dollars ($5,000,000) combined single limit for each.
d. Policy Endorsements. Each general liability and automobile liability insurance policy shall be endorsed to contain the following specific language:

1. The City, its officers, officials, employees, and volunteers are to be covered as additional insurers with respect to liability arising out of work performed by or on behalf of the Contractor, including materials, parts or equipment furnished in connection with such work or operations. Coverage shall not extend to any indemnity coverage for the active negligence of the additional insured in any case where an agreement to indemnify the additional insured would be invalid under Civil Code section 2782(b).

2. This policy shall be considered primary insurance as respects the City, its officers, officials, employees, and volunteers. Any insurance maintained by the City, including any self-insured retention the City may have, shall be considered excess insurance only and shall not contribute with it.

3. This insurance shall act for each insured and additional insured as though a separate policy had been written for each, except with respect to the limits of liability of the insuring company.

4. The insurer waives all rights of subrogation against the City, its elected or appointed officers, officials, employees or agents.

5. Any explosion, collapse, and underground property damage Item 10.2
City Council Meeting Agenda - Page 100 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-8
exclusion must be deleted.

6. Any failure to comply with reporting provisions of the policies shall not effect coverage provided to the City, its elected or appointed officers, employees, agents or volunteers.

7. The insurance provided by this policy shall not be suspended, voided, canceled or reduced in coverage except after thirty (30) days written notice has been received by the City.
e. Deductibles and Self-Insured Retentions Any deductibles or self-insured retentions must be declared to and approved by the City. At the City's option, Contractor shall demonstrate financial capability for payment of such deductibles and self-insured retentions.
f. Certificates of Insurance and Endorsements. Contractor shall provide certificates and endorsements to City as evidence of the insurance coverage required herein. Certificates of such insurance shall be filed with the City on or before commencement of performance of this Agreement. Current certification of insurance shall be kept on file with the City at all times during the term of this Agreement.
g. Subcontractors. The Contractor shall either include all subcontractors as insurers under its policies or shall furnish separate certificates and endorsements for each subcontractor. The coverage for subcontractors is subject to all of the requirements for contractors as stated herein.
h. Umbrella Coverage. To the extent Contractor’s insurance obligations under this Agreement are met, in whole or in part, through the procurement of umbrella or excess insurance coverage, Contractor agrees to maintain said policy for the term of this Agreement. The insurance provided by any such policy shall not be suspended, voided, canceled or reduced in coverage except after thirty (30) days written notice has been received by the City.

4. PREFERENCE FOR LOCAL MATERIALS AND LABOR: The City desires to promote the industries and advantages of the City, and it is agreed that the Contractor in the construction of the work shall use pro ducts manufactured or produced by firms located within the City limits, and workers, laborers and mechanics located within the City limits in every case where price, fitness and quality are equal to that item of work specified in the Special Provisions.

5. NON-ASSIGNABILITY: Neither this Agreement, nor any part of it, nor any monies due or to become due hereunder, may be assigned by the Contractor without the consent and approval of the City, nor in any event without the consent and approval of the Contractor's Item 10.2
City Council Meeting Agenda - Page 101 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-9
surety, unless the surety waives its rights to notice of assignment.

6. BONDS: Contractors shall furnish and deliver the bonds as follows:
a. Faithful Performance Bond: 100% of contract price for the faithful performance by the Contractor of this Agreement.
b. Labor and Materials Bond: 100% of the contract price for the payment of Labor and Materials by the Contractor of this Agreement. c. Maintenance Bond: 10% of the contract price for the one-year maintenance period will be required once work is completed.

Bonds shall be on the forms prescribed for use and attached to this Agreement or on an approved alternate form with a surety approved by the City. The insured's carrier shall be registered with the State of California Department of Insurance.

7. INDEPENDENT CONTRACTOR: Contractor is an independent contractor and not an employee or agent of the City and has no authority to contract or enter into any other agreement in the name of the City. Contractor has, and hereby retains, full control over the employment, direction, compensation and discharge of all persons employed by contractor who are assisting in the performance of services under this Agreement. Contractor shall be fully responsible for all matters relating to the payment of its employees, including compliance with Social Security, withholding tax and all other laws and regulations governing such matters.

Contractor shall be responsible for its own acts and those of its subcontractors, agents and employees during the term of this Agreement.

8. ATTORNEY'S FEES AND COSTS: If either party brings any action or proceeding (including arbitration) to enforce, protect, or establish any right or remedy under this Agreement, the prevailing party shall be entitled to receive reasonable court costs and attorney's fees.

9. MISCELLANEOUS:
a. Contractor warrants that it can perform the work set forth in the specifications and contract documents at the price set forth in Contractor's bid, a copy of which is attached as Exhibit "A."
b. Contractor further warrants that it has thoroughly reviewed the plans and specifications of project and no mistake was made in the submittal of its bid. c. Contractor further agrees to hold the City harmless from liability and indemnify it from any type of cost and liability that may result from Contractor's Item 10.2
City Council Meeting Agenda - Page 102 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-10
mistake in its bid.

IN WITNESS WHEREOF, the parties have executed this Agreement on the date first written above.

CITY OF PLEASANT HILL, a CONTRACTOR:

Municipal Corporation of
the State of California
By:________________________ By: __________________________ Ethan Bindernagel
CITY MANAGER Title:_________________________
Contractor's License No. __________
Expiration:______________________
Classification:__________________
Business LicenseNo._____________
ATTEST:
__________________________
Lyone Conner

CITY CLERK
APPROVED AS TO FORM:
___________________________
Janet E. Coleson

CITY ATTORNEY
Attachments Exhibit A - Contractor's Bid Proposal
Exhibit B - Bond for Faithful Performance
Exhibit C - Bond for Labor and Materials
Exhibit D - Insurance Certificates
Treasurer / GM
1040314
06/30/27
A
CTR - 047366
Item 10.2
City Council Meeting Agenda - Page 103 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-11

BOND FOR FAITHFUL PERFORMANCE
We, the undersigned _____________________ ("Contractor") and ________________, a corporation organized under the laws of the State of ____________________, and authorized to transact business in the State of California, as Surety, are obligated to the City of Pleasant Hill ("City") a municipal corporation under the laws of the State of California, in the sum of ___________________ Dollars ($_______________) for the payment of which sum we obligate ourselves and our successors and assigns, jointly and severally by the following provisions:

The condition of this obligation is that the obligated Contractor has, on ________________, 2026, entered into a written Agreement with the City for Project No. 02-25 entitled Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project a true and correct copy of which is presently on file in the office of the City Clerk of the City of Pleasant Hill, and incorporated herein by reference.

Now, therefore, if the Contractor shall faithfully perform the work in accordance with the plans, specifications and contract documents during the original term, and any extensions of the contract which may be granted by the City, with or without notice to the surety, and if it shall satisfy all claims and demands incurred under the contract, and shall fully indemnify and save harmless the City from all costs and damages which it may suffer by reason of failure to do so, and shall reimburse and repay the City all outlay and expense which the City may incur in making any default, then this obligation shall be void; otherwise to remain in full force and effect.

If any legal action be filed upon this bond, it shall be filed within one year after final payment has been made under the contract excluding the warranty period, if any, provided for in the contract, and venue shall lie in the County of _____________, State of California, and that surety, for value received stipulates and agrees that no change, extension of time, alteration or addition to the terms of the contract or to the work to be performed under it or the specifications accompanying it shall in any way affect its obligation on this bond, and it does by this means waive notice of any change, extension of time, alteration or addition to the terms of the contract or to the work or to the specifications, and thereby waives the provisions of Section 2819 of the Civil Code of the State of California.

Item 10.2
City Council Meeting Agenda - Page 104 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-12
In witness, contractor and surety have executed this agreement as of ____________, 2025.
(Contractor)
By:___________________________________
Title__________________________________
(Surety)
By:___________________________________
Address of Surety:_______________________
______________________________________
______________________________________
Surety's Bond Number____________________
(Accompany this bond with Attorney-in-fact's authority from Surety to execute the bond, certified to include the date of the bond.)
Item 10.2
City Council Meeting Agenda - Page 105 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-13

BOND FOR LABOR AND MATERIALS
We, the undersigned ____________________, ("Principal") and ________________, a corporation organized under the laws of the State of ________________, and authorized to transact business in the State of California, as Surety, are obligated to the City of Pleasant Hill ("City"), a municipal corporation under the laws of the State of California, in the sum of _____________ Dollars ($___________) for the payment of which sum we obligate ourselves and our successors and assigns, jointly and severally by the following provisions:

The condition of this obligation is that the Principal entered into a written Agreement with the City dated ________________, 2026, for Project No. 02-25 entitled Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project, a true and correct copy of which is presently on file in the office of the City Clerk of the City of Pleasant Hill, and incorporated herein by reference.

Because Principal is required to furnish a bond in connection with the contract, providing that if Principal, or any of its subcontractors, shall fail to pay for any materials, or other supplies, or for any work or labor on the contracted work of any kind, or for amounts due under the unemployment insurance act with respect to any work or labor on this project, the Surety on this bond, will pay for the debt, in an amount not exceeding the sum specified in this bond, and also, in case suit is brought upon the bond, a reasonable attorney's fee to be fixed by the court.

Now therefore, we ________________, as Principal, and ____________________, as Surety, are obligated to the City of Pleasant Hill, in the sum of $ ___________________, lawful money of the United States, for the payment of which sums will and truly to be made, we the Principal and Surety bind ourselves, successors and assigns, jointly and severally, by these provisions.

The condition of this obligation is that if Principal, its successors or assigns, or its subcontractor, or subcontractors, shall fail to pay for any labor, materials, or other supplies, used in the performance of the work contracted to be done, or for amounts due under the unemployment insurance act with respect to this work or labor, then the Surety on this bond will pay for them, in an amount not exceeding the sum specified in this bond, and in case suit is brought upon this bond will also pay a reasonable attorney's fee, to be fixed by the court.

No prepayment or delay in payment and no changes, extensions, addition or alteration of any provision of the contract or in any plans and specifications referred to herein, and no forbearance on the part of the City shall operate to release the Surety from liability on this bond, and consent to make such alterations without further notice to or consent by the Surety is hereby given, and the Surety hereby waives the provisions of Section 2819 of the Civil Code of the State of California.

Item 10.2
City Council Meeting Agenda - Page 106 of 168 - Monday, May 18, 2026 City of Pleasant Hill
Shelly Drive and Ruth Drive Storm Drain Rehabilitation Project Project No. 02-25
AG-14
In witness, the parties have executed this agreement as of ____________, 2026. (Principal)___________________________
By:_________________________________
Title:_______________________________
(Surety)_____________________________
By:_________________________________
Address of Surety:_____________________
____________________________________
____________________________________
Surety's Bond Number_________________
(Accompany this bond with Attorney-in-fact's authority from Surety to execute the bond, certified to include the date of the bond.)
Item 10.2
City Council Meeting Agenda - Page 107 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: ADOPT RESOLUTION ADOPTING THE TRAFFIC IMPACT FEE NEXUS

STUDY AND FEE CALCULATION GUIDELINES AND INTRODUCE THE

REVISED TRAFFIC IMPACT FEE ORDINANCE

SYNOPSIS
The Traffic Impact Fee (“TIF”) is a development impact fee authorized under the Mitigation Fee Act (AB 1600) to fund transportation improvements required to accommodate growth from new development. The City’s current TIF program has not been updated since it was established in 2003. To ensure continued compliance with State law that fees reflect current conditions, the City recently completed a Traffic Impact Fee Nexus Study (see Attachment “B”) in order to update the City’s ordinance to reflect current TIF methodology and related fees.

Adoption of the Resolution will adopt the Traffic Impact Fee Nexus Study (“Nexus Study”) and Fee Calculation Guidelines, establishing a clear and legally defensible framework for the City’s TIF. Introduction of the new TIF Ordinance is the first reading of the revised Ordinance to implement the Nexus Study.

The adoption or second reading of the Ordinance will be presented on June 1 along with the resolution updating the Master Fee Schedule. The Council Budget Committee considered this item on November 5, 2025, and recommended a phased approach over three years for the fee structure.

Staff recommends that the City Council conduct a public hearing to review the Nexus Study and accompanying Guidelines, and then adopt the Resolution authorizing adoption of the Nexus Study and Fee Calculation Guidelines and introduce the first reading of the revised Ordinance.

DISCUSSION
Item 10.3
City Council Meeting Agenda - Page 108 of 168 - Monday, May 18, 2026 Background
The City established a TIF pursuant to the Traffic Mitigation Fee Act of 1989 (AB 1600), now codified in the Government Code at sections 66000-66025, governing development impact fees.

The TIF is intended to fund street and transportation improvement projects necessary to serve new development.

The City’s current citywide TIF program was adopted in 2003 and is based on a “System Equity Approach”, which allocates transportation infrastructure costs on a cost-per-trip basis using the City’s current citywide built infrastructure as the cost foundation. The initial TIF rate was established by a Nexus Study performed by MuniFinancial. As required by State Law, the TIF is reported annually in the City’s financial reports and is adjusted annually pursuant to Pleasant Hill Municipal Code Section 5.55.050 based on a construction cost index.

With the adoption of the City’s 2040 General Plan, and approval of the Master Bicycle and Pedestrian Plan, the City Council needs to update the TIF nexus analysis to be consistent with these new plans.

The Government Code requires that Traffic Impact Fees be supported by a “nexus analysis,” which demonstrates a reasonable relationship between:

1. The impacts of new development;

2. The need for public facilities resulting from that development; and

3. The amount charged per net daily trip.

To meet these requirements and reflect current and projected conditions, the City executed an Agreement for Professional Services with Fehr & Peers to prepare an updated Traffic Impact Fee Nexus Study. The new TIF program includes a list of capital improvement projects, reflecting the most recent projections of population and employment growth in the City, and changes the approach used to calculate fees from the existing “system equity” approach to one in which the fee is calculated based on the costs of a specific list of capital improvement projects.

Analysis
Nexus Study Summary
Fehr & Peers prepared a Traffic Impact Fee Nexus Study, dated April 16, 2026 (see “Attachment B”). The study evaluates existing and future transportation conditions citywide and identifies the transportation improvements needed to accommodate anticipated growth as identified in the City’s Capital Improvement Program (“CIP”).

Item 10.3
City Council Meeting Agenda - Page 109 of 168 - Monday, May 18, 2026 The study estimated that the total eligible transportation improvement costs of approximately $33.96 million, and approximately 4,589 additional adjusted daily trips will be accounted for between 2025 and 2035.

Based on these assumptions, the study calculates the cost per daily trip is $917 and recommends updated TIF rates by land use category. The recommended fees are designed to ensure that new development contributes proportionately to the cost of transportation improvements necessitated by growth.

Implementation Guide
Upon review of the original draft of the Nexus Study, staff determined that guidance was needed as to calculation of fees for uses with exceptionally high trip volumes. To assist with calculating fees for these uses, a Fee Calculation Guidelines document (see Attachment “C”) was developed to assist City staff in calculating a traffic impact fee based on daily trip generation. This guide also provides additional clarification regarding mixed-use developments and the intensification of use within existing vacant buildings.

Proposed Ordinance Update
In keeping with the new TIF Nexus Study, the existing TIF Ordinance was completely revised.

This updated TIF Ordinance is attached and ready for introduction (first reading). The adoption (second reading) of the TIF Ordinance is scheduled for June 1, 2026, and should it be adopted, will take effect 30 days later, on July 1, 2026. At the time of adoption (second reading) of the new TIF Ordinance, the Master Fee Schedule will be presented with new charges for a phased in approach to the new TIF fees.

FISCAL IMPACT
Information regarding the phased approach will be presented with the revised Master Fee Schedule at the June 1 Council meeting.

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. The TMF study was posted on the City’s website on April 18, 2026.

Item 10.3
City Council Meeting Agenda - Page 110 of 168 - Monday, May 18, 2026

RECOMMENDED CITY COUNCIL ACTION
Staff recommends that City Council take the following separate actions:
1) Move to adopt the proposed Resolution, adopting the TIF Nexus Study and Fee Calculation Guidelines; and
2) Move to introduce the revised TIF Ordinance.

ALTERNATIVES TO RECOMMENDED ACTION
None recommended.

The Council could elect to subsidize future projects using General Fund resources; otherwise, future Capital Improvement Projects may face insufficient funding.

ATTACHMENT(S)
Attachment “A” Ordinance
Attachment “B” Pleasant Hill Traffic Impact Fee Update, Prepared by Fehr and Peers, dated September 25, 2025
Attachment “C” Pleasant Hill Traffic Impact Fee Calculation Guidelines Attachment “D” Resolution Adopting the Traffic Impact Fee Nexus Study and Fee Calculation Guidelines
Prepared by: Laetitia Porta, PE, Senior Civil Engineer
Approved by: Ann James, PE, Public Works Director
Item 10.3
City Council Meeting Agenda - Page 111 of 168 - Monday, May 18, 2026 1 ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
PLEASANT HILL AMENDING CHAMPTER 5.55, TRAFFIC

MITIGATION FEE, OF THE PLEASANT HILL MUNICIPAL CODE

WITH AN UPDATED TRAFFIC IMPACT FEE NEXUS STUDY
WHEREAS, in 1989, a Traffic Impact Fee was authorized under the Mitigation Fee Act (Assembly Bill 1600) and is intended to fund street and transportation improvement projects necessary to accommodate growth resulting from new development; and WHEREAS, The City’s current citywide Traffic Impact Fee (TIF) program was established in 2003. The current program is based on a “system equity” approach, in which the TIF is based on a cost per trip using the citywide built infrastructure as the cost basis. As required by state law, City staff includes the TIF program in the City’s annual financial reports, and, per Municipal Code

5.55.050, the traffic impact fee is increased annually based on the construction cost index; and WHEREAS, the Mitigation Fee Act requires that development impact fees be supported by a nexus analysis demonstrating a reasonable relationship between the impacts of new development, the need for public facilities, and the amount of the fee charged; and WHEREAS, on March 13th, 2023, the City executed an Agreement for Professional Services with Fehr & Peers to conduct the Traffic Impact Fee Nexus Study and recommend revised fees; and
WHEREAS, Fehr & Peers prepared a final Traffic Impact Fee Nexus Study dated April 16, 2026, which evaluates existing and future transportation conditions, identifies necessary transportation improvements, and establishes a reasonable relationship between new development and the need for those improvements; and
WHEREAS, Fehr & Peers prepared a Fee Calculation Guidelines document to accompany the Traffic Impact Fee Nexus Study; and
WHEREAS, Fehr & Peers recommends increased Traffic Impact Fee rates consistent with the findings of the Nexus Study to ensure that new development contributes its fair share toward mitigating transportation impacts; and,
NOW THEREFORE, the City Council of the City of Pleasant Hill does ordain as follows:

SECTION 1. Chapter 5.55 of the Pleasant Hill Municipal Code is amended in its entirety to read as follows:

Traffic Impact Fee
Section Title
Item 10.3
City Council Meeting Agenda - Page 112 of 168 - Monday, May 18, 2026 2 5.55.010 Intent and Purpose

5.55.020 Findings

5.55.030 Definitions

5.55.040 Applicability – Time of Payment

5.55.050 Establishing the Fee – Fee Amount – Annual Adjustment

5.55.060 Exemptions

5.55.070 Use of Funds

5.55.080 Refunds

5.55.090 Accounting

5.55.100 Appeals

5.55.110 Supplementary Provisions
§ 5.55.010 Intent and Purpose.

A. In keeping with the requirements of the Mitigation Fee Act (AB 1600, CA Govt Code sections 66000 through 66025), and mindful of the City’s policy that new development pay for the cost of improvements to the citywide transportation system necessary to accommodate or offset the impacts generated by the new development, the City adopts a Traffic Impact Fee (“TIF”). (See, City of Pleasant Hill General Plan 2040, adopted May, 2023.) B. Adopting and implementing a TIF is a fair and equitable method of securing some of the revenues necessary to construct the required transportation improvements as a result of, and to the extent to which new development generates the need for additional transportation improvements.

C. The City of Pleasant Hill is close to being built out under its general plan. Approaching buildout has implications for the type of facilities needed to accommodate growth. Large capacityincreasing projects such as street extensions and widenings and interchange improvements are no longer a practical method for accommodating growth. Rather, a range of upgrades to the existing system of transportation improvements, including bicycle and pedestrian facilities, better represent the remaining improvements needed to complete the transportation system.

D. Many types of improvement projects across all modes (vehicle, transit, bicycle and pedestrian) can accommodate or offset the impacts generated by new development. The Pleasant Hill General Plan 2040 and specifically, the Transportation and Circulation Element, specifies certain policies that support the need to provide a TIF to fund projects to fulfill these goals, including, but not limited to, TC – 3.2, 3.3, 3.4, 5.3, 8.5, 8.6, 8.8, 8.10, 9.3, 9.4, 11.1 and 11.2. Examples of upgrades needed to accommodate new development include but are not limited to: minor intersection improvements such as adding turn lanes; upgrades to traffic control devices (traffic signals) and improved interconnects; completion of gaps in the street, transit, bicycle and pedestrian network; and improvements to substandard street, transit, bicycle and pedestrian facilities.

E. The traffic impact fee must fairly apportion to new development a fair share of the City's costs for transportation improvements. New development's fair share should be based on the capital improvement projects needed to accommodate the additional demand generated by the new development.

Item 10.3
City Council Meeting Agenda - Page 113 of 168 - Monday, May 18, 2026 3 F. In the absence of this Chapter imposing a TIF, existing and future sources of revenue will be inadequate to fund the transportation improvements which are necessary to avoid unacceptable levels of congestion and related adverse impacts created by expected development within the City.

G. To update and properly evaluate the relationship (or “nexus”) between anticipated future development in the City, the need for new infrastructure to support that development, and the fees that will be charged to help fund that infrastructure, the City retained Fehr & Peers to undertake a study entitled “Pleasant Hill Traffic Impact Fee Update” dated April 16, 2026. A copy of this study is on file in City offices.

H. By adopting this Chapter, it is the intent of the Pleasant Hill City Council to adopt a fair and equitable method of securing some of the revenues necessary to fund the construction and implementation of transportation improvements in the City to accommodate the traffic volumes generated by new development.

I. The City Council intends to update the City’s TIF by including a new list of capital improvement projects, reflect the most recent projections of population and employment growth in the City, and change the approach used to calculate fees from the current “ system equity” approach to one in which the fee is calculated based on the costs of a specific list of capital improvement projects.

The fees will continue to be applied to new development that occurs anywhere in the City of Pleasant Hill.
§ 5.55.020 Findings and Requirements.

Consistent with AB 1600 (CA Govt. Code §§ 66000 through 66025), the City Council finds as follows:

A. Purpose. The purpose of the TIF is to fund transportation improvements to accommodate or offset the impact from new development in the City.

B. Use of the TIF. The TIF revenues will be used to help fund a proposed list of projects found in Figure 1 and Table 2 (pages 5-7) of the “Pleasant Hill Traffic Impact Fee Update dated April 16, 2026”.

C. Relationship between the TIF’s use and the type of development on which the TIF is imposed.

Different types of development generate traffic with different characteristics. The calculations presented in Tables 4 and 5 of the “Pleasant Hill Traffic Impact Fee Update dated April 16, 2026” account for these characteristics by calculating the travel-related characteristics of different land use types. These considerations account for the differential impacts on the local transportation system generated by different development types.

Item 10.3
City Council Meeting Agenda - Page 114 of 168 - Monday, May 18, 2026 4 D. Relationship between the need for the public facility and the type of development on which the TIF is imposed. The need for the facilities listed in Table 2 of the “Pleasant Hill Traffic Impact Fee Update dated April 16, 2026” has been established through local planning processes prepared by the City of Pleasant Hill.

E. Determining a reasonable relationship between the amount of the fee and cost of the public facility (or portion of the public facility) attributable to new development. Section 4 of the “Pleasant Hill Traffic Impact Fee Update dated April 16, 2026” describes the calculations applied to determine the cost of the public facilities that is attributable to new development in the TIF area.

F. If the nexus study supports the increase of an existing TIF, review the assumptions of the nexus study supporting the original fee and evaluate the amount of fees collected under the original fee.

The TIF program and ordinance was established in 2003 using a “system equity” approach in which fees were calculated as a cost per trip based on the value of the City’s existing transportation system and adjusted annually to reflect changes in construction costs. Since its adoption, the City has prepared annual reports documenting fee activity, and the Traffic Mitigation Fund has been included in the City’s audited financial statements. These reports show that revenues have been collected and used to support transportation improvements, with amounts varying in line with development activity. The current update shifts the program from the system equity method to a project-based calculation using the costs of a defined list of transportation projects in the City’s 2024-2029 Capital Improvement Plan. Because this methodology directly reflects the identified project costs needed to accommodate growth, the updated fee levels are higher than under the prior approach and align the program with the cost of planned improvements.

G. Calculate a fee imposed on a housing development proportionately to the square footage of proposed units of the development, or explain why that would not be an appropriate metric for calculating fees. The TIF on housing developments has always been calculated based on the type of unit, with one level for single family units and another for multi-family units. This has been a common practice for most fee programs throughout the State of California.

For the City’s TIF Program, this practice aligns with readily available data about the transportation impacts of housing developments. Industry standard reference documents about trip generation rates and trip lengths, present that data for all types of housing units combined and do not typically present that data based on the unit size. Moreover, there is no available reference document that directly links trip generation rates to the square footage of a housing unit.

Since there is not a wide variation in house size in the City, the City is largely built out, and given the lack of consistent and available sources of data, the City has concluded that square footage, currently, is not an appropriate metric to use in calculating fees on residential developments, nor is there substantial evidence that the current method of calculating fees is disproportionate to a residential development’s effects on the transportation system.

H. Adopt a capital improvement plan as a part of the nexus study. The City maintains a Capital Improvement Plan, most recently updated for the 2024-2029 period and this plan was used to identify projects for updating the City’s TIF Program.

Item 10.3
City Council Meeting Agenda - Page 115 of 168 - Monday, May 18, 2026 5 § 5.55.030 Definitions.

In this Chapter:

A. Development means:

1. Any new construction, or any addition, extension, or enlargement of an existing structure or unit, which includes a dwelling unit for residential use or the gross floor area of retail, office or industrial use; or

2. Any conversion or change in use of an existing structure requiring City approval, including a building permit, which would result in a change in the land use category (resulting in an increase in the trip demand factor applicable to the structure).

B. Gross floor area means the sum of the square footage of the floor area at each floor level included within the exterior walls of a building or portions thereof, including mezzanines and lobbies. It excludes floor area devoted to vehicle parking, necessary interior driveways and ramps.

C. Land use category means any of the following specific land uses:

1. Residential;
a. Single-family;
b. Multifamily;

2. Nonresidential;
a. Retail;
b. Office;
c. Industrial.

D. Transportation improvements, system of transportation improvements and facilities means the list of proposed TIF projects found in Figure 1 and Table 2 (pages 5-7) of the “Pleasant Hill Traffic Impact Fee Update dated April 16, 2026”.

E. Traffic fee study means the "Pleasant Hill Traffic Impact Fee Update," dated April 16, 2026, prepared by Fehr & Peers and on file in the City offices. § 5.55.040 Applicability – Time of Payment.

A. Applicability. Except as provided in Pleasant Hill Municipal Code (PHMC) §5.55.060 Exemptions, this Chapter applies to each development within the City for which a building permit or other entitlement for development is issued.

B. Time of payment. The traffic impact fee is due:

Item 10.3
City Council Meeting Agenda - Page 116 of 168 - Monday, May 18, 2026 6 1. For residential development, before the final inspection, or the date the certificate of occupancy is issued, whichever occurs first. (Govt. Code § 66007(a).)

2. For nonresidential development, before the issuance of the building permit. § 5.55.050 Establishing the Fee – Fee amount – Annual adjustment.

A. Establishing the fee. The traffic fee study establishes a common basis for assessing fees across different land use categories by calculating a Trip Demand Factor, reflecting characteristics of each land use, including the trip generation rate, the proportion of new and pass-by trips and trip lengths. (See Table 4, page 9, Trip Demand Factors, in the traffic fee study.) The Adjusted Daily Trip Demand Factors are then used to calculate the total growth in Adjusted Daily Trips. Table 5, page 10, Growth Converted to Adjusted Daily Trips in the traffic fee study displays how that growth was modified by the trip demand factors to derive total growth expressed in units of Adjusted Daily Trips.

B. Fee amount. The amount of TIF required of the development shall be determined by the Director of Public Works or their designee in accordance with this section, which is based on the traffic fee study.

Land Use
Category Unit Fee Per DUE
DUE
Factor
Raw Fee
Per Unit
Admin Charge
(2%)
Total Fee
Per Unit
Residential
Single-Family DU $7,401 1.00 $7401 $148 $7,549
Multifamily DU $7,401 0.71 $5290 $106 $5,396
Nonresidential
Retail KSF $7,401 2.39 $17,693 $354 $18,047
Office KSF $7,401 1.64 $12,132 $243 $12,374
Industrial KSF $7,401 0.74 $5,507 $110 $5,617
Other Daily
Trip
__ __ $917 $18 $936
In determining the land use category for which a fee applies, the fee shall be charged on the basis of the primary use of the building as a whole. The City shall use the category which in its judgment most nearly fits the proposed use. The Director of Public Works may refer to specific uses described in the PHMC Chapter 18 Zoning and to the Standard Industrial Classification Manual Item 10.3
City Council Meeting Agenda - Page 117 of 168 - Monday, May 18, 2026 7 (SIC). The City has adopted fee calculation guidelines that provide additional specificity on how the TIF will be applied to individual development applications. The guidelines support consistent implementation by identifying the applicable land use categories and setting procedures for calculating the fee for new construction, intensification of use, and land uses that do not fit within the City’s standard fee categories.

C. Annual adjustment of the rate based on construction cost index. The fee shall be increased annually in the City’s Master Fee Schedule based on the Engineering News Record 20-city construction cost index listed in the prior October 1st issue, as published by McGraw-Hill Publishing Company. Annual increases are capped at 4% (four percent). § 5.55.060 Exemptions.

The following development projects are exempt, in whole or in part, from the TIF otherwise required by this Chapter:

A. Capital improvements and/or buildings or structures related to the operation of the City, Contra Costa County, state or federal governments including, but not limited to, police and fire stations, Pleasant Hill Recreation and Park District facilities, parking lots, offices, equipment yards, sanitation facilities, parks and similar facilities in or through which general government operations are conducted. This section does not create an exemption for private commercial or industrial activities conducted on public lands.

B. Temporary uses less than 12 months in duration.

C. Additions, extensions or enlargements of an existing residential structure which, in any twoyear period, increases the gross floor area by less than 800 square feet.

D. Additions, extensions or enlargements of an existing commercial or industrial structure which, in any one calendar year, increases the gross floor area of such structure by 200 square feet or less.

E. No fee is due if a traffic mitigation fee was previously paid in full for the property, unless there is a change of use which requires a use permit or tenant improvements. In such case, the applicant shall pay the incremental difference between the previously paid fee and the applicable fee for the proposed new use.
§ 5.55.070 Use of Funds.

The fees paid under this Chapter, and interest income earned, shall be used solely for the purpose of constructing or providing the list of transportation improvements. § 5.55.080 Refunds.

Item 10.3
City Council Meeting Agenda - Page 118 of 168 - Monday, May 18, 2026 8 The City’s Chief Building Official may authorize a refund if all of the following occur:

1. The building permit expires and no extension has been granted for a development for which the fee has been collected; and

2. No substantial work has been done; and

3. The claim for the refund is filed within one year after the expiration date of the building permit or any extension of it.
§ 5.55.090 Accounting.

The City shall deposit, invest, account for, and expend the fees in accordance with this Chapter and Government Code section 66006.
§ 5.55.100 Appeals.

A developer may appeal to the City Manager any determination made under this Chapter. The developer must file an appeal within 15 days of the date of the determination. The appeal must be in writing, stating the reasons for the appeal. The City Manager shall set the matter for hearing within 45 days of the date of receipt by the City Clerk of notice of the appeal. In making a determination on the appeal, the City Manager shall follow the standards set forth in this Chapter. § 5.55.110 Supplementary Provisions.

It is the intent of the City Council that the fees required by this Chapter shall be supplementary to the fees, dedications or conditions imposed upon development under the provisions of the Subdivision Map Act, California Environmental Quality Act, and other state laws and City ordinances or policies which may authorize the imposition of fees, dedications or conditions.” SECTION 2. This updated Traffic Impact Fee Ordinance is exempt under California Environmental Quality Act (CEQA) Guidelines Section 15378(b)(5), as the changes are administrative in nature and will not result in direct or indirect physical changes in the environment and Section 15061(b)(3) as CEQA applies only to projects which have the potential for causing a significant effect on the environment.

SECTION 3. 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 4. This ordinance shall be effective 30 days after its adoption.

Item 10.3
City Council Meeting Agenda - Page 119 of 168 - Monday, May 18, 2026 9 SECTION 5. Within fifteen days after the passage of this ordinance, the City Clerk shall cause a summary 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 18th day of May, 2026.
[Signatures on the Following Page]
ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the day of , 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________________________

ZAC SHESS, MAYOR
ATTEST:
___________________________________

LYONE CONNER, CITY CLERK
Item 10.3
City Council Meeting Agenda - Page 120 of 168 - Monday, May 18, 2026 Pleasant Hill Traffic
Impact Fee Update
WC23-3963.01
Prepared for: Submitted on:

City of Pleasant Hill April 16, 2026
Item 10.3
City Council Meeting Agenda - Page 121 of 168 - Monday, May 18, 2026 P
Table of Contents

1. Introduction ................................................................................................................................. 1

1.1 Background and Purpose.................................................................................................................................... 1

1.2 Organization of the Report ...............................................................................................................................2

2. Project List................................................................................................................................. 3

3. Growth Projections ................................................................................................................... 8

3.1 Projections by Land Use Category.................................................................................................................8

3.2 Trip Generation by Land Use ..........................................................................................................................9

4. Nexus Allocation and Fee Calculations...................................................................................11

4.1 Allocation to Users..............................................................................................................................................11

4.2 Fee Calculations................................................................................................................................................12

5. Summary of Required Program Elements..............................................................................14 Fundamental Nexus Requirements .....................................................................................................................14 Additional Elements.................................................................................................................................................15 List of Figures
Figure 1: Pleasant Hill TIF Projects ..............................................................................................................................5 List of Tables
Table 1: Current Pleasant Hill TIF Fee Amounts........................................................................................................2 Table 2: Proposed Pleasant Hill TIF Projects ............................................................................................................6 Table 3: Citywide Growth Projection ..........................................................................................................................8 Table 4: Trip Demand Factors ......................................................................................................................................9 Table 5: Growth Converted to Dwelling Unit Equivalents................................................................................... 10 Table 6: Project Costs Eligible for TIF .......................................................................................................................12 Table 7: Calculation of Fee per Dwelling Unit Equivalent ....................................................................................13 Table 8: Fee per Land Use Category .........................................................................................................................13 Item 10.3
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1. Introduction

1.1 Background and Purpose
Impact fees are established under the California Government Code sections 66000 through 66025, also sometimes known as Assembly Bill (AB) 1600 or the Mitigation Fee Act. Fees charged pursuant to this legislation are used to build capital facilities needed to offset the impacts generated by new development. It is common practice throughout California for local jurisdictions to establish impact fee programs to fund the construction of several types of public infrastructure and facilities; one common type of fee program is a traffic impact fee, which generates funds that are used to construct infrastructure and provide facilities that support the transportation needs of new residents and businesses.

Per the Government Code requirements , each impact fee program must be supported by a “nexus” analysis, a rational and documented set of procedures by which the agency establishes that there is a reasonable relationship (or “nexus”) between anticipated future development in the jurisdiction, the need for new infrastructure to support that development, and the fees that will be charged to help fund that infrastructure. Thus, the technical reports (such as this report) that are prepared to support a fee program are commonly called nexus studies.

The City of Pleasant Hill currently maintains a citywide Traffic Impact Fee (referred to in this report as the Pleasant Hill TIF or PHTIF) program, which was established in 2003 and has been continuously maintained as a mechanism for funding a portion of the costs of needed transportation improvements within the City. The current program is based on a “system equity” approach, in which the TIF is based on a cost per trip using the citywide built infrastructure as the cost basis. As required by state law, City staff includes the PHTIF program in the City’s annual financial reports, and, per Municipal Code 5.55.050, the traffic mitigation fee is increased annually based on the construction cost index. The most recent annual Master Fee Schedule became effective on September 1, 2024.

The current fee amounts are shown in Table 1.

The PHTIF program is now being updated to include a new list of capital improvement projects, reflect the most recent projections of population and employment growth in the City, and change the approach used to calculate fees from the existing “system equity” approach to one in which the fee is calculated based on the costs of a specific list of capital improvement projects. The fees will continue to be applied to new development that occurs anywhere in the City of Pleasant Hill. The purpose of this report is to serve as the necessary documentation to allow the City to adjust the PHTIF program.

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Table 1: Current Pleasant Hill TIF Fee Amounts
Fee Category Unit Current Traffic Impact Fee (as of
September 1, 2025)
Residential
Single Family Dwelling Unit $3,879
Multifamily Dwelling Unit $3,110
Nonresidential
Retail Thousand Square Feet (KSF) $10,030
Office KSF $8,527
Industrial KSF $3,145

1.2 Organization of the Report
After this introductory section, the report contains four additional sections:
• Section 2 – Project List, describes the list of capital improvement projects that would be included in the program.
• Section 3 – Growth Projections, documents the amount of growth anticipated over the next ten years in the City of Pleasant Hill.
• Section 4 – Nexus Analysis and Fee Calculations, describes the results of the nexus analysis and calculates the fee amounts using the information presented in the report. • Section 5 – Summary of Required Program Elements, summarizes how the information in this report satisfies the requirements of the Mitigation Fee Act (Government Code 66000– 66025).

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2. Project List
The City regularly updates its Capital Improvement Program (CIP): it is a key component of implementing the City’s General Plan as it pertains to maintaining operational standards for the City’s transportation system. The most recent CIP was adopted in July 2024. For the purposes of this PHTIF update, City staff undertook a thorough review of transportation improvement projects identified in the CIP, as well as those in the Bicycle and Pedestrian Master Plan (BPMP) adopted in March 2024 and developed a list of 15 projects for inclusion in the updated PHTIF. The PHTIF area and the set of projects proposed for inclusion in the fee program is shown on Figure 1. Cost estimates for all projects have been drawn from the most recent CIP and BPMP, supplemented with cost information supplied by City staff. The updated project list, including the cost estimates, is shown in Table 2.

As noted in the 2003 Traffic Mitigation Fee Update Report, given that the City of Pleasant Hill is close to being built out, large capacity-increasing projects are no longer a practicable method for accommodating growth in the City. For this reason, the City’s latest General Plan update (2023) specifies certain policies that directly address the City’s role in building infrastructure projects such as roadway improvements, and bicycle and pedestrian facilities in its Circulation Element chapter.1 The General Plan policies that support the need to provide fee funding for the projects in the project list are listed below:

TC-3.2 Arterial and Collector Streets: Minimize opportunities for regionally generated cut-through vehicle travel in the City as part of new roadway projects or projects within public roadways.

TC-3.3 Vehicle Traffic Calming Devices: Consider traffic calming devices such as lane narrowing, widening medians, neighborhood traffic circles, roundabouts, and landscaping to discourage cut-through vehicle traffic.

TC-3.4 Alternative Methods to Prevent Cut-Through Vehicle Traffic: Consider the use of alternative street surfacing materials, traffic diverters, special designs, and stop signs to prevent cut-through traffic on residential streets.

TC-5.3 Mobility Technology Support: Identify and implement technology that supports walking, biking, commuting, and other alternative transportation modes within the City including infrastructure that supports micro-mobility use within the City.

TC-8.5 Reduce Vehicle Speeds: Support the reduction of vehicle speeds using engineering and design techniques, community education, and evaluation and planning strategies rather than relying solely on enforcement.

TC-8.6 Wide Sidewalks for Shared Use: Provide wide sidewalks to allow shared use by pedestrians, bicyclists, and non-motorized modes of transportation as directed by the City Engineer.
1 City of Pleasant Hill 2040 General Plan Transportation and Circulation Element, 2023, https://pleasanthill2040.com/images/docs/PHGPU_05_PRD_Circulation_2022%2010%2026%20BG.pdf Item 10.3
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TC-8.8 New Development Neighborhood Traffic Impacts: Require developer participation in the cost of installation of traffic calming measures to reduce neighborhood traffic impacts through fee payments or direct contribution as a condition of approval, if applicable.

TC-8.10 Visually Appealing Medians and Street Edges: Provide enhanced landscape medians and street edges that are visually appealing and provide shade and buffers for pedestrians and cyclists.

TC-9.3 Enhance Pedestrian Crossing: Enhance pedestrian crossings on all arterial and collector roadways.

TC-9.4 Sidewalk Maintenance: Maintain existing sidewalk to meet ADA requirements, including removal or relocation of objects obstructing pedestrian path and installation of wider or detached sidewalks with a buffer separation from vehicular traffic, where feasible.

TC-11.1 Bicycle and Pedestrian Network: Support a network of safe and comfortable bikeway and pedestrian facilities connecting neighborhoods and destinations in Pleasant Hill and adjacent jurisdictions.

TC-11.2 Street Design: Require street cross-sections to accommodate bicyclists, micromobility users, and pedestrians.

Item 10.3
City Council Meeting Agenda - Page 126 of 168 - Monday, May 18, 2026 Walnut Creek
Pine Creek
Walnut Creek
Buchanan Field
Airport
Paso Nogal
Park
Willow Pass Rd
Sunvalley Blvd
Diamond Blvd
Concord Ave
Clayton Rd
Market St
Meadow Ln
Monument Blvd
Mohr Ln
Bancroft Rd
Geary Rd Treat Blvd Putnam Blvd
Pleasant Hill Rd
Buskirk Ave
Oak Rd Contra Costa Blvd
Taylor Blvd
Reliez Valley Rd
Patterson Blvd
Oak Park Blvd
Boyd Rd
Withers Ave
Grayson Rd Gregory Ln
Alhambra Ave
Paso Nogal Rd
Paso Nogal Rd
Golf Club Dr
Viking Dr
Taylor Blvd
Morello Ave
Chilpancingo Pkwy
Center Ave Pachecho Blvd
Blue Ridge Dr
Coggins Dr

PLEASANT
HILL

HOOKSTON

BANCROFT
WALDON
242
680
680
3 2
1 6
4 7
5 Traffic Signal Installation at
Pleasant Hill Road & Boyd Road
Pleasant Hill Road (Phases II-V)
City of Pleasant Hill
Project Extent Projects #8–15 are either citywide projects or in multiple locations, and are not displayed on the map.
# *
City of Pleasant Hill TIF Projects
FIGURE 1
Project List

1. Pleasant Hill Road Improvements (Phase II - V)

2. Paso Nogal Road (North) (Alhambra Avenue to Morello Avenue)

3. Re-landscape Medians Along Taylor Boulevard

4. Gregory Lane Complete Streets Improvement Study

5. Coggins Drive Complete Street Improvement Project

6. Boyd Road/Pleasant Hill Road Signal Installation Project

7. Monument Blvd/I-680 Bicycle & Pedestrian Improvement Project

8. Citywide Traffic Signal System Upgrade*

9. Citywide Traffic Signal Communications Network*

10. BPMP Improvements*

11. SR2S Planning*

12. SR2S Infrastructure*

13. Traffic Signal Adaptive*

14. ADA Improvement Program*

15. Sidewalk Gap Closure*
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Table 2: Proposed Pleasant Hill TIF Projects
Number Project Name Description
Total
Estimated
Cost (2025 $)
1 Pleasant Hill Road
Improvements (Phase

II - V)
Street improvements focused on roadway
operations enhancements and complete streets
treatments. New traffic signal at Pleasant Hill
Rd & Boyd Rd planned as part of project.
$8,024,000
2 Paso Nogal Road
(North) Multimodal
Improvements
Roadway safety features including shoulder
improvements, guardrail replacements, and
bike network improvements from Alhambra
Avenue to Morello Avenue
$1,012,000
3 Re-landscape
Medians Along Taylor
Boulevard
Replacement of deteriorated landscape
medians on Taylor Road, median island
improvements, gateway treatments, and traffic
calming.
$675,000
4 Gregory Lane
Complete Streets
Improvement Study
New bicycle-pedestrian streetscape design
between Pleasant Hill Road and Contra Costa
Boulevard. Treatments include new roadway
configuration, landscaped medians, street
lighting, and bike-ped treatments.
$10,094,000
5 Coggins Drive
Complete Street
Improvement Project
Traffic calming treatments to support bike-ped
connections to Iron Horse Trail and BART. $2,500,000
6 Boyd Road/Pleasant
Hill Road Signal
Installation Project
New traffic signal at the intersection of
Pleasant Hill Road & Boyd Road. $689,000
7 Monument Blvd/I-680
Bicycle & Pedestrian
Improvement Project
New Bike-Ped Improvements along Monument
Boulevard to connect Downtown Pleasant Hill
to City of Concord. Project proposes removal
of SB I-680 on-ramp.
$10,000,000
8 Citywide Traffic Signal
System Upgrade1
Improvements, upgrades and replacements of
existing traffic signals, as well as the installation
of new traffic signals.
$6,938,990
9 Citywide Traffic Signal
Communications
Network1
This project will link all the city's traffic signals,
enabling central monitoring, remote control,
and real-time data exchange to optimize traffic
flow and improve safety through technologies
like fiber optics, adaptive signal control, and
transit signal priority. This infrastructure is a
critical component of a city's Intelligent
Transportation System (ITS) and supports
broader "Smart City" goals.
$11,008,000
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Number Project Name Description
Total
Estimated
Cost (2025 $)
10 BPMP Improvements1
Citywide projects focused on the
implementation of recommendations from the
Pleasant Hill - Bicycle Pedestrian
Transportation Plan.
$45,294,000
11 SR2S Planning1
Programmatic based Safe Routes to School
improvements to support collaboration
between the City, School District, and Private
Schools. Program elements include
development of Suggested Route to School
Maps and Route Improvement Maps.
$275,000
12 SR2S Infrastructure1
Safe Routes to School infrastructure that
addresses and enhances pedestrian and bicycle
safety. Prioritize infrastructure improvements
along routes supporting student commutes.
$1,046,000
13 Traffic Signal
Adaptive1
This program helps fund adaptive traffic signal
projects in the City. $138,000
14 ADA Improvement
Program1
This program provides for the construction of
ADA compliant curb ramps throughout the City.

This program may also fund ADA ramp retrofit
and traffic signal upgrades at signalized
intersections to meet current ADA design
standards at signalized intersections.
$5,102,020
15 Sidewalk Gap Closure1 This program helps fund gap closure projects in the City. $239,476
TOTAL $103,035,486
Notes:
1: Citywide or multi-location projects.

Source: City of Pleasant Hill, 2025.

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3. Growth Projections

3.1 Projections by Land Use Category
An important element of every fee calculation is the estimate of future growth in the fee area. As part of this update, the current land use files available from the Contra Costa Transportation Authority (CCTA) travel demand model, the City of Pleasant Hill’s 2023-2031 Housing Element, and Plan Bay Area 2050 were reviewed. The files from the CCTA model contain projections of the amount of residential and employment growth anticipated to occur in Pleasant Hill. CCTA has completed an update of the travel model and has developed a new set of land use files that reflect the totals from the Association of Bay Area Governments (ABAG) Projections 2017 publication. The Housing Element establishes a comprehensive plan to address housing needs in Pleasant Hill over an eight-year planning period and provides a breakdown of allocation by single family and multifamily dwelling units. The most recent Housing Element update was in November 2022. The most recent Plan Bay Area 2050 was developed in October 2021 and contains projections for total households and jobs in the Bay Area by county and by “superdistrict.” Pleasant Hill resides in Superdistrict 21, North Contra Costa County.

The first step in the process was to identify which of the model’s traffic analysis zones (TAZs) are within the City of Pleasant Hill’s jurisdiction. The City’s jurisdictional boundary was available as a GIS file and was overlaid with the CCTA TAZ structure to identify TAZs located within the City’s jurisdiction.

The next step was to tabulate the total number of households and employment in Pleasant Hill from each source mentioned above. After discussions with City staff, the CCTA model will be used for the baseline year 2025. However, the Housing Element and Plan Bay Area 2050 were used for the residential and employment growth projections, respectively, for the horizon year 2035. For summary purposes, the total growth projected in the City of Pleasant Hill is shown in Table 3.

Table 3: Citywide Growth Projection
Category 2025 Base Year 2035 Projection 2025-2035 Growth Population 38,402 45,040 17%
Single Family Dwelling
Units 10,782 11,406 6%
Multifamily Dwelling
Units 4,805 6,836 42%
Retail Employment 4,564 5,243 15%
Non-Retail Employment 19,237 22,099 15%
Source: CCTA, Pleasant Hill Housing Element, Plan Bay Area 2050; Fehr & Peers, 2025.

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3.2 Trip Generation by Land Use
This study establishes a common basis for assessing fees across different land use categories by calculating a Dwelling Unit Equivalent, reflecting characteristics of each land use that affect its contribution of new vehicle trips on the roadway system in Pleasant Hill. The characteristics of each land use category used in this calculation include the trip generation rate, the proportion of new and pass-by trips, and trip lengths.

For the purposes of this study, daily trip generation rates have been drawn from the recently released 11th edition of the ITE Trip Generation Manual. The percentages of new and pass-by trips are drawn from the SANDAG Brief Guide of Vehicular Traffic Generation Rates, dated April 2002. Trip lengths reference the 2012 California Household Travel Survey data, which presents observed trip lengths for each city and county in the state. The variables used in the calculations are shown in Table 4.

Table 4: Trip Demand Factors
Fee Category Unit ITE Code Daily Trip
Rate1
New Trip
Percentage 2
Average
Trip
Length3
Dwelling
Unit
Equivalent
Factor4
Residential
Single Family Unit 210 9.4 97% 6.9 1.00
Multifamily Unit 220 6.7 97% 6.9 0.71
Nonresidential
Retail KSF 820 37.0 78% 5.2 2.39
Office KSF 710 10.8 96% 9.9 1.64
Industrial KSF 110 4.9 97% 9.9 0.74

1. Reflects average number of daily trips for the unit type indicated based on data from the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition).

2. This factor accounts for the fact that some trips generated by the land uses will be pass-by or otherwise pre-existing trips. The source is a Brief Guide of Vehicular Traffic Generation Rates, SANDAG, April 2002.

3. Average trip length in miles based on the California Household Travel Survey 2012, for the City of Pleasant Hill. Residential land use category uses total average of all trips, Retail uses “Home-Based Other” average, and the Office and Other non-residential categories are based on “Home-Based Work” trip lengths.

4. The calculation of the Dwelling Unit Equivalent Factor is the daily trip rate multiplied by the new trip percentage, then multiplied by the average trip length and divided by the county-wide average trip length of

7.80 miles. These values were normalized for each category such that the single-family residential category is assigned a Dwelling Unit Equivalent Factor of 1.00.

Source: Fehr & Peers, 2025.

The Dwelling Unit Equivalent (DUE) Factors are then used to calculate the total growth in Dwelling Unit Equivalents (DUEs). Table 5 displays how that growth was multiplied by the DUE factors to derive total growth expressed in units of DUEs. Overall, these calculations result in an estimated 15% increase in DUEs citywide between 2025 and 2035.

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Table 5: Growth Converted to Dwelling Unit Equivalents
Land Use Type
# of Dwelling
Units or # of
Employees
KSF (for nonresidential
categories)
Dwelling Unit
Equivalent
Factor
Dwelling Unit
Equivalents
(DUEs)
Existing (2025)
Single Family 10,782 1.0 10,782
Multifamily 4,805 0.7 3,434
Retail Employment 4,564 2,282 2.4 5,455
Non-Retail Employment 19,237 6,978 1.6 11,438
Total 31,109
Future (2035)
Single Family 11,406 1.0 11,406
Multifamily 6,836 0.7 4,886
Retail Employment 5,243 2,621 2.4 6,266
Non-Retail Employment 22,099 8,016 1.6 13,140
Total 35,698
Growth (2025–2035)
Single Family 624 1.0 624
Multifamily 2,031 0.7 1,452
Retail Employment 679 339 2.4 811
Non-Retail Employment 2,862 1,038 1.6 1,702
Total 4,589
Source: Fehr & Peers, 2025.

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4. Nexus Allocation and Fee Calculations
The nexus analysis process involves determining the relationship between new development in the area subject to the fee and cost of the improvements to be constructed. This process determines what proportion of the cost of each project would be funded by the fee program. The final result is a set of calculations for the maximum level of fee that could be applied to new development in the City of Pleasant Hill.

4.1 Allocation to Users
The purpose of a TIF program is to provide funding for improvements to the extent necessitated by future development. To provide a quantitative estimate of future usage, the proportion of project costs attributable to new local development was evaluated using the CCTA countywide travel model and citywide growth projections.

The travel model currently available to conduct this analysis is the Contra Costa Transportation Authority Model (CCTA). Using the CCTA model, a “baseline” year (2025) scenario was run. For each link associated with a TIF project, the traffic volume was captured. Since the TIF is a local fee program, it is also important to identify the proportion of traffic on each facility that is local in nature.

Local trips are trips that start and/or end in the City (i.e., trips that travel within the City, or that have one end inside the City and one end outside the City). Pass-through or non-local trips are excluded from TIF calculations. A run of a “future” year (2035) was not scoped in this work, given that it would have required a detailed assignment of the projected growth into the Pleasant Hill TAZs in the model.

Thus, the baseline year scenario was used to estimate the percentage of new trips projected to use each facility that are local. Given the limitations of this scope, instead of using percentage of new local traffic on each facility, a weighted average of local trips across facilities for all projects was calculated and used for all projects that have a specific and identifiable location (projects #1-7).

It should be noted that some projects on the TIF list are not specific to an individual location but are citywide in nature. This includes project numbers 8 through 15. These types of projects cannot be reflected in the CCTA model, so the modeling procedure described above is not applicable to them.

Instead, because of the citywide nature of these projects, the proportion of project cost considered eligible for inclusion in the PHTIF program has been set to be the same as the projected growth in residents as displayed in Table 3 above.

The results are shown in Table 6. The table lists each of the TIF projects and shows the “nexus” percentage used as the percentage of that facility’s improvement cost that will be considered eligible for inclusion in the TIF program.

The intent of this analysis is solely for the purposes of the TIF process. The primary result is the percentage of new local trips projected to use each facility. It is not intended for these results to be used to determine the appropriate size or configuration for any particular facility, or to directly support any project-specific planning activities.

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Table 6: Project Costs Eligible for TIF
No. Project Total Cost
Estimate (2025 $)
% of Cost
Eligible for
PHTIF
Cost Eligible for
PHTIF
1 Pleasant Hill Road Improvements
(Phase II - V) $8,024,000
66%
$5,302,600
2 Paso Nogal Road (North)
Multimodal Improvements $1,012,000 $668,800
3 Re-landscape Medians Along
Taylor Boulevard $675,000 $446,100
4 Gregory Lane Complete Streets
Improvement Study $10,094,000 $6,670,500
5 Coggins Drive Complete Street
Improvement Project $2,500,000 $1,652,100
6 Boyd Road/Pleasant Hill Road
Signal Installation Project $689,000 $455,300
7 Monument Blvd/I-680 Bicycle &
Pedestrian Improvement Project $10,000,000 $6,608,400
8 Citywide Traffic Signal System
Upgrade $6,938,990
17%
$1,204,300
9 Citywide Traffic Signal
Communications Network $11,008,000 $1,910,600
10 BPMP Improvements $45,294,000 $7,861,300
11 SR2S Planning $275,000 $47,700
12 SR2S Infrastructure $1,046,000 $181,500
13 Traffic Signal Adaptive $138,000 $24,000
14 ADA Improvement Program $5,102,020 $885,500
15 Sidewalk Gap Closure $239,476 $41,600
Total $103,035,486 33% $33,960,300
Sources: City of Pleasant Hill, 2025; Contra Costa County, Contra Costa Transportation Authority, CCTA Model; Fehr & Peers, 2025.

4.2 Fee Calculations
The fee calculation is based on the total costs eligible for inclusion in the TIF program divided by the projected amount of new DUEs anticipated to occur between 2025 and 2035. Table 7 presents these calculations, resulting in a fee calculation of $7,401 per DUE. Table 8 applies this value across all the land use categories.

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Table 7: Calculation of Fee per Dwelling Unit Equivalent Calculation Value
Cost Eligible for TIF $33,960,300
Growth in DUEs 4,589
Fee per DUE $7,401
Fee per Daily Trip $917
Source: Fehr & Peers, 2025.

Table 8: Fee per Land Use Category
Land Use
Category Unit Fee per DUE DUE Factor Raw Fee per Unit
Administrative
Charge (2%)
Total Fee
per Unit
Residential
Single Family DU $7,401 1.00 $7,401 $148 $7,549
Multifamily DU $7,401 0.71 $5,290 $106 $5,396
Non-Residential
Retail KSF $7,401 2.39 $17,693 $354 $18,047
Office KSF $7,401 1.64 $12,132 $243 $12,374
Industrial KSF $7,401 0.74 $5,507 $110 $5,617
Other Daily
Trip - - $917 $18 $936
Source: Fehr & Peers, 2025.

It should be emphasized that the values presented in this nexus report are the maximum fee levels that could be set based on the data and assumptions presented here. The City Council may elect to set fee amounts that are lower than the maximum levels.

The City has prepared fee calculation guidelines to accompany this nexus report and provide additional specificity on how the PHTIF program will be applied to individual development applications. The guidelines support consistent implementation by identifying the applicable land use categories and setting procedures for calculating the fee for new construction, intensification of use, and land uses that do not fit within the City’s standard fee categories.

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5. Summary of Required
Program Elements
This report has provided a detailed discussion of the elements of the Pleasant Hill Transportation Impact Fee program and explained the analytical techniques used to develop this nexus study. The report addresses all fee program elements required by Government Code 66000–66025, as summarized below.

Fundamental Nexus Requirements

1. Identifying the purpose of the fee
The Pleasant Hill TIF program was established for the purpose of supporting public infrastructure improvements and facilities needed to mitigate the traffic-related impacts of new development in Pleasant Hill.

2. Identifying how the fee will be used and the facilities to be funded through the fee The fee is used to help fund capital improvement projects that will accommodate future transportation needs throughout the City. Table 2 identifies the projects to be funded through the fee.

3. Determining a reasonable relationship between the fee’s use and the type of development on which the fee is imposed
As described in this report, different types of development generate traffic with different characteristics. The calculations presented in Table 4 and Table 5 account for these characteristics by calculating the travel-related characteristics of different land use types. These considerations account for the differential impacts on the local transportation system generated by different development types.

4. Determining a reasonable relationship between the need for the public facility and the type of development on which the fee is imposed
The need for the facilities listed in Table 2 has been established through local planning processes prepared by the City of Pleasant Hill.

5. Determining a reasonable relationship between the amount of the fee and the cost of the public facility (or portion of facility) attributable to new development Section 4 of this report describes the calculations applied to determine the cost of the public facilities that is attributable to new development in the TIF area. A reasonable effort has been made to quantitatively establish the relationship between the fees charged in the Pleasant Hill TIF program and the costs of public improvements attributable to new development within Pleasant Hill.

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Additional Elements
Due to recent changes in state legislation, Section 66016.5 now defines several additional elements beyond the fundamental nexus requirements that have historically been part of the Mitigation Fee Act. These additional elements include the following:
• If a nexus study supports the increase of an existing fee, review the assumptions of the nexus study supporting the original fee and evaluate the amount of fees collected under the original fee.

The Pleasant Hill TIF program was established in 2003 using a “system equity” approach, in which fees were calculated as a cost per trip based on the value of the City’s existing transportation system and adjusted annually to reflect changes in construction costs. Since its adoption, the City has prepared annual reports documenting fee activity, and the Traffic Mitigation Fund has been included in the City’s audited financial statements. These reports show that revenues have been collected and used to support transportation improvements, with amounts varying in line with development activity.

This update shifts the program from the system equity method to a project-based calculation using the costs of a defined list of transportation projects in the City’s 2024–2029 Capital Improvement Plan. Because this methodology directly reflects identified project costs needed to accommodate growth, the updated fee levels are higher than under the prior approach and align the program with the cost of planned improvements. • Calculate a fee imposed on a housing development project proportionately to the square footage of proposed units of the development, or explain why that would not be an appropriate metric for calculating fees.

The Pleasant Hill TIF fees on housing developments have always been calculated based on the type of unit, with one fee level for single-family units and a different (lower) fee level for multi-family units. This has been a common practice for most fee programs around the state for many years.

In the case of the Pleasant Hill TIF Program, this practice aligns with the data that is readily available about the transportation impacts of housing developments; industry-standard reference documents about the trip generation rates, trip lengths, and pass-by/diverted trip characteristics of new development projects present that data either for all types of housing units combined or for a few different types of housing units, and do not typically present that data based on the unit size. Examples of data sources routinely used to support fee calculations include the ITE Trip Generation Manual, the ITE Trip Generation Handbook, the SANDAG Brief Guide of Vehicular Traffic Generation Rates, and the California Household Travel Survey.

The Mitigation Fee Act requires that there be a demonstrated relationship between the fee being charged to a new development and the level of demand that development places on public facilities and services. As described previously, the calculations presented in Table 4 and Table 5 account for these characteristics by calculating the travel-related characteristics of different land use types. These considerations account for the differential impacts on the transportation system generated by different development types. There is no available reference document that directly links trip generation rates to the square footage of a Item 10.3
City Council Meeting Agenda - Page 137 of 168 - Monday, May 18, 2026 Pleasant Hill Traffic Impact Fee Update | 16
P
housing unit. Given the lack of readily available reference data about how the size of a housing unit might be related to the demand that unit would place on the transportation system, some agencies in California have undertaken statistical analyses to attempt to better understand that relationship.

Several of these recent statistical analyses have found limited information available from which to derive conclusions. The analyses cite some sources of information that link trip generation rates to the number of people living in a housing unit, although those sources often present values that are averaged over large geographic areas and the results can differ substantially; for example, some analyses cite the 2017 National Household Travel Survey which indicates that a 4-person household in California generates 12.6 daily trips, while others cite a 2012 national report on Travel Demand Forecasting: Parameters and Techniques that indicates a 4-person household generates 16.1 daily trips. These analyses then estimate the relationship between the number of people living in a house and the square footage of the house using US Census data, and then combine those factors to estimate trip generation rates by house size.

An alternative approach has been taken in Western Riverside County, where an analysis was done based on actual trip generation rates and house size data collected from residential neighborhoods throughout that region. This locally-specific analysis found that single-family house size explained approximately one-half of the variation in trip generation rates, while the other half of the variation was related to other economic and demographic factors such as household income, number of residents with jobs, number of school-age children in the household, number of vehicles owned by the residents, and other factors. In addition, the relationship between single-family house size and trip generation rates was found to hold only for houses up to 2,500 square feet; for larger houses, the statistical relationship was much less strong. No statistically significant relationship was found for multi-family developments.

In considering how the above factors might apply in Pleasant Hill, City staff have pointed out that single-family home sizes in Pleasant Hill tend to fall within a relatively narrow range (i.e., there is not wide variation in house sizes). In addition, the City is largely built out, with most new residential development consisting of lot splits and small-scale modifications in existing neighborhoods; new subdivisions containing many new homes are uncommon.

In light of the lack of consistent and available sources of data to support conclusions about how housing units of varying sizes affect the transportation system, and in light of the characteristics of new housing development in Pleasant Hill, the City has concluded that square footage is not currently an appropriate metric to use in calculating fees on residential developments, nor is there substantial evidence that the current method of calculating fees is disproportionate to a residential development’s effects on the transportation system. • In large jurisdictions, adopt a capital improvement plan as a part of the nexus study.

For this purpose, a large jurisdiction is defined as a county with a population of at least 250,000 and all the cities within that county, so the City of Pleasant Hill would meet the definition of a large jurisdiction. The City of Pleasant Hill maintains a Capital Improvement Plan, which was most recently updated for the 2024-2029 period, and this plan was used to identify projects for updating the City’s TIF program. The CIP provides the foundation for identifying eligible projects, ensuring that the fee program aligns with both local priorities and the requirements of the Mitigation Fee Act.

Item 10.3
City Council Meeting Agenda - Page 138 of 168 - Monday, May 18, 2026

City of Pleasant Hill Traffic Impact Fee Calculation Guidelines The purpose of these Fee Calculation Guidelines is to assist the City of Pleasant Hill and its staff with implementation of the Pleasant Hill Traffic Impact Fee (PHTIF) program. These Guidelines provide additional details not included in the PHTIF Nexus Update report.

Development Projects
The City of Pleasant Hill applies the PHTIF to building permits associated with all Development Projects as defined in this section.

1. New Construction
Refers to construction of new building space for either residential or non-residential use(s), including the addition of building space to existing developed property.

2. Intensification of Use
Refers to a change in use of all or part of an existing building, whether vacant or not, if that change in use requires a building permit from the City and if the new proposed use would result in a higher fee than the current use based on the current PHTIF fee schedule.

In the case of the re-use of a vacant building, the building’s “current use” is considered to be the use when the building was occupied, if the vacancy occurred within the three years prior to the date of the building permit application. If the building became vacant more than three years prior to the date of the building permit application, then the fee would be applied as if the project was New Construction. The building permit applicant bears the burden of demonstrating that the building was in use within this time period through submittal of documents acceptable to the City such as executed lease agreements or lease payment records.

Land Use Categories
The City, as part of their typical process of reviewing a proposed Development Project, will determine the land use categories that are applicable and will calculate the fee. As they make those determinations, the City will consider the following:

1. Residential Land Uses
a. Single Family Residential: Dwelling units that are one single family detached unit on a parcel.

Item 10.3
City Council Meeting Agenda - Page 139 of 168 - Monday, May 18, 2026 City of Pleasant Hill Traffic Impact Fee Calculation Guidelines | 2 b. Multi-Family Residential: Dwelling units that are apartments, condominiums, townhomes, multiplexes, mobile homes in mobile home parks. c. Accessory Dwelling Units (ADUs): Please see the City’s TIF ordinance for guidance on application of impact fees to ADUs. In general, traffic fees on ADUs are related to the square footage of the ADU and the square footage of the existing primary dwelling unit.

2. Non-residential Land Uses
a. Retail: Retail uses, including personal service businesses and restaurants. b. Office: Office facilities.
c. Industrial: Light or heavy industrial uses, including manufacturing, processing, fabrication, research and development, or distribution functions.

3. Other Land Uses
a. Other: The Other land use category is intended for Development Projects with land uses that do not fit within the standard categories defined above. It is anticipated that most Development Projects will fit within the standard categories, but some Projects will contain land uses with trip generation characteristics that are substantially different from those represented in the standard categories.

Examples of such land uses could include gas stations, drive-through facilities, and theaters or other entertainment venues, among others. The City will determine whether a particular Development Project involves land uses that should be treated within the Other category; early consultation with City staff is highly recommended. Application of the Other category will require the estimation of the number of daily peak hour trips that will be generated by the proposed land use.

Fee Calculation

1. New Construction
PHTIF
Fee =
PHTIF Fee per Dwelling Unit or
per Thousand Square Feet
Based on Applicable Land Use
Category
X
New Dwelling Units or
New Thousand Square
Feet
For Development Projects with multiple land use categories, the PHTIF Fee equals the sum of PHTIF Fees applied to each land use category separately.

2. Intensification of Use
First calculate the PHTIF Fee for the proposed new use, using the formula provided in the section above on New Construction. Then calculate what the PHTIF Fee would be for the current use (that is, the existing square footage multiplied by the PHTIF Fee per Item 10.3
City Council Meeting Agenda - Page 140 of 168 - Monday, May 18, 2026 City of Pleasant Hill Traffic Impact Fee Calculation Guidelines | 3 square foot for the existing permitted land use category). Subtract the existing permitted use fee from the proposed new use fee. If the difference is greater than zero, that difference represents the PHTIF Fee due as a result of the intensification of use. If the difference is less than zero, then no PHTIF Fee is due, nor will there be any PHTIF Fee refund or credit.

3. Other Land Use Category
PHTIF
Fee = PHTIF Fee per Daily Trip X
Number of New Daily
Trips Estimated for
Proposed Use
As described above, the City will determine when the Other land use category applies as part of its standard review of a proposed Development Project. For projects that are already subject to a transportation impact analysis under the City’s existing requirements, the trip generation estimates prepared for that analysis may also be used to support application of the fee under the Other land use category. For other projects, the applicant may submit a trip generation estimate as part of the development application for the City’s review and determination. Trip generation estimates would typically be based on the most current edition of Trip Generation published by the Institute of Transportation Engineers (ITE), and may also incorporate trip generation surveys from comparable sites with similar characteristics, consistent with the ITE manual and the City’s applicable technical procedures.

Item 10.3
City Council Meeting Agenda - Page 141 of 168 - Monday, May 18, 2026 RESOLUTION NO. __-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT

HILL, CALIFORNIA ADOPTING AN UPDATED TRAFFIC IMPACT FEE

NEXUS STUDY AND FEE CALCULATION GUIDELINES
WHEREAS, in 1989, a Traffic Mitigation Fee was authorized under the Mitigation Fee Act (Assembly Bill 1600) and is intended to fund street and transportation improvement projects necessary to accommodate growth resulting from new development; and WHEREAS, The City’s current citywide Traffic Impact Fee (Pleasant Hill TIF or PHTIF) program was established in 2003. The current program is based on a “system equity” approach, in which the TIF is based on a cost per trip using the citywide built infrastructure as the cost basis.

As required by state law, City staff includes the PHTIF program in the City’s annual financial reports, and, per Municipal Code 5.55.050, the traffic mitigation fee is increased annually based on the construction cost index; and
WHEREAS, the Mitigation Fee Act requires that development impact fees be supported by a nexus analysis demonstrating a reasonable relationship between the impacts of new development, the need for public facilities, and the amount of the fee charged; and WHEREAS, on March 13, 2023, the City executed an Agreement for Professional Services with Fehr & Peers to conduct the Traffic Mitigation Fee Nexus Study and recommend revised fees; and
WHEREAS, Fehr & Peers prepared a final Traffic Mitigation Fee Nexus Study dated April 16, 2026, which evaluates existing and future transportation conditions, identifies necessary transportation improvements, and establishes a reasonable relationship between new development and the need for those improvements; and
WHEREAS, Fehr & Peers drafted Fee Calculation Guidelines to assist staff with the fee calculation for specific uses; and
WHEREAS, Fehr & Peers recommends increased Traffic Mitigation Fee rates consistent with the findings of the Nexus Study to ensure that new development contributes its fair share toward mitigating transportation impacts; and
WHEREAS, the new fee calculation is based on the total costs eligible for inclusion in the TIF program ($33,960,300 total) divided by the projected amount of growth in Adjusted Daily Trips anticipated to occur between 2025 and 2035 (4,589); and WHEREAS, the City Council now desires to adopt the Traffic Impact Fee Nexus Study and accompanying Fee Calculation Guidelines.

NOW THEREFORE, be it resolved by the City Council of the City of Pleasant Hill as follows:

Item 10.3
City Council Meeting Agenda - Page 142 of 168 - Monday, May 18, 2026 SECTION 1. The above recitals are true and correct and are incorporated herein by this reference.

SECTION 2. The City Council hereby adopts the Traffic Mitigation Fee Nexus Study, dated April 16, 2026, and Fee Calculation Guidelines, authored by Fehr & Peers.

SECTION 3. This Resolution shall take effective immediately upon adoption and will remain effective unless repealed or superseded.

ADOPTED by the City Council of the City of Pleasant Hill at a regular meeting held on the 18th day of May, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________________________

ZAC SHESS, MAYOR
ATTEST:
___________________________________

LYONE CONNER, CITY CLERK
Item 10.3
City Council Meeting Agenda - Page 143 of 168 - Monday, May 18, 2026

CITY COUNCIL STAFF REPORT
Meeting Date: May 18, 2026
TO: THE HONORABLE MAYOR AND CITY COUNCILMEMBERS
TITLE: PRELIMINARY GENERAL FUND BIENNIAL BUDGET FOR
FISCAL YEARS 2026-2026 AND 2027-2028
Background
The City of Pleasant Hill operates on a biennial budget and has prepared a Preliminary General Fund Biennial Budget for Fiscal Years 2026/2027 (FY 26/27) and 2027/2028 (FY 27/28). The preliminary biennial budget incorporates proposals from the City’s departments and divisions and consultants on major revenue sources and projects, based on the City Council’s Goals Setting Workshop. The Preliminary General Fund Biennial Budget was presented to the Budget Committee on April 30, 2026, for committee members’ review and input. The City must adopt a biennial budget by June 30th to appropriate public funds, which provide legal authority to expend these funds.

Analysis

GENERAL FUND HISTORY
The General Fund (excluding Measure K) balance over the last several fiscal years has increased to $16.2 million as of June 30, 2025. This has mainly been due to revenues slightly outpacing expenditures over the last ten years. Between FY 15/16 and FY 24/25 the average revenue increase was approximately 4.4% and average expenditure was approximately 4.3% as shown in the tables below.

Item 10.4
City Council Meeting Agenda - Page 144 of 168 - Monday, May 18, 2026 Ten Year General Fund Summary:

In previous fiscal years, the General Fund had seen historic increases in sales and property tax revenues, but both of those major revenue sources have slowed down in recent years. Sales tax revenues have actually slightly declined the last couple of fiscal years after receiving an infusion of federal funding and increased purchasing power due to savings during the pandemic, which could not be maintained. Property tax revenues have slowed, as rising interest rates have cooled home sales even though assessed values of single-family homes remain near historic highs.

Ten Year General Fund Revenue History:

Expenditures have also continued to increase, except during the peak of the pandemic in FY 20/21.

The City has managed to contain those costs that are within its control by reviewing proposed appropriations and adjusting and/or freezing vacant positions due to staff departures and/or retirements. There are two areas over which the City has minimal control that have seen the largest increases: Insurance premiums and PERS Unfunded Actuarial Liability (UAL).

Item 10.4
City Council Meeting Agenda - Page 145 of 168 - Monday, May 18, 2026 Ten Year General Fund Expenditure History:

Insurance costs have increased substantially over the last decade from $0.5 million to $1.9 million in FY 24/25. The rise in premiums is attributable to the lack of legal dollar limits on settlements in claims filed against cities, as well as environmental issues, such as wildfires causing damage throughout the state. These conditions have driven up costs to consumers, as insurance providers require more funds.

The other major cost center where the City has minimal control over is the PERS UAL, which has grown from $1.3 million or 6% of total expenditures in FY 15/16 to $4.6 million or 14% of total expenditures in FY 24/25. As reflected in the preliminary biennial budget, the PERS UAL obligation will continue to grow to nearly $6.0 million in FY 27/28. After adjusting expenditures in the table below to exclude the PERS UAL, the average annual cost increase was 3.5%.

Item 10.4
City Council Meeting Agenda - Page 146 of 168 - Monday, May 18, 2026

PRELIMINARY GENERAL FUND BIENNIAL BUDGET
The General Fund (excluding Measure K) Preliminary Budget for FY 26/27 – FY 27/28 is attached for the City Council’s review and comments. The preliminary budget assumes maintaining current service levels and programs and additional actions approved by the City Council through Goal Setting. The budget incorporates revenues and expenditures assumptions consistent with the LongTerm Financial Plan Update FY 24/25 through FY 28/29 and City consultants’ projections and analysis. Overall, the City is expecting that General Fund revenues will total $32.2 million in FY 26/27 and increase to $33.0 million in FY 27/28. General Fund expenditures, including the PERS UAL costs, are higher than revenues totaling $36.6 million in FY 26/27 and $38.0 million in FY 27/28. The preliminary budget is projecting that the General Fund Balance will be $9.8 million in FY 26/27 and $4.8 million in FY 27/28. The table below provides a summary of the General Fund:

Table 1
GENERAL FUND REVENUES (excluding Measure K)
Item 10.4
City Council Meeting Agenda - Page 147 of 168 - Monday, May 18, 2026 The General Fund preliminary budgeted revenues for FY 26/27 are projected at $32.1 million and for FY 27/28 are projected at $33.0 million. A summary is provided below.

Table 2

Item 10.4
City Council Meeting Agenda - Page 148 of 168 - Monday, May 18, 2026

Item 10.4
City Council Meeting Agenda - Page 149 of 168 - Monday, May 18, 2026 Property Tax
Property tax revenue is the City’s second largest revenue source and represents 30% of total General Fund revenue. Based on consultation with HdL, the City’s experienced property tax consultant, property tax revenue is expected to grow to $9.5 million, an increase of 2.0% in FY 26/27; and $9.9 million, an increase of 3.3% in FY 27/28. The increase each year is due to higher assessed valuations on residential properties, which is offset by fewer home sales (given higher interest rates) and reassessments of commercial property to a lower value.

Sales Tax
Sales tax revenue is the City’s largest revenue source and represents 34% of total General Fund revenue. Based on projections provided by both HdL and the City’s Economic Development Manager, sales tax is projected to be $10.9 million in FY 26/27, with an increase to $11.2 million in FY 27/28. The assumption is based on the City’s past historical spending patterns, adjusting for online sales after the Supreme Court’s South Dakota v. Wayfair Inc. decision, inflation, and the existing mixture of retail.

Transient Occupancy Tax
The City has seven hotels, which collect and remit a 10% transient occupancy tax. This category of revenue has been level the last few fiscal years at $2.2 million, but appears to be closer to $2.1 million in FY 25/26. The preliminary biennial budget maintains this level at $2.1 million for both FY 26/27 and FY 27/28. This revenue source has not recovered to pre-pandemic levels of $2.5 million due to changes in travel for business and leisure.

Other Taxes and Assessments
Other Taxes and Assessments consist of mainly business license tax and minimal utility user tax.

In the preliminary biennial budget, business license tax is proposed to be $3.5 million and $3.6 million for the FY 26/27 and FY 27/28 budget, respectively. The growth is based on a 3% growth rate since the tax grows based on CPI.

Licenses and Permits
The revenue in this category comes from permits and fees collected. This category includes building, electrical, plumbing, and energy permits, primarily generated from construction-related activity. The preliminary biennial budget for permit and fee revenue for FY 26/27 is $1.7 million and $1.8 million for FY 27/28, assuming an annual 3% CPI growth rate.

Item 10.4
City Council Meeting Agenda - Page 150 of 168 - Monday, May 18, 2026 GENERAL FUND EXPENDITURES (excluding Measure K)
General Fund preliminary expenditures for FY 26/27 are projected to be $36.6 million and $38.0 million for FY 27/28. A summary of expenditures is provided below:

General Fund Expenditures by Category
Table 3
Item 10.4
City Council Meeting Agenda - Page 151 of 168 - Monday, May 18, 2026 General Fund Expenditures by Department
Item 10.4
City Council Meeting Agenda - Page 152 of 168 - Monday, May 18, 2026 Table 4
Item 10.4
City Council Meeting Agenda - Page 153 of 168 - Monday, May 18, 2026 Salaries and Benefits
The City’s largest expenditure is the salaries and benefits for the staff that serve the residents, businesses, and visitors. The cost is approximately 61%-62% for both fiscal years, and our largest staffed departments are the Police Department and Public Works Department. The preliminary budget assumes 3.25% growth in salaries and 6% for medical benefits consistent with the Updated Long-Term Financial Plan. Salaries and benefits in the preliminary biennial budget for FY 26/27 and FY 27/28 are $22.6 million and $23.4 million, respectively.

Unfunded PERS Liability
The City provides a pension benefit to current employees and retirees based on years of service.

The benefit payments along with the assumptions and contributions are determined by the California Public Employees’ Retirement System (PERS). The City has made and continues to make the required annual contributions to PERS for this liability based on PERS’ investment returns and assumption changes. The City has minimal control over PERS, and to make any significant changes would require the majority of the State Legislature to pass new legislation. The PERS UAL is the annual contribution amount to fully fund the pension over time and has continued to grow. As shown in the tables above, the amount will continue to grow from $5.1 million in FY 25/26 to $5.5 million in FY 26/27 and $6.0 million in FY 27/28.

Item 10.4
City Council Meeting Agenda - Page 154 of 168 - Monday, May 18, 2026 Professional and Contract Services
This category includes expenditures from contractual specialized services such as legal, auditing, engineering, and contracted animal control services. Professional and Contract Services in the preliminary biennial budget for FY 26/27 and FY 27/28 are $2.5 million each.

Supplies and Materials & Utilities & Maintenance
This category includes expenditures for software licenses, as well as maintenance and utilities costs for all city facilities (City Hall, Corporation Yard, and Police Department). The preliminary biennial budget in Supplies and Materials, Utilities & Maintenance for FY 26/27 and FY 27/28 is $2.3 million and $2.4 million, respectively.

Insurance Costs
The City is a member of the Municipal Pooling Authority (MPA), a joint powers authority that provides self-insurance and insurance coverage against the risk of losses. MPA provides coverage from general liability, employment liability, workers compensation, cyber risk, vehicle, and property loss. The proposed biennial budget for FY 26/27 and FY 27/28 is $1.4 million and $1.5 million, respectively. The majority of the costs include the insurance premiums with preliminary estimates from MPA for FY 26/27 of $1.2 million for general liability and property and workers compensation of $0.8 million, which is slightly less than the previous year. Unfortunately, MPA has recently notified members that insurance carriers for excess insurance and workers compensation insurance have indicated higher premiums than their preliminary estimates. The revised amounts are not yet available, and the preliminary budget will need to be amended once the information is received.

Transfers
This category includes expenditures to transfer funds from the General Fund for capital improvements of city facilities (i.e. roof repair), vehicles (i.e. police cars), or technology (i.e. laptops, servers). Transfers in the preliminary biennial budget for FY 26/27 and FY 27/28 are $1.0 million each.

BUDGET COMITTEE
The Preliminary General Fund Biennial Budget was presented to the Budget Committee on April 30, 2026, for committee members’ review and input. The Budget Committee provided staff input and follow up including other funding options. Staff stated that these have been generally discussed in the previous Long Term Financial Plans. The following are the options presented in Updated Long Term Financial Plan (p.34), with the first two suggestion already addressed:
• Continue to aggressively seek regional, state, and federal funding – The City continues to do this, but most grant funding is capital in nature and one-time occurrences. These funds (i.e. Contra Costa Transportation Authority - Measure J and Metropolitan Transportation Item 10.4
City Council Meeting Agenda - Page 155 of 168 - Monday, May 18, 2026 Commission - Transportation Development Act Funds) are mainly used for capital projects and not general operations but eligible to be expended for staff time associated with those projects.
• Update Fees and Cost Allocation to Special Revenues – The Master Fee Schedule is updated annually to account for cost of living; the City completed a comprehensive fee study in 2024 for full cost recovery. Staff also reviews the eligibility to allocate costs to other funding sources such as Gas Tax Funds or National Pollution Discharge Elimination Systems (NPDES) Funds, which would reduce the burden on the General Fund. • Revenue Enhancements – Additional revenue enhancements such as a parcel tax, property transfer tax, or sales tax, would require additional steps and placement on the ballot for voters to decide.

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
Provide feedback to City staff regarding the General Fund Preliminary Biennial Budget for Fiscal Years 2026/2027 and 2027/2028.

ATTACHMENT(S)
General Fund Revenue and Expenditure Summary
General Fund Revenue and Expenditure Detail
Prepared by: Erick Cheung, Chief Financial Officer
Approved by: Ethan Bindernagel, City Manager
Item 10.4
City Council Meeting Agenda - Page 156 of 168 - Monday, May 18, 2026 GENERAL FUND PROPOSED BUDGET AND FORECAST – SUMMARY
GENERAL FUND FY 25/26
Revised
Budget
FY 25/26
Projected
FY 26/27
Proposed
Budget
FY 27/28
Proposed
Budget
BEGINNING FUND BALANCE $16,196,659 $16,196,659 $14,290,899 $9,835,439 PROPERTY TAX $9,343,213 $9,480,234 $9,542,219 $9,852,657 SALES TAX $10,782,677 $10,722,608 $10,909,580 $11,209,219 TRANSIENT OCCUPANCY TAX $2,304,753 $2,050,941 $2,051,100 $2,051,100 BUSINESS LICENSE TAX $3,528,790 $3,390,000 $3,488,970 $3,594,301

OTHER-TAXES AND

ASSESSMENTS
$63,500 $60,000 $60,000 $60,000
FRANCHISE $2,514,333 $2,577,600 $2,654,926 $2,742,800
LICENSE AND PERMITS $1,459,980 $1,689,542 $1,740,210 $1,792,399 FINES AND FORFEITURES $15,914 $15,100 $15,100 $15,100
USE OF MONEY AND PROPERTY $670,000 $755,000 $715,000 $673,747 INTERGOVERNMENTAL $206,153 $209,161 $208,620 $209,500
CHARGES FOR SERVICES $490,029 $443,744 $453,034 $462,214 OTHER REVENUE $271,629 $53,749.74 $280,600 $281,218
TRANSFERS-IN $669,533 $669,533 $30,000 $30,000
TOTAL REVENUES $32,320,504 $32,117,213 $32,149,359 $32,974,255 SALARIES $16,232,426 $15,713,886 $17,223,189 $17,774,155 BENEFITS $3,363,200 $2,980,111 $3,259,930 $3,433,278
CALPERS UAL PAYMENT $7,153,841 $6,672,665 $7,615,814 $8,095,777 GENERAL EXPENSES $833,120 $803,726 $916,459 $914,954
PROF & CONTRACT SERVICES $2,284,654 $2,137,847 $2,513,705 $2,498,212 CONFERENCES & TRAINING $245,000 $220,104 $258,837 $262,794 MAINTENANCE AND REPAIRS $1,253,302 $980,609 $1,311,173 $1,391,739 SUPPLIES AND MATERIALS $378,008 $343,394 $350,989 $361,197 UTILITIES $632,833 $595,402 $650,298 $661,313
INSURANCE $1,535,979 $1,758,394 $1,355,689 $1,471,658
PROMOTIONS & CONTRIBUTIONS $176,721 $172,940 $177,252 $172,832 FIXED ASSET $30,817 $7,981 $18,184 $18,393
TRANSFERS-OUT $1,635,914 $1,635,914 $953,300 $963,301
TOTAL EXPENSES $35,755,815 $34,022,973 $36,604,819 $38,019,603

REVENUES LESS
(EXPENDITURES) ($3,435,311) ($1,905,760) ($4,455,460) ($5,045,348) ENDING FUND BALANCE $12,761,348 $14,290,899 $9,835,439 $4,790,091 Item 10.4
City Council Meeting Agenda - Page 157 of 168 - Monday, May 18, 2026 GENERAL FUND PROPOSED BUDGET AND FORECAST – DETAIL
Item 10.4
City Council Meeting Agenda - Page 158 of 168 - Monday, May 18, 2026 Item 10.4
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City Council Meeting Agenda - Page 168 of 168 - Monday, May 18, 2026