Chapter 18.30 — PLANNED UNIT DEVELOPMENTS (PUD) AND PRECISE PLAN DISTRICTS (PPD)

In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the planned unit development and precise plan zoning districts are to:

• A. Establish a procedure for the development of large lots of land to reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small lots.

• B. Ensure orderly and thorough planning and review procedures that will result in quality urban design.

• C. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenities.

• D. Encourage allocation and improvement of common open space in residential areas and provide for maintenance of the open space at the expense of those directly benefiting from it.

• E. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods.

• (Ord. 978, 11/17/2025)

Land use and development regulations for a PUD or PPD existing as of October 21, 1995 (the date of adoption of Ordinance No. 710), shall be determined in accordance with Table 18.05-A (Zoning Districts and General Plan Land Use Designations Consistency) in Part 1 of this Title, unless the existing PUD or PPD has an adopted land use and development schedule. In the event of a conflict between applicable zoning district regulations, the more restrictive provisions shall apply unless otherwise determined by the Zoning Administrator based on physical site characteristics.

(Ord. 978, 11/17/2025)

The following land uses are allowed in a PUD and PPD:

• A. No use other than an existing use is allowed on a lot in a PUD or PPD zoning district except in accordance with an approved PUD or Specific Plan.

• B. Any permitted or conditional use authorized by this Title may be included in an approved PUD or an adopted Specific Plan provided it is consistent with the underlying General Plan land use designation(s) for the lot(s) in which the PUD is located.

• (Ord. 978, 11/17/2025)

• A. Minimum Area. The minimum area of a PUD shall be four contiguous acres. The City

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City of Pleasant Hill, CA

ZONING ORDINANCE

§ 18.30.040

§ 18.30.060

Council may approve a PUD that is less than four acres, if one of the following applies:

1. Is at least two acres, upon a finding that special site characteristics exist; or

2. Is at least one acre if the project site is located in a nonresidential General Plan land use classification, upon a finding that special site characteristics exist.

• B. Residential Unit Density. The total number of dwelling units in a PUD shall not be below the minimum density allowed by the applicable General Plan land use designation for the total area allocated to residential use unless findings under Government Code Section 65589.5 are met. In no instance shall the maximum number of dwelling units exceed the maximum allowed by the applicable General Plan land use designation unless a density bonus is approved under Section 18.15.110 (Density Bonus).

• C. Performance Standards. The performance standards established in Chapter 18.85 (Performance Standards) shall apply to all PUDs and PPDs.

• D. Other Development Standards. All development in a PUD or PPD shall comply with all other development standards established in the approved PUD or Specific Plan.

• E. Accessory Dwelling Units. Any accessory dwelling unit(s) approved within a PUD shall comply with all applicable standards established in Section 18.15.050 (Accessory Dwelling Unit (ADU and JADU)).

• (Ord. 978, 11/17/2025)

For a site to be rezoned to PUD, a written concept plan shall be adopted as part of the ordinance. The concept plan shall include a text and diagram(s) that specify:

• A. The distribution, location, and extent of the uses of land, including open space, within the area covered by the PUD.

• B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities proposed to be located in the area covered by the PUD and needed to support the land uses described in the PUD.

• C. Standards and criteria by which development will proceed, and standards for conservation, development, and utilization of natural resources including geological features, where applicable.

• D. A land use regulation table defining the permitted, conditional, temporary, and accessory uses allowed in the PUD.

• E. A development regulation table establishing the physical standards for development including, but not limited to, setbacks, building heights, building coverage, and floor area ratios.

• F. Design criteria for all landscaped areas, buildings, and structures.

• G. A statement on the relationship of the proposed rezoning to the General Plan. (Ord. 978, 11/17/2025)

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City of Pleasant Hill, CA § 18.30.060

PLEASANT HILL CODE

§ 18.30.060

• A. Application Process and Procedure.

  1. Application. For a site to be rezoned to a PUD, the applicant shall submit an application to initiate an amendment to the Zoning Map and Zoning Ordinance in accordance with Chapter 18.180 (Amendments – General Plan, Zoning Ordinance and Zoning Map) along with a proposed PUD Concept Plan that complies with Section 18.30.050 (Concept Plan) or a Specific Plan, if prepared.

  2. General Processes. Once the application materials are deemed complete, the Zoning Administrator shall prepare a report and schedule a public hearing in accordance with Chapter 18.180 (Amendments – General Plan, Zoning Ordinance and Zoning Map). Before the Planning Commission consideration of the PUD request for rezoning, the Architectural Review Commission shall review and make recommendations to the Planning Commission.

• B. Review Authority. The City Council has the final authority to approve, conditionally approve, or deny a request to rezone to a PUD or PPD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the PUD or Specific Plan in accordance with this Section.

• C. Architectural Review Commission Recommendation. The Architectural Review Commission may recommend approval or conditional approval of a PUD application to the Planning Commission upon finding that:

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

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

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

  4. The landscape plan is appropriate to the site.

• D. Planning Commission Recommendation. The Planning Commission shall consider an application for rezoning to a PUD zoning district in accordance with Chapter 18.180 (Amendments – General Plan, Zoning Ordinance and Zoning Map), and shall, at the same time, consider the proposed PUD plan or Specific Plan accompanying the application. A Planning Commission recommendation to rezone to a PUD zoning district shall be accompanied by a recommendation to approve a PUD Concept Plan or Specific Plan. The Planning Commission may recommend approval or conditional approval of a PUD Concept Plan and a request to rezone to a PUD or PPD zoning district or recommend approval or conditional approval of a Specific Plan upon finding that:

  1. The PUD or Specific Plan is consistent with the General Plan and other applicable policies and is compatible with surrounding development;

  2. The PUD or Specific Plan will enhance the potential for superior urban design in comparison with the development under the underlying zoning district regulations that would apply if the plan were not approved;

  3. Deviations from the underlying zoning district regulations are justified through

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City of Pleasant Hill, CA

ZONING ORDINANCE

§ 18.30.060

§ 18.30.080

compensating benefits of the PUD or Specific Plan;

4. The PUD 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; and

   5. The PUD or Specific Plan has been considered by the Architectural Review Commission in accordance with Subsection C of this Section.

• E. City Council Action. After a public hearing, the council shall approve, modify, or reject the Planning Commission's recommendation; provided, that a modification not previously considered by the Planning Commission shall be referred to the Planning Commission for a report before adoption of an ordinance amending the zoning regulations or map. Failure of the Planning Commission to report within 60 days after referral, or other period designated by City Council, shall be deemed an approval by the Planning Commission of the proposed modification. Prior to adoption of an ordinance establishing a PUD zoning district or a resolution adopting a Specific Plan, the City Council shall make findings that the proposed ordinance or map amendment and the PUD or Specific Plan is consistent with the policies of the General Plan and the notice and hearing provisions of this Title.

• F. Concurrent Submittal. A Development Plan, Architectural Review Permit, Use Permit, and/or any associated permits may be submitted for review concurrently with a PUD application. In a concurrent submittal, the City Council shall be the final decision-maker on all applications after considering recommendations from the Planning Commission and/ or Architectural Review Commission as applicable.

• (Ord. 978, 11/17/2025)

• A. Plans for a project within a PUD or PPD shall be accepted for Development Plan review in accordance with Chapter 18.125 (Development Plan) and Architectural Review in accordance with Chapter 18.120 (Architectural Review Permits) only if they are consistent with an approved PUD or PPD or Specific Plan for that PUD or PPD zoning district. No project may be approved and no Building Permit issued unless the project, alteration, or use is consistent with an approved PUD or PPD Concept Plan or an approved Specific Plan.

• B. Changes to a PUD or PPD.

  1. Minor changes to an existing PUD or PPD, as determined by the Zoning Administrator, are not subject to Chapter 18.120 (Architectural Review Permits).

  2. The Zoning Administrator shall determine what is major or minor change and has the discretion to make minor changes to an existing PUD or PPD ministerially. Any interested person may appeal the Zoning Administrator's determination under Chapter 18.185 (Appeals and Calls for Review).

• (Ord. 978, 11/17/2025)

A PUD or PPD zoning district shall be noted on the Zoning Map by the designations "PUD" or "PPD," followed by the approved ordinance number of the rezoning. An approved Specific Plan shall also be noted on the Zoning Map.

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City of Pleasant Hill, CA

PLEASANT HILL CODE

§ 18.30.080

§ 18.30.080

(Ord. 978, 11/17/2025)

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City of Pleasant Hill, CA