Chapter 18.35 — HILLSIDE PLANNED UNIT DEVELOPMENT (HPUD)

In addition to the general purposes listed in Section 18.05.020 (Purpose, Intent, and Authority), the specific purposes of the Hillside Planned Unit Development (HPUD) zoning district are to:

• A. Preserve the physical and visual identity of the hills and ridgelines of Pleasant Hill and the natural geologic conditions consistent with the City-Wide Design Guidelines while allowing controlled development.

• B. Utilize performance standards and specific regulations to ensure that utilization of land for urban purposes is kept in balance with the need to conserve natural resources and protect life and property from natural hazards.

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

• (Ord. 978, 11/17/2025)

• A. Applicability. The HPUD zoning district shall be imposed upon any lot or site that has a residential General Plan land use designation and an average slope of 15% or greater. Residential lots, with an average slope of 15% or greater, which are subdivided to their maximum density and in a zoning district other than HPUD shall be subject only to the standards established in Sections 18.35.040B, D, and E (Development Standards for Hillside Development) and Section 18.35.050 (Design Standards for Hillside Development).

• B. Exemptions. The following Housing Opportunity sites, as identified in the 6th Cycle Housing Element, are exempt from the regulations established in this Chapter.

  1. APN 154-140-015 (Morello Terraces).

2. APN 152-010-004 (Paso Nogal).

(Ord. 978, 11/17/2025)

Table 18.35-A (Hillside Planned Unit Development Land Use Regulations) sets forth the land use regulations for the HPUD district as established by letter designations as follows:

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City of Pleasant Hill, CA

PLEASANT HILL CODE

§ 18.35.030

§ 18.35.030

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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations
P = Permitted; U = Use Permit Required; T = Temporary Use Permit
Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted
Key on site of a permitted use
Permit Requirement by
Zoning District
Land Use HPUD Additional Use Regulations
Residential Uses
Accessory dwelling unit P Section 18.15.050
Accessory dwelling unit, junior P Section 18.15.050
Employee housing P
Family day care home P
Home occupation P Section 18.15.130
Residential care facility, small, P
licensed
Residential care facility, small, P
unlicensed
Single-family residential P
with boarder or lodger P No more than 3 boarders or
lodgers in rooms with no
kitchen facilities.
Supportive housing P
Transitional housing P
Public and Semipublic Uses
Day care, general U
Park and recreational facilities U
Place of assembly U
Public safety facilities U
Offender rehabilitation services –
Residential Care facility, large, U
licensed or unlicensed
School, college and university U
School, private U
School, technical/trade and U
vocational
Utilities, major U
Utilities, minor P
Commercial Uses
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City of Pleasant Hill, CA

ZONING ORDINANCE

§ 18.35.030

§ 18.35.040

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Table 18.35-A: Hillside Planned Unit Development Land Use Regulations
P = Permitted; U = Use Permit Required; T = Temporary Use Permit
Required; (-) = Not Allowed; L = Permitted with Limitations, P/U = Permitted
Key on site of a permitted use
Permit Requirement by
Zoning District
Land Use HPUD Additional Use Regulations
Animal boarding L-1
Horticulture, limited P
Riding academy L-1
Accessory Uses
Accessory Uses P/U L-2
Temporary Uses
Agricultural sales T
Commercial filming, limited T
Personal property sales P Section 18.210.070 and Chapter
18.160.
Street fairs T
Limitations on Specific Use Classifications
L-1 The keeping of large animals on a site of at least one acre is permitted with no more
than two large animals per acre. Any barn, stable or other structure used to house
large animals shall be located at least 100 feet from the boundary line of a street or
public road and at least 50 feet from a side, front or rear property line.
L-2 Domestic and small animals are permitted, except no more than three mature dogs
and no more than five mature cats or rabbits and five hens may be kept, harbored,
possessed or maintained on any parcel. Farm animals including roosters, geese,
turkeys, pigs, goats and sheep are not permitted.
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(Ord. 978, 11/17/2025)

• A. Residential Unit Density. The number of residential units allowed on a site in the HPUD zoning district shall be computed based on the average percent of slope of the natural terrain of the site and the allowable density per net acre associated with that average percentage, as shown in Table 18.35-B (Slope Density Regulations). Any existing legal lot within the HPUD zoning district, with a slope equal to or greater than 15% and containing less than 15,000 square feet of gross lot area, may be developed with one single-family dwelling unit and an accessory dwelling unit subject to compliance with all other applicable development standards and design guidelines. Fractional average percent of slope shall be rounded upward to the next whole number, but the maximum number of units allowed on a site in the HPUD zoning district shall not be rounded upward to the nearest whole number. Table 18.35-B (Slope Density Regulations) also shows in column (2) the average

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City of Pleasant Hill, CA § 18.35.040

PLEASANT HILL CODE

§ 18.35.040

lot area that must be achieved for each slope percentage based upon the maximum allowable density.

• B. Performance Standards.

  1. Grading. On lots with 15% to 29.9% slopes, the grading is limited to no more than 30% of the gross site area. On slopes in excess of 29.9%, the grading is limited to no more than 15% of the gross site area.

  2. Impervious Surface Coverage. Impervious surfaces are those which do not absorb water; including all buildings, parking areas, driveways, roads, sidewalks, and any areas of concrete or asphalt. On lots with 15% to 29.9% slopes, the impervious surface coverage is limited to 15% of the gross site area. On slopes in excess of 30%, the impervious surface coverage is limited to 8% of the gross site area.

  3. Noncompliance. If the grading or impervious surface coverage standards are not met, allowable density shall be reduced until both standards are met.

• C. Reduced Density for Environmental Impact Mitigation. The Planning Commission shall reduce the allowable number of residential dwelling units allowed on a site, but not to a number below the minimum density, upon finding that such reduced density is required to preserve the physical and visual identity of the hills and ridgelines, protect natural vegetation including trees, retain scenic corridors, or provide for adequate drainage or appropriate internal circulation, and upon making the required findings under Government Code Section 65589.5.

• D. Height. No dwelling or structure shall exceed a height of 35 feet.

• E. Other Development Regulations. The requirements and standards for setbacks applicable to a development in an HPUD zoning district are those standards established for residential zoning districts that have the same General Plan Land Use Classification as the proposed development unless modified by the design standards in Section 18.35.050 (Design Standards for Hillside Development). The requirements and standards for public improvements are those which apply in other residential zoning districts in the city, unless modified by the Planning Commission because of special topographical and design considerations.

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Table 18.35-B: Slope Density Regulations
Average Percent Allowable Density Average Lot Area Required
Slope (Dwelling Units per Net Acre) (Sq. Ft.)
15 2.904 15,000
16 2.848 15,294
17 2.734 15,932
18 2.624 16,664
19 2.489 17,501
20 2.360 18,457
21 2.227 19,559
22 2.000 21,780
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City of Pleasant Hill, CA

ZONING ORDINANCE

§ 18.35.040

§ 18.35.050

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Table 18.35-B: Slope Density Regulations
Average Percent Allowable Density Average Lot Area Required
Slope (Dwelling Units per Net Acre) (Sq. Ft.)
23 1.954 22,292
24 1.815 24,000
25 1.678 25,959
26 1.541 28,267
27 1.406 30,981
28 1.275 34,164
29 1.147 37,977
30 1.025 42,497
31 0.908 47,973
32 0.798 55,209
33 0.696 62,586
34 0.601 72,479
35 0.515 84,582
36 0.438 99,225
37 0.372 117,096
38 0.315 138,285
39 0.270 161,081
40 0.236 184,576
41 0.213 204,507
42 0.201 216,716
43 or more 0.200 217,800
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(Ord. 978, 11/17/2025)

• A. Grading. Streets, buildings, and other structures shall be designed to complement the natural terrain and landscape.

• B. Ridge Views. The location of structures shall not disrupt the natural silhouette of prominent ridges as viewed from a public street.

• C. Landscaping. Landscaping of areas around structures shall provide a smooth transition and blend into the natural landscape. Native and other drought-tolerant plants shall be used except immediately adjacent to residential structures. Graded areas shall be replanted to protect them from soil erosion and to eliminate visual scarring.

• D. Building Design. To reduce visual impacts and the amount of grading, both upslope and downslope units are encouraged.

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City of Pleasant Hill, CA

PLEASANT HILL CODE

§ 18.35.050

§ 18.35.070

• E. Street Design. The pattern of roadways in the hillsides shall be based upon good engineering practice and upon the general policy of maintaining the natural environmental setting of the hillside. In response to this policy, public rights-of-way shall be aligned in a manner to avoid existing trees and riparian environments. In cases where it is necessary to place rights-of-way on or near the ridge tops, grading for roadways shall be minimized to reduce visual scarring. The specific road alignments shall be based upon the following constraints:

  1. Volume of traffic;

  2. Topography;

  3. Public safety;

  4. Lot size and on-street parking needs; and

  5. Drainage requirements.

• F. Visitor Parking. Parking bays for visitor parking are encouraged.

• G. Emergency Access. Emergency access shall be provided to open space areas, especially to the rear of dwellings or dwelling groups.

• H. Nonvehicular Circulation. Separate pedestrian circulation and trail plans, according to the General Plan, shall be provided.

• I. Clustering. Encourage clustering of homes to assist in the protection of natural features such as large trees, knolls, rock, outcroppings, riparian areas, and scenic corridors.

• (Ord. 978, 11/17/2025)

The City Council shall approve a Concept Plan at the same time that it adopts an ordinance establishing an HPUD zoning district. The Concept Plan shall include a text and diagram or diagrams which specify:

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

• B. The proposed distribution and location of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other facilities.

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

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

• E. Design criteria and placement for all buildings and structures.

• F. 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

ZONING ORDINANCE

§ 18.35.070

§ 18.35.070

• A. Application Process and Procedure.

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

  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's consideration of the HPUD 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 HPUD zoning district by resolution. Before City Council review and action, the Architectural Review Commission and Planning Commission shall review and provide recommendations on the HPUD or Specific Plan in accordance with this Section.

• C. Architectural Review Commission Recommendation. The Architectural Review Commission shall recommend approval or conditional approval of a proposed HPUD concept plan upon finding that:

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

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

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

  4. The HPUD is in substantial compliance with City-Wide Design Guidelines.

• D. Planning Commission Recommendation. The Planning Commission shall consider an application for rezoning to a HPUD 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 HPUD Concept Plan submitted with the application. A Planning Commission recommendation to rezone to a HPUD zoning district shall be accompanied by a recommendation on the HPUD Concept Plan. The Planning Commission may approve or conditionally approve an HPUD Concept Plan upon finding that:

  1. The HPUD Concept Plan is consistent with the adopted General Plan and other applicable policies and is compatible with surrounding development;

  2. Deviations from the base district regulations are justified by compensating benefits of the HPUD plan;

  3. The HPUD Concept 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

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City of Pleasant Hill, CA

PLEASANT HILL CODE

§ 18.35.070

§ 18.35.090

4. The HPUD Concept Plan has been reviewed by the Architectural Review Commission.

• E. City Council Action. After a public hearing, the City Council shall approve, modify, or reject the Planning Commission's recommendation; provided, that any modification not previously considered by the Planning Commission shall be referred to the Planning Commission for a report prior to adoption of an ordinance amending the Zoning Ordinance or Zoning Map. Failure of the Planning Commission to report within 60 days after referral, other period designated by City Council, shall be deemed approval by the Planning Commission of the proposed modification. Before adoption of an ordinance, the City Council shall make findings that the proposed Zoning Ordinance or Zoning Map Amendment 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 an HPUD Concept Plan. 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 in an HPUD zoning district shall be accepted for final development site 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 a valid HPUD plan.

• B. Changes to a HPUD Plan.

  1. Minor changes to an existing HPUD plan, as determined by the Zoning Administrator, shall not be 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 HPUD plan 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)

An HPUD zoning district shall be noted on the Zoning Map by the designation "HPUD," followed by the ordinance number of the rezoning approving the HPUD plan. (Ord. 978, 11/17/2025)

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City of Pleasant Hill, CA