Pleasant Hill — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the Pleasant Hill Zoning Ordinance (Title 18) allows and requires for land use in each zoning district. It is grounded in the City's zoning chapters and the land-use/regulatory tables (the "land use tables") that show which uses are permitted, which require a use permit, and which are prohibited. For development you will also need to check the city's parking rules and the district-specific development standards; some projects will trigger design review or overlay rules in the overlay districts. Accessory Dwelling Units follow the ADU rules in Section § 18.15.050 and are summarized on the ADU page. All ordinance organization and district establishment are in § 18.05.030–§ 18.05.050.

Part 2 of Title 18 organizes district-level land-use rules and contains the land-use tables: residential tables are in § 18.15.020 (Table 18.15-A), mixed-use in § 18.20.020 (Table 18.20-A), commercial/industrial in § 18.25.020 (Table 18.25-A), and specialty districts (HPUD, REC, OS) in their chapters (e.g., § 18.35.030, § 18.45.030, § 18.50.030).

District-by-district breakdown

Notes on reading the tables: the land-use tables use P = Permitted (but often a Zoning Permit is required), U = Use Permit required, T = Temporary Use Permit, L = Permitted with Limitations, and (–) = Not allowed. Where I cite a table or rule below I also give the ordinance section number you should check for full limits and cross-references.

R-20 (Single-Family Residential)

Purpose: preserve very low-density single-family neighborhoods and implement the Single-Family Low-Density General Plan designation. § 18.05.050.
Typical permitted uses: single-family homes, accessory uses (including ADUs under § 18.15.050), family day care, limited residential care facilities (see Table 18.15-A in § 18.15.020).
Key dimensional standards: minimum lot size shown in Table 18.05-A (R-20 min lot 20,000 sq. ft.); density and lot size references are in § 18.05.050 and the residential chapter.

R-15 (Single-Family Residential)

Purpose: similar to R-20 but slightly smaller lot standard; implements Single-Family Low-Density. See § 18.05.050 and Table 18.05-A.
Typical permitted uses & standards: same categories as R-20 but with 15,000 sq. ft. minimum lot noted in Table 18.05-A; ADUs and home-occupations follow Chapter § 18.15.050 and § 18.15.130.

R-10 and R-10A (Single-Family Medium-Density)

Purpose: medium-density single-family; R-10A requires an average lot size 10,000 sq. ft. (R-10A specifics in Table 18.05-A). See § 18.05.050 and residential chapter § 18.15.020.

R-7 and R-6 (Single-Family High-Density)

Purpose: higher-density single-family and low-density multi-family (duplexes, triplexes). Allowed densities 4.6–6.9 du/ac; R-7 min lot 7,000 sq. ft., R-6 min lot 6,313 sq. ft. See § 18.15.010 and Table 18.15-A in § 18.15.020.

RMD (Mangini-Delu Residential)

Purpose: site-specific district for the Mangini-Delu property where a site-wide master plan governs uses and standards; densities 4.6–13 du/ac and master-plan process required. See § 18.15.010 and § 18.15.020.

MFVL, MFL, MFM, MFH, MFVH (Multi-family districts)

Purpose: tiered multi-family districts (Very Low to Very High density). The ordinance lists density bands (e.g., MFVL 7–12 du/ac, MFL 12.1–20 du/ac, MFM 20.1–30 du/ac, MFH 30.1–40 du/ac) in Table 18.05-A and the residential chapters. Allowed uses: multifamily units, residential care facilities, employee housing, supportive/transitional housing per Table 18.15-A (§ 18.15.020).

MX-NB, MX, MX-HD, MX-VHD (Mixed-Use districts)

Purpose: provide a mix of residential and commercial uses at progressively higher densities/FAR; uses are listed in Table 18.20-A in § 18.20.020. Typical permitted uses: retail, eating/drinking establishments (with limits), offices (subject to percent-of-floor rules), multifamily residential and ADUs (see § 18.20.020 and Table 18.20-A). Live-entertainment and outdoor seating have separate supplemental rules (§ 18.25.110, Chapter 18.60).

NB, RB, PAO, C, LI (Neighborhood/Commercial/Office/Industrial)

Purpose: nonresidential zones for neighborhood business, retail business, professional/administrative office, general commercial, and limited industrial. The permitted/conditional uses and limitations are in Table 18.25-A (§ 18.25.020). Examples: retail and eating/drinking often P or U depending on district; LI allows some industrial and limited commercial; emergency shelter rules and employee housing allowances are noted with table codes (see L-x notes). Development standards are in § 18.25.030 and Table 18.25-B.

Key cross-references you will find in those commercial tables: live entertainment limits (Section § 18.25.110), outdoor sales limits, and special L-notations that carry additional rules (see Table 18.25-A right-hand column).

PUD / PPD (Planned Unit Development / Precise Plan District)

Purpose: allows flexible land-use mixes under an adopted concept plan. A PUD must include a land-use regulation table and development standards (setbacks, heights, FAR) as part of the ordinance (see § 18.30.050–§ 18.30.040). Minimum PUD area rules (generally 4 acres, exceptions allowed) are in § 18.30.040.

HPUD (Hillside Planned Unit Development)

Purpose: manage hillside development, preserve ridgelines and natural features, and use sitewide standards. HPUD land-use rules are in Table 18.35-A (§ 18.35.030). HPUD applies where average slope ≥ 15%; additional design and development standards are in § 18.35.020–§ 18.35.050.

OS (Open Space) and REC (Parks & Recreation)

Purpose: OS protects open space and limited development; REC applies to park/recreation uses. Both generally have no numeric density limits but require that allowed development meet standards (setbacks, CEQA, special site standards). Refer to § 18.50.030 (OS) and § 18.45.030 (REC) and their Tables (e.g., Table 18.45-A lists REC setback minimums such as 20 ft front, 15 ft rear, 5 ft side).

Overlays: Historic (H), Cultural Resource (CR), others

Purpose: overlays supplement base zoning and take precedence where they conflict. Historic and cultural overlays impose preservation requirements; their application and effect are noted in the zoning district table matrix and Chapter references (see § 18.05.050 and Table 18.05-A). For specifics consult the overlay chapter and Table 18.05-A.

Quick reference table — common decision-relevant items

Checklist — what an applicant must satisfy (high-level)

• Confirm the lot’s base zoning district on the Zoning Map and the corresponding table in Title 18 (§ 18.05.050, Table 18.05-A).
• Verify whether the proposed use is listed as P, U, T, L, or (–) in the district land-use table (e.g., Table 18.15-A, 18.20-A, 18.25-A) and follow the right-hand limitations.
• If P = permitted, obtain required Zoning Permit (Zoning Permit procedures are in Part 4). If U = Use Permit required, prepare materials for discretionary review per the applicable chapter. § 18.25.020 and others note the permit types.
• Confirm applicable development standards (setbacks, heights, lot coverage, FAR) in the district’s development-standards table and Chapter 18.55; consult the city’s development-standards page.
• Confirm off-street parking requirements early and use the parking rules to size parking.
• Check for overlays (Historic, Cultural Resource, HPUD) that may add constraints or require design review. § 18.05.050 explains overlays.
• For ADUs, follow § 18.15.050 and state ADU law; see the city’s ADU page.
• Verify CEQA applicability (many districts explicitly require CEQA compliance for development). See district chapters (e.g., § 18.45.030 for REC).

Risks & Ambiguities

Plain-English Summary

Pleasant Hill’s Zoning Ordinance uses district-specific land-use tables to say what you can do on a parcel: "P" means allowed (usually with a Zoning Permit), "U" means you need a Use Permit, "L" means the use is allowed but with special limits, and a dash means not allowed. Residential districts set densities and minimum lot sizes (for example, R-6 and R-7 list minimum lot sizes and densities), mixed-use and commercial districts have their own matrices, and overlays or PUDs can change rules — always check the district table and the cited ordinance sections before planning a project. See § 18.15.020, § 18.20.020, § 18.25.020, and § 18.05.050 for the governing tables and district establishment.

Source References

• Title 18 organization and zoning district establishment: § 18.05.030 and § 18.05.050.
• Residential land-use table and district descriptions (Table 18.15-A): § 18.15.020 and § 18.15.010.
• ADU rules: § 18.15.050.
• Mixed-use land-use table (Table 18.20-A): § 18.20.020.
• Commercial/Office/Industrial land-use table (Table 18.25-A) and development standards: § 18.25.020 and § 18.25.030.
• Planned Unit Development rules (PUD/PPD): § 18.30.040–§ 18.30.050.
• Hillside PUD (HPUD) land-use table: § 18.35.030.
• Parks and Recreation (REC) district standards and Table 18.45-A: § 18.45.030.
• Open Space (OS) district: § 18.50.030.

If you need the full text of any table entry or L-code limitation, consult the cited § in Title 18 or request the exact table image/printout from the Planning Division — some right-hand "L" notes and table cells include important cross-references that affect permit requirements. Verify parcel-specific questions with the City; some sites (RMD, PUD acres, HPUD) are governed by plans or exceptions. Not found in retrieved materials: any parcel-specific plan, adopted PUD/PPD ordinances for particular sites beyond the general rules (verify with the City).

Retrieved passages

• Pleasant Hill Zoning Code (§ 18.45.020) High relevance show source text
• Pleasant Hill Zoning Code (Title may) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.25.020) High relevance show source text
• Pleasant Hill Zoning Code (Chapter 18.65) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.25.020.) High relevance show source text
• Pleasant Hill Zoning Code (Section that) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.05.030.) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.35.030.) High relevance show source text

Cited sections

• Title 18 organization and zoning district establishment: **§ 18.05.030** and **§ 18.05.050**. (Title 18)
• Residential land-use table and district descriptions (Table 18.15-A): **§ 18.15.020** and **§ 18.15.010**. (§ 18.15.020)
• ADU rules: **§ 18.15.050**. (§ 18.15.050)
• Mixed-use land-use table (Table 18.20-A): **§ 18.20.020**. (§ 18.20.020)
• Commercial/Office/Industrial land-use table (Table 18.25-A) and development standards: **§ 18.25.020** and **§ 18.25.030**. (§ 18.25.020)
• Planned Unit Development rules (PUD/PPD): **§ 18.30.040–§ 18.30.050**. (§ 18.30.040)
• Hillside PUD (HPUD) land-use table: **§ 18.35.030**. (§ 18.35.030)
• Parks and Recreation (REC) district standards and Table 18.45-A: **§ 18.45.030**. (§ 18.45.030)
• Open Space (OS) district: **§ 18.50.030**. (§ 18.50.030)
• PleasantHill_ZoningCode.md

• Official Pleasant Hill code library