Pleasant Hill — Zoning

Overview

Pleasant Hill’s zoning rules live in Title 18 (Zoning Ordinance). Every parcel carries one base district and may also carry one or more overlays; when they conflict, the overlay controls (§ 18.05.050). The Zoning Map governs how the rules apply to a specific lot; boundary questions are resolved by the Zoning Administrator using the map’s scale and rights‑of‑way rules (§ 18.10.040). If you’re new to Pleasant Hill planning, start with the city’s zoning & planning overview.

In Pleasant Hill, an overlay district adds to—and can override—the base district on a parcel; where they conflict, the overlay’s rules apply (§ 18.05.050).

How Pleasant Hill organizes zoning

• Base districts are established to implement the General Plan and are shown with their map symbols in Table 18.05‑A (§ 18.05.050).
• Overlay districts (e.g., H Historic Overlay, CR Cultural Resource Overlay) layer on additional limits or allowances; if there’s a conflict, the overlay governs (§ 18.05.050).
• Special planned districts (PUD, PPD, HPUD) are mapped by designation plus the adopting ordinance number (§ 18.30.080; § 18.35.090).

Use the city’s base districts to determine allowed uses (see Land Use) and the dimensional rules in the applicable chapter (see Development Standards).

Zoning Map and interpretation

• The Zoning Map shows all districts and overlays; where boundaries are uncertain, property lines, rights‑of‑way lines or centerlines control as specified (§ 18.10.040.B).
• If uncertainty remains, the Zoning Administrator determines the boundary and keeps a public record of interpretations (§ 18.10.040.A, C).
• Map notation for planned districts includes the district and adopting ordinance number: PUD/PPD (§ 18.30.080), HPUD (§ 18.35.090).

Base Residential Districts

Pleasant Hill uses ten residential base districts plus RMD (Mangini‑Delu). The purpose, typical uses, and density ranges are set in § 18.15.010; allowed uses are organized in Table 18.15‑A (§ 18.15.020).

R-20 and R-15 — Single‑Family Low‑Density

• Purpose and density: Low‑density single‑family at 1.3–3 du/ac; minimum lot size 20,000 sq ft (R‑20) and 15,000 sq ft (R‑15) (§ 18.15.010.B.1; § 18.05.050 Table 18.05‑A).
• Typical permitted uses:
  • Single‑family residential; two‑unit projects allowed per SB 9 standards in single‑family zones (§ 18.15.020 Table 18.15‑A; § 18.15.180.B).
  • ADUs/JADUs allowed citywide per § 18.15.050 (see ADUs).
  • Home occupations (§ 18.15.020; § 18.15.130).
• Key dimensional notes:
  • Additional side/rear setback required for structure height over 35 ft (+1 ft per extra ft, up to +10 ft) (§ 18.15.040.2).
  • For single‑family lots, at least 50% of the visible front setback must be landscaped (§ 18.15.040.I.1).
  • Base setbacks, lot coverage, and height caps: Not found in source materials.
• Where it applies: Areas mapped R‑20 or R‑15 on the Zoning Map (§ 18.05.050).

R-10 and R-10A — Single‑Family Medium‑Density

• Purpose and density: 3.1–4.5 du/ac; R‑10 min lot 10,000 sq ft; R‑10A average 10,000 sq ft (no lot under 7,000 sq ft) (§ 18.15.010.B.2; § 18.05.050 Table 18.05‑A).
• Typical permitted uses: Same baseline as other single‑family districts (SFR, ADUs/JADUs, two‑unit projects), with supportive/transitional housing permitted consistent with state law (§ 18.15.020; § 18.15.050; § 18.15.180).
• Key dimensional notes: Same citywide residential standards as above (§ 18.15.040). Base setbacks/coverage: Not found in source materials.
• Where it applies: Mapped R‑10 or R‑10A.

R-7 and R-6 — Single‑Family High‑Density

• Purpose and density: 4.6–6.9 du/ac; R‑7 min lot 7,000 sq ft; R‑6 min lot 6,313 sq ft; allows lower‑density multi‑family like duplex/triplex (§ 18.15.010.B.3).
• Uses: SFR, two‑unit projects, small multi‑unit with permits per Table 18.15‑A; ADUs/JADUs, home occupations (§ 18.15.020; § 18.15.050; § 18.15.180).
• Key dimensional notes: Additional setback rule for >35 ft; front yard landscaping; multi‑family open space where applicable (200 sq ft/unit, 10‑ft min dimension) (§ 18.15.040.G, I.1, 2).
• Where it applies: Mapped R‑7 or R‑6.

RMD — Mangini‑Delu Residential

• Purpose and density: 4.6–13 du/ac with preservation of natural open space (§ 18.15.010.B.4).
• Uses and standards: Established by a required comprehensive, site‑wide master plan before development (§ 18.15.020.E).
• Where it applies: The Mangini‑Delu property mapped RMD (§ 18.05.050 Table 18.05‑A).

MFVL — Very Low Density Multi‑Family

• Purpose and density: 7–12 du/ac; higher‑density SFR and very low‑density multi‑family (§ 18.15.010.B.5).
• Typical uses: Multi‑family (per Table 18.15‑A), ADUs/JADUs, supportive/transitional housing (§ 18.15.020; § 18.15.050).
• Key dimensional notes: Multi‑family open space 200 sq ft/unit; additional side/rear setbacks when height >35 ft (§ 18.15.040.G; § 18.15.040.2).
• Base setbacks/coverage: Not found in source materials.

MFL — Low Density Multi‑Family

• Purpose and density: 12.1–20 du/ac (§ 18.15.010.B.6).
• Uses: Multi‑family (see Table 18.15‑A), ADUs/JADUs, SROs by permit per table note (§ 18.15.020; § 18.15.170).
• Key dimensional notes: Open space and height‑related setbacks as above (§ 18.15.040.G; § 18.15.040.2).
• Base setbacks/coverage: Not found in source materials.

MFM — Medium Density Multi‑Family

• Purpose and density: 20.1–30 du/ac (§ 18.15.010.B.7).
• Uses/dimensional notes: As for MFL/MFVL, per Table 18.15‑A and § 18.15.040.

MFH — High Density Multi‑Family

• Purpose and density: 30.1–40 du/ac (§ 18.15.010.B.8).
• Uses/dimensional notes: As above (§ 18.15.020; § 18.15.040).

MFVH — Very High Density Multi‑Family

• Purpose and density: 40.1–73 du/ac (§ 18.15.010.B.9).
• Uses/dimensional notes: As above (§ 18.15.020; § 18.15.040).

Additional residential citywide items:

• Two‑Unit Projects (SB 9): Allowed ministerially in single‑family zones if all qualifying criteria are met (§ 18.15.180.E–F; see California housing laws).
• ADUs/JADUs: Governed entirely by § 18.15.050 (no additional zoning standards apply); they don’t count toward density and aren’t deemed inconsistent with zoning (§ 18.15.050.B–C). See ADUs.
• Scenic routes: 25 ft setback where applicable (§ 18.20.030 Table 18.20‑B; § 18.25.030 Table 18.25‑B; § 18.90.030).
• Creek setbacks: See Chapter 18.70; limited exceptions may be approved with specific findings/procedures (§ 18.70.030).

Mixed‑Use Districts

Four mixed‑use districts implement General Plan mixed‑use designations (§ 18.05.050 Table 18.05‑A). Development standards are set in Table 18.20‑B (§ 18.20.030).

MX‑NB — Neighborhood Business Mixed‑Use

• Purpose: Neighborhood‑scale mixed‑use near local corridors (purpose section referenced; specifics not found in source materials). Uses are per Table 18.20‑A (§ 18.20.020).
• Key standards: Front setback 15 ft, corner side 15 ft, height 35 ft, commercial FAR 0.75, min landscaping 25%; scenic route setback 25 ft; creek setbacks per Chapter 18.70 (§ 18.20.030 Table 18.20‑B).
• Mixed‑use commercial requirement: Corridor‑based minimum commercial % (see Table 18.20‑C); e.g., 25% along Contra Costa Blvd/Monument Blvd/Downtown Specific Plan Area; reductions need a Use Permit and feasibility study (§ 18.20.040.B).
• Adjoining single‑family: 5‑ft planting area w/ 5 trees per 100 ft, 6–8 ft walls, and stepbacks or extra setbacks for buildings over 35 ft (§ 18.20.040.C).

MX — Mixed‑Use

• Key standards: Front 15 ft, corner side 10 ft, height 50 ft, commercial FAR 0.75, min landscaping 15%; scenic route 25 ft (§ 18.20.030 Table 18.20‑B).
• Commercial % and adjacency controls: As above (§ 18.20.040.B–C).
• Objective Design Standards apply when ≥ two‑thirds floor area is residential; may be ministerial if all objective standards are met (§ 18.20.040.F).

MX‑HD — High‑Density Mixed‑Use

• Key standards: Front 10 ft, rear 5 ft, height 60 ft, commercial FAR 0.75, min landscaping 15%; scenic route 25 ft (§ 18.20.030 Table 18.20‑B).
• Commercial % and adjacency controls: As above (§ 18.20.040.B–C, F).

MX‑VHD — Very High‑Density Mixed‑Use

• Key standards: Front 5 ft, corner side 5 ft, rear 5 ft, height 85 ft, commercial FAR 0.85, min landscaping 15%; scenic route 25 ft (§ 18.20.030 Table 18.20‑B).
• Commercial % and adjacency controls: As above (§ 18.20.040.B–C, F).

Commercial, Office, and Industrial Districts

Five nonresidential base districts implement the city’s economic land uses (§ 18.25.010).

NB — Neighborhood Business

• Purpose: Neighborhood‑serving retail/services (e.g., grocers, barbers, banks) compatible in scale with nearby homes (§ 18.25.010.B.1).
• Key standards: Front/corner 25 ft, height 35 ft, FAR 0.35, min landscaping 25%; lot area 7,500 sq ft, width 75 ft (§ 18.25.030 Table 18.25‑B).
• Typical uses: Community centers (P), artists’ studios (P), banks (P), eating/drinking (limited) per Table 18.25‑A; drive‑thrus require Use Permit where allowed (§ 18.25.020).

RB — Retail Business

• Purpose: Citywide/regional retail centers and services (§ 18.25.010.B.2).
• Key standards: Front/corner 25 ft, height 35 ft, FAR 0.4, min landscaping 25%; lot area 7,500 sq ft, width 75 ft (§ 18.25.030 Table 18.25‑B).
• Typical uses: Broader retail spectrum; auto‑related uses allowed/limited per table; see Table 18.25‑A for permit levels (§ 18.25.020).

PAO — Professional & Administrative Office

• Purpose: Office, business, and medical uses compatible with surroundings (§ 18.25.010.B.3).
• Key standards: Front 20 ft, side 5 ft, rear 20 ft, corner 20 ft, height 35 ft, FAR 0.35, min landscaping 30%; lot area 10,000 sq ft, width 100 ft (§ 18.25.030 Table 18.25‑B).
• Typical uses: Government offices (P), emergency medical care (P), banks (U with drive‑ups requiring U), see Table 18.25‑A (§ 18.25.020).

C — General Commercial

• Purpose: Higher‑intensity service commercial (auto sales/repair, animal services, building materials) (§ 18.25.010.B.4).
• Key standards: Front 10 ft, corner 10 ft, height 35 ft, FAR 0.35, min landscaping 20%; lot area 7,500 sq ft, width 50 ft (§ 18.25.030 Table 18.25‑B).
• Typical uses: Auto services/sales (many P/U), animal hospitals (P), commercial parking (U), per Table 18.25‑A (§ 18.25.020).

LI — Limited Industrial

• Purpose: R&D, warehousing, light manufacturing in a landscaped setting (§ 18.25.010.B.5).
• Key standards: Front 20 ft, corner 20 ft, height 35 ft, FAR 0.4, min landscaping 20%; lot area 20,000 sq ft, width 100 ft (§ 18.25.030 Table 18.25‑B).
• Typical uses: Vehicle equipment repair/sales (P/U), commercial parking (P), communications facilities (P), per Table 18.25‑A (§ 18.25.020).

Citywide nonresidential notes:

• Scenic route setback: 25 ft along designated corridors (§ 18.25.030 Table 18.25‑B; § 18.90.030).
• Creek setbacks: See Chapter 18.70; exception process in § 18.70.030.
• Supplemental standards include outdoor sales, live entertainment, service stations, etc. (§ 18.25.050–.160). For parking/loading, see Parking.

Planned and Hillside Districts

PUD/PPD — Planned Unit Development / Precise Plan District

• Purpose: Tailored development standards and uses within a planned framework (§ 18.30.010–.040).
• Key rules:
  • Minimum area: 4 acres (with possible reductions to 2 or 1 acre with special findings) (§ 18.30.040.A).
  • Residential density: Not below General Plan minimum unless specific findings under Gov. Code § 65589.5; cannot exceed GP maximum without density bonus (§ 18.30.040.B; § 18.15.110).
  • All standards/allowances come from the approved plan; ADUs within PUDs must still meet § 18.15.050 (§ 18.30.040.D–E).
  • Zoning Map notation includes “PUD” or “PPD” plus ordinance number (§ 18.30.080).
  • Concept and development plans are reviewed, including design review (§ 18.30.050, § 18.30.070).

HPUD — Hillside Planned Unit Development

• Purpose: Limited residential development on sites with average slope ≥15% (§ 18.15.010.B.10).
• Land uses: Single‑family residential (P), ADU/JADU (P), small residential care (P), parks and places of assembly (U), limited animal keeping by lot size with setbacks, etc. (Table 18.35‑A; § 18.35.030).
• Density and key standards (§ 18.35.040):
  • Density is set by the site’s average natural slope using Table 18.35‑B (Slope Density Regulations). Example values below.
  • Performance standards: On 15–29.9% slopes, grading ≤ 30% of gross site; impervious coverage ≤ 15%. On ≥30% slopes, grading ≤ 15%; impervious coverage ≤ 8%. If exceeded, density must be reduced (§ 18.35.040.B–.3).
  • Height: max 35 ft (§ 18.35.040.D).
  • Setbacks: Use residential standards consistent with the GP land use unless modified by hillside design standards (§ 18.35.040.E; § 18.35.050).
  • The Planning Commission may require reduced unit count (not below GP minimum) to protect ridgelines, vegetation, drainage, circulation, with required findings (§ 18.35.040.C).
• Zoning Map notation: “HPUD” plus rezoning ordinance number (§ 18.35.090).

Hillside Slope Density quick picks (see full Table 18.35‑B, § 18.35.040):

• 15% slope: 2.904 du/ac (avg lot 15,000 sq ft)
• 22% slope: 2.000 du/ac (avg lot 21,780 sq ft)
• 30% slope: 1.025 du/ac (avg lot 42,497 sq ft)
• 35% slope: 0.515 du/ac (avg lot 84,582 sq ft)
• 43%+ slope: 0.200 du/ac (avg lot 217,800 sq ft)

Open Space and Parks

OS — Open Space

• Purpose/standards: Chapter 18.50 covers OS district purposes, permitted activities, and standards. Specific development standards: Not found in source materials (see Chapter 18.50 references above).

REC — Parks and Recreation

• Purpose: Parks and recreation uses (Chapter 18.45).
• Density: No minimum or maximum density (FAR or du/ac) is established (§ 18.45.030.A).
• Development standards (Table 18.45‑A):
  • Setbacks: front 20 ft, rear 15 ft, side 5 ft, corner side 15 ft, aggregate side 15 ft; scenic route 25 ft; creek setbacks per Chapter 18.70 (§ 18.45.030).
• CEQA review applies (§ 18.45.030.B). Parking, landscaping, and nonconforming rules apply per Title 18 Part 3 and Part 5 (§ 18.45.030.D).

Overlay Districts

H — Historic Overlay; CR — Cultural Resource Overlay

• Purpose: Protect historic and cultural resources; can be mapped on any land use designation (§ 18.05.050 Table 18.05‑A; Chapter 18.40 headings).
• Density: No min/max density established by overlay listing in Table 18.05‑A.
• Application: Overlays supplement base zoning; overlay provisions prevail on conflict (§ 18.05.050.C). See Overlay Districts and Historic Preservation.

Decision‑relevant standards (selected)

Mixed‑Use development standards (Table 18.20‑B; § 18.20.030)

Commercial/Office/Industrial development standards (Table 18.25‑B; § 18.25.030)

Notes:

• Scenic route setback is 25 ft in all mixed‑use and nonresidential districts (see tables above and § 18.90.030).
• Creek setbacks apply citywide; see Chapter 18.70 and exception procedures in § 18.70.030.
• For parking/loading, see Parking. For signs, see Signage. For nonconforming structures, see Nonconforming Uses.

Citywide procedures and relief valves

• Applicability: All land and structures must comply with Title 18; conflicts with other codes are resolved in favor of the more restrictive rule (§ 18.10.020.C, G).
• Minor Exceptions: Limited adjustments to fence height (+1 ft), FAR (+10%), landscaping (−20%), lot coverage (+10%), etc., are available through the Zoning Administrator with noticing and a possible hearing (§ 18.130.020; § 18.130.040).
• Variances/appeals: See Variances and Exceptions and appeals in Chapter 18.185 (referenced in § 18.130.040.D–F).
• Design review: Many projects also require Design Review (e.g., PUD/HPUD concept/development plans per § 18.30.070; § 18.35.070).
• Objective design: Mixed‑use projects with ≥ two‑thirds residential must meet citywide objective design standards; qualifying projects may receive ministerial architectural review (§ 18.20.040.F).
• Building code: Construction must also meet the California Building Standards Code (not a zoning topic; referenced in ADU § 18.15.050.C).

Checklist

• Confirm the parcel’s base district and any overlays on the Zoning Map; resolve boundary questions per § 18.10.040.
• Identify the allowed use in your district (Table 18.15‑A for residential; Table 18.20‑A for mixed‑use; Table 18.25‑A for nonresidential) and required permit level (§ 18.15.020; § 18.20.020; § 18.25.020).
• Apply the correct dimensional standards (setbacks, height, FAR, landscaping) for your district (Tables 18.20‑B, 18.25‑B; § 18.15.040 for residential additions/open space).
• If on a scenic route or creek, apply the 25 ft scenic route setback and Chapter 18.70 creek setbacks; if needed, pursue a creek setback exception (§ 18.90.030; § 18.70.030).
• For mixed‑use, meet the corridor‑specific minimum commercial percentage (Table 18.20‑C), or obtain a Use Permit with a feasibility study (§ 18.20.040.B).
• If adjacent to single‑family, include required buffers/walls and stepbacks for buildings over 35 ft (§ 18.20.040.C).
• For HPUD, compute unit yield from Table 18.35‑B, then check grading/impervious caps and 35 ft height; adjust density if performance caps would be exceeded (§ 18.35.040).
• For PUD/PPD, verify minimum area and that density meets GP minimum; use the plan‑specific standards (§ 18.30.040).
• If proposing ADUs/JADUs, follow § 18.15.050 only; no extra zoning standards apply (also see ADUs).
• Confirm parking/loading and signage per Title 18 Part 3 and 5 (see Parking and Signage); check for any nonconformities (Nonconforming Uses).
• If standards cannot be met, consider a Minor Exception or other entitlement; understand noticing/appeal timelines (§ 18.130.020; § 18.130.040).

Risks & Ambiguities

Plain-English Summary

Pleasant Hill assigns each property a base zoning district and sometimes an overlay; the overlay wins if there’s a conflict. Single‑family zones (R‑20 to R‑6) allow ADUs and even two‑unit (SB 9) projects if you meet objective rules, while multi‑family districts set higher density ranges. Mixed‑use zones can reach 85 ft with specific setbacks and must include a minimum percentage of commercial along certain corridors. Commercial/industrial districts top out at 35 ft with FARs from 0.35–0.40. Hillside HPUDs limit density by slope and cap grading/impervious area.

Source References

• § 18.05.050 (Establishment of Zoning Districts; Table 18.05‑A). https://ecode360.com/PL4591
• § 18.10.020 (General Rules for Applicability). https://ecode360.com/PL4591
• § 18.10.040 (Rules of Interpretation of Text and Zoning Map). https://ecode360.com/PL4591
• § 18.15.010 (Purpose and Intent of Residential Zoning Districts). https://ecode360.com/PL4591
• § 18.15.020 (Residential Land Use Regulations; Table 18.15‑A). https://ecode360.com/PL4591
• § 18.15.040 (Additional Residential Development Standards). https://ecode360.com/PL4591
• § 18.15.050 (Accessory Dwelling Units). https://ecode360.com/PL4591
• § 18.15.110 (Density Bonus). https://ecode360.com/PL4591
• § 18.15.170 (Single‑Room Occupancy). https://ecode360.com/PL4591
• § 18.15.180 (Two‑Unit Projects). https://ecode360.com/PL4591
• Chapter 18.20 (Mixed‑Use Districts); § 18.20.020; § 18.20.030 (Table 18.20‑B); § 18.20.040 (Table 18.20‑C). https://ecode360.com/PL4591
• § 18.25.010 (COI Purpose); § 18.25.020 (Land Use Regs; Table 18.25‑A); § 18.25.030 (Dev Standards; Table 18.25‑B); § 18.25.120 (Outdoor Sales). https://ecode360.com/PL4591
• Chapter 18.30 (PUD/PPD); § 18.30.040; § 18.30.070; § 18.30.080. https://ecode360.com/PL4591
• Chapter 18.35 (HPUD); § 18.35.030 (Table 18.35‑A); § 18.35.040 (Table 18.35‑B); § 18.35.070; § 18.35.090. https://ecode360.com/PL4591
• Chapter 18.40 (Overlay Districts headings). https://ecode360.com/PL4591
• Chapter 18.45 (REC); § 18.45.030 (Table 18.45‑A). https://ecode360.com/PL4591
• Chapter 18.50 (OS headings). https://ecode360.com/PL4591
• § 18.70.030 (Creek Setback Exceptions). https://ecode360.com/PL4591
• § 18.75.020–.030 (Fence/Wall height referenced); § 18.90.030 (Scenic Setbacks). https://ecode360.com/PL4591
• § 18.110 (Wireless; referenced in tables). https://ecode360.com/PL4591
• § 18.130.020; § 18.130.040 (Minor Exceptions process). https://ecode360.com/PL4591
• § 18.200 (Nonconforming; referenced). https://ecode360.com/PL4591

Source passages

• Pleasant Hill Zoning Code (§ 18.35.040) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.05.050) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.25.030) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.25.020) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.15.050) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.35.090) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.30.080) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.10.040) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.20.030) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.25.010) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.35.030) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.130.040) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.15.020) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.15.010) High relevance show source text
• Pleasant Hill Zoning Code (§ 18.20.040) Medium relevance show source text
• Pleasant Hill Zoning Code (§ 18.20.020) Medium relevance show source text

Cited sections

• § 18.05.050 (Establishment of Zoning Districts; Table 18.05‑A). (§ 18.05.050)

• Official Pleasant Hill code library