Pleasant Hill City Zoning Code
PART 3
REGULATIONS APPLICABLE TO ALL ZONING DISTRICTS
§ 18.55.010 Purpose and Applicability.
Purpose. The purpose of this Chapter is to establish reasonable and necessary standards for development in the City. These standards are established to ensure that Pleasant Hill develops in a manner that promotes efficient and orderly community growth.
Applicability. The standards of this Chapter apply to all development projects in all zoning districts unless otherwise specified.
(Ord. 978, 11/17/2025)
§ 18.55.020 Development on Lots Divided by Zoning District Boundaries.
The regulations applicable to each zoning district shall be applied to the area within that zoning district. No use other than parking serving a principal use on the site shall be located in a zoning district in which it is not a permitted or conditionally permitted use. Pedestrian or vehicle access from a right-of-way to a particular use on a property, must not pass through any area of the property that is zoned in a way that does not permit that use, either by right or with conditions.
(Ord. 978, 11/17/2025)
§ 18.55.030 Height Standards and Exceptions.
The following building features may exceed the maximum allowed height in a zoning district by eight feet with no discretionary review, if they do not cover more than 20% of the top floor roof area of the structure to which they are accessory:
Measuring Building Height. The height of buildings is measured as provided in the California Building Standards Code (Title 24) as adopted by the City.
Base Points. The height of a building is the vertical distance above the base point that yields the greater height of the building as described below and shown in Figure 18.55-1 (Measuring Height):
Base Point 1. The elevation of the highest adjoining sidewalk or existing grade within a five-foot horizontal distance of the exterior wall of the building when such sidewalk or existing grade is not more than five feet above lowest grade.
Roof Types. See Figure 18.55-2 (Roof Types – Height Measurement).
Flat Roofs. Height is measured to the top of the parapet. If there is no parapet, height is measured to the highest point of the roof.
Mansard Roofs. Height is measured to the deck line.
Pitched and Hipped Roofs. Height is measured to the average height of the highest gable that has a roof pitch of 12/12 or less. For roofs with a pitch steeper than 12/12, height is measured to the highest point.
Other Roof Types. For other roof types (such as domed, vaulted, or pyramidal), height is measured to the highest point.
Stepped or Terraced Structures. The height is the maximum height of any segment of the building.
Figure 18.55-2 Roof Types – Height Measurement  |
The height of other structures, such as fences, shall be the vertical distance from the ground level immediately under the structure to the top of the structure, provided the ground level, when extended five feet from the structure, is equal to or higher than the elevation under the structure. Special height measurement provisions are as follows.
Walls or Fences on Slopes. The height of walls or fences located on sloping ground shall be measured from the ground level on the higher side of the wall or fence for the purpose of determining compliance with maximum allowable height requirements.
Retaining Walls and Fences. The height of retaining walls, and fences on top of retaining walls, shall be measured as a combined height of a retaining wall, fence, or screen from the ground level on the higher side of the combined wall, fence, or screen for the purpose of determining compliance with maximum allowable height requirements.
Decks. Deck height shall be measured from the lowest existing grade where the deck meets the ground to the top of the floor of the deck.
Accessory Structures. The height of accessory structures, such as sheds, detached garages, pergolas and trellises is the vertical distance from the ground level immediately under the structure to the highest point at the top of a structure.
(Ord. 978, 11/17/2025)
§ 18.55.040 Measurements.
This Section explains how various measurements referenced in this Zoning Ordinance are to be calculated.
Fractions. When calculations for requirements that must be expressed as a whole number (i.e., housing units, trees) result in fractions, the results shall be rounded as follows:
Minimum Requirements. When a regulation is expressed in terms of a minimum requirement, any fractional result shall be rounded up to the next whole number. For example, if a minimum requirement of one tree for every 30 feet is applied to a 50-foot strip, the resulting fraction of 1.37 is rounded up to two required trees.
Maximum Limits. When a regulation is expressed in terms of maximum limits, no rounding is to be done. The maximum limit cannot be exceeded by any whole or fractional number. For example, if a maximum limit of lot coverage is 30%, the maximum limit is 30%, no rounding down to 30% for fractions.
Measuring Distances.
When determining distances for setbacks and structure dimensions, all distances shall be measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. Distances shall not be measured by following the topography of the land. See Figure 18.55-3 (Horizontal Plane Measurement).
Figure 18.55-3 Horizontal Plane Measurement  |
Note: This figure is for representative purposes only. The point at which distance is measured from the building may vary based on the design of the structure. |
Measurements Involving a Building. Measurements involving a building are made to the closest wall of the structure. Other features, such as covered porches and entrances, are included in the measurement except as specified in Section 18.55.030C.4 (Accessory Structures) and Section 18.55.080 (Structure Projections and Encroachments into Setbacks). See Figure 18.55-4 (Determination of Closest Distance).
Measurements Involving an Accessory Structure. Measurements involving an accessory structure are made to and from the furthest projection. See Figure 18.55-4 (Determination of Closest Distance).
Figure 18.55-4 Determination of Closest Distance  |
Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, shall be measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the arc of the driveway or traffic lane. See Figure 18.55-5 (Measuring Vehicle Stacking Areas).
Figure 18.55-5 Measuring Vehicle Stacking Areas  |
Underground Structures. Structures that are entirely underground are not included in measuring required distances. See Figure 18.55-6 (Underground Structures).
Figure 18.55-6 Underground Structures  |
Measuring Distances on Maps. Zoning district boundaries that are shown crossing lots are usually based on a topographic feature or a set measurement from a property line or topographic feature, such as the top of slope or the middle of stream. When zoning district boundaries are shown crossing properties with no clear indication of the basis for the line, exact distances are to be determined by scaling the distances from the zoning map, using the center of the zone line on the map.
Measuring a Radius. The measured specified distance from a particular project shall be the required distance in a straight line, without regard to intervening structures or objects, from all points along the lot line of the proposed project
(Ord. 978, 11/17/2025)
§ 18.55.050 Refuse and Storage Areas.
A refuse storage area shall be screened on all sides by a six-foot high solid wood or masonry wall and include a solid roof, or located within a building, before occupancy for all uses other than a single-family residence or duplex. Locations, horizontal dimensions, and general design parameters of refuse storage areas shall be as prescribed by the Architectural Review Commission.
(Ord. 978, 11/17/2025)
§ 18.55.060 Relocated Structures.
An Architectural Review Permit and Minor Use Permit is required for relocation of any building except a single-family dwelling. The design of all relocated buildings shall be approved by the Architectural Review Commission to ensure compatibility with its surroundings in terms of architectural character, height and mass, and exterior appearance. See also Chapter 14.45 (House Moving) .
(Ord. 978, 11/17/2025)
§ 18.55.070 Traffic Safety Visibility Area.
Purpose and Applicability. Development proposed adjacent to any public or private street, driveway, right-of-way easement, or alley intersection, shall be designed to provide a traffic safety visibility area for pedestrian and traffic safety, free from vegetation, structures, signs, or other obstructions.
Measurement of the Traffic Safety Visibility Area. The traffic safety visibility area shall be measured as follows:
Intersections. On standard corner lots abutting a local street or alley, where the corner forms a 90-degree angle, the traffic safety visibility area shall be formed by a 90-degree triangle with two sides measuring 35 feet along both the front and side street curb lines, said length beginning at their intersection, and a third side connecting the two ends running diagonally across the property. See Figure 18.55-7 (Traffic Safety Visibility Area).
Alleys, Driveways, and Right-of-Way Easements. On lots containing or abutting a lot containing an alley, driveway, or right-of-way easement, the traffic safety visibility area shall be formed by a 90-degree triangle with two sides measuring 15 feet (20 feet for non-single-family uses) along each side of the driveway and the street curb line abutting the roadway, said length beginning at their intersection, and a third side connecting the two ends running diagonally across the property. See Figure 18.55-7 (Traffic Safety Visibility Area).
Irregular Corner Lots. For corner lots which are not flat, are irregularly shaped, or are adjacent to a collector street, arterial, or expressway, the City Engineer may impose a different standard in order to provide adequate visibility, comparable to that on a standard lot where the corner forms a 90-degree angle.
Height Limit. No structure, sign, landscape element, or other obstruction shall exceed 30 inches in height above roadway curb level, or 36 inches above grade, within the traffic safety visibility area, unless approved by the City Engineer, except for trees with their canopy to a minimum of seven feet above grade.
Figure 18.55-7 Traffic Safety Visibility Area  |
(Ord. 978, 11/17/2025)
§ 18.55.080 Structure Projections and Encroachments into Setbacks.
A projection into a required setback is allowed as follows:
Fireplace or chimney: 18 inches into a front, rear, or side setback;
Cornice (no vertical ground support or foundation), eave (no vertical ground support or foundation), mechanical equipment, and ornamental feature: Two feet into a front, rear, or side setback.
Balcony, stairs, canopy, covered entryways and/or porches, or awning (none of which shall have vertical ground support or foundation, with the exception of stairs): Five feet into a front or rear setback, and two feet into a side setback.
Bay windows are allowed a projection of 30 inches into a front, rear, or side setback if all the following apply:
Decks (attached or detached):
Decks shall not encroach into the minimum front or side setbacks requirements applicable to the primary structure.
Decks may only encroach into the rear setback if the minimum rear setbacks established in Table 18.55-A (Minimum Rear Setbacks for Deck Encroachments) are maintained:
Table 18.55-A: Minimum Rear Setbacks for Deck Encroachments | |
|---|---|
Deck height, measured from finished grade | Minimum rear setback to be maintained |
Below 6 inches | None |
6 to 18 inches | 5 feet |
18.1 to 36 inches | 10 feet |
Over 36 inches | Minimum required rear setback for structures in the applicable zoning district |
(Ord. 978, 11/17/2025)
§ 18.55.090 Underground Utilities.
All electrical, telephone, cable television, and similar utility distribution lines providing direct service to, or running adjacent to, a development site shall be installed underground within the site and within any public right-of-way or public easement directly adjacent to the site subject to review and approval by the applicable review authority (Zoning Administrator, Planning Commission, Architectural Review Commission, or City Council) of the development project.
(Ord. 978, 11/17/2025)
§ 18.60.010 Purpose and Applicability.
The purpose of this Chapter is to provide development and operational standards which regulate the time, place, and manner of adult businesses, as defined in Part 6 (Definitions and Land Use Classifications).
Adult businesses are allowed in compliance with Part 2 (Zoning District Regulations and Development Standards) and the standards established in this Chapter.
The provisions of this Chapter shall apply to the establishment of any adult business, including the opening of a new adult business, the relocation of an existing adult business, or the conversion of an existing business to any adult business.
(Ord. 978, 11/17/2025)
§ 18.60.020 Applicability to Other Regulations.
The provisions of this Chapter are not intended to provide exclusive regulation of adult businesses. Adult businesses shall comply with all applicable regulations of this Title, City ordinances, and State and Federal law.
(Ord. 978, 11/17/2025)
§ 18.60.030 Separation Requirements.
An adult business shall not be established within 1,000 feet of another adult business located either within or outside of City limits, or within the specified distance of the following uses or facilities located either within or outside of City limits:
Measurement of Distances.
Distances shall be measured in a straight line from the nearest exterior wall of the facility housing the adult business or proposed adult business to the nearest property line of a General Plan land use designation or land use listed in Subsection A of this Section.
Exceptions. The method for measuring the distance referenced in Subsections B and C of this Section shall not apply when the location of the adult business or proposed adult business is separated from a residential, school, park General Plan land use designation, religious institution, or other adult business by Interstate 680 (I-680). Where the I-680 separation exists, the following methods for measuring shall apply:
Residential, Schools, or Parks General Plan Land Use Designations. Where an adult business or proposed adult business is separated from a residential, school, or park General Plan land use designation, the distance shall first be measured along a straight line extended between two points from the nearest exterior wall of the facility housing the adult business or proposed adult business to the closest improved pedestrian connection above or beneath I-680 or roadways which are accessible by pedestrians or vehicles, whichever is less. The measurement shall continue under or over I-680 along the improved pedestrian connection or roadway and proceed along a straight line to the nearest property line included within the residential, school or park General Plan land use designation. An improved pedestrian connection is defined as an elevated overhead pedestrian access bridge or sidewalk or below street grade pedestrian access tunnel below finished grade of I-680.
Religious Institutions and Other Adult Businesses. When an adult business or proposed adult business is separated from a religious institution or another adult business, the distance shall first be measured along a straight line extended between two points from the nearest exterior wall housing the adult business or proposed adult business to the closest improved pedestrian connection above or beneath I-680 or roadways which are accessible by pedestrians or vehicles, whichever is less. The measurement shall continue under or over I-680 along the improved pedestrian connection or roadway and proceed along a straight line to the nearest exterior wall of the other adult business or religious institution. An improved pedestrian connection is defined as an elevated overhead pedestrian access bridge or sidewalk or below street grade pedestrian access tunnel below finished grade of I-680.
(Ord. 978, 11/17/2025)
§ 18.60.040 Development and Operational Standards.
Hours of Operation. It shall be unlawful for any adult business to operate or be open, between the hours of 10:00 p.m. and 10:00 a.m. of any day.
Lighting Requirements. All exterior areas of the adult business shall be illuminated at a minimum of 1.25 footcandles. Lighting fixtures shall be fully shielded, and light directed downward below the horizontal plane so as not to cast light onto adjacent properties.
Access Provisions.
The operator shall not permit any doors on the premises to be locked during business hours.
The operator shall ensure that any room or area on the premises is readily accessible at all times and shall be open to view in its entirety for inspection by any law enforcement officer.
Any material, adult-oriented merchandise, or activities depicting, describing, or relating to specified anatomical areas or specified sexual activities shall not be visible from any location outside the structure housing the adult business, including any display, decoration, sign, show window, door, or other opening.
No exterior door or window on the premises shall be propped open or kept open at any time during hours of operation.
All exterior windows shall be covered with opaque covering at all times.
Signs. The adult business shall post in plain view inside the front portion of the business facility, in two-inch print, a sign directly citing California Penal Code Section 314.
Willful and Lewd Acts.
Every person who willfully and lewdly, either: (1) Exposes his or her person, or the private parts thereof, in any public place, or in any place where there are present other persons to be offended or annoyed thereby; or (2) Procures, counsels, or assists any person so as to expose himself or herself or take part in any model artist exhibition, or to make any other exhibition of himself or herself to public view, or the view of any number of persons, such as is offensive to decency, or is adapted to excite to vicious or lewd thoughts or acts, is guilty of a misdemeanor.
Upon the second and each subsequent conviction under subsection E.1 of this section, or upon a first conviction under subsection E.1 of this section after a previous conviction under Penal Code Section 288, every person so convicted is guilty of a felony, and is punishable by imprisonment in state prison. California Penal Code Section 314.
Minors' Access.
X-Rated Movies. X-rated movies or videotapes shall be restricted to persons over 18 years of age. If an establishment that is not otherwise prohibited from providing access to persons under 18 years of age sells, rents, or displays videos that have been rated "X" or rated "NC-17" by the motion picture rating industry ("MPAA"), or which have not been submitted to the MPAA for a rating, and which consist of images which are distinguished or characterized by an emphasis on depicting or describing specified sexual activities or specified anatomical areas, said videos shall be located in a specific section of the establishment where persons under the age of 18 shall be prohibited.
Other Adult Materials. Access to adult materials shall be restricted to persons over 18 years of age.
Arcade Viewing Area. Adult businesses with an arcade viewing area(s) shall comply with the following requirements:
It is unlawful to maintain any arcade booth or individual viewing area in which the entire viewing area(s) are not from a continuous and accessible main aisle in a public portion of the establishment, and not obscured by any door, curtain, wall, two-way mirror, or other device that would prohibit a person from seeing into the viewing area from the main aisle.
A manager shall be stationed in the main aisle or video monitoring shall be established at a location from which the inside of all of the viewing areas are visible at all times in order to enforce all rules and regulations. Viewing area means any area in which a person views performances, pictures, movies, videos, or other presentations.
It is unlawful for an arcade booth to be occupied by more than one patron at a time.
It is unlawful to create, maintain, or allow holes or other openings between arcade booths or individual viewing areas.
Business License. A person shall not own, operate, manage, conduct, or maintain an adult business without first having obtained a Business License from the City of Pleasant Hill. The issuance or denial of the Business License shall be made within 15 days of the applicant's submitted application.
Security Measures. All adult businesses shall provide either a security system that visually records and monitors the exterior premises of the property, including all parking lot areas or uniformed security guards to patrol and monitor the exterior premises of the property, including the parking lot areas, during hours of operation. A sign indicating compliance with this provision shall be posted on the premises. The sign shall not exceed two by three feet and shall at a minimum be one foot by one and one-half feet.
Nude Entertainment Businesses. No nude entertainment business shall be allowed unless all the following requirements are met:
No employee, owner, operator, responsible managing employee, manager, or permittee of a nude entertainment business shall allow any person upon the premises or within the confines of any nude entertainment business under the age of 18 years if no alcohol is served, or under the age of 21 years if alcohol is served.
No owner, operator, responsible managing employee, manager, or permittee shall permit or allow any patron to approach within four feet of a nude entertainer, or allow a nude entertainer to approach within four feet of a patron. This four-foot separation shall be marked by a railing or other physical barrier designed to obstruct any contact between the entertainer and the patron(s)
All employees of nude entertainment businesses, other than nude entertainers while performing, shall wear an opaque covering which covers their specified anatomical areas while on the premises.
Disposal of Adult-Oriented Merchandise and Materials. All adult-oriented merchandise and materials discarded by an adult business shall be fully contained within a locked garbage receptacle at all times.
(Ord. 978, 11/17/2025)
§ 18.60.050 Adult Use Development Permit Required.
All persons wishing to establish an adult business within the City shall apply for and receive an Adult Use Development Permit in compliance with this Title.
It is the burden of the applicant to supply evidence to justify the grant of an adult use development permit.
Any person desiring to operate or establish an adult business within the city shall file with the public works and community development department an adult use development permit application on a standard application form supplied by the public works and community development department.
(Ord. 978, 11/17/2025)
§ 18.60.060 Conduct Constituting a Public Nuisance.
The conduct of any business within the City found in violation of any of the terms of this Chapter is hereby declared to be a public nuisance, and the City Attorney or the District Attorney may, in addition or in lieu of prosecuting a criminal action hereunder, commence an action or proceeding for the abatement, removal and enjoinment thereof, in the manner provided by law; and shall take other steps and shall apply to such courts of law as may have jurisdiction to grant such relief as will abate or remove such adult use establishment and restrain and enjoin any person from conducting, operating or maintaining an adult use establishment contrary to the provisions of this Chapter.
(Ord. 978, 11/17/2025)
§ 18.60.070 Violations.
Any person who violates any section of this Chapter shall be guilty of a misdemeanor and is subject to a fine and/or imprisonment in accordance with the limits established in California Government Code Section 36901, as it may be amended from time to time, or any other legal remedy available to the City.
(Ord. 978, 11/17/2025)
§ 18.60.080 Amortization of Legal Nonconforming Uses.
General Requirements.
Any nonconforming adult business or establishment regulated under the provisions of this Chapter on or before July 7, 2010 shall be subject to an amortization period expiring 12 months from this effective date.
An adult business or establishment operating as a conforming use with an approved Adult Use Development Permit in compliance with Chapter 18.115 (Adult Use Development Permit) shall not be rendered a nonconforming use by the location of a religious institution or school, within the locational limitations of this Section.
Notice. The Public Works and Community Development Department shall provide written notice to the owner (and lessee/operator, if known by reference to City's business license records) at least 120 days prior to the expiration of this amortization period. This notice is not mandatory and lack of notice shall not be deemed to prevent the City from initiating an action seeking declaratory or injunctive relief against the owner and/or operator of such business. However, if notice of expiration of amortization period is not given, any application by the owner or lessee/operator of the business for an extension of the amortization period shall not be denied on the grounds that it is untimely.
Application for Extension.
The owner may file an application with the Public Works and Community Development Department for an extension of the amortization period. The applicant must state all of the following in their application:
The owner's application shall be made in writing and shall be accompanied by the required fee as established by the City Council.
Any application for an extension of the amortization period shall be made prior to the expiration of the amortization period unless the Planning Commission determines that good cause exists for the late filing of the application.
Decision to Grant or Deny.
The Planning Commission shall hold a public hearing at which time it shall consider the evidence and testimony regarding the request for an extension of the amortization period. The Commission shall grant or deny an application for extension of the amortization period within 45 days of the filing of the request.
In rendering its decision, the Commission shall determine whether the adult business has been provided with a reasonable amortization period commensurate with the investment involved. If the Commission determines that the amortization period is not reasonable, it shall prescribe an amortization period that is commensurate with the investment involved. The burden shall be on the applicant to establish that the extension should be granted.
The Commission shall consider the following factors in making its determination:
The adult business owner's financial investment in the business;
The present actual and depreciated value of business improvements;
The applicable Internal Revenue Service depreciation schedules;
The remaining useful life of the business improvements;
The remaining lease term;
The cost of relocating the business to a site conforming with the provisions of this Chapter;
The ability of the business and/or land owner to change the use to a conforming use; and
The secondary effects of the adult business on the health, safety and welfare of surrounding businesses and uses if the adult business is permitted to extend the amortization period.
The Commission's decision shall be in writing, and shall be hand delivered or sent by certified mail to the applicant and shall be posted at City Hall and on the outside of the adult business. Posted notices shall remain for at least 10 days and be mailed to all property owners within 300 feet of the use.
Appeal. Any interested person may appeal the decision of the Commission to the City Council in writing within 10 days of the written decision of the Commission in compliance with Chapter 18.185 (Appeals and Calls for Review).
Public Nuisance. The City Council declares to be a public nuisance any parcel where an adult business is operating and where the amortization period as a legal nonconforming use has expired and one of the following applies:
(Ord. 978, 11/17/2025)
§ 18.65.010 Personal Cultivation of Cannabis.
Within the city of Pleasant Hill, the planting, growing, harvesting, drying, curing, grading, or trimming of marijuana/cannabis is prohibited. Notwithstanding the foregoing, it is not a violation of this Section for an individual to cultivate, for their personal use, no more than six cannabis plants per residence, regardless of the number of individuals residing at the residence. Cultivation shall be subject to the following limitations:
The individual cultivating the cannabis plants shall reside in a private residence located on the same lot as the plant(s).
Cannabis plants may be cultivated either indoors or outdoors, or a combination of both indoors and outdoors, in compliance with the following standards.
Indoor Cultivation:
Structures and equipment used for indoor cultivation, such as indoor grow lights, shall comply with all applicable building, electrical, and fire code regulations as adopted by the City.
The plants shall be kept in a locked space within a fully enclosed and secure structure.
The plants shall not be visible from a public right-of-way, public space, or adjacent lot(s).
Nothing in this Section is intended to preclude any landlord from limiting or prohibiting personal cultivation of marijuana/cannabis by tenants.
Nothing in this Section is intended to authorize commercial cultivation of marijuana/cannabis.
(Ord. 978, 11/17/2025)
§ 18.65.020 Commercial Cannabis Uses.
All commercial cannabis uses are prohibited in all zoning districts and overlay zoning districts unless one or more such uses is expressly and affirmatively authorized by this Code, except in the following instances:
Cannabis delivery originating from a cannabis retailer located outside of the City.
The activities of an individual qualified patient or an individual primary caregiver that are exempt from State licensure in accordance with Business and Professions Code Section 26033, or a natural person's personal use activities in accordance with Health and Safety Code Sections 11362.1 and 11362.2, applicable State law and this Code.
(Ord. 978, 11/17/2025)
§ 18.65.030 Cannabis Retailers.
Medical Cannabis Retailers. Medical cannabis retailers may be located in any Light Industrial (LI), General Commercial (C), or Professional and Administrative Office (PAO) zoning district, subject to the approval of a Use Permit in compliance with Chapter 18.155 (Use Permit), the other regulations established in this Chapter, and the following restrictions:
A medical cannabis retailer's premises shall be closed to the public (i.e., no public storefront) and shall conduct sales exclusively by delivery.
Medical cannabis retailers are prohibited from establishing or locating within 600 feet of a public or private school providing instruction in kindergarten or any grades one through 12, day care center, or youth center, as defined by State law. For the purposes of this Section, all distances shall be measured from the outer extents of the cannabis retailer's business premises (whether leased or owned) excluding parking facilities and common areas to the nearest property lines of each affected parcel.
The City shall issue no more than two Use Permits for medical cannabis retailers.
A medical cannabis retailer's business premises (excluding parking facilities and common areas) shall not exceed a gross floor area of 10,000 square feet.
Medical cannabis retailers shall obtain and maintain a State license for retail medicinal cannabis sales in accordance with the Medicinal and Adult-Use Cannabis Regulation and Safety Act, California Business and Professions Code, Division 10, Section 26000 et seq.
Medical cannabis retailers shall not create a public nuisance through offensive odors.
On-site consumption of medicinal cannabis or medicinal cannabis products is prohibited.
Medical cannabis retail use shall be conducted indoors only, with no outdoor use or activity related to the cannabis retailer use.
Renderings of the business facade shall be provided and reviewed as part of the Use Permit application. Building facade plans shall include renderings of the exterior building elevations and any proposed signs for all sides of the building. All building facades and signs shall be in keeping with the high architectural quality and design standards of the City. The business facade and building signs shall be compatible with and complementary to surrounding businesses and shall add visual quality to the area.
Adult-Use Cannabis Retailers. Without limiting the generality of the prohibition on commercial cannabis uses in Section 18.65.020 (Commercial Cannabis Uses), adult-use cannabis retailers are prohibited in all zoning districts and overlay districts in the city.
Applicability of Other Regulations. The provisions in this Section are not intended to provide exclusive regulation of cannabis retailers. Any entity or individual engaged in the business of cannabis retail sales must comply with any and all applicable regulations established in this Title, all other City ordinances, and State law.
It is anticipated that the number of applications could exceed the number of allowable permits for cannabis retailers. The City shall not accept applications until the City Council has adopted a resolution setting forth the application period, application procedures, and guidelines to evaluate applications for cannabis retailer permits.
(Ord. 978, 11/17/2025)
§ 18.70.010 Purpose and Applicability.
Purpose. The purpose of this Chapter is to provide specific development standards for the areas immediately surrounding creeks as defined in Subsection B of this Section.
Applicability. Creek setback areas shall apply to all creeks in the City as shown on the "City of Pleasant Hill Creek System" map, on file with the Public Works Division, regardless of whether the creek is located on a property owner's lot.
(Ord. 978, 11/17/2025)
§ 18.70.020 Setback Standards.
Measurements. The creek setback area shall comply with the measurements established in Table 18.70-A and the following standards:
Creek Setback Area. The creek setback area is measured from the top of the creek bank based on the depth of the creek.
Creek Depth. The depth of the creek bed is measured at its deepest point to a point level with the top of creek bank.
Top of Creek Bank. The top of the creek bank is defined as the highest edge of the creek channel at the location where the structure, grading, or fill is proposed, as determined by the City Engineer.
Figure 18.70-1 Top of Bank  |
Table 18.70-A: Creek Setback Requirement | |
|---|---|
Depth of Creek | Creek Setback Area |
Up to 5 feet | 5 feet |
Over 5 – 10 feet | 10 feet |
Over 10 – 15 feet | 15 feet |
Over 15 feet | Subject to review by the City Engineer |
No person may place a structure, perform grading, or place fill material in a creek setback area unless:
The property is adjoining a concrete channel owned by a public agency; or
The structure, grading, or fill was legally existing as of February 24, 2010. Such a structure, grading, or fill may be replaced within the same building footprint and without increasing the degree of nonconformity if the property owner obtains a Building Permit within 18 months without the requirement of a Use Permit under Section 18.200.040 (Nonconforming Structures); or
For purposes of this Chapter, a structure does not include any of the following:
Structures not attached to the ground or needing a foundation (i.e., play structure, doghouse, bench, table);
A fence or wall not over seven feet high constructed with at least 75% of the fence or wall open to allow the passage of light and air;
Flatwork (i.e., patio, walkway) less than three inches thick and not used to support another structure;
Landscaping;
Existing structures legally built before February 24, 2010; or
Structures prohibited by other City, State, or Federal regulations as referenced in Section 18.70.040 (Additional Regulations).
If any uncertainty exists, the Zoning Administrator shall determine whether or not a structure is regulated under this Chapter.
(Ord. 978, 11/17/2025)
§ 18.70.030 Setback Exceptions.
The City Engineer may approve an exception to creek setback standards established in Section 18.70.020 (Setback Standards) ministerially without noticing or public hearing if all the following criteria are met. An applicant who disagrees with the determination of the City Engineer may request a Zoning Administrator decision in compliance with Subsection B of this Section.
The property is not located in either a 100- or 500-year floodplain as shown on the most current Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map;
The property is not a "repetitive loss property" as defined by FEMA;
The depth of the water in the creek during an average winter storm is less than two feet; and
The creek channel has sufficient capacity to carry storm water without flooding adjacent properties in the event of a creek bank failure.
Zoning Administrator Decision Request. The Zoning Administrator may approve an exception to the creek setback standards established in Section 18.70.020 (Setback Standards), on the recommendation of the City Engineer, in compliance with the following procedure:
Application. An applicant for a creek setback exception shall file an application with the Planning Division, together with the following information as determined by the City Engineer:
A topographical survey of the lot precisely showing the creek bed, creek bank, top of bank, and proposed and existing structures;
A soils report prepared by a licensed civil engineer specializing in soils analysis which describes the soils condition for the proposed structure and analyzes and makes recommendations as to the creek bank stability and erosion hazard;
Certification by the engineer who prepares the soils report that, in their professional opinion, there is no likelihood of a hazard to persons or property resulting from the proposed construction; and
Structural calculations, hydraulic calculations, or other data as deemed necessary by the City Engineer.
Fee. Together with the application materials established in Subsection B.1 of this Section, an applicant shall pay an application fee in an amount established in the most current Fee Schedule as approved by City Council.
Public Hearing and Noticing. The Zoning Administrator shall hold a public hearing in accordance with Chapter 18.205 (Noticing Requirements) within 30 days of receiving a completed application.
Findings. The Zoning Administrator may approve an exception to the creek setback standards if they make all the following findings:
The proposed structure does not violate any other City, State, or Federal regulations as referenced in Section 18.70.040 (Additional Regulations);
The proposed structure is not likely to be detrimental to creek stability; and
The property is not located within a special flood hazard area as defined in Section 15.15.050 (Definitions) or if the property is located within a special flood hazard area, the proposed structure complies with the standards of construction in accordance with Chapter 15.15 (Flood Damage Prevention).
Conditions of Approval. In approving an exception to creek setback standards, the Zoning Administrator may impose conditions of approval deemed necessary for creek-side erosion protection and on-site drainage, including the requirement that the property owner enter into an agreement holding the City and other public agencies harmless in the event of flood or erosion damage to any property. The agreement shall be in a form acceptable to the City Attorney, be recorded, and bind successors in interest.
Decision. The Zoning Administrator shall render a decision in writing within five working days of the close of the public hearing.
(Ord. 978, 11/17/2025)
§ 18.70.040 Additional Regulations.
Construction, development, or work within a creek setback area may also be subject to other regulations and guidelines which could result in a larger setback, including but not limited to:
City Regulations.
Required side or rear setbacks for structures and accessory structures in the underlying zoning district;
Design guidelines or standards adopted by the City Council;
California Building Code under Title 14 (Buildings and Construction);
Requirements applicable in a special flood hazard area in compliance with Chapter 15.15 (Flood Damage Prevention);
Erosion protection and water quality requirements in compliance with Chapter 15.05 (Stormwater Management and Discharge Control); and
Mitigation measures under the California Environmental Quality Act (CEQA).
(Ord. 978, 11/17/2025)
§ 18.75.010 Purpose and Applicability.
Purpose. This Chapter establishes the requirements for fences, walls, and other screening elements to minimize visual obstructions of scenic views and sunlight, provide adequate buffering and screening between different land uses and outdoor equipment, and ensure these elements are attractively designed.
Applicability. The provisions of this Chapter apply to all fences, walls, and other screening elements except as otherwise provided for in this Chapter.
(Ord. 978, 11/17/2025)
§ 18.75.020 Height Limitations.
Maximum Height. The maximum height of a fence or wall (including a retaining wall) is six feet, except as provided below:
Required Front and Corner Side Setbacks. The maximum height of a fence or wall within a required front and corner side setbacks is three feet, unless otherwise specified.
When a Non-Residential setback abuts a Residential Zoning District, the setback shall be enclosed by a solid wood, concrete or masonry wall at least six feet in height, but no more than eight feet in height.
Rear Property Line Setbacks. The maximum height of a fence or wall along the rear property line is eight feet when located on a lot with a rear property line abutting a public trail, canal, East Bay Municipal Utility District right-of-way, or public street.
Fences on Retaining Walls. When a fence is placed on top of a retaining wall, the total height shall be measured as the combined height of the retaining wall and the fence from the higher side of the adjacent grade. A retaining wall is not included in the measurement if it is located so that its horizontal distance from the fence is equal to or greater than the height of the retaining wall.
(Ord. 978, 11/17/2025)
§ 18.75.030 Fence and Wall Standards.
Prohibition Across Easements. No fence or wall shall be constructed across or over any easement that would impede the use or access for its intended purpose.
Single-Family Residences on Corner Lots. A five-foot setback from the corner side property line is required for a wall or fence over three feet in height. See Figure 18.75-1 (Corner Lor and Key Lot Fence and Wall Standards).
Key Lots. Corner lots abutting a key lot shall maintain an unfenced triangular area measuring 12 feet on each side. See Figure 18.75-1 (Corner Lot and Key Lot Fence and Wall Standards).
Figure 18.75-1 Corner Lot and Key Lot Fence and Wall Standards  |
Allowable Fence and Wall Materials. Fences and walls shall comply with the following material standards.
Residential Zoning Districts. Unless otherwise approved by the Zoning Administrator, fences and walls in residential zoning districts shall be constructed of masonry, wood, metal, or concrete. Fences and walls in residential zoning districts shall also be consistent and comply with the fence and wall standards established in the City-Wide Residential Design Guidelines and Objective Design Standards.
Nonresidential Zoning Districts. Unless otherwise approved by the Zoning Administrator, fences and walls in nonresidential zoning districts shall be consistent with the City-Wide Nonresidential Design Guidelines and be constructed of masonry, wood, concrete, vinyl, tubular steel, or wrought iron. Fences or walls abutting a residential zoning district, in accordance with Section 18.75.020A.2 (Height Limitations), shall be constructed of solid wood, concrete, or masonry.
Fire Safe Fencing. In addition to the allowed fence and wall materials established in Subsection D of this Section, fences and walls attached to or within five feet of a structure or deck shall be made of non-combustible or fire resistant materials in compliance with all applicable California Building Standards Code (Title 24) requirements.
Prohibited Fence and Wall Materials. High voltage electrical fences, razor wire, barbed wire, and other materials which pose a safety hazard are strictly prohibited.
(Ord. 978, 11/17/2025)
§ 18.75.040 Screening of Mechanical Equipment.
General Requirement. Except as provided in Subsection B, all exterior mechanical equipment shall be screened from view on all sides. Equipment to be screened includes, but is not limited to, heating, air conditioning, refrigeration equipment, plumbing lines, ductwork, and transformers. Screening of the top of equipment is not required if the equipment is not visible from public views, subject to review and approval by the Zoning Administrator.
Utility Meters. Utility meters shall be screened from view from public rights-of-way except when not allowed by a utility provider or when located on the interior side setback of a single-family dwelling. Utility meters do not need to be screened on top, unless otherwise directed by the Zoning Administrator. Utility meters in a required front setback or in a side setback of a corner lot shall be enclosed in subsurface vaults.
Materials. Screening materials shall be constructed of solid concrete, wood, or other opaque material and shall effectively screen mechanical equipment so no portion is visible from a public right-of-way or adjoining lot. Screening material may have evenly distributed openings or perforations not exceeding 25% of the surface area.
(Ord. 978, 11/17/2025)
§ 18.75.050 Swimming Pools and Hot Tubs.
Fencing. Swimming pools and hot tubs shall be fenced as required by the California Building Code.
Setbacks.
In-ground swimming pools and hot tubs shall be, at a minimum, three feet from property lines and structures. Setbacks shall be measured from the exterior edge of the pool or hot tub.
(Ord. 978, 11/17/2025)
§ 18.80.010 Purpose and Applicability.
Purpose. The purpose of this Chapter is to ensure sufficient off-street parking and loading facilities are provided, consistent with demand and feasibility, for all new and existing uses, and that parking and loading facilities are designed to ensure efficiency, public safety, and insulate surrounding land uses from adverse impacts.
Applicability. Every use and structure, including major alterations or expansions of a use or structure, shall provide off-street parking and loading facilities at the time of initial occupancy or construction in compliance with the regulations in this Chapter.
For the purposes of this Chapter, a major alteration or expansion is considered:
A change of use classification that would increase the required number of parking spaces or loading spaces by 10% or more of the total required before the change; or
An increase in floor area that would increase the required number of parking spaces or loading berths by 10% or more of the total number required before the alteration or expansion.
A change in occupancy is not considered a change in use unless the new occupant is a. or b. as noted above.
For any alteration or expansion of a parking or loading facility that does not increase the number of parking spaces or loading berths by 10% of the original total number required, only the altered or expanded portion of the parking or loading facility is required to comply with the standards established in this Chapter.
(Ord. 978, 11/17/2025)
§ 18.80.020 General Requirements for Off-Street Parking and Loading.
Computation of Spaces Required. In calculating the number of required parking spaces or loading berths, if a fractional number is obtained, one parking space or loading berth shall be required for a fraction of more than one-half, and no space or berth shall be required for a fraction of one-half or less.
Nonconforming Parking or Loading. No existing use or structure shall be deemed to be nonconforming solely because of the lack of off-street parking or loading facilities required by this Chapter. Existing off-street parking and loading facilities shall not be reduced in number to less than that required by this Chapter.
Shared Parking. Off-street parking and loading facilities required by this Chapter for any use shall not be considered as providing parking spaces or loading berths for any other use except where the provisions of Section 18.80.040 (Shared Parking Facilities) apply or a joint facility exists.
Location and Ownership. Parking required to serve a residential use shall be on the same site as the residence served. Parking required to serve a nonresidential use may be on a different site under the same or different ownership as the use served. The distance of nonresidential parking facilities from the use served shall be subject to review and approval by the Planning Commission.
Common Loading Facilities. The off-street loading facilities requirements of this Chapter may be satisfied by the permanent allocation of the required number of berths for each use in a common truck loading facility, provided that the total number of berths shall not be less than the sum of the individual requirements. As a requirement of approval, a signed copy of a contract between the parties concerned setting forth an agreement to joint use of the common truck loading facility shall be filed with the application for a Zoning Permit in compliance with Chapter 18.170 (Zoning Permit). The City may record the contract. If the gross floor area of individual uses on the same site is less than that for which a loading berth would be required by this Chapter, but the aggregate gross floor area of all uses is greater than the minimum for which a loading berth would be required, the aggregate gross floor area shall be used in determining the required number of loading berths.
Land Banking. The Planning Commission may allow a portion of the required parking improvements to be deferred upon finding that all of the spaces are not needed immediately.
(Ord. 978, 11/17/2025)
§ 18.80.030 Number of Spaces Required.
Parking and Loading Requirements by Land Use. Except as provided in Subsection B of this Section, parking requirements shall comply with the following:
Each land use shall provide the number of off-street parking spaces or loading berths required by Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) and Table 18.80-B (Off-Street Loading Space Requirements). Additional spaces or berths may be required or approved by the Zoning Administrator through a Use Permit in compliance with Chapter 18.155 (Use Permit).
If a land use is not specifically listed in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) and/or requires approval of a Use Permit, the Zoning Administrator shall determine the probable use and the number of parking and loading spaces required based on the operational characteristics of the proposed use. To make this determination, the Zoning Administrator may require the submission of survey data or other applicable studies from the applicant or prepared at the applicant's expense.
Table 18.80-B (Off-Street Loading Space Requirements) sets space requirements and standards for different groups of use classifications and sizes of buildings, which correspond with group numbers shown in the "Off-Street Loading Spaces" column in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use). References to spaces per square foot are to be calculated based on gross floor area, unless otherwise specified, and shall include allocations of shared restrooms, halls, and lobby areas, but shall exclude area for vertical circulation, stairs, or elevators.
Parking Minimum Exception. In compliance with California Government Code Sections 65585 and 65863.2, qualifying projects shall be exempt from providing the number of parking spaces required by this Chapter when located within one-half mile of public transit, as defined in Part 6 Chapter 18.215 (Definitions). However, the City may impose, and enforce, minimum parking requirements if the City makes written findings, within 30 calendar days of receipt of a complete application, that not imposing the parking minimum required by this Chapter would have substantially negative impacts on the City's ability to meet its share of specified housing needs of existing residential or commercial parking within one-half mile of housing development.
Parking and Loading Requirements for Alterations or Expansions. The number of parking spaces or loading berths required for an alteration or expansion of an existing use or structure, or for a change of occupancy, shall be in addition to the number of spaces or berths existing before the alteration, expansion, or change of occupancy unless the preexisting number is greater than the minimum number listed in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use). In this case, the number of spaces or berths in excess of the required minimum shall be counted in determining the additional required number of spaces or berths.
Multi-Use Sites. If more than one use is located on a site, the number of off-street parking spaces and loading berths to be provided shall be equal to the sum of the requirements prescribed for each use, except in shopping centers where only the standards for the Shopping Center use classification in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) shall apply.
Table 18.80-A: Off-Street Parking and Loading Requirements by Land Use | ||
|---|---|---|
Use Classification | Off-Street Parking Spaces | Off-Street Loading Spaces: Group Number |
Residential | ||
Accessory Dwelling Unit | See Section 18.15.050 (Accessory Dwelling Units (ADU and JADU)). | - |
Bed and Breakfast | 1 per guest bedroom, plus 2 for the primary dwelling unit. | - |
Community Care Facility, Small (up to 6 persons) | See applicable single-family residential parking requirements | - |
Emergency Shelter | 1 per every 2 employees. Within other zoning districts, parking shall be as specified by Use Permit. | - |
Family Day Care Home | See applicable single-family or multifamily residential parking requirements. | - |
Group Residential | 1 per sleeping room; or 1 per 200 sq. ft. used for assembly purposes or common sleeping areas. | - |
Multi-Family Residential | 1.25 per studio; 1.5 per 1-bedroom unit of which 1 shall be covered; or 2 per 2-bedroom or larger unit of which 1 shall be covered; plus 1 guest parking space for every 4 units. | - |
Senior Housing | 1 per dwelling unit. | - |
Single-Family Residential | 2 spaces per dwelling unit both of which shall be fully enclosed. | - |
Single-Room Occupancy (SRO) | See applicable group residential parking requirements | - |
Public and Semipublic | ||
Community Care Facility, Large (7 or more persons) | 1 per 3 beds, plus 1 for each employee during peak hours of operation, plus 1 visitor parking space per 4 residents unless otherwise specified by Use Permit. | 3 |
Cultural Institution | 1 per 300 sq. ft. gross floor area. | 3 |
Day Care Facility | As specified by Use Permit. See Section 18.80.110C.2. | - |
Emergency Medical Care | 1 per 200 sq. ft. | - |
Government Office | 1 per 250 sq. ft. | 2 |
Maintenance and Service Facility | 1 per 500 sq. ft., plus 1 per 500 sq. ft. of outdoor storage area. | 1 |
Park and Recreation Facility | As specified by the Zoning Administrator. | - |
Place of Assembly (club, lodge, religious institution) | 1 per 4 fixed seats, or 1 per 100 sq. ft. used for assembly purposes, whichever is greater. | 3 |
Public Safety Facility | As specified by the Use Permit. | 3 |
Offender Rehabilitation Service | As specified by the Use Permit. | - |
School, Public or Private | 1 for each employee; plus 1 for every 100 sq. ft. of classroom. See Section 18.80.110C.2. | 1 |
Utilities, Major | As specified by the Use Permit. | 1 |
Commercial | ||
Adult Business | 1 per 250 sq. ft. | 1 |
Ambulance Service | 1 per 500 sq. ft., plus 2 storage spaces. | 1 |
Animal Sales and Service: | ||
Animal Boarding or Grooming; Animal Hospital | 1 per 400 sq. ft. | 1 |
Animal Day Care | 1 per 400 sq. ft. of indoor space | |
Animals, Retail Sales | 1 per 250 sq. ft. | 1 |
Riding Academy | As specified by the Zoning Administrator. | - |
Artists' Studio | 1 per 1,000 sq. ft. | 1 |
Automobile Maintenance, Limited | 2 per service bay plus queue for 2 cars per bay. | |
Automobile Service Stations | 3 per service bay plus 1 per each employee. | - |
Automobile, Vehicle/Equipment Broker | 1 per 300 sq. ft., but not to exceed 1 per 250 sq. ft. | - |
Automobile, Vehicle/Equipment Repair | 4 per service bay or 1 per 225 sq. ft., whichever is greater. | - |
Automobile, Vehicle/Equipment Sales and Rental | 1 per 250 sq. ft. of office and ancillary meeting spaces; plus 1 per 1,000 sq. ft. of indoor product sales and display areas; plus 1 per 1,000 sq. ft. of outdoor sales and product display areas; plus 2 spaces per service bay for any accessory service, repair and maintenance facilities. Parking lot design standards (Section 18.55.080 through 18.55.170) shall apply to employee and customer parking and loading areas only. | 1 |
Automobile, Vehicle/Equipment Wholesaler | 1 per 400 sq. ft. | 1 |
Automobile Washing | 1 per 200 sq. ft. of sales, office, or lounge area; plus queue for 5 cars per washing station. | - |
Financial Institution | 1 per 250 sq. ft. | 2 |
Drive-up Service | Queue space for 5 cars per teller. | - |
Building Materials and Services | 1 per 400 sq. ft.; plus 1 per 500 sq. ft. of outdoor storage area. | 1 |
Catering Services | 1 per 400 sq. ft. | 1 |
Commercial Recreation and Entertainment: | ||
Bowling Alley | 6 per lane. | - |
Electronic Game Center | 1 per 400 sq. ft. | - |
Skating Rink | 1 per 5 fixed seats, or 1 per 35 sq. ft. seating area if there are no fixed seats; plus 1 per 250 sq. ft. floor area not used for seating. | - |
Billiards/Pool Hall | 2 per table, 1 per employee. | - |
Tennis and Racquetball Clubs | 4 per court. | 1 |
Other Commercial Recreation | As specified by the Zoning Administrator. | - |
Communications Facilities | 1 per 500 sq. ft. | 2 |
Eating and Drinking | 1 per 100 sq. ft. gross area; plus queue space as determined by the Zoning Administrator for drive-through service. | 1 |
For Uses with Take-Out Service Only | 1 per 50 sq. ft. gross area; plus queue space as determined by the Zoning Administrator for drive-through service. | 1 |
With Outdoor Seating | No additional spaces for the first 12 seats; 1 additional space per 3 seats for more than 12 seats except within the Downtown Specific Plan area where parking requirements for outdoor seating shall be as specified by the Zoning Administrator or Planning Commission. | - |
Equipment and Appliance Maintenance and Repair Service | 1 per 400 sq. ft.; plus 1 per 500 sq. ft. of outdoor storage area. | 1 |
Fitness Studio | 1 per 250 sq. ft. | - |
Food and Beverage Sales | 1 per 250 sq. ft. | 1 |
Funeral and Interment Services | 1 per 50 sq. ft. seating area. | 1 |
Horticulture, Limited | 1 per 2 acres. | - |
Hotel and Motel | 1 per guest room plus 1 per 50 sq. ft. banquet seating area. | - |
Laboratory, General | 1 per 500 sq. ft. | 1 |
Laboratory, Medical and Dental | 1 per 200 sq. ft. | 1 |
Live Entertainment (all types except karaoke) | As specified by the Zoning Administrator. | - |
Karaoke | 1 per 4 karaoke seats, 1 per employee. | |
Maintenance Services Establishment | 1 per 500 sq. ft. | 1 |
Nursery | 1 per 500 sq. ft. of outside display lathe house area, plus 1 per 250 sq. ft. gross floor area. | - |
Office, General | 1 per 300 sq. ft. but not to exceed 1 per 250 sq. ft. | 2 |
Office, Medical and Dental | 1 per 200 sq. ft. | - |
Pawn Shop | 1 per 250 sq. ft. | 1 |
Personal Improvement Services | As specified by the Use Permit | - |
Dance or Music Studio | 1 per 600 sq. ft. | - |
Personal Service | 1 per 250 sq. ft. | 1 |
Pharmacy | 1 per 250 sq. ft. | 1 |
Research and Development Services | 1 per 400 sq. ft. | - |
Retail Sales Not Otherwise Listed in this Table | 1 per 250 sq. ft. | 1 |
Furniture/Appliance Sales (household equipment store) | 1 per 400 sq. ft. | 1 |
Shopping Center | 1 per 250 sq. ft. | 3 |
Theater | 1 per 4 fixed seats, or 1 per 40 sq. ft. seating area if there are no fixed seats. | 1 |
Vehicle Storage Facilities | 1 per 500 sq. ft. (in addition to parking for the vehicles stored on site as part of this use). | - |
Travel Service | 1 per 300 sq. ft. | - |
Industrial | ||
Fuel Storage and Distribution | As specified by the Use Permit. | - |
Industry, Custom and General | 1 per 1,000 sq. ft. | 1 |
Industry, Limited | 1 per 750 sq. ft. | 1 |
Industry, Research and Development | 1 per 500 sq. ft. | - |
Warehousing and Storage, Limited | 1 per 1,000 sq. ft. | 2 |
Wholesale Distribution and Storage | 1 per 800 sq. ft. | 2 |
Table 18.80-B: Off-Street Loading Space Requirements | ||
|---|---|---|
Gross Floor Area (sq. ft.) | 10' x 20' x 10' | 12' x 25' x 14' |
Use Classification Group 1 | ||
0 to 3,000 | 0 | 0 |
3,001 to 15,000 | 1 | 0 |
15,001 to 50,000 | 2 | 0 |
50,001 and over | 3 | 0 |
Use Classification Group 2 | ||
0 to 10,000 | 1 | 0 |
10,001 to 20,000 | 1 | 1 |
20,001 and over | 1 | 1 |
Use Classification Group 3 | ||
0 to 30,000 | 0 | 1 |
30,001 to 100,000 | 0 | 2 |
100,000 and over | 0 | 3 |
(Ord. 978, 11/17/2025)
§ 18.80.040 Shared Parking Facilities.
Reduction of Parking for Shared Use. Shared parking facilities serving more than one use on a site or serving more than one property may apply for a reduction in the total number of parking or loading spaces required by this Chapter through a Use Permit in compliance with Chapter 18.155 (Use Permit). No use shall be continued if the on-site or off-site parking is removed unless substitute parking facilities are provided. The Use Permit for reduced parking requirements for shared parking facilities may be required to include:
Findings. A Use Permit for shared off-street parking facilities may allow a reduction of the total number of spaces required by this Chapter if the following findings are made:
The spaces to be provided will be available as long as the uses requiring the spaces are in operation;
The peak hours of parking demand from all uses do not coincide so that peak demand is greater than the parking provided;
The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if collective parking is not provided; and
A written agreement exists between the landowner(s) and the City, in a form satisfactory to the City Attorney, that includes all the following:
A guarantee that there will be no substantial alteration in the uses that will create a greater demand for parking;
A guarantee among the landowner(s) for access to and use of the shared parking facilities in perpetuity. However, if the landowner providing the shared parking facility is a public agency, then the minimum required time period for the agreement shall be established by mutual consent of the City and the applicable public agency;
A provision that the City may require parking facilities in addition to those originally approved upon a finding by the Planning Commission that adequate parking to serve the use(s) has not been provided;
A provision stating that:
A provision that the agreement will be recorded in the County Recorder's Office upon issuance of the Use Permit.
(Ord. 978, 11/17/2025)
§ 18.80.050 Reduced Parking for Use Classifications.
An applicant may request a reduction in the number of parking spaces required in this Chapter by submitting an application for a Use Permit with the Planning Division in compliance with Chapter 18.155 (Use Permit).
Maximum Allowable Reduction. The Zoning Administrator may approve a Use Permit for up to a 10% reduction in the number of parking spaces required under this Chapter, and the Planning Commission may approve a Use Permit for more than a 10% reduction in the number of parking spaces required under this Chapter to less than the number specified Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) and Table 18.80-B (Off-Street Loading Space Requirements), provided that the following findings are made:
The parking demand will be less than the requirement in Table 18.80-A (Off-Street Parking and Loading Requirements by Land Use) and Table 18.80-B (Off-Street Loading Space Requirements); and
The probable long-term occupancy of the building or structure, based on its design, will not generate additional parking demand.
In reaching a decision, the Zoning Administrator or Planning Commission shall consider parking survey data, parking analysis or any other technical information, submitted by an applicant or collected at the applicant's request and expense. The Use Permit issued in compliance with this Section shall be recorded in the County Recorder's Office.
(Ord. 978, 11/17/2025)
§ 18.80.060 Parking Reductions Allowed Within Priority Development and Transit Uses.
A project site within a priority development area (designated by the Association of Bay Area Governments, "ABAG") or within a quarter-mile of a regional transit hub (BART station or transit center) is allowed to have up to a 15% reduction in the number of spaces required under this Chapter as determined by the Zoning Administrator. This parking reduction does not apply to single-family residential developments.
(Ord. 978, 11/17/2025)
§ 18.80.070 Minor Adjustments to Parking Design Standards.
The Zoning Administrator may approve an adjustment of up to 20% from the parking design standards in Sections 18.80.020C and D (General Requirements), Section 18.80.040 (Shared Parking Facilities), and Section 18.80.090 (Electric Vehicle (EV), Bicycle, and Alternative Transportation) through Section 18.80.130 (Additional Design Standards for Parking Facilities), and/or use of an alternative driveway surface material, by approval of a Zoning Permit.
The Planning Commission may approve a Use Permit for adjustments of greater than 20% from the parking standards listed in Subsection A of this Section.
Findings. Before approval of an adjustment, the Zoning Administrator or Planning Commission shall make the following findings:
The adjustment is consistent with the intent of the Zoning Ordinance;
The adjustment will not adversely affect adjacent properties;
The adjustment is necessary due to practical difficulties involved in the strict application of Zoning Ordinance standards; and
(Ord. 978, 11/17/2025)
§ 18.80.080 ADA Compliant Parking Spaces.
All parking facilities shall comply with the requirements of the California Code of Regulations (Chapter 24, Part 2, Division 2-71) and with the sign requirements of California Vehicle Code Section 22507.8. Parking lot modifications required to comply with these requirements shall be allowed, including reduction in required parking spaces or modification to provisions contained in this Chapter, subject to review and approval of the City Engineer and Zoning Administrator.
(Ord. 978, 11/17/2025)
§ 18.80.090 Electric Vehicle (EV), Bicycle, and Alternative Transportation.
Electric Vehicle (EV) Parking.
CALGreen Building Code Compliance. All EV parking spaces provided within any zoning district shall comply with the standards and requirements established in the California Green Building Standards Code (CALGreen), as amended, in addition to the standards established in this Section.
All Other Use Classifications. New developments in all use classifications other than commercial uses shall provide the number of EV parking spaces (including charging station) as specified by the issued Architectural Review Permit, Use Permit, or Development Plan Permit.
Bicycle Parking. Bicycle parking spaces shall be provided in every zoning district as required by this Subsection.
Public and Semipublic Use Classifications. As specified by Use Permit.
Commercial Use Classifications. Each development shall provide at least one bicycle space plus the equivalent of 5% of the requirement for automobile parking spaces.
Residential Use Classifications.
Single-Family Residential. Single-family residential developments do not require bicycle parking spaces.
Multi-Family Residential. Each development shall provide at least one bicycle parking space for every five required automobile parking spaces, with a minimum of one bicycle parking space per development.
Design Requirements. Each bicycle parking space shall provide a stationary object to which a user can secure both wheels and the frame of a bicycle with a six-foot cable and lock. The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket. The following alternative facilities may be provided, subject to approval of the Zoning Administrator:
An enclosed bicycle locker; or
A three-point bicycle rack which secures both wheels and the frame; or
A fenced, covered, locked, or guarded bicycle storage area. All bicycle units within the storage area shall measure, at minimum, 36 inches in width, 42 inches in height, and 72 inches in length to fit the average bicycle dimensions.
Motorcycle Parking Spaces. Commercial, office, or industrial uses more than 10,000 square feet in size shall designate at least one standard motorcycle parking space that meets all the following standards.
The entrance of the space shall consist of concrete wheel stops affixed to a foundation by epoxy cement and results in a two-foot separation to provide access from the aisle or driveway.
Alternative Transportation Amenities. In addition to the other standards required in this Chapter, new developments consisting of more than 10 housing units or over 5,000 square feet of nonresidential uses shall include amenities that encourage alternative and/or active modes of transportation that reduce pollution or vehicle miles traveled (VMT) as a benefit to the community (i.e., bicycle lockers/racks, showers, dedicated vanpool or carpool parking areas, dedicated shuttle services, e-bike charging stations, innovative bus shelter designs). The requirements of this Subsection are subject to approval by the Zoning Administrator on a recommendation from the City Engineer.
(Ord. 978, 11/17/2025)
§ 18.80.100 Parking Space and Drive Aisle Dimensions.
Parking Space and Lot Dimensions. Covered and uncovered parking spaces shall comply with the following parking space dimension requirements.
General Requirements. Minimum parking dimensions are established in Table 18.80-C (Minimum Parking Space Dimensions).
Table 18.80-C: Minimum Parking Space Dimensions | |||
|---|---|---|---|
Land Use | Type of Space | Width x Length in Feet | |
Standard Space | Compact Space | ||
Residential | Spaces in a garage or carport | ||
Uncovered | 8.5 x 19 | 8 x 16 | |
Nonresidential | Perpendicular | 8.5 x 19 | 8 x 16 |
All | Parallel space | 9 x 23 | 8 x 20 |
Residential Garages. A new garage or alteration to an existing garage in a residential zoning district shall conform to the following minimum dimensions:
Single-car garage (internal dimensions): 10 feet by 22 feet with a nine-foot door opening.
Double-car garage (internal dimensions): 20 feet by 22 feet with one 16-foot door opening or two nine-foot door openings.
Any garage structure with the garage door or driveway facing a property line shall be set back a minimum of 20 feet from that property line and/or from a private vehicular access easement.
No interior door shall open into a garage space unless the door fully opens without encroaching into the above specified areas. A preexisting garage that does not meet these dimensional requirements is not deemed a nonconforming use solely because of this nonconformity in accordance with Section 18.200.050 (Nonconforming Uses).
Residential Carports. Each single carport shall measure nine feet by 19 feet. The width of the carport is measured from the inside face of the support to the inside face of the opposite support. The carport roof shall cover the entire 19-foot length of the space.
Compact Parking Spaces. Compact car spaces may be provided as follows.
Markings. Each compact parking spaces shall be clearly marked in letters reading "Compact" or "Compact Only".
Relation to Parking Aisles. In addition to the parking space dimensions established in Table 18.80-C (Minimum Parking Space Dimensions), all parking spaces shall comply with the following standards in relation to parking aisles.
Figure 18.80-1 Parking Spaces Adjoining Walls, Columns, and Other Obstructions  |
The driveway aisle providing access to the parking spaces from the street shall extend two feet beyond the end of the last parking space to allow for adequate vehicle movement.
Vertical Clearance. In covered parking areas, the vertical clearance for parking spaces shall be a minimum of seven feet. The following exceptions apply:
Wheel Stops. Wheel stops shall be required at all parking stalls where the end of the stall is less than two and one-half feet from a fence, wall, pedestrian walkway, tree, other vertical obstruction, or landscape area not protected by a vertical curb. This requirement can be waived or adjusted at the discretion of the City Engineer. When a parking space abuts a landscaped planter less than six inches high, the front two feet of the required length for a parking space may extend into the planter.
Aisle widths adjoining parking spaces shall be in compliance with Table 18.80-D (Minimum Parking Aisle Dimensions).
Table 18.80-D: Minimum Parking Aisle Dimensions | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
Angle of Parking | Parallel | 20° | 30° | 40° | 45° | 50° | 60° | 70° | 80° | 90° | ||
A. | Curb length per car | All | 20'0" | 22'10" | 16'2" | 12'8" | 11'6" | 10'9" | 9'7" | 8'10" | 8'7" | 8'6" |
B. | Stall depth | Small | 8'6" | 12'6" | 14'6" | 16'0" | 16'8" | 17'0" | 17'7" | 17'7" | 17'1" | 16'0" |
Large | 9'0" | 15'0" | 17'4" | 19'2" | 19'10" | 20'5" | 21'0" | 21'0" | 20'5" | 19'0" | ||
C. | Aisle width | All | 12'6" | 12'0" | 12'0" | 12'0" | 13'0" | 15'0" | 18'0" | 20'0" | 25'0" | 25'0" |
D. | Depth of two stalls | Small | - | 18'0" | 22'6" | 26'4" | 28'1" | 31'3" | 31'5" | 32'8" | 32'10" | 32'0" |
Large | - | 21'5" | 26'10" | 31'4" | 33'2" | 34'11" | 37'5" | 38'9" | 39'0" | 38'0" | ||
E. | Depth of two stalls plus aisle | Small | 27'0" | 36'0" | 40'0" | 44'0" | 46'4" | 49'0" | 53'2" | 54'2" | 58'2" | 56'0" |
Large | 30'0" | 42'0" | 46'8" | 50'4" | 53'8" | 55'10" | 60'0" | 62'0" | 65'8" | 63'0" | ||
 | ||||||||||||
(Ord. 978, 11/17/2025)
§ 18.80.110 Driveways and Site Access.
Driveway Dimension Requirements. All driveways shall comply with the following dimensional requirements:
Driveway Width. Driveways shall comply with the following minimum widths based on the number of parking spaces. All driveway widths shall be measured at the gutterline.
Residential Use (up to three spaces). Residential uses requiring up to three parking spaces shall have a driveway measuring at least 10 feet.
Residential Use (four or more spaces). Residential uses requiring four or more parking spaces shall have a one-way driveway measuring at least 12 feet or a two-way driveway measuring at least 20 feet.
Nonresidential Use (less than 25 spaces). Nonresidential uses requiring less than 25 parking spaces shall have a one-way driveway measuring at least 12 feet or a two-way driveway measuring at least 20 feet.
Nonresidential Use (25 or more spaces). Nonresidential uses requiring less than 25 parking spaces shall have a one-way driveway measuring at least 15 feet or a two-way driveway measuring at least 26 feet.
A new driveway shall not be placed on an arterial street unless other alternatives are unavailable and subject to review and approval of the City Engineer.
Vertical Obstruction Clearance. All driveways shall have an additional clearance of at least one-foot on each side of a vertical obstruction exceeding one-half foot in height.
Multiple Driveways.
Number of Driveways.
Property with less than 200 feet of frontage on an arterial street is limited to one driveway.
Property with 200 feet or more of frontage is limited to two driveways.
Joint use of driveways with adjacent property may be required in all cases to reduce the total number of driveways along arterial streets, improve the flow of traffic and lower accident potential.
Multiple driveways serving the same parking facility shall be located at least 35 feet apart.
The Zoning Administrator in consultation with the City Engineer, may require driveways to be modified from the above widths where unusual traffic, grade, or site conditions prevail. The Zoning Administrator may also require driveways to be constructed with full curb returns and handicapped ramps as opposed to simple curb depression.
Access Requirements.
Driveway Access. All required parking spaces shall have unobstructed access to the nearest driveway and comply with the following standards.
No tandem parking, mechanical lifts, or other similar parking configurations are allowed to satisfy parking requirements established in this Chapter.
All spaces in a parking facility shall be accessible without a vehicle needing to reenter a public right-of-way unless it is physically impossible to provide for such access. An alley may be used as maneuvering space for access to off-street parking.
Access Drives. Off-street parking facilities that do not abut a public street shall provide an access drive not less than 20 feet in width for two-way traffic, connecting the off-street parking area with a public street. The access drive shall be paved in the manner required for off-street parking lots and may not traverse property in any residential zoning district unless the drive provides access to a parking area serving a use in a residential zoning district.
Dead-End Access Driveway. A dead-end access or service driveway with a length of 150 feet or greater shall provide a turnaround consisting of at least one specifically designated parking space, or an equivalent alternative, as determined by the Zoning Administrator.
Driveway Entrances.
All driveway entrances and exits are subject to the approval of the City Engineer.
An entrance to a parking area accommodating more than 25 vehicles shall include a landscaped median strip. The design of the strip is subject to approval by the Planning Commission and the Architectural Review Commission. The strip shall be located to eliminate possible cross-traffic within the parking area within 50 feet of the public right-of-way. An applicant may request Zoning Administrator, Architectural Review Commission, or Planning Commission approval modifying this requirement based on the size of the parking area, the circulation plan, and sight and safety considerations.
Circulation. Parking facilities shall be designed to comply with the following standards, where applicable, to promote effective and efficient circulation within parking lots.
Vehicles shall not enter a public right-of-way backwards, except for a single-family detached residence or a duplex where each unit is served by an individual driveway.
Each preschool, day care center, private educational, institutional, or public recreational land use located in a residential zoning district or a commercial recreational facility shall include a drop-off area adjacent to a primary access or parking aisle. Drop-off areas, combined with accesses, shall have a minimum width of 12 feet for one-way traffic and 25 feet for two-way traffic.
Parking lots shall provide a pedestrian walkway for every four parking aisles.
(Ord. 978, 11/17/2025)
§ 18.80.120 Screening, Lighting, and Landscaping.
Screening.
Nonresidential Uses (Five or More Spaces). A parking area with five or more parking spaces serving a nonresidential use shall be screened from an adjoining R zoning district or a ground-floor residential use by a solid concrete, solid wood, or masonry wall at least eight feet in height, constructed to withstand a 15-pound-per-square-foot wind load, except that the height of the wall adjoining a required front setback in a residential zoning district shall not exceed three feet.
Residential Uses (Five or More Spaces). A carport or open parking area with five or more parking spaces serving a residential use shall be screened from adjoining R district or a ground-floor residential use by a solid concrete, solid wood, or masonry wall at least six feet in height, except that the height of a wall or fence adjoining a required front setback in a residential zoning district shall not exceed three feet.
Lighting. Lighting in outdoor parking lots shall be designed, installed, and maintained to prevent nighttime sky light pollution and promote energy efficiently by illuminating only areas or objects necessary for safety and security. All outdoor parking lots shall conform to the following lighting standards:
Exterior light fixtures shall be full cutoff fixtures designed and installed so that no emitted light will break a horizontal plane passing through the lowest point of the fixture. See Figure 18.80-2 (Light Design).
Figure 18.80-2 Light Design  |
Light fixtures shall not be mounted higher than 24 feet above finished grade.
Light sources shall be directed downward and shall not directly shine onto any adjacent street or property.
Light Temperature (Color). The maximum color temperature of any exterior light source shall not exceed 3,000 Kelvins.
Maximum Light Intensity. Light sources shall not exceed the following light intensity maximums:
Maximum light intensity adjacent to any residential property line or residential zoning district boundary line shall not exceed 0.2 footcandles as measured in the vertical plane at the property line to a height equal to the height of the light source.
Maximum illumination on a nonresidential site, except automobile and vehicle/equipment sales lots and automobile service stations, shall not exceed 10 footcandles when measured at finished grade.
The maximum light intensity on automobile vehicle equipment sales lots and automobile service stations shall not exceed 30 footcandles, when measured at finished grade, unless a higher lighting intensity is approved through a Use Permit. All luminaries mounted on the under surface of service station canopies shall be a full cutoff fixture.
The maximum color temperature shall not exceed 3,000 Kelvin.
When a nonresidential use is closed, all outdoor parking lot lighting shall be completely turned off or light levels dimmed to half of when the business is open (pre-curfew). If safety and security lighting is warranted, an occupancy sensing system, subject to approval by the Zoning Administrator, shall be installed to bring outdoor lighting to sufficient brightness to meet the need, then reset to the lower level after a predetermined time.
(Ord. 978, 11/17/2025)
§ 18.80.130 Additional Design Standards for Parking Facilities.
The Zoning Administrator, as recommended by the City Engineer, may require parking facilities to have paving, drainage, wheel stops, lighting, space marking, directional signs, ramp grades, litter collection containers, fire equipment, and queuing space for drive-in facilities, or ticket-dispensing booths or machines.
Parking areas may not be used for auto sales, storage, repair work, dismantling, or outdoor open sales displays.
Drainage/Stormwater Runoff.
Parking facilities shall comply with the City's current National Pollutant Discharge Elimination System (NPDES) Permit requirements for the treatment of stormwater runoff in accordance with Chapter 15.05 (Stormwater Management and Discharge Control).
Surface water shall be discharged to natural or engineered off-site drainage facilities and may not drain off or across public or private sidewalks, pedestrian walkways, or areas not designed as drainage facilities. All industrial uses shall be required to install oil/water separators and/or grease traps on storm drain inlets.
Parking facilities with 20 or more vehicle spaces shall incorporate porous or permeable paving materials to reduce runoff and support on-site stormwater infiltration, subject to the Zoning Administrator and City Engineer approval. Acceptable materials include porous asphalt, permeable concrete, and interlocking pavers. Where used, porous pavement systems shall be designed and maintained in accordance with applicable City and stormwater management standards.
Landscaped areas within or adjacent to parking facilities should be designed, where feasible, as vegetated biofiltration features (e.g., bioswales or rain gardens) to further support stormwater management and reduce heat island effects.
Surfacing.
A driveway or parking area, serving either a residential or nonresidential development, shall be surfaced with concrete or two inches of asphalt concrete over six inches of aggregate base or comparable concrete. Each driveway shall be graded and drained to dispose of all surface water, as described in Subsection B of this Section, to an approved drainage facility.
As an alternative surfacing option, parking facilities serving 20 or more vehicle spaces may incorporate porous pavement in all or part of the facility, subject to approval by the Zoning Administrator and City Engineer. Porous surfaces must be structurally appropriate for expected traffic loads and maintained to ensure long-term infiltration performance.
Markings.
Each parking space and parking facility shall be identified by surface markings and shall be maintained in a manner so all parking spaces are readily visible and accessible at all times. Such markings shall be arranged to provide for orderly and safe loading, unloading, parking, and storage of vehicles. Marking required to be maintained in a highly visible condition includes striping, directional arrows, lettering and field color on signs in handicapped-designated areas.
One-way and two-way accesses into required parking facilities shall be identified by directional arrows. Any two-way access located at any angle other than 90 degrees to a street shall be marked with a traffic separation stripe the length of the access; this requirement does not extend to aisles.
Where the exit may not be clearly recognizable, directional signage shall be provided.
Double Line Striping. If deemed necessary by the Zoning Administrator, each parking space shall measure eight and one-half feet from center to center, with double stripes two feet apart, as shown in Figure 18.80-3 (Double Line Striping).
Figure 18.80-3 Double Line Striping  |
(Ord. 978, 11/17/2025)
§ 18.80.140 Location and Design of Off-Street Loading Spaces.
Required off-street loading spaces shall be on the site of the use served or on an adjoining site.
On a site adjoining an alley, a required loading space shall be accessible from the alley unless alternative access is approved by the Planning Commission.
A required loading space shall be accessible without backing a truck across a street property line unless it is determined infeasible by the Zoning Administrator and the alternative to back across a street property line is approved.
An occupied loading space shall not prevent access to a required off-street parking space.
A loading area shall not be located in a required front or street side setback.
Except in a C or LI zoning district, a loading area visible from a street shall be screened on three sides by a fence, wall, or hedge at least six feet in height.
(Ord. 978, 11/17/2025)
§ 18.85.010 Purpose and Applicability.
Purpose. All land uses, activities, and processes shall be operated and maintained to not be injurious to public health, safety, or welfare, and to comply with the standards in this Chapter.
(Ord. 978, 11/17/2025)
§ 18.85.020 Noise.
Noise Measurement Criteria. Exterior noise levels shall be measured in decibels (dB) at the property line of the noise source. Noise shall be measured with a sound level meter which meets the standards of the American National Standards Institute (ANSI) Section S1.4-1979, Type 1 or Type 2. The unit of measure shall be designated as dB. A calibration check shall be made of the instrument at the time any noise measurement is made. Where noise is measured at the property line of abutting zoning districts, the noise standard for the more restrictive district shall apply.
Maximum Noise Levels. No use, activity, or process shall exceed the ambient noise levels established in Table 18.85-A.
Table 18.85-A: Maximum Noise Standards by Zoning District | |
|---|---|
Zoning District | Maximum Noise Level Ldn or CNEL, dB |
Residential and Neighborhood Business Districts (R, NB) | 50 |
Commercial and Retail Business Districts (RB, C) | 60 |
Office District (PAO) | 65 |
Industrial District (LI) | 70 |
Planned Development/Precise Plan District (PUD, PPD) | Study Required |
Duration and Timing. The maximum noise standards established in Table 18.85-A may be modified as follows to account for the effects of time and duration on the impact of noise levels:
In residential zones, the maximum noise level shall be five dB lower between 10:00 p.m. and 7:00 a.m.
Noise that is produced for no more than a cumulative period of five minutes in any hour may exceed the maximum noise level by five dB.
Noise that is produced for no more than a cumulative period of one minute in any hour may exceed the maximum noise level by 10 dB.
Acoustic Study. The Zoning Administrator may require an acoustic study for any proposed project which could have or create a noise exposure greater than that deemed acceptable for public health and safety.
Noise Attenuation Measures. The Zoning Administrator may require a project to include noise attenuation measures if deemed necessary to ensure that the noise standards established in this Section are not exceeded.
(Ord. 978, 11/17/2025)
§ 18.85.030 Vibration.
No use, activity, or process shall produce vibrations that are perceptible without instruments by a reasonable person at the property lines of a site.
(Ord. 978, 11/17/2025)
§ 18.85.040 Odors.
No use, activity, or process shall produce objectionable odors that are perceptible without instruments by a reasonable person at the property lines of a site.
(Ord. 978, 11/17/2025)
§ 18.85.050 Hazardous Materials.
The use, handling, storage, and transportation of hazardous and extremely hazardous materials shall comply with the provisions of the California Hazardous Materials Regulations and any other applicable laws.
(Ord. 978, 11/17/2025)
§ 18.85.060 Heat and Humidity.
No use, activity, or process shall produce any unreasonable, disturbing, or unnecessary emissions of heat or humidity, at the property line of the site on which they are situated, that cause significant distress, discomfort, or injury to a reasonable person.
(Ord. 978, 11/17/2025)
§ 18.85.070 Electromagnetic Interference.
No use, activity, or process shall cause electromagnetic interference with normal radio or television reception in residential zoning districts, or with the function of other electronic equipment beyond the property line of the site on which they are situated.
(Ord. 978, 11/17/2025)
§ 18.90.010 Purpose and Applicability.
Purpose. The purpose of this Chapter is to identify specific standards for development along the City and County designated scenic routes to preserve visual character and provide sufficient right-of-way to facilitate landscaping and accommodate bicyclists and pedestrians.
Applicability. The scenic route setback requirements apply to the roads and road segments established in Section 18.90.020A.
(Ord. 978, 11/17/2025)
§ 18.90.020 Designated Scenic Routes and Corridors.
§ 18.90.030 Setback Requirements.
Measurements. The scenic route setback area is measured from the street to the closest structure wall or projection in compliance with Section 18.55.040 (Measurements).
No person may place a structure, fence, or wall; perform grading; or place fill material in a scenic route setback area unless it is a legally existing structure, fence, wall, grading, or fill in compliance with Section 18.200.040 (Nonconforming Structures),
(Ord. 978, 11/17/2025)
§ 18.95.010 Purpose and Applicability.
Purpose. This Chapter establishes sign regulations to:
Provide each sign user an opportunity for effective identification by limiting the number and area of signs allowed on all sites.
Maintain and enhance the quality of the City's appearance by limiting off-premises signs to avoid clutter.
Enable users of goods and services to readily identify establishments offering services to meet their needs.
Regulate the number and size of signs according to standards consistent with the types of establishments in each zoning district.
Protect residential zoning districts from adverse impacts from excessive signs of adjoining nonresidential zoning districts.
Provide fair and equitable regulations throughout the City.
Provide substantial compliance with Citywide Sign Design Guidelines.
Minimize the possible adverse effects of signs on nearby public and private property, including streets, roads, and highways.
Regulate signs in a manner so they do not physically interfere with or obstruct the vision of pedestrian or vehicular traffic.
Avoid unnecessary and time-consuming approval requirements for certain minor or temporary signs that do not require review for compliance with the City's Building and Electrical Codes, while limiting the size and number of such signs so as to minimize visual clutter.
Respect and protect the right of free speech by sign display, while reasonably regulating the structural, locational, and other noncommunicative aspects of signs.
Regulate signs in a constitutional manner, which is content-neutral as to noncommercial signs.
Applicability. The standards of this Chapter apply to signs in all zoning districts. Only the signs authorized by this Chapter shall be allowed.
(Ord. 978, 11/17/2025)
§ 18.95.020 General Standards.
Owner's Consent. The consent of the property owner or person in control or possession of the real property is required before any sign may be placed on any private property in the City.
Noncommercial Signs. Noncommercial signs are subject to the same sign standards established in this Chapter as commercial signs. An approval is required for a permanent noncommercial sign only when a permanent commercial sign has not been previously approved. For purposes of this Chapter, all noncommercial speech messages are deemed to be "on site," regardless of location.
Substitution of Noncommercial Message. A noncommercial message of any type may be substituted for all or part of the commercial or noncommercial message on any sign allowed under this Chapter. No special or additional approval is required to substitute a noncommercial message for any other message on an allowable sign, provided the sign structure is already approved, or exempt from the approval requirements, and no structural or electrical change is made. Substituted messages are subject to the same design, locational, and structural regulations (e.g., color, materials, size, height, illumination, maintenance, duration of display), and all Building and Electrical Code requirements, as would apply if the sign were used to display a commercial message.
(Ord. 978, 11/17/2025)
§ 18.95.030 Permit Required.
General Requirement. No temporary or permanent sign shall be erected or displayed without a Sign Permit or Temporary Sign Permit, unless the sign is exempt under Section 18.95.040 (Exempt Signs). See Chapter 18.140 (Sign Permit) and Chapter 18.145 (Temporary Sign Permit) for permit processes and procedures.
Removal, Modification, or Relocation. The Zoning Administrator may require the removal, modification, or relocation of an existing sign as a condition of Sign Permit or Temporary Sign Permit approval if one of the following is found to be true:
(Ord. 978, 11/17/2025)
§ 18.95.040 Exempt Signs.
The following signs are exempt from the regulations of this Chapter unless approved as part of a Master Sign Program under Section 18.95.110 (Master Sign Program).
Addresses and Name Plates. The following signs are intended to assist in identifying and locating a site.
Residential. Occupant name, street numbers, and street name signs as required by the Building Code or local fire protection district.
Nonresidential. Signs for commercial, office, and industrial uses not over two square feet in area that display business information limited to business identification, addresses, hours of operation, phone numbers, accepted forms of payment, and trade associations.
Nonilluminated wall sign not over two square feet in area, displaying the name of the occupant or resident, or the address at the entrance of each business occupant space.
Building Signs. Signs with the name of a building, date of erection, commemorative tablet, or similar content, when made of or carved into a permanent-type of material (e.g., stone, concrete, bronze, aluminum) and is an integral part of the structure. Such a sign may not exceed four square feet in area and may not be illuminated.
Construction Signs. Construction signs with a maximum total size of 24 square feet per individual frontage for commercial, office, and industrial zoning districts and 12 square feet per frontage for residential zoning districts. No freestanding construction sign shall exceed five feet in height. Construction signs shall be removed within 30 working days following the issuance of a Certificate of Occupancy.
Directional or Informational Signs. On-site directional signs shall meet all the following standards:
Door Signs. Exterior door signs in a nonresidential zoning district where the total area covered by signs (including exempt signs) is five square feet or less for each door.
Flags. Official flags of the nation, the State of California, other states of the Nation, or City government flags mounted or flown no higher than the maximum building height of the underlying zoning district.
Holiday Decorations. Holiday decorations, not advertising a product or sale, that are on display for a maximum of 60 consecutive days, no more than two times per calendar year. A holiday decoration that includes advertising is a regulated sign under this Chapter.
Interior Signs. Signs within a building five feet or more from a window.
Lottery Signs. Signs for the California State Lottery, approved by the Lottery Commission for display by lottery game retailers.
Personal Property Sales Signs. Signs not exceeding six square feet and erected on private property for no more than three consecutive days six times per calendar year.
Product Sign. Signs manufactured as a standard, integral part of a mass-produced product accessory to a commercial or public or semipublic use, including a telephone booth, vending machine, automated teller machine, gasoline pump, newspaper rack, and bus shelter sign.
Public Agency Sign. Signs placed by a public agency on property owned by that agency.
Public Interest Sign. Signs erected by a public agency, including public information, identification, directional signs, the City's information A-frame signs, and banner signs erected on public property under the City banner policy.
Public Notice. Notices posted by a utility or other public or quasi-public agent in the performance of a public duty or by any person giving due legal notice.
Real Estate Sign. Temporary signs on private property in any zoning district being offered for sale, rental, or lease subject to the following requirements.
Residential Uses. In residential zoning districts or residential areas of PUD, HPUD, and PPD zoning districts, one on-site real estate sign is allowed that does not exceed six square feet.
Nonresidential Uses. In nonresidential zoning districts, one temporary on-site real estate sign is allowed that does not exceed 32 square feet.
Any freestanding sign shall not exceed six feet in height. The sign shall be removed within seven working days following the sale (close of escrow), lease, or rental of the property.
During the construction of and initial opening of a multi-family residential development or single-family residential subdivisions with three or more homes, up to 24 square feet of sign area for temporary on-site real estate signs is allowed.
Up to four off-site open house signs are allowed to be placed as necessary at street intersections leading to the open house, plus one on-site real estate company open house sign, provided the following requirements are met.
Each sign shall not exceed four square feet in area and three feet in height.
Sign shall only be displayed on the weekends or for the Contra Costa Association of Realtors-sponsored broker's open house.
Only one sign is allowed per intersection regardless of the number of open houses in the direction indicated by the sign.
No temporary off-site directional real estate sign shall be located on a wall or fence in the public right-of-way, on a utility pole, or on a public street, median strip, traffic island, public landscaped area, sidewalk or private property without permission of the owner.
Recycling Facility Sign. Signs on a machine in a recycling facility not over four square feet in area, identifying the type of material to be deposited, operating instructions, and the name and phone number of the operator.
Service Station Sign. Gasoline service station fuel pump identification and/or price signs located on the pump top or pump face and not exceeding two square feet in area.
State Inspection Sign. One official State inspection sign constructed of a permanent material for each type of inspection service offered on site, located flat against the wall of a building and not exceeding four square feet in area.
Temporary Noncommercial Signs. Signs that comply with Section 18.95.090 (Temporary Sign Standards).
Vehicle or Trailer Sign. An identification sign painted on or affixed to a vehicle or trailer only when all of the following apply:
The vehicle or trailer is legally parked within a single, delineated parking space; and
The sign is incidental to the primary use of the vehicle or trailer. The following criteria may be used in determining whether the sign is indeed incidental to the primary use of the vehicle or trailer:
The sign is painted upon or applied in a permanent manner directly to an integral part of the vehicle or trailer or merely temporarily attached to the vehicle;
The vehicle or trailer is in operating condition, currently registered and licensed to operate on public streets when applicable;
While the business is open, the vehicle is not moved and the vehicle is so parked or placed that the signs thereon are displayed to the public;
The vehicle or trailer is regularly parked in a location and in a manner in a way so that it can be observed by passersby;
The vehicle or trailer is actively used as a vehicle in the daily function of the business to which such signs relate;
The vehicle or trailer is associated with, and necessary to, performing a service at the property in which the vehicle or trailer is located; and
The sign includes directional language that would only be applicable if parked in the vicinity of the use.
It is not necessary that any one or all the listed criteria be present in order to determine that a vehicle sign falls into the exempt or prohibited category; the criteria are intended to guide City staff toward making consistent determinations on the matter.
Window Signs. Window signs in a nonresidential zoning district are allowed if the total window area covered by signs (including exempt signs) is 30% or less of the window area. For the purposes of this Section, "window area" means the window area of a single business, on each building elevation. Glass doors are excluded from the calculation of window area.
(Ord. 978, 11/17/2025)
§ 18.95.050 Prohibited Signs.
Unless otherwise exempt, the following types of signs and locations of signs are prohibited:
Signs located in a required setback adjoining a street property line in violation of Section 18.55.070 (Traffic Safety Visibility Area).
Signs with lighting, colors, design, or text that could be confused with a public traffic directional sign or control device.
Exterior signs made of materials which are impermanent and will not stand exposure to weather, unless it is a temporary sign.
Roof signs.
Signs placed on, painted, or affixed to a vehicle or trailer which is parked on a public right-of-way, public property, or private property visible from a public right-of-way, if the apparent purpose is to advertise a product or business, or direct people to a business or activity located on the same or other property.
Electronic readerboard signs larger than two square feet used as a window sign or if located on the exterior of a structure. Electronic service station fuel price signs are not considered to be "readerboard" signs.
Balloon or similar inflated sign, except with a Temporary Sign Permit under Section 18.95.100 (Standards for Other Types of Temporary Commercial Signs).
Signs advertising tobacco products except as allowed in Section 9.45.230 (Restrictions on the advertising of tobacco products – Exceptions).
Commercial signs that are animated and/or moving, including mechanically or human powered or held signs within the public right-of-way, and any mechanically powered animated and/or moving commercial sign on private property, except as allowed in Section 18.95.070 (Specific Sign Standards), given that the movement associated with such signs is particularly distracting to motorists and thus, poses traffic safety hazards.
(Ord. 978, 11/17/2025)
§ 18.95.060 Maximum Wall Sign Area.
Applicability. Maximum sign area regulations established in this Section apply to wall signs and multiple-story office signs. They do not apply to freestanding signs, window signs, off-premises signs, shingle signs, temporary signs, or exempt signs.
Maximum Sign Area. All wall signs and multiple-story office signs shall comply with the maximum sign areas specified in Table 18.95-A: Maximum Sign Areas:
Table 18.95-A: Maximum Wall Sign Areas | |
|---|---|
Zoning District | Maximum Sign Area |
Residential zones | 8 square feet per street frontage. If a Sign Permit is approved, up to 32 square feet per street frontage is allowed as reasonable and necessary for identification of any of the following uses: Convalescent facility; cemetery; place of assembly; congregate care – general; cultural institution; day care – general; hospital; religious institution; private school; or subdivision community identification. |
NB, RB, PAO, C and LI | 1 square foot for each linear foot of building frontage. |
Mixed use zones | Residential components within a mixed-use zone are subject to the same maximum wall sign area provisions as residential zones. |
Commercial components within a mixed-use zone are subject to the same maximum wall sign area provisions as NB, RB, PAO, and C zones. | |
REC | If a Sign Permit is approved, up to 32 square feet per street frontage is allowed as reasonable and necessary for identification |
Calculating Maximum Wall Sign Area. In determining compliance with maximum sign area, the following general regulations apply:
Only one side of a building shall be used in calculating the building frontage. The Zoning Administrator may designate another side of a building as the building frontage if it is determined that:
Only the street frontage that is developed or approved for development is counted for purposes of determining the maximum allowable sign area. Vacant land reserved for future development is not counted.
No sign or sign area allowed on one tenant's building frontage shall be transferred to another tenant's building frontage within a shopping center or other multi-tenant structure or development except in accordance with a Master Sign Program prepared under Section 18.95.110 (Master Sign Program).
The sign area shall be measured using the simplest geometric shape that will encompass the extreme limits of the sign. Negative space that is bounded by sign elements shall be counted in the total sign area.
The background area of panel signs (area surrounding the lettering) shall not be included in the calculation of total sign area, provided that the background of the panel complies with the following standards:
(Ord. 978, 11/17/2025)
§ 18.95.070 Specific Sign Standards.
Freestanding Signs. The following standards apply to freestanding signs.
Freestanding signs shall not exceed the maximum sign areas established in Table 18.95-B (Maximum Freestanding Sign Areas by Zoning District).
Table 18.95-B: Maximum Freestanding Sign Areas by Zoning District | |
|---|---|
Zoning District | Maximum Size |
Residential zones, OS, and REC | 0.5 square foot for each lineal foot of street frontage up to a maximum of 16 square feet on one face or 32 square feet on two faces. A freestanding sign is only allowed for the uses listed in Section 18.95.060B. |
NB, RB and C | 0.5 square foot for each lineal foot of street frontage up to a maximum of 32 square feet on one face or 64 square feet on two faces. |
If the street frontage exceeds 250 feet, one additional freestanding sign is allowed, not to exceed 32 square feet on one face or 64 square feet on two faces. | |
PAO and LI | 0.5 square foot for each lineal foot of street frontage up to a maximum of 16 square feet on one face or 32 square feet on 2 faces. |
Mixed-use zones | Residential components of a mixed-use zone are subject to the same maximum freestanding sign area provisions as residential zones. |
Commercial components of a mixed-use zone are subject to the same maximum freestanding sign area provisions as NB, RB, and C zones | |
Calculating Maximum Freestanding Sign Area. The surface area of a freestanding sign shall be calculated by enclosing the extreme limits of all framing, writing, logo, representation, emblem, or other display within a single continuous perimeter composed of squares or rectangles with no more than eight lines. See Figure 18.95-2 (Sign Area Measurement).
Figure 18.95-2 Sign Area Measurement  |
Other Regulations. A freestanding sign may not:
Be closer than 30 feet to another freestanding sign or to a projecting sign;
Be closer to an interior property line than one-half its height;
Extend over a public right-of-way nor be located on the same frontage as a projecting sign extending over a public right-of-way;
Be placed outside of a landscaped area;
Exceed eight feet in height in a nonresidential zoning district or exceed six feet in height in a residential zoning district;
Be considered a double-faced sign unless the two faces are an integral part of a single sign and the sign faces are designed to be identical in size and located back to back on opposite parallel planes.
Illumination and Movement. The following regulations apply to signs that are illuminated or move.
No sign may have exposed fluorescent tubes or incandescent bulbs unless determined by the Sign Permit review authority to be an enhancement to the design of the sign and complementary to the architecture of the building facade.
Signs indirectly illuminated shall use white or amber colored lights.
Signs directly visible from a residential zoning district shall not be illuminated between 10:00 p.m. and 6:00 a.m., except during the hours the business is open.
No movement or apparent movement of, or in, a sign or change in intensity of sign illumination is allowed, except for the following if consistent with the other provisions of this Chapter:
Multiple-Story Office Signs. An office building at least three stories in height may have a multiple-story office sign to identify the building if:
The sign is located below the top of the parapet at a height and scale architecturally in harmony with the building;
There is only one identification sign per building;
Only individual letters or a logo are used and there are no cabinet or can signs. If lighted, the letters shall be internally illuminated;
The sign is not indirectly illuminated;
Off-Premises Signs. An outdoor sign advertising a business, product, or service not sold on the premises is not allowed, unless:
Projecting Signs. A projecting sign (also referred to as a "shingle" or "blade" sign) shall:
Be set back at least five feet from an interior side property line, if applicable;
Not exceed four square feet in area;
Be at least seven and one-half feet, but not more than 20 feet, above the surface over which it projects, or not less than 14 feet above a vehicular passageway; and
Not project above an apparent eave or parapet, including the eave of a simulated mansard roof.
Theater or Cinema Sign. A Sign Permit may be issued for a theater or cinema sign deviating from the standards of this Section, including a marquee with changeable letters, brighter lights, or other features.
Wall Signs. A wall sign, or the painting or decorating of a building with the purpose of advertising a message, shall comply with the maximum sign area requirements established in Section 18.95.060 (Maximum Wall Sign Area) and shall not:
Window Signs. Window signs are exempt from Sign Permit review, provided the following standards are met:
(Ord. 978, 11/17/2025)
§ 18.95.080 Sign Design Guidelines.
In reviewing sign applications, the Architectural Review Commission shall ensure that all signs are in substantial compliance with the sign guidelines established in the Citywide Design Guidelines.
(Ord. 978, 11/17/2025)
§ 18.95.090 Temporary Sign Standards.
Temporary Freestanding Sign Standards.
General. Temporary freestanding signs are allowed as follows:
Commercial and Industrial Zoning Districts.
Commercial Signs. The Zoning Administrator may issue a Temporary Sign Permit for a temporary commercial freestanding or a portable sign subject to the requirements of Section 18.95.100 (Standards for Other Types of Temporary Commercial Signs).
Residential and REC Zoning Districts.
Commercial Signs. No temporary freestanding commercial sign is allowed in a residential zoning district, except for an exempt real estate sign under Section 18.95.040 (Exempt Signs). Real estate signs are not permitted in the REC zoning district.
Noncommercial Signs. A temporary freestanding noncommercial sign is allowed in a residential zoning district or the REC district if it complies with Subsections B through C of this Section. A temporary freestanding noncommercial sign may be displayed as a temporary freestanding sign or as a building wall or fence mounted banner. No Temporary Sign Permit is required.
Mixed-Use Zoning Districts.
Residential. Residential components of a mixed-use zoning district are subject to the temporary freestanding sign standards for residential zoning districts established in Subsection A.1.b of this Section.
Dimensions. Table 18.95-C (Temporary Freestanding Sign Standards – Noncommercial) establishes standards for allowable size, aggregate area, spacing, and sign display duration for temporary freestanding noncommercial signs:
Table 18.95-C: Temporary Freestanding Sign Standards – Noncommercial | |||
|---|---|---|---|
Standard | Commercial and Industrial Zoning Districts | Residential and REC Zoning Districts | |
Properties with up to 150 feet of lineal street frontage3 | Properties with over 150 feet of lineal street frontage3 | ||
Maximum Area per Sign Face (single or double-sided) | 16 square feet | 6 square feet | 25 square feet |
Maximum Aggregate Area for All Signs | 64 square feet1 | 25 square feet | 25 square feet |
Maximum Individual Letter Height | Not to exceed 50% of sign face height or 12 inches whichever is greater | Not to exceed 50% of sign face height or 12 inches whichever is greater | Not to exceed 50% of sign face height or 12 inches whichever is greater |
Maximum Size of Any Graphic, Emblem, Logo or Photograph | Not to exceed 30% of sign face area | Not to exceed 30% of sign face area | Not to exceed 30% of sign face area |
Minimum Distance Between Temporary Freestanding Noncommercial Signs | Multiple signs, regardless of spacing, arranged to appear as one sign to convey a single message or image, are prohibited. | Multiple signs, regardless of spacing, arranged to appear as one sign to convey a single message or image, are prohibited. | Multiple signs, regardless of spacing, arranged to appear as one sign to convey a single message or image, are prohibited. |
Maximum Height | 8 feet | 6 feet | 6 feet |
Sign Display Duration4 | Up to 65 days, two times per year, or up to 30 days, six times per year, or any combination of the above that does not exceed a total of 195 days per year, all with at least 30 days between each display period2 | Up to 65 days, two times per year, or up to 30 days, six times per year, or any combination of the above that does not exceed a total of 195 days per year, all with at least 30 days between each display period2 | Up to 65 days, two times per year, or up to 30 days, six times per year, or any combination of the above that does not exceed a total of 195 days per year, all with at least 30 days between each display period2 |
NOTE: Mixed-use zones. Residential components of a mixed-use zoning district are subject to the standards for residential zoning districts, and commercial components of a mixed-use zoning district are subject to the standards for commercial zoning districts. |
1 – The aggregate sign area applies whether the signs are located on an individual lot or within a single commercial shopping center, business park, industrial park or other complex of related buildings. |
2 – Sign text changes may occur within each occurrence. |
3 – When a property (lot) has more than one street frontage, only one is used to calculate street frontage. |
4 – A record of sign display dates shall be maintained by the person displaying the sign and available to the city for review upon request. |
Location.
A temporary freestanding noncommercial sign shall not be attached to a utility or light pole, tree, or other vegetation, except that a temporary freestanding noncommercial sign may be displayed as a banner temporarily affixed to poles (other than utility poles or light poles) placed on private property solely for the purpose of displaying temporary signage or as a building wall mounted banner.
A temporary freestanding noncommercial sign shall not obstruct or pose the threat of obstructing vehicular or pedestrian travel. The sign shall be located in compliance with the requirements of Section 18.55.070 (Traffic Safety Visibility Area).
A temporary freestanding noncommercial sign is not allowed in or over the public right-of-way (including public streets, alleys, sidewalks and unpaved areas). Except, in residential and REC zoning districts, a temporary freestanding noncommercial sign may be placed within the privately maintained portion of the public right-of-way that extends beyond the edge of sidewalk (or, beyond the edge of curb if no sidewalk exists) in the front setback, provided that it does not block or impede public or vehicular access, parking, traffic safety visibility area, utility access, or disabled access, and does not otherwise create a hazard or public nuisance.
Temporary Portable Freestanding Signs. A temporary portable freestanding sign ("A-frame," "H-frame," or similar sign):
May be approved by the zoning administrator subject to compliance with design, siting and locational criteria established by the zoning administrator or as specified in an approved master sign program.
May not be located within any public right-of-way (except in the Downtown Specific Plan area subject to approval by the city engineer).
May be approved for display with a temporary sign permit for no more than 20 calendar days, up to six times each calendar year.
Temporary freestanding noncommercial signs shall not be lighted.
(Ord. 978, 11/17/2025)
§ 18.95.100 Standards for Other Types of Temporary Commercial Signs.
Temporary Commercial Wall Signs. A Temporary Sign Permit may be approved for a temporary commercial wall sign if all the following standards are met:
Sign Area. The temporary wall sign area shall not exceed a maximum of 25 square feet. Buildings with a frontage more than 100 linear feet, the maximum temporary wall sign area may be increased at the discretion of the Zoning Administrator, not to exceed the maximum sign area allowed under Section 18.95.060 (Maximum Wall Sign Area).
Sign Width. The temporary wall sign width shall not exceed two-thirds of the width of the storefront.
Number of Signs. No more than two temporary wall signs shall be displayed at any one time, and they shall not face in the same direction.
Attachment. The temporary wall sign shall be securely attached to a wall, fascia, or window of the structure.
Duration. The Temporary Sign Permit shall not allow a temporary wall sign to be displayed for more than 20 calendar days, six times each calendar year.
Purpose. The temporary sign is necessary to:
Other Commercial Temporary Signs. A Temporary Sign Permit may be issued for a flashing sign, searchlight, flag, pennant, streamer, spinner, air blown, or similar device. For these types of signs, the Temporary Sign Permit may be issued for no more than seven days, six times per calendar year.
(Ord. 978, 11/17/2025)
§ 18.95.110 Master Sign Program.
General Requirement. A site with more than four nonresidential tenants or proposing a renovation of more than 5,000 square feet shall have an approved Master Sign Program in accordance with Chapter 18.150 (Master Sign Program) before issuance of any occupancy permit and before any permanent sign is placed or modified.
The owner of an existing development may submit a Master Sign Program to be reviewed and approved by the Architectural Review Commission.
Variations. A Master Sign Program may include certain variations from the standards of this Chapter subject to the following:
The Master Sign Program shall conform to the maximum sign area requirements of Section 18.95.060 (Maximum Wall Sign Area). The Architectural Review Commission may allow an increase in maximum wall sign area for individual tenants, provided that the overall allowable wall sign area for the project site is not exceeded. In addition, for a multiple building site, sign area may be transferred from one building frontage to another if the transfer does not exceed 50% of the area allowed for a particular frontage or tenant;
The Master Sign Program may allow more than one freestanding sign per lot;
The Master Sign Program may allow for decorative, "nongeneric," temporary freestanding signs (such as "A" or "H" frames, menu boards, and small temporary promotional signs) on the premises. In the Downtown Specific Plan area, such signs may be allowed in the public right-of-way subject to review and approval by the City Engineer. Such temporary freestanding signs shall comply with the following standards:
Be limited to locations that would not impair or obstruct public access, disabled access, parking, loading, and/or required intersection or driveway visibility.
Not be permanently attached to the ground or any other fence, wall or structure.
The design, size, location, number, and spacing of such signs are subject to Architectural Review Commission approval.
Conflicting Standards. In the case that the Master Sign Program has more restrictive requirements, including methods of measurement, than prescribed by this Chapter, the Master Sign Program shall be controlling.
(Ord. 978, 11/17/2025)
§ 18.95.120 Minor Sign Adjustment.
The Architectural Review Commission may approve minor adjustments involving not more than a 20% change from any provision of this Chapter as part of approval of a Sign Permit, except that a greater number of signs is not allowed.
Before approval of a minor adjustment, the Architectural Review Commission shall find that the adjustment complies with all the following standards:
Is consistent with the intent of the specific purposes of this Chapter;
Will not adversely affect adjacent properties or tenants; and
Is necessary due to practical difficulties involved in the strict application of the standards of this Title to the project site or would result in a superior, more creative design.
(Ord. 978, 11/17/2025)
§ 18.95.130 Major Sign Adjustment.
The Planning Commission may approve major adjustments involving more than a 20% change from any provision of this Chapter through approval of a Use Permit.
Before approval of a Use Permit for a major sign adjustment, the Planning Commission shall make the following findings in addition to the findings required by Chapter 18.155 (Use Permit):
The adjustment is consistent with the intent of the specific purposes of this Chapter;
The adjustment will not adversely affect adjacent properties or tenants; and
The adjustment is necessary due to practical difficulties involved in the strict application of the standards of this Title to the project site or would result in a superior, more creative design.
(Ord. 978, 11/17/2025)
§ 18.95.140 Maintenance, Abandonment, and Obsolete Signs.
Abandoned or Obsolete Sign. An on-premises sign advertising an activity, business, service or product shall be removed within 45 calendar days after a business is no longer in operation. If the sign is not so removed, the code enforcement officer may have the sign removed in accordance with the public nuisance abatement provisions of Pleasant Hill Municipal Code Chapter 7.05, and the property owner will be held responsible for the cost of removal. Any prior exceptions, adjustments, modifications or variances granted for the abandoned or obsolete sign are void 45 calendar days after the business is no longer in operation.
(Ord. 978, 11/17/2025)
§ 18.95.150 Enforcement.
If the City determines that a sign is not secure, safe, or in a good state of repair, it shall give written notice to the person responsible for the sign. If the defect is not corrected within the time allowed by the City, the City may revoke the Sign Permit or Temporary Sign Permit to maintain the sign and may remove the sign in accordance with the public nuisance abatement provisions of Chapter 7.05 (Public Nuisances).
Illegal Signs. An illegal sign is any sign in violation of this Chapter including, but not limited to, the following:
A sign erected or displayed without a Sign Permit, unless the sign is exempt under Section 18.95.040 (Exempt Signs);
A sign which is a danger to the public or which is unsafe;
Abatement.
An illegal sign violates this Zoning Ordinance and is considered a public nuisance and may be abated in accordance with any enforcement procedure established in Chapter 18.190 (Development Agreement), or the public nuisance abatement procedures established in Chapter 7.05 (Public Nuisances). The cost of abatement is the responsibility of the owner. Each person who erects or maintains a sign which is subject to removal is jointly and severally liable for the cost of removal.
In addition to all other remedies, the City has a lien upon the sign which it removes for the cost of removal and may, but is not required to, keep possession of the sign until the owner redeems it by paying the cost of removal. The City may dispose of the sign 30 calendar days after removal without further liability to the owner by giving the owner notice that the owner may redeem the sign by paying the cost of removal.
An illegal sign on public property may be summarily removed without prior notice to the owner.
(Ord. 978, 11/17/2025)
§ 18.100.010 Purpose and Applicability.
Purpose. The purpose of this Chapter is to establish standards to protect and preserve trees throughout the City by identifying clear processes and procedures for the removal and replacement of trees.
Applicability. The standards of this Chapter apply to any person, firm, corporation, private or public utility, or governmental entity responsible for the removal, relocation, alteration, damage, or demolition of a protected tree or heritage tree. City initiated projects shall also be subject to the provisions of this Chapter unless specifically exempted by the City Council.
(Ord. 978, 11/17/2025)
§ 18.100.020 Definitions.
The following definitions apply to the standards of this Chapter.
Damage means any intentional action or gross negligence, which causes injury, death or disfigurement of a tree. Actions include, but are not limited to, cutting, girdling, poisoning, overwatering, soil compaction, unauthorized relocation or transportation of a tree, or trenching, excavating, altering the grade, or paving within the dripline or tree protection zone (if specified) of a tree.
Dead tree means a tree that is dead or that has been damaged beyond repair or is in an advanced state of decline (where an insufficient amount of live tissue, green leaves, limbs, or branches exist to sustain life) and has been determined to be such by the Zoning Administrator.
Excessive trimming means any of the following and is a prohibited act that constitutes removal:
Removing more than 25% of the functioning leaf, stem, or root area within 12 months. Excessive trimming is potentially injurious to the tree resulting in the tree appearing as a "bonsai," "lion's tailed," or "lolly-popped," or overly thinned.
Removal of the leaf or stem area predominantly on one side, topping, or excessive tree canopy or crown raising. Exceptions may be considered by the Zoning Administrator subject to review and approval of a tree removal when such trimming is determined by the Zoning Administrator to be the only feasible way to provide necessary clearance from overhead utilities or public improvements or to abate a hazardous condition or public nuisance, or when the trimming is recommended by a certified arborist due to the health and/or structure of the tree.
The cutting of any root two inches or greater in diameter and/or severing more than 25% of the roots and/or pruning not in compliance with ANSI A-300, Part I pruning standard for trees, or the International Society of Arboriculture Pruning Best Management Practices (latest available revision of each).
A hazardous tree is considered one that possesses a structural defect which poses an imminent risk if the tree or part of the tree would fall on someone or something of value. Structural defect means any structural weakness or deformity of a tree or its parts.
Tree removal means any of the following:
Complete tree removal such as cutting to the ground or extraction of the tree; and
Taking any action foreseeably leading to the death of a tree or permanent damage to its health or structural integrity, including but not limited to excessive trimming, cutting, girdling, poisoning, over-watering, unauthorized relocation or transportation of a tree, or trenching, excavating, altering the grade, or paving within the dripline area of a tree.
The TPZ is a restricted activity zone where soil disturbance, storage or parking of vehicles, storage of any other materials or chemicals, and/or alteration of drainage is not allowed, unless otherwise approved by the City. The project arborist or a City arborist shall designate the area of the TPZ with a temporary fenced tree enclosure designed to protect the tree and its roots from disturbance. Within the TPZ, roots that are critical for tree survival are typically found in the upper three-foot soil horizon and may extend beyond the dripline of the tree.
(Ord. 978, 11/17/2025)
§ 18.100.030 Permit Required.
General Requirements. No person, firm, corporation, private or public utility, or governmental entity shall remove, relocate, excessively trim, damage, or demolish a protected tree or heritage tree before obtaining a tree removal permit from the Zoning Administrator or approval from another applicable City decision-making body.
Protected Trees. For the purposes of this Chapter, all of the following are classified as "protected trees":
Any native oak tree or indigenous tree with a trunk diameter measurement of nine inches or larger. Indigenous trees include but are not limited to: Alnus Oregona (Red Alder), Acer Macrophyllum (Bigleaf Maple), Aesculus Californica (California Buckeye), Arbutus Menziesii (Madrone), Umbellularia Californica (California Bay or Laurel), Juglans Hindsii (California Black Walnut), Platanus Racemosa (California Sycamore), or Sambucus Mexicana (Elderberry). The California Native Plant Society's Calscape list of indigenous/native trees for the Bay Area can be referenced to determine whether a tree is considered native or indigenous to the region.
Nonnative trees, excluding Eucalyptus and Palm trees with a trunk diameter measurement of 18 inches or larger. Nonnative trees include species such as Sequoia Sempervirens (Coastal Redwood), Pinus Canariensis (Canary Island Pine), Pinus Halepensis (Aleppo Pine), Pinus Pinea (Italian Stone Pine), Pinus Radiata (Monterey Pine), Ulmus Americana (American Elm), Ulmus Parvifolia (Chinese Elm), Ulmus Pumila (Siberian Elm), Liquidambar Styraciflua (American Sweet Gum), Cedrus Deodara (Deodar Cedar), Cedrus Atlantica (Atlas Cedar), Fraxinus Uhdei (Shamel Ash), Fraxinus American (White Ash), Fraxinus Augustifolia (Raywood Ash), Cupressus (Cypress species), Morus Alba (Fruit/Fruitless Mulberry), Chinese Pistache, Robinia Pseudoacacia (Black Locust), Pyrus Calleryana (Bradford Pear), Cinnamomum Camphora (Camphor).
Any tree shown to be preserved on an approved tentative map, development, or site plan or required to be retained as a condition of approval or environmental mitigation measure.
Any tree required to be planted as a replacement for an unlawfully removed tree.
Any tree designated as a "heritage tree" in compliance with Section 18.100.070 (Heritage Trees).
Note: See subsection C of this Section for definition of trunk diameter measurement.
Trunk Diameter Measurement. For the purposes of this Chapter, the trunk diameter shall be measured using the following parameters:
Point of measurement shall start at 54 inches (DBH) above the existing ground surface adjacent to the trunk of the tree.
The width of the tree shall be measured from one side of the trunk to the opposite side, or alternatively, measure the circumference of the tree's trunk (in inches) and divide by pi (3.14).
For trees located on a slope, the trunk diameter shall be measured from the midpoint between the lowest and highest point of existing grade adjacent to the tree trunk.
For trees with more than one trunk, the combined diameter of all trunks measured at 54 inches (DBH) above the ground shall be the diameter of that individual tree.
Figure 18.100-1: Tree Trunk Diameter Measurements  |
Arborist Report Required. Any application for a tree removal permit shall include a letter report prepared by a certified arborist addressing the health/condition of the tree, the rationale for removal, the feasibility of any alternatives to removal, and any recommendations for replacement trees.
Criteria for Tree Removal Review. The Zoning Administrator, or other applicable review authority, shall consider the following factors in determining whether to approve the removal of a tree(s):
Health or physical condition of the tree;
Any potential hazard or any risk presented by the tree determined using the ANSI A-300, part 9 Standard for Tree Risk Assessment;
Whether the tree is causing a public nuisance and/or a public safety hazard;
Potential for the tree to be a detriment to other protected trees due to its location, overcrowding, or its health;
Evidence of significant damage to property caused, or likely to be caused, by the tree;
Any potential historic or cultural significance of the tree;
Whether the tree substantially inhibits sunlight necessary for the operation of active or passive solar heating, cooling or energy generation and trimming or thinning is not a feasible alternative to removal;
Whether the tree is obstructing proposed improvements that cannot be reasonably designed to avoid tree removal;
Whether the tree is located in close proximity to a structure in a high fire hazard area and removal is necessary to create defensible space per applicable fire safety laws, regulations or Fire District requirements;
Whether preservation of the tree(s) would render a site undevelopable, and the Planning Commission or City Council has determined that no economically viable use can be made of underlying or adjacent property if the tree is not removed and that every reasonable effort has been made to retain the tree;
Feasibility of alternatives to removal of the tree (for example, depending on the circumstances, abandonment in place of a natural gas pipeline that is over 30 years old and relocation of the pipeline may be deemed a feasible alternative);
Any other circumstances deemed relevant by the Zoning Administrator or other review authority based on site conditions, technical analyses, and/or the location of the tree.
Third-Party Peer Review Arborist. When deemed necessary by the Zoning Administrator or other applicable review authority, a third-party peer review prepared by a certified arborist, board certified master arborist, or registered consulting arborist may be required (at the cost of the applicant) to perform one or more of the following analyses:
Review the applicant's arborist report and/or tree preservation and replacement plan,
Physically inspect and evaluate the tree(s) proposed for removal,
Provide a written analysis to include the peer review arborist's findings and recommendations, or
Provide recommendations regarding tree replacement.
Replacement Trees Required.
Replacement Ratios. Unless otherwise specified by the Zoning Administrator or other applicable review authority, the replacement ratios for tree removal shall be as follows:
A protected native or indigenous tree approved for removal shall be replaced by at least two 15-gallon trees on the project site.
A protected nonnative tree approved for removal shall be replaced by at least one 15-gallon tree on the project site.
In addition to the requirements in Subsections G.1.a and G.1.b of this Section, removal of any protected tree, as part of an areawide program and/or discretionary development plan, that is located within or adjacent to the public right-of-way along Contra Costa Boulevard or within or adjacent to the Iron Horse Trail, may also be subject to additional mitigation requirements to address potential adverse communitywide social, economic, or environmental impacts of tree removals. Adverse impacts (individual or cumulative) that may require additional mitigation may include, but not be limited to, biological values, aesthetics, loss of shade, economic vitality, air quality, vehicle speed, community identity, and other similar factors, resulting directly or indirectly from tree removal and the substantial length of time required for replacement trees to reach the same level of maturity and therefore provide the same functionality and benefits as the trees that are removed.
Replacement Tree Species. The species of the replacement trees shall be approved by the Zoning Administrator or other applicable review authority.
Off-Site Replacement. Off-site tree replacement may be considered if the project site already has a significant mature tree population, to prevent overcrowding or infringement on existing structures. Adequate provisions for maintenance of the replacement tree shall be specified, subject to approval by the Planning Commission.
Replacement Infeasible. If it is determined that on-site or off-site replacement of trees is not currently feasible due to lack of adequate space on site or lack of a suitable and available off-site location, the applicable review authority may, at its discretion, allow one of the following alternatives.
Have the applicant pay an in lieu fee to the City for provision of off-site trees at the ratio recommended in Subsection G.1 of this Section. The in lieu fee shall be based on the estimated value of the replacement tree(s) including any installation and maintenance costs and shall be approved by the applicable review authority.
For a tree removal on a single-family residential property, the review authority may reduce or waive the tree replacement requirement, as appropriate.
Maintenance. Replacement trees shall be properly maintained by the permittee to ensure their survival.
Replacement trees on single-family residential sites shall be maintained for a minimum of two years after planting.
Replacement trees on all other sites shall be maintained as noted in any landscape maintenance agreement and/or City approved landscape plan or tree preservation and replacement plan applicable to the site.
(Ord. 978, 11/17/2025)
§ 18.100.040 Exemptions.
A Tree Removal Permit is not required before removal of a protected tree under any of the following circumstances:
Removal is determined necessary by Contra Costa Fire Protection District personnel actively engaged in fighting a fire.
Removal of trees on property owned by the Pleasant Hill Recreation and Park District.
Immediate removal is required to prevent imminent danger to life or property, such as with a "hazardous tree" as defined in Section 18.100.020 (Definitions) or if necessary to restore utility service within 48 hours of a storm, and the City Manager or their designee has been notified of the removal at the earliest opportunity, and it is not feasible to obtain a permit before removal. In the case of immediate removal, a tree removal permit shall be submitted within five days following removal to ensure that the provisions of this Chapter and any other applicable provisions of the Municipal Code or applicable land use entitlements are satisfied.
The tree is held for sale as part of a licensed nursery business.
The tree(s) are designated as "To Be Removed" on an approved subdivision map (tentative map or parcel map) or development plan provided that the tree removal has been reviewed and approved by the decision-making body for the subdivision map and/or development plan based on the criteria in Section 18.100.030E and a tree preservation and replacement plan has been approved in accordance with Section 18.100.050 (Preservation and Replacement Plan).
The Zoning Administrator determines that the tree is dead.
The Zoning Administrator may require submittal of a report from a licensed arborist if deemed necessary to verify the condition of the tree.
A fee shall not be required for a determination by the Zoning Administrator that a tree is dead.
Dead trees that are removed shall not require replacement unless located on a site with a City-approved landscape plan or landscape maintenance agreement, in which case, the dead tree shall be replaced on a 1:1 basis.
Tree trimming that does not constitute "excessive trimming" as defined in Section 18.100.020 (Definitions).
A governmental entity or a public or private utility determines the removal of a tree(s) is exempt from this Chapter by Federal or State law, regulation, or administrative order. A copy of such statute, regulation, or order shall be provided to the Zoning Administrator for approval.
(Ord. 978, 11/17/2025)
§ 18.100.050 Preservation and Replacement Plan.
General Requirements. A tree preservation and replacement plan prepared by a State licensed or certified professional shall be submitted when:
A discretionary land use entitlement application includes removal of protected trees. This provision does not apply to an entitlement involving only one single-family residence where the Zoning Administrator may administratively require tree protection measures as needed if a proposed development has the potential to adversely impact a protected tree.
Required by the Zoning Administrator or other applicable review authority as a condition of a Tree Removal Permit approval.
Content Requirements. The tree preservation and replacement plan shall be subject to the review and approval of the Zoning Administrator or other applicable city decision making body and shall include:
A map and inventory showing the location, species, health rating, size, and a unique tree number for all trees on the site. The trees to be removed, relocated, or demolished shall be labeled "To Be Removed" or marked with an "X" and the inventory shall indicate by notation why removal of each tree is necessary based on the criteria included in Section 18.100.030E (Permit Required).
A report from a certified arborist, board certified master arborist, or registered consulting arborist describing the condition of all existing trees, the anticipated impacts of grading, trenching, and construction on the protected trees and recommending specific protective measures to be implemented before commencement of grading or construction to minimize potential adverse impacts on protected trees. The report shall designate TPZs for each protected tree and/or group of protected trees that are proposed to remain on-site and the additional measures such as protective fencing, staking, and signage necessary to avoid inadvertent damage to protected trees during grading and construction. All required tree protection measures shall also be included with the grading and/or construction documents for the development.
A replanting plan prepared by a licensed landscape architect or other professional approved by the City for replacement of each tree removed as required by the Zoning Administrator or other applicable City decision-making body. The planting plan shall include replacement trees as required in accordance with Section 18.100.030G and shall conform with ANSI A-300 Standard Part XXX (Planting).
Provisions to ensure ongoing maintenance of any required replacement trees.
(Ord. 978, 11/17/2025)
§ 18.100.060 Performance Security.
To ensure the safety and well-being of existing protected trees that may be impacted by grading or construction and/or any replacement trees required to be planted in accordance with this Chapter, the Zoning Administrator or other applicable review authority may, at its discretion, require an applicant to post a cash deposit or other performance security acceptable to the City guaranteeing that each such tree will be protected against harm from grading or construction and will be adequately maintained. The performance security shall be posted with the Zoning Administrator before issuance of grading permits and shall be governed by the following provisions:
The Zoning Administrator shall establish the amount of the performance security which shall be equal to the estimated value of the protected trees.
The performance security shall remain in effect for a period of five years, or two years for single-family residential sites following the date of final inspection and acceptance of the development project by the City.
The performance security shall provide that if the City determines that a protected tree has been removed, permanently damaged, or destroyed due to development activity during the effective period of the performance security, the City is entitled to recover the face amount of the performance security.
At the expiration of the effective period of the performance security, if the city determines that the protected trees have not been removed, permanently damaged, or destroyed due to development activity, the performance security shall be refunded, or the surety bond terminated.
(Ord. 978, 11/17/2025)
§ 18.100.070 Heritage Trees.
Notwithstanding any other provisions of this Chapter, a tree which is enrolled in the City's Heritage Tree Program may not be removed, relocated, damaged, or demolished, and no permit or tree preservation and replacement plan authorizing such action may be issued, unless the Zoning Administrator or other applicable City decision-making body determines that the tree poses a hazard to property or danger of disease or infection to surrounding healthy trees.
Eligibility. Any native or indigenous tree in the city with a trunk diameter measurement of 16 inches or more or any tree grouping in the city with at least one tree of this diameter is eligible for enrollment in the Heritage Tree Program, with the consent of the property owner.
Enrollment. The Zoning Administrator shall review and approve applications for enrollment in the Heritage Tree Program unless an eligible tree or tree grouping is unhealthy and cannot be saved. Upon approval of an application, the Zoning Administrator shall:
Record the location and the plant number of each tree or tree grouping.
Obtain a color photograph of the tree or tree grouping at the time of its enrollment.
Award a certificate to each property owner enrolling a tree or tree grouping in the program, expressing the appreciation of the City and its citizens.
(Ord. 978, 11/17/2025)
§ 18.100.080 Conditions of Approval.
The Zoning Administrator or other applicable review authority may impose reasonable conditions of approval on a tree removal permit, consistent with the purposes of this Chapter, to ensure safe and unobtrusive tree removal, replacement, relocation, and demolition; maintenance of replacement trees; and protection of trees not approved to be removed. It shall be a violation of this Chapter for any property owner or agent of the owner to fail to comply with any condition of approval or other requirement in accordance with this Chapter.
(Ord. 978, 11/17/2025)
§ 18.100.090 Penalties.
In addition to all other remedies established in the municipal code or otherwise provided by law, the following remedies shall be available to the City for violation of this Chapter:
For unlawful removal or damage of a native oak tree or heritage tree, a civil penalty may be imposed at the discretion of the City in an amount not to exceed $1,000 per tree unlawfully removed or damaged, or the replacement value of each such tree. Such amount shall be payable to the City. Failure to pay this penalty may result in imposition of a lien or special assessment on the property in the amount of the penalty and any additional costs incurred by the City in addressing the violation.
Replacement value for the purposes of this Section shall be determined utilizing "trunk formula method" as specified in the most recent edition of the Guide for Plant Appraisal, published by the International Society of Arboriculture.
(Ord. 978, 11/17/2025)
§ 18.100.100 Referral.
The Zoning Administrator may refer any tree removal permit application directly to the Planning Commission (or Architectural Review Commission if the removal is on a site with a landscape plan previously approved by the Architectural Review Commission).
(Ord. 978, 11/17/2025)
§ 18.100.110 Tree Removal Permit Expiration.
An approved Tree Removal Permit shall be valid for a period of 12 months from the approval date, unless the tree is removed, or the permit is renewed by the Zoning Administrator or other review authority that originally approved the permit.
(Ord. 978, 11/17/2025)
§ 18.100.120 Appeals.
Any decision to approve or deny a Tree Removal Permit may be appealed by the applicant or any interested party in accordance with the procedures specified in Chapter 18.185 (Appeals and Calls for Review).
(Ord. 978, 11/17/2025)
§ 18.105.010 Purpose and Applicability.
Purpose. The purpose of this Chapter is to establish standards for landscape design and development that employ water-efficient design and management in a citywide effort to conserve water, because water is a limited resource which must be managed and used efficiently. Efficient water use can be increased through proper landscape design and management. The right to use water is limited to the amount reasonably required for the beneficial use to be served and the right does not and shall not extend to waste or unreasonable method of use The regulations of this Chapter are established in compliance with State law that requires all California jurisdictions to either adopt the State model water-efficient landscape ordinance or adopt a local ordinance that is at least as effective as the State ordinance. This Chapter conforms to the requirements of the State Water Conservation in Landscaping Act (Government Code Sections 65591 through 65599) and is at least as effective as the updated State model ordinance
Applicability. This Chapter applies to the following landscaping projects:
A water-efficient landscape plan approval is required for projects in all zoning districts that:
Propose the creation of 500 square feet or more of landscape area proposed in conjunction with a Zoning Permit, Building Permit, Grading Permit, Plan Check, or Architectural Review Permit.
Propose the rehabilitation of 2,500 square feet or more of landscaping proposed in conjunction with a Zoning Permit, Building Permit, Grading Permit, Plan Check, or Architectural Review Permit.
For projects using treated or untreated graywater or rainwater captured on site, any lot within the project that has less than 2,500 square feet of landscape and meets the lot's landscape water requirement (estimated total water use) entirely with treated or untreated graywater or through stored rainwater captured on site is subject only to Section E of the Prescriptive Compliance Option maintained by the Zoning Administrator.
Any project with an aggregate landscape area of 2,500 square feet or less, and proposed in conjunction with a Zoning Permit, Building Permit, Grading Permit, Plan Check, or Architectural Review Permit, may comply with either the requirements of this Chapter or with the Prescriptive Compliance Option maintained by the Zoning Administrator.
Section 18.105.090 (Provisions for Existing Landscaping) and Section 18.105.100 (Disclosures) apply to existing landscaping.
The standards of this Chapter do not apply to:
A landscaped area that is only temporarily irrigated for establishment purposes, or a landscaped area that is not irrigated with a permanent irrigation system.
Registered local, State, or Federal historical sites, as determined by the Planning Commission or City Council.
An existing community garden, botanical garden or arboretum open to the public.
Landscaped Area. For the purposes of this Chapter, decorative hardscape, mulch, and/or pervious pavement areas in all nonresidential zoning districts shall be treated as landscape areas (credited for up to 50% of required project landscaped area subject to Architectural Review Commission or Planning Commission approval) as part of a proposed project.
(Ord. 978, 11/17/2025)
§ 18.105.020 Forms – Zoning Administrator Review.
Forms. The Zoning Administrator shall develop detailed application and certification requirements consistent with 43 Cal. Code of Regs. AA 490 et seq., including but not limited to:
Definitions (Appendix A to this Chapter);
Water efficient landscape worksheet (Appendix B to this Chapter);
Certificate of compliance: landscape design sheet (Appendix C to this Chapter);
Certificate of compliance: landscape installation sheet (Appendix D to this Chapter);
Certificate of compliance: landscape maintenance sheet (Appendix E to this Chapter);
Prescriptive compliance option (Appendix F to this Chapter).
Zoning Administrator Review. A Water-Efficient Landscape Plan, when applicable, shall be reviewed in conjunction with any applicable zoning approval, Building Permit, Architectural Review Permit, Development Plan, Planned Unit Development, Use Permit, or Subdivision. The Zoning Administrator shall review each water-efficient landscape plan submittal for compliance with the provisions of this Chapter and may withhold issuance of a Zoning Permit, Building Permit, or Grading Permit for which its related landscape plan indicates an estimated total water use that exceeds the maximum applied water allowance for a proposed landscape, or is otherwise not in compliance with this Chapter.
(Ord. 978, 11/17/2025)
§ 18.105.030 Submittal Requirements.
General Requirements. An applicant requesting approval for any project that is subject to this Chapter shall submit a Water-Efficient Landscape application package, on forms provided by the Planning Division, before any grading or construction can begin on the proposed site. The landscape application package shall include all the following:
A project information sheet identifying the applicant's name and description of the project, including location, type of development, source of irrigation water, total landscape area, and area of landscape to be rehabilitated.
Certifications as required in Section 18.105.070 (Certifications).
Water efficient landscape worksheet with calculations of the maximum applied water allowance and estimated total water use of the proposed landscape plan.
Landscape and irrigation plan prepared in accordance with Section 18.105.040 (Water-Efficient Landscape Standards) and Section 18.105.050 (Landscape Plan Requirements).
Maintenance schedule prepared consistent with the provisions of Section 18.105.080 (Landscape and Irrigation Maintenance Schedule).
Soil management report.
Waiver for Low Water Use Landscapes. The Zoning Administrator may waive the requirement for submittal of the water efficient landscape worksheet required by this Section; provided, that the landscape plan meets all the following requirements:
(Ord. 978, 11/17/2025)
§ 18.105.040 Water-Efficient Landscape Standards.
The proposed landscape shall be creative and incorporate a variety of plantings to avoid uniformity and similar landscape designs. The landscape plan shall meet the following:
The landscape plan shall be subject to the requirements of the Landscape Design Certificate of Compliance form maintained by the Zoning Administrator.
(Ord. 978, 11/17/2025)
§ 18.105.050 Landscape Plan Requirements.
The water-efficient landscape plan shall demonstrate that all the water-efficient landscape standards of Section 18.105.040 (Water-Efficient Landscape Standards) have been met. The plan shall include details and specifications reflecting best management practices for water-efficient landscape design.
Planting Plan. The planting plan shall include information identified in the Landscape Design Certificate of Compliance form.
Irrigation Plan. The irrigation plan shall include information identified in the Landscape Design Certificate of Compliance form.
NPDES. The proposed landscape plan shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) intended to implement stormwater best management practices into the planting, irrigation, and grading plans to minimize runoff and to increase on-site retention and infiltration.
(Ord. 978, 11/17/2025)
§ 18.105.060 Landscape Water Irrigation Audit.
A landscape water audit shall be completed as specified in this Section to ensure that the installed landscape meets the requirements of this Chapter.
General Requirement. The City Landscape Irrigation Auditor or an independent third-party certified irrigation system auditor shall have an audit completed within 30 calendar days after completion of the landscape installation. Landscape audits shall not be conducted by the person who designed the landscape or installed the landscape. Large projects or projects with multiple landscape installations shall complete at least one audit for every seven lots or approximately 15% of the project.
Repair or Correction. The City or independent third-party certified irrigation system auditor shall inform the applicant or owner of all the areas where the landscape project does not conform to this Chapter. This shall include, but is not limited to, all items listed on the Certificates of Compliance required for the project. The applicant or property owner shall repair or correct the noncompliance issues and the lot shall be re-audited for compliance within 30 calendar days of receipt of report from certified irrigation system auditor.
(Ord. 978, 11/17/2025)
§ 18.105.070 Certifications.
Applicability. Before final permit inspection or issuance of a Certificate of Occupancy for the project, the applicant shall submit completed Certificates of Compliance, on forms provided by the Planning Division, that the landscape has been designed and installed in compliance with the approved water-efficient landscape plan submittal and the requirements of this Chapter.
Required Certificates of Compliance. The applicant shall submit completed Certificates of Compliance for all the following:
Landscape Design. The licensed landscape architect, licensed landscape contractor, or any other person(s) authorized by law to design a landscape, who prepared the landscape design, shall complete the Landscape Design Certificate of Compliance form, certifying the landscape has been designed to comply with the criteria of this Section.
Landscape Installation. The applicant shall complete the Landscape Installation Certificate of Compliance form, certifying the landscape has been installed, as specified in the landscape plans, and complies with this Section.
Irrigation Installation. The certified irrigation system auditor shall complete the Landscape Installation Certificate of Compliance form certifying the landscape and irrigation system have been installed, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure, and any other factors necessary for accurate programming, as specified in the landscape plans, and comply with the criteria of this Section.
Maintenance. The maintenance contractor/person for a landscape project(s) involving more than one single-family residence, or the property owner/resident for a landscape project for an individual single-family residence, shall complete the Landscape Maintenance Certificate of Compliance, certifying the landscape maintenance contractor, or person responsible for maintenance, agrees to manage the property using less water than the maximum applied water allowance.
(Ord. 978, 11/17/2025)
§ 18.105.080 Landscape and Irrigation Maintenance Schedule.
The applicant shall develop a landscape maintenance specification and schedule for the landscape project that is consistent with the most recent acceptable best management practices for landscape maintenance. Schedules shall be submitted with the Landscape Maintenance Certificate of Compliance in accordance with Section 18.105.070 (Certifications) and shall specify, at a minimum:
An annual landscape maintenance schedule including at least the following:
Routine inspection;
Auditing, adjustment, and repair of the irrigation system and its components;
Aerating turf areas;
Topdressing with compost, replenishing mulch;
Seasonal pruning;
Weeding in all landscape areas; and
Removing obstructions to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.
Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components of greater efficiency.
Project shall be irrigated so that total annual water applied is less than or equal to the maximum applied water allowance (MAWA), if applicable.
(Ord. 978, 11/17/2025)
§ 18.105.090 Provisions for Existing Landscaping.
This Section applies to all landscaped areas that were installed before December 1, 2015.
Each property owner in the city shall ensure the efficient use of landscape water and may utilize resources and services, such as irrigation surveys and landscape water use analysis, that are offered by the local retail or wholesale water utility.
Each property owner in the city is encouraged to prevent water waste resulting from inefficient landscape irrigation by limiting landscape irrigation to the hours between 8:00 p.m. and 10:00 a.m.; and by prohibiting runoff from the target landscape areas due to excessive irrigation run times, low head drainage, overspray, or other similar conditions where water flows onto an adjacent property, sidewalk, roadway, parking lot, or structure. Irrigation water runoff from the owner's property is prohibited.
The additional standards shall apply to existing landscapes installed prior to December 1, 2015, and over one acre in size:
For landscapes that have a water meter, the property owner shall submit to the City (or with agreement with the local water district) irrigation water use analysis/audits to evaluate water use and include recommendations to reduce landscape water use to a level that does not exceed the maximum applied water allowance currently in effect.
For landscapes that do not have a water meter, the property owner shall submit to the City (or with agreement with the local water district) irrigation water use analysis/audits to evaluate water use and include recommendations to prevent water waste.
(Ord. 978, 11/17/2025)
§ 18.105.100 Disclosures.
Model Homes. All new model homes for a single-family residential subdivision or phase of a subdivision shall have front and corner (street) side setbacks that are landscaped in accordance with the provisions of this Chapter. At least one of the model homes shall include interpretive or informational signage highlighting for visitors the water-efficient landscape principles incorporated into the site landscaping. Signs shall include information about the site water use as designed per this Chapter; specify who designed and installed the water-efficient landscape; and demonstrate low water use approaches to landscaping such as using native plants, graywater systems, and rainwater catchment system. The developer shall make available brochures or other written or graphic media that informs visitors and potential buyers about the principles of water-efficient landscapes, including but not limited to those principles that are described in this Chapter.
Architectural Guidelines. This Chapter and the State Water Conservation in Landscaping Act shall preempt any architectural guidelines or covenants, conditions, and restrictions (CC&Rs) of a common interest development which have the effect of prohibiting the use of low water use plants as a group. "Common interest development" includes a homeowner association, community apartment project, condominium, planned development, and stock cooperative.
Providing Information. For a landscape project subject to this, the property owner/resident is required to provide the following information to a subsequent site landscape maintenance company, new tenant, or owner at transfer of ownership or maintenance responsibility:
(Ord. 978, 11/17/2025)
§ 18.105.110 Fees.
An applicant subject to this Chapter shall pay submittal fees in the amount established by resolution of the City Council.
(Ord. 978, 11/17/2025)
§ 18.105.120 Irrigation Efficiency.
For the purpose of determining estimated total water use, average irrigation efficiency is assumed to be 0.75 for overhead spray devices and 0.81 for drip system devices.
(Ord. 978, 11/17/2025)
§ 18.105.130 Reporting.
The City shall report by January 31st of each calendar year to the Department of Water Resources and shall address the following:
Note whether a single agency ordinance or a regional agency alliance ordinance was adopted, and the date of adoption or anticipated date of adoption.
Define the reporting period (calendar year).
Note if a locally modified water-efficient landscape ordinance (WELO) or the MWELO is being used. If using a locally modified WELO, how is it different than MWELO, is it at least as efficient as MWELO, and note any exemptions specified.
Note the entity responsible for implementing the ordinance.
Note the number and types of projects subject to the ordinance during the specified reporting period.
Note the total area (in square feet or acres) subject to the ordinance over the reporting period, if available.
Note the number of new housing starts, new commercial projects, and landscape retrofits during the reporting period.
Describe the procedure for review of projects subject to the ordinance.
Identify actions taken to verify compliance.
Identify enforcement measures.
Explain challenges to implementing and enforcing the ordinance.
Note educational and other needs to properly apply the ordinance.
(Ord. 978, 11/17/2025)
§ 18.110.010 Purpose and Applicability.
Purpose. The purpose of this Chapter is to establish standards for antennas and wireless telecommunications facilities. These regulations are intended to provide for the managed development of antennas and wireless telecommunications facilities in a manner that recognizes and enhances the community benefits of wireless telecommunications technology and reasonably accommodates the needs of citizens and wireless telecommunications service providers in accordance with Federal and State rules and regulations. These regulations also intend to protect neighbors from potential adverse impacts of such facilities, and to preserve the visual character of the established community through appropriate design, siting, screening, maintenance, and location standards.
Applicability. The standards of this Chapter shall apply to any wireless telecommunication facilities, antennas, and structures for which land use approval is required, except for those facilities specified in Section 18.110.020 (Exemptions).
(Ord. 978, 11/17/2025)
§ 18.110.020 Exemptions.
Each exempt facility listed in this Section shall fully comply with all other applicable requirements of the Municipal Code to the extent not specially exempted in this Section, including but not limited to the adopted California safety codes, including California Building Standards Code (Title 24), Electrical Code, Plumbing Code, Mechanical Code, and Fire Code.
The requirements of this Chapter do not apply to antennas or antenna structures established in this Section, unless otherwise noted in this Chapter.
Over-the-Air Reception Devices (OTARD) Antennas.
Satellite Dishes 39.37 Inches (One Meter) or Less. Direct broadcast satellite (DBS) antennas and multipoint distribution services (MDS) antennas measuring one meter or less in diameter and are either:
Intended for the sole use of a person occupying the same lot to receive direct broadcast satellite service, including direct-to-home satellite service, or to receive or transmit fixed wireless signals via satellite; or
A hub or relay antenna used to receive or transmit fixed wireless services that are not classified as telecommunications services.
Non-Satellite Dishes 39.37 Inches (One Meter) or Less. Non-satellite dish antennas measuring one meter or less in diameter and are either:
Intended for the sole use of a person occupying the same lot to receive video programming services via multipoint distribution services, including multichannel multipoint distribution services, instructional television fixed services, and local multipoint distribution services, or to receive or transmit fixed wireless signals other than via satellite; or
A hub or relay antenna used to receive or transmit fixed wireless services that are not classified as telecommunications services.
Television Broadcast System (TVBS) Antennas. TVBS antennas are exempt provided that all the following are true:
Satellite Earth Station (SES) Antennas. SES antennas measuring two meters or less in diameter located on a property within any commercial or industrial zoning district that comply with all the following provisions. SES antennas are not exempt from obtaining a Building Permit and Zoning Permit for review of placement to ensure that maximum safety is maintained.
Amateur Radio Antennas. Antennas and antenna structures constructed by or for FCC-licensed amateur radio operators that comply with all the following provisions. Such an antenna or antenna structure is not exempt from obtaining a Building Permit and Zoning Permit for review of placement to ensure that maximum safety is maintained.
The antenna structure, when fully extended, measures 35 feet or less in height, and measures 24 inches or less in diameter or width;
The antenna boom measures 20 feet or less in length and is three inches or less in diameter;
No antenna element exceeds 32 feet in length or two inches in diameter or width, except for mid-element tuning devices which shall not exceed six inches in diameter or width; and
The turning radius of any antenna does not exceed 26 feet.
All antennas and antenna structures shall comply with Section 18.110.060 (General Development Standards), and other applicable provisions of the municipal code.
Public Safety Facilities. Telecommunications facilities used only for public safety or other noncommercial governmental functions, including personal wireless services, used and maintained by the City, or any fire district, school district, hospital, ambulance service, governmental agency, or similar public or semipublic use.
Temporary Mobile Facilities. Mobile facilities placed on a site for less than seven consecutive calendar days, provided any other necessary permits are obtained.
Collocation Facilities. A proposed collocation facility that meets all of the requirements of California Government Code Section 65850.6.
Emergency Facilities. Wireless telecommunications facilities erected and operated for emergency situations, as designated by the Police Chief or City Manager, so long as the facility is removed at the conclusion of the emergency.
(Ord. 978, 11/17/2025)
§ 18.110.030 Permits Required.
Telecommunication facilities, antennas, and structures shall obtain the following applicable permits unless exempt under Section 18.110.020 (Exemptions).
If the facility, antenna, or structure will be located in the public right-of-way, the following permits are required.
Encroachment Permit.
An Encroachment Permit shall be required for any facility located within the public right-of-way other than a qualifying Federal Communications Commission (FCC) Section 6409(a) Modification. Applications for facilities within the public right-of-way are subject to review and approval by the City Engineer. An Encroachment Permit for a facility shall only be approved if the facility is in substantial conformance with the applicable general development standards in Section 18.110.060 (General Development Standards) and the "Guidelines for Wireless Communications Facilities" within the public right-of-way. Exceptions or deviations from the guidelines may be granted at the discretion of the City Engineer if the findings for approval of an exception/deviation as established in Section 18.110.080 (Exceptions) are satisfied. The processing of an encroachment permit for purposes of a wireless telecommunications facility shall be subject to full cost recovery for city staff time processing the permit.
An Encroachment Permit shall be required for accessing, working, or staging within the public right-of-way or on city-owned public property for the purposes of constructing a wireless telecommunications facility.
Zoning Permit. A Zoning Permit shall be required for any Section 6409(a) modification. Applications for Zoning Permits for a Section 6409(a) modification within the public right-of-way are subject to review and approval by the City Engineer.
License. A license entered into with the City shall be required for use of any City-owned property within the public right-of-way.
Building Permit. A Building Permit shall be required for any wireless telecommunications facility or modification thereof, unless it is specifically exempted.
Encroachment Permit for Construction. An Encroachment Permit shall be required for accessing, working, or staging within the public right-of-way or on city-owned public property. Private Property and Public Property (excluding public right-of-way).
Architectural Review Permit. An Architectural Review Permit is required for the following facilities:
A monopole or any other antenna structure constructed by or for an FCC-licensed amateur radio operator which, when fully extended, is between 35 and 60 feet in height, and/or has a turning radius exceeding 26 feet (when the antennas are rotated).
A wireless telecommunications facility other than a Section 6409(a) modification, or an application for a small wireless facility collocation.
Minor Use Permit. A Minor Use Permit shall be required for any wireless telecommunications facility that is a small wireless facility involving a new or replacement structure or that involves the collocation of a personal wireless services facility that is not a Section 6409(a) modification. The Zoning Administrator shall administratively review, process, conditionally approve or deny an application for a Minor Use Permit in accordance with the procedures established in Chapter 18.155 (Use Permit).
Zoning Permit. A Zoning Permit shall be required for any Section 6409(a) modification. No Architectural Review Permit shall be required for a Section 6409(a) modification.
Use Permit. A Use Permit is required for the installation of:
Building Permit. A Building Permit shall be required for any wireless telecommunications facility or modification thereof, unless it is specifically exempted.
Encroachment Permit. An Encroachment Permit shall be required for accessing, working, or staging within the public right-of-way or on City-owned public property.
License/Lease. A lease or license entered into with the city shall be required for any facility located within or upon City-owned public property.
Temporary Use Permit. A Temporary Use Permit is required for the installation of any wireless telecommunications facility intended or used to provide personal wireless services on a temporary or emergency basis, such as a large-scale special event in which more users than usual gather in a single location or following a duly proclaimed local or state emergency as defined in Government Code Section 8558 requiring additional service capabilities for a period not to exceed 90 consecutive calendar days.
(Ord. 978, 11/17/2025)
§ 18.110.040 Application Submittal Requirements.
An applicant seeking approval for a wireless telecommunications facility or a modification to a preexisting wireless telecommunications facility in accordance with this Chapter shall complete and submit an application to the Planning Division for review and processing, upon the approved form.
(Ord. 978, 11/17/2025)
§ 18.110.050 Findings.
In addition to the required findings for the applicable permit under Part 4 (Permit and Entitlement Processing Procedures), the review authority responsible for reviewing an entitlement permit in accordance with this Chapter may approve the permit only upon making one of the following findings:
Any and all applicable requirements in this Chapter have been satisfied; or
To the extent the proposed wireless telecommunications facility does not comply with all applicable requirements, the applicant has requested an exception in accordance with Section 18.110.080 (Exceptions) and the findings for granting an exception can be made.
(Ord. 978, 11/17/2025)
§ 18.110.060 General Development Standards.
General Development Standards. Each wireless telecommunications facility located on private property shall be designed, installed, and operated in compliance with these development standards, unless specifically stated otherwise in this Section.
Limited Requirements. Wireless telecommunication facilities approved under a Zoning Permit for a Section 6409(a) modification or an Encroachment Permit for facilities in a public right-of-way shall only be required to comply with the development standards in Subsections 1.b, 2.h, A.3, A.6, A.9, and A.10 of this Section.
Location Requirements.
Zoning Districts. No more than one monopole or any other antenna structure is permitted on any lot in a residential zoning district. A wireless telecommunications facility may be allowed in the Downtown Specific Plan area and the Contra Costa Center Specific Plan area and other future specific plan areas if listed as an allowed use within the approved specific plan.
Airport Safety Zones. A wireless telecommunications facility shall not be installed within Airport Safety Zones 2, 3, or 4 for Buchanan Field, as identified in the General Plan, or for any other airport or heliport, unless the Airport Operator and the Airport Land Use Commission indicate in writing that the facility would not adversely impact airport operations.
Collocation. Facilities owned by multiple wireless telecommunications providers shall be collocated on a single tower, monopole or building to the extent technically feasible and aesthetically desirable to minimize proliferation and visual impacts of new facilities.
Visibility from Public Places.
A wireless telecommunications facility installed in a location readily visible from a public trail, public park, or other publicly owned outdoor recreation area shall be sited and designed to be effectively unnoticeable within the existing natural and/or manmade environment.
The smallest and least visible antennas possible should be installed which will reasonably accommodate the operator's communication needs.
The City shall retain the authority to limit the number of antennas and related equipment at any site to minimize potential visual impacts.
Setbacks. A wireless telecommunications facility and any related ground-mounted equipment shall not be located in the front or street side setback of any lot, or within 200 feet of a lot with a residential use. The 200-foot linear measurement shall be taken from the base of any antenna structure, any structure that is supporting antennas, and/or any ground-mounted support equipment to the nearest property line of the residential use.
Screening and Design Requirements.
Antennas. Antennas, antenna structures, and related equipment shall incorporate architectural, landscape, color, and/or other treatments to minimize potential visual impacts.
Natural Appearance. Ground-mounted facilities shall be screened with natural vegetation or designed as a stealth facility. Examples include a water tank, artificial tree, and rocks. Existing and new landscaping materials, especially trees, shall be used where possible to screen antenna and antenna towers from off-site views.
Glare. All exterior surfaces of the facility shall be constructed or treated with nonglare and nonreflective material.
Blending with Architecture. Building-mounted antennas shall be in scale and architecturally integrated with the building design in such a manner as to be visually unobtrusive. This shall include use of complementary materials and complementary colored paint. Screening may include locating the facility or equipment within attics, steeples, cupolas, and towers or within a new architectural addition to a building or structure which is architecturally compatible with the building. Applicants are also encouraged to design wireless telecommunications facilities to serve as public art, particularly those in commercial, office, or retail zoning districts.
Specific Plan Areas. Within any specific plan area, all wireless telecommunications facilities shall be completely screened from the view of surrounding properties. Appropriate locations may include inside attic spaces, steeples, cupolas, towers, below parapets, or concealed in architectural features.
Exterior Lighting. Exterior lighting is limited to:
One exterior light with a maximum wattage of 100 watts over a door to equipment sheds. Light fixtures shall be equipped with cutoff lenses to minimize spill-over of light to adjacent properties; and
Other lights required by the Federal Aviation Administration (FAA) for communications facilities within Airport Safety Zones 2, 3 and 4.
Wall- and Building-Mounted Facility Dimension Standards.
Unauthorized Access. All facilities shall be designed to be resistant to and minimize opportunities for unauthorized access, climbing, vandalism, graffiti, and other conditions which would result in hazardous conditions, visual blight, or attractive nuisances.
Noise Standards. Each facility shall be operated in such a manner to minimize any noise impacts. The maximum noise generation limit for communications facilities and transmission equipment is 50 decibels (measured on the CNEL scale) measured 10 feet from any noise-generating use on the site. Final building plans for new and remodeled facilities shall include a letter from a qualified acoustical engineer certifying that building plans comply with this standard.
Height. A wireless telecommunications facility, whether building- or ground-mounted, shall be no taller than 12 feet above the maximum allowed height limit of the main building in the zoning district in which the facility is located.
Undergrounding. Extensions of electrical and telecommunications landlines to serve wireless telecommunications facilities shall be undergrounded.
Signs. Wireless telecommunications facilities shall include the installation of all-weather emergency information signs on-site in a reasonably visible location. Each sign shall indicate, at minimum, the site address and a 24-hour emergency contact phone number.
Service Roads. Existing roads and easements shall be used to the extent feasible. New service roads shall be limited to a width of 10 feet, unless a wider road is deemed necessary by the City or the Contra Costa Fire Protection District.
Landscaping and Tree Preservation.
Landscape Plan. Any existing trees or significant vegetation shall be retained as part of an approved landscape plan for the project.
Protection. Before commencement of work, existing trees in the vicinity of the facility and along any access roads and trenching areas shall be protected from damage with temporary construction fencing or other methods approved by the Zoning Administrator. Grading, cutting or filling is prohibited in the dripline of any tree required to be preserved. Underground lines shall be located to minimize damage to tree roots.
Restoration. All areas disturbed during project construction shall be revegetated with similar plant material before issuance of a certificate of occupancy.
Compliance with Laws. All wireless telecommunications facilities shall comply with the applicable provisions of this Chapter as well as the Building Code, Electrical Code, Plumbing Code, Mechanical Code, Fire Code, and rules and regulations imposed by State and Federal agencies. All wireless telecommunications facilities shall meet current standards and regulations of the FCC, California Public Utilities Commission (CPUC), and any other agencies with authority to regulate wireless telecommunications service providers. If existing standards or regulations are changed, the applicant shall bring its facility into compliance with the new standards within 90 calendar days of the effective date of such standards, unless otherwise mandated by the Federal or State agency. Changes to approved projects are subject to review and approval by the Zoning Administrator or other applicable City decision-making body. Failure to comply with adopted new State or Federal requirements shall be grounds for permit revocation in accordance with Section 18.110.140 (Revocation).
Public Health. No wireless telecommunications facility shall be sited or operated in such a manner that it poses, either by itself or in combination with other such facilities, a potential threat to public health.
No facility or combination of facilities shall produce, at any time, power densities in any inhabited area that exceed the FCC's maximum permissible exposure (MPE) limits for electric and magnetic field strength and power density for transmitters or any more restrictive standard subsequently adopted or promulgated by the City, County, State, or Federal government.
Absolute compliance with FCC Office of Engineering Technology (OET) Bulletin 65, as amended, is mandatory, and any violation of this Chapter shall be grounds for the City to immediately terminate any permit granted under this Chapter, or to order the immediate service termination of any nonpermitted, noncomplying facility constructed within the city.
Performance Bond. Before a Building Permit or Electrical Permit is issued, the applicant shall file with the City, and shall maintain in good standing throughout the term of the approval, a performance bond or another form of security approved in advance by the City for the removal of the facility in the event that the use is abandoned or the permit is revoked, terminated, or expires. The security shall be in the amount equal to 100% of the cost of physically removing the wireless telecommunications facility and restoring the site to the condition as it existed before the original deployment of the facility and all related facilities and equipment on the site The amount shall be based on the higher of two contractors' quotes for removal that are provided by the permittee. The permittee shall reimburse the City for staff time associated with the processing and tracking of the bond, based on the hourly rate adopted by the City Council. Reimbursement shall be paid when the security is posted and during each administrative review.
Special Provisions for Amateur Radio Antennas and Antenna Structures. In addition to the general development standards in this Section, amateur radio antennas and antenna structures shall comply with the following standards:
Height. The minimum height and size necessary to reasonably accommodate the operator's communication needs, in accordance with FCC regulations as established in FCC Order "PRB-1."
Retractable monopoles may be required for antenna structures over 35 feet in height which are in or within 200 feet of a lot with a residential use. The City may require that, at times when not in operation, the monopole be retracted to the lowest elevation possible to maintain a safe clearance above any nearby building, accessory structure, overhead utility, landscaping, and/or any other site improvements.
(Ord. 978, 11/17/2025)
§ 18.110.070 Nonconforming Provisions.
Any wireless telecommunications facilities existing before April 19, 2017 that are nonconforming to the provisions of this Chapter may continue to be operated, repaired, and maintained but shall not be enlarged, expanded, relocated or modified in a way that increases nonconformance with this Chapter, unless otherwise allowed by Federal law.
(Ord. 978, 11/17/2025)
§ 18.110.080 Exceptions.
The City Engineer, Zoning Administrator, or other review authority considering the permit application may grant exceptions to the design and location standards for wireless communications facilities subject to this Chapter if it is determined that the denial of an application or strict adherence to the location and design standards would:
Prohibit or effectively prohibit the provision of personal wireless services, within the meaning of Federal law; or
Otherwise violate applicable laws or regulations; or
Require a technically infeasible location, design, or installation of a wireless facility;
Involve only minor noncompliance with a requirement, provided such noncompliance either results in no increase in visual harms to the community or provides other benefits.
If the applicant requests an exception and the review authority considering the application finds that an exception is warranted, said requirements may be waived, but only to the minimum extent required to avoid the prohibition, violation, or technically infeasible location, design, installation, or minor nonconformance.
(Ord. 978, 11/17/2025)
§ 18.110.090 Standard Conditions of Approval.
All permits issued under this Chapter shall comply with the conditions of approval established in this Section. The City Engineer, Zoning Administrator, or other review authority considering the permit application under this Chapter shall have discretion to modify, supplement, waive, or amend these conditions on a case-by-case basis as necessary or appropriate under the circumstances to protect public health and safety or allow for the proper operation of the approved facility consistent with the purpose of this Chapter.
Permit Term. Any permit for a wireless communications facility will automatically expire at 12:01 a.m. local time exactly 10 years and one day from the permit issuance date, except when California Government Code Section 65964(b) authorizes the City to issue a permit with a shorter term.
Code Compliance. The permittee shall maintain compliance with all applicable Federal, State, and local laws and regulations.
Inspections – Emergencies. The City or its designee shall be allowed into the facility area to inspect the facility upon reasonable notice to the permittee. The permittee shall cooperate with all inspections. The City reserves the right to enter or direct its designee to enter the facility and support, repair, disable, or remove any elements of the facility in emergencies or when the facility threatens imminent harm to persons or property.
Contact Information for Responsible Parties. The permittee shall maintain accurate contact information for all parties responsible for the facility, which shall include a phone number, street mailing address, and email address for at least one contact person. All contact information for responsible parties shall be provided to the Zoning Administrator upon permittee's receipt of the Zoning Administrator's written request, except in an emergency determined by the City when all such contact information for responsible parties shall be immediately provided to the Zoning Administrator upon that person's verbal request.
Indemnities.
The permittee and, if applicable, the owner of the private property upon which the tower and/or base station is installed shall defend, indemnify, and hold harmless the City, its agents, officers, officials, and employees from:
Any and all damages, liabilities, injuries, losses, costs and expenses, and from any and all claims, demands, lawsuits, writs of mandamus, and other actions or proceedings brought against the City or its agents, officers, officials or employees to challenge, attack, seek to modify, set aside, void, or annul the City's approval of the permit; and
Any and all damages, liabilities, injuries, losses, costs and expenses, and any and all claims, demands, law suits or causes of action, and other actions or proceedings of any kind or form, whether for personal injury, death, or property damage, arising out of or in connection with the activities or performance of the permittee or private property owner or any of each one's agents, employees, licensees, contractors, subcontractors, or independent contractors.
Permittees shall be strictly liable for interference caused by their facilities with the City's communications systems. The permittee shall be responsible for costs of determining the source of the interference, all costs associated with eliminating the interference, and all costs arising from third party claims against the City attributable to the interference.
In the event the City becomes aware of any such actions or claims, as mentioned in this Subsection, the City shall promptly notify the permittee and the private property owner, if applicable, and shall reasonably cooperate in the defense. It is expressly agreed that the City shall have the right to approve, which approval shall not be unreasonably withheld, the legal counsel providing the City's defense, and the property owner and/or permittee (as applicable) shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense.
Adverse Impacts on Adjacent Properties. The permittee shall undertake all reasonable efforts to avoid undue adverse impacts to adjacent properties and/or uses that may arise from the construction, operation, maintenance, modification, and removal of the facility. Any natural screening afforded by site conditions, including, but not limited to, the presence of trees, landscaping, topographical features, or structures on the site that shield the facility from view, shall be considered stealthing elements.
General Maintenance. The site and facility, including but not limited to all landscaping, fencing, and related transmission equipment, shall be maintained in a neat and clean manner and in accordance with all approved plans and conditions of approval.
Graffiti Removal. All graffiti on facilities shall be removed at the sole expense of the permittee within 48 hours after notification from the City.
RF Exposure Compliance. All facilities shall comply with all standards and regulations of the FCC and any other State or Federal government agency with the authority to regulate RF exposure standards. After transmitter and antenna system optimization, but before unattended operations of the wireless telecommunications facility, permittee or its representative shall provide the City documentation demonstrating compliance with all applicable RF emissions standards as certified by a licensed engineer.
Build-Out Period. This permit shall lapse 12 months after its date of approval unless one of the following has occurred:
A Building Permit has been issued, substantial money has been expended, and construction diligently pursued;
A certificate of occupancy has been issued;
The facility is constructed or modified as approved and in operation; or
The build-out period is extended by the review authority which originally approved the permit.
Lapse. The permit shall automatically lapse if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more.
Testing. Testing of back-up generators and other noise producing equipment shall take place on weekdays only, between the hours of 8:30 a.m. and 4:30 p.m. Testing is prohibited on Saturdays, Sundays, and Federally recognized holidays.
Utilities Undergrounded. Extensions of electrical and telecommunications land lines to serve the wireless telecommunications facility shall be underground.
Encroachment. Permittee shall obtain an Encroachment Permit for any work, staging, operations, or construction access in the public right-of-way or on City-owned public property. The permit shall require the applicant to comply with, but not be limited to, the following requirements:
Hours of operation within the public right-of-way or easement shall be restricted to 8:30 a.m. to 4:30 p.m. on weekdays only.
The contractor shall be responsible for keeping mud and other debris off the public right-of-way within and adjacent to the project.
The public right-of-way shall not be used to store materials or to park construction equipment, trailers or other such vehicles.
The contractor shall submit a traffic control plan for any lane closures or operations within the public right-of-way.
The contractor shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES), including, but not limited to, best management practices (BMPs) as described in the Contra Costa Clean Water Program Pollution Prevention Plan.
Deliveries to staging areas and the construction site shall be restricted to between 8:30 a.m. and 4:30 p.m. weekdays.
The contractor shall obtain approval in writing from the City Engineer before commencing work in the public right-of-way on weekends or holidays.
The contractor shall be responsible for repairing any damage to City property and to restore City property to any applicable City standards.
The contractor shall be responsible for paying any permit and/or inspection fees, as applicable.
Other Approvals. The permittee shall obtain all other applicable permits, approvals, and agreements necessary to install and operate the facility in conformance with Federal, State, and local laws, rules, and regulations.
Modifications. No changes shall be made to the approved plans without review and approval in accordance with this Chapter.
Performance and Maintenance. All wireless telecommunications facilities and related equipment, including but not limited to fences, cabinets, poles, and landscaping, shall be maintained in good working condition over the life of the permit. This shall include keeping the structures maintained to the visual standards established at the time of approval. The facility shall remain free from trash, debris, litter, graffiti and other forms of vandalism. Any damage shall be repaired as soon as practicable, and in no instance more than 10 calendar days from the time of notification by the City or after discovery by the permittee.
Performance Bond. Before a Building Permit or Electrical Permit is issued, the applicant shall file with the City and shall maintain in good standing throughout the term of the approval, a performance bond or another form of security approved in advance by the City for the removal of the facility in the event that the use is abandoned or the permit is revoked, terminated, or expires. The security shall be in the amount equal to 100% of the cost of physically removing the wireless telecommunications facility and restoring the lot to the condition as it existed before the original deployment of the facility and all related facilities and equipment on the lot. The amount shall be based on the higher of two contractors' quotes for removal that are provided by the permittee. The permittee shall reimburse the City for staff time associated with the processing and tracking of the bond, based on the hourly rate adopted by the City Council. Reimbursement shall be paid when the security is posted and during each administrative review.
Conflicts with Improvements. For all wireless telecommunications facilities located within the public right-of-way, the permittee shall remove or relocate, at their own expense, any or all of its wireless telecommunications facilities when such removal or relocation is deemed necessary by the City by reason of any change of grade, alignment, or width of any public right-of-way, for installation of services, water pipes, drains, storm drains, power or signal lines, traffic control devices, public right-of-way improvements, or for any other construction, repair or improvement to the public right-of-way.
City Access. The City reserves the right of its employee, agents, and designated representatives to inspect permitted facilities and property upon reasonable notice to the permittee. In case of an emergency or risk of imminent harm to persons or property within the vicinity of permitted facilities, the City reserves the right to enter upon the site of such facilities and to support, disable, or remove those elements of the facilities posing an immediate threat to public health and safety. The City shall make an effort to contact the permittee, before disabling or removing wireless telecommunications facility elements.
Collocation. Where the wireless telecommunications facility site can accommodate a collocation upon the same site, the owner and operator of the facility shall allow another carrier to collocate its facilities and equipment thereon, provided the parties can mutually agree upon reasonable terms and conditions.
Interference. To the extent allowed under applicable Federal rules and regulations, the operator of a wireless telecommunications facility shall correct interference problems experienced by any person or entity with respect to equipment such as television, radio, computer, and telephone reception or transmission that are caused by the facility. If a Federal agency with jurisdiction over such matters finds that a facility is operating in violation of Federal standards, the permittee shall promptly provide the Zoning Administrator, or City Engineer as applicable, with a copy of any notice of such violation issued by any Federal agency and shall notify the Zoning Administrator or City Engineer once the facility comes back into compliance with applicable standards.
Discontinuance of Use. Antennas, support structures, and related equipment shall be removed within 90 calendar days of the discontinuation of the use of a wireless telecommunications facility operating under a Use Permit that has expired and the site shall be restored to its previous condition. The service provider shall provide the Planning Division with a notice of intent to vacate the site a minimum of 30 calendar days before vacation. For facilities located on City property, this requirement shall be included in the terms of the lease. For facilities located on other sites, the property owner is responsible for removal of all antennas, structures, and related equipment within 90 calendar days of the discontinuation of the use.
Compliance Verification. No later than 12 months after commencing operation of the facility or issuance of a certificate of occupancy, whichever occurs first, and annually thereafter, the applicant, wireless carrier, or property owner, shall have an appropriately licensed professional conduct a noise study of facility operations to verify compliance with all applicable local, State, and Federal regulations. In addition, a report shall also be submitted by an appropriately licensed professional to verify completion of any required site landscaping, equipment enclosures, and confirm that the facility appearance is in compliance with approved plans. These reports shall be submitted and reviewed by the Zoning Administrator or City Engineer as applicable within five working days of completion of the reports. Failure to submit such compliance verification, or the submission of materials verifying a lack of compliance, will constitute grounds for the City to initiate a public hearing to consider whether permittee is fully complying with all conditions related to any permit or approval granted under this Chapter.
(Ord. 978, 11/17/2025)
§ 18.110.100 Conditions of Approval for Section 6409(a) Modifications.
Required Findings. The Zoning Administrator for private and public property and the City Engineer for facilities in the public right-of-way shall issue a Zoning Permit for a Section 6409(a) modification only upon finding that the proposed Section 6409(a) modification:
Complies with conditions associated with the siting approval of the construction or modification of the eligible support structure or base station equipment, except to the extent preempted by 47 C.F.R. AAA 1.6100(b)(7)(i) through (iv), or any successor provisions; and
Will comply with all generally applicable laws.
Effect on Existing Use Permit. Notwithstanding any other requirement of the Municipal Code, the Zoning Administrator for private and public property and the City Engineer for facilities in the public right-of-way shall be authorized to issue a Zoning Permit for a Section 6409(a) modification, even if issuance of such a permit would have the effect of amending an existing Use Permit.
Conditions of Approval for Section 6409(a) Modifications. Zoning Permits for Section 6409(a) modifications are subject to the following conditions, unless modified by the Zoning Administrator for private and public property and the City Engineer for facilities in the public right-of-way:
No Permit Term Extension. The City's grant or grant by operation of law of a Zoning Permit for a Section 6409(a) modification constitutes a Federally mandated modification to the underlying permit or approval for the subject tower or base station. The City's grant or grant by operation of law of a Zoning Permit for a Section 6409(a) modification will not extend the permit term for any permit or other underlying regulatory approval and its term shall be coterminous with the underlying permit or other regulatory approval for the subject tower or base station.
No Waiver of Standing. The City's grant or grant by operation of law of a Section 6409(a) modification does not waive, and shall not be construed to waive, any standing by the City to challenge Section 6409(a), any FCC rules that interpret Section 6409(a) or any Section 6409(a) modification.
Permit Subject to Conditions of Underlying Permit. Zoning Permits for Section 6409(a) modifications shall be subject to the terms and conditions of the underlying permit for the existing tower or base station.
Code Compliance. The permittee shall maintain compliance with all applicable federal, state and local laws, regulations and other rules.
Inspections – Emergencies. The City or its designee may enter the facility area to inspect the facility upon reasonable notice to the permittee. The permittee shall cooperate with all inspections. The City reserves the right to enter or direct its designee to enter the facility and support, repair, disable or remove any elements of the facility in emergencies or when the facility threatens imminent harm to persons or property.
Contact Information for Responsible Parties. The permittee shall maintain accurate contact information for all parties responsible for the facility, which shall include a phone number, street mailing address and email address for at least one natural person. All such contact information for responsible parties shall be provided to the Zoning Administrator for private and public property and the City Engineer for facilities in the public right-of-way upon permittee's receipt of the Zoning Administrator's or City Engineer's written request, except in an emergency determined by the City when all such contact information for responsible parties shall be immediately provided to the Zoning Administrator or City Engineer, as applicable, upon that person's verbal request.
RF Exposure Compliance. All facilities shall comply with all standards and regulations of the FCC and any other State or Federal government agency with the authority to regulate RF exposure standards. After transmitter and antenna system optimization, but before unattended operations of the wireless telecommunications facility, permittee or its representative shall provide the Zoning Administrator or City Engineer, as applicable, documentation demonstrating compliance with all applicable RF emissions standards as certified by a licensed engineer.
Build-Out Period. This permit shall lapse 12 months after its date of approval unless one of the following has occurred:
A Building Permit has been issued, substantial money has been expended, and construction diligently pursued; or
A certificate of occupancy has been issued; or
The facility is constructed or modified as approved and in operation; or
The build-out period is extended by the city authority which originally approved the permit.
Lapse. The permit shall automatically lapse if there is a discontinuance of the exercise of the entitlement granted by the permit for six consecutive months or more.
Testing. Testing of back-up generators and other noise producing equipment shall take place on weekdays only, and only between the hours of 8:30 a.m. and 4:30 p.m., except that testing is prohibited on holidays that fall on a weekday. In addition, testing is prohibited on weekend days.
Utilities Undergrounded. Extensions of electrical and telecommunications land lines to serve the wireless telecommunications facility shall be undergrounded where existing land lines serving the facility are underground.
Encroachment. Permittee shall obtain an encroachment permit for any work, staging, operations, or construction access in the public right-of-way or on city-owned public property. The permit shall require the applicant to comply with, but not be limited to, the following requirements:
Hours of work within the public right-of-way or easement shall be restricted to between 8:30 a.m. to 4:30 p.m. weekdays.
The contractor shall be responsible for keeping mud and other debris off the public right-of-way within and adjacent to the project.
The public right-of-way shall not be used to store materials or to park construction equipment, trailers or other such vehicles.
The contractor shall submit a traffic control plan for any lane closures or operations within the public right-of-way.
The contractor shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES), including, but not limited to, best management practices (BMPs) as described in the Contra Costa Clean Water Program Pollution Prevention Plan.
Deliveries to staging areas and the construction site shall be restricted to between 8:30 a.m. and 4:30 p.m. weekdays.
The contractor shall obtain approval in writing from the City Engineer before commencing work in the public right-of-way on weekends or holidays.
The contractor shall be responsible for repairing any damage to city property and to restore city property to city standards.
The contractor shall be responsible for paying any permit and/or inspection fees, as applicable.
Other Approvals. The permittee shall obtain all other applicable permits, approvals, and agreements necessary to install and operate the facility in conformance with federal, state, and local laws, rules, and regulations.
Modifications. No changes shall be made to the approved plans without review and approval in accordance with this chapter.
Effect of Repeal of Section 6409(a). This Section shall become null and void if P.L. 112-96, Section 6409, is rescinded.
(Ord. 978, 11/17/2025)
§ 18.110.110 Timing of Review.
The City shall advise the applicant if an application is incomplete in accordance with applicable State and Federal timelines for action.
(Ord. 978, 11/17/2025)
§ 18.110.120 Peer Review.
The review authority considering the relevant permit issued in compliance with this Chapter may require the application, proposed findings, and conditions of approval to be reviewed by an independent third-party peer review consultant. The cost of the third-party peer review shall be the responsibility of the applicant.
(Ord. 978, 11/17/2025)
§ 18.110.130 Decision.
The review authority shall provide the applicant with written notice of its decision. A denial of an application under this Chapter shall be supported by substantial evidence and comply with the following:
Timing of Decision. The City shall make its final decision on a complete wireless telecommunications facility application and issue all required ancillary permits within the applicable State and Federal timelines for action.
Denial of an Incomplete Application.
To promote efficient review and timely decisions, any application governed under this Chapter may be denied without prejudice by the City Engineer or Zoning Administrator when the applicant fails to tender a substantive response to the City within 120 calendar days after the City Engineer or Zoning Administrator deems the application incomplete in a written notice to the applicant.
The City Engineer or Zoning Administrator may grant a written extension for up to 30 calendar days when the applicant submits a written request before the 120 day period that shows good cause to grant the extension. Good cause for an extension shall include, but is not limited to, delays due to circumstances outside the applicant's reasonable control.
(Ord. 978, 11/17/2025)
§ 18.110.140 Revocation.
General Requirement. Permittees shall fully comply with all conditions related to any permit or approval granted under this Chapter. Failure to comply with any applicable standard of this Chapter shall constitute grounds for revocation. If such a violation is not remedied within a reasonable period, following written notice and an opportunity to cure, the City may schedule a public hearing before the Planning Commission to consider revocation of the permit. The Planning Commission revocation action may be appealed to the City Council in accordance with Chapter 18.185 (Appeals and Calls for Review).
Removal, Repair, and Restoration. If the permit is revoked in compliance with this Section, the permittee shall remove its facility at its own expense and shall repair and restore the site to the condition that existed before the facility's installation or as required by the City within 90 calendar days of revocation in accordance with applicable health and safety requirements. The permittee shall be responsible for obtaining all necessary permits for the facility's removal and site restoration.
Storage. The City may, but shall not be required to, store the removed facility (or any part thereof). The facility permittee shall be liable for the entire cost of such storage. The City may, in lieu of storing the removed facility, convert it to the City's use, sell it, or dispose of it in any manner deemed appropriate by the City.
(Ord. 978, 11/17/2025)
§ 18.110.150 Appeal.
A decision of the Zoning Administrator or Planning Commission on a Use Permit or Minor Use Permit, as applicable, may be appealed to the City Council in compliance with Chapter 18.185 (Appeals and Calls for Review).
A decision of the City Engineer concerning an Encroachment Permit for a wireless telecommunications facility may be appealed in accordance with Chapter 1.10 (Appeals), subject to the following modifications:
Decisions on Zoning Permit applications for a Section 6409(a) modification shall be final and may not be appealed.
(Ord. 978, 11/17/2025)