Pleasant Hill CA Real Estate & Homes For Sale

Planning areas in Pleasant Hill

Pleasant Hill’s General Plan and General Plan Map set the long-range land-use pattern. Three adopted specific plans guide particular areas (City of Pleasant Hill Planning Division):

• the Downtown Pleasant Hill Specific Plan;
• the Contra Costa Center Specific Plan;
• the Oak Park Properties Specific Plan.

A home inside or next to one of these areas may sit beside planned mixed-use or higher-density development. Read the plan for the blocks near a property before you rely on the current view or street. Outside the specific plans, the General Plan Map and the Zoning Map show what each parcel is planned and zoned for.

Types of property for sale in Pleasant Hill

Pleasant Hill’s Zoning Ordinance, Title 18 of the Municipal Code, groups its districts into chapters (Pleasant Hill Municipal Code, Title 18):

• Residential zoning districts: Chapter 18.15.
• Mixed-use districts: Chapter 18.20.
• Planned Unit Developments and Precise Plan Districts: Chapter 18.30.
• Hillside Planned Unit Development: Chapter 18.35.
• Open Space and Parks and Recreation districts: Chapters 18.50 and 18.45.

The code also has separate chapters for creek setbacks (Chapter 18.70) and scenic route setbacks (Chapter 18.90). Both can limit additions on affected lots.

Homes for sale here include detached houses in the residential districts, condos and townhomes in planned and mixed-use developments, and hillside homes. See Contra Costa County new construction homes for newer attached communities nearby.

Permits, ADUs and design review in Pleasant Hill

• Architectural review: The City’s Architectural Review Commission reviews projects against the Citywide Design Standards & Guidelines.
• ADUs: The City publishes ADU rules and pre-approved ADU designs (City of Pleasant Hill, ADUs & Pre-Approved ADUs). A pre-approved plan can shorten design time for a backyard unit.
• Applications: Permits are submitted through the PHill Online Service Center. Planning forms are on the application forms page.

Costs to plan for when buying in Pleasant Hill

• Transfer tax: The county documentary transfer tax under state law is $0.55 per $500 of value (Revenue and Taxation Code §11911). Confirm the total with escrow; see California transfer tax.
• Property tax: See Contra Costa County property tax.
• Attached homes: Our Pleasant Hill association and assessment costs guide lists the documents to request.

Luxury homes and estates in Pleasant Hill

In Pleasant Hill, larger hillside homes are governed by Chapter 18.35, the Hillside Planned Unit Development (HPUD) district. Its applicability starts with residentially designated lots averaging 15% slope or more, with express exemptions and a reduced set of standards for certain already-subdivided non-HPUD lots (Pleasant Hill Municipal Code, Chapter 18.35). Its main rules:

• Slope density calculation: Table 18.35-B gives allowable density and required average lot area, from 15,000 sq ft at 15% slope to 217,800 sq ft at 43% or more. It is not a universal minimum for every existing lot:the code separately addresses existing legal lots below 15,000 sq ft, Housing Opportunity exemptions and applicable ADU standards.
• Grading: limited to 30% of the site on 15–29.9% slopes, and 15% on steeper slopes.
• Impervious surface: limited to 15% of the site on 15–29.9% slopes, and 8% above 30%.
• Height: 35 feet.
• Ridgelines: structures must not disrupt the natural silhouette of prominent ridges as seen from a public street.

The checks that matter most on a high-value purchase here:

• HPUD records: get the approved Concept Plan and any later plan changes for the property. Projects need to be consistent with a valid HPUD plan.
• Expansion potential: check whether a pool, sport court or addition would exceed the impervious or grading limits.
• Slopes: check landslide zones on EQ Zapp.
• Wildfire and insurance: check the State Fire Marshal map, and see FAIR Plan and insuring a high-value home.
• Trees: protected and heritage trees follow the tree rules described above.

Ask Diamond Real Estate Group which permitted private-marketing options fit your property, goals and the applicable MLS rules. Availability of any particular listing is not guaranteed. See private sales and Contra Costa County luxury homes. Nearby, compare Walnut Creek and Lafayette.

Pleasant Hill real estate: questions people ask

What is HPUD zoning in Pleasant Hill?

HPUD is the Hillside Planned Unit Development district, Chapter 18.35 of the Municipal Code. It generally addresses residentially designated lots averaging 15% slope or more, with specified exemptions and different treatment for certain already-subdivided lots. It limits density, grading and impervious surface by slope, caps height at 35 feet, and protects ridge silhouettes. The City Council approves each HPUD rezoning and Concept Plan.

Which Pleasant Hill areas have specific plans?

Three: Downtown Pleasant Hill, Contra Costa Center and Oak Park Properties. Each sets more detailed land-use and design rules than the base zoning. If you’re buying near one of them, read the plan to see what can be built nearby.

Is Pleasant Hill in Contra Costa County?

Yes. Pleasant Hill is an incorporated city in central Contra Costa County. The City handles planning, architectural review and building permits. Central San provides sewer service, and Contra Costa County records deeds and collects property tax.

Transfer-tax calculations depend on the actual taxable consideration/value, statutory thresholds, fractional-unit rounding and exemptions. Ask escrow for an itemized calculation for the specific transfer; who pays is generally negotiable.

Base zoning and subdivision standards do not by themselves establish an ADU, SB 9, density-bonus or other statutory housing entitlement. Confirm the parcel’s current code, overlays and applicable state pathway before relying on a number in a summary.

Sources for this section

1. City of Pleasant Hill, Planning Division: https://www.phillca.gov/93/Planning-Division
2. City of Pleasant Hill, Downtown Pleasant Hill Specific Plan: https://www.phillca.gov/1247/Downtown-Pleasant-Hill-Specific-Plan
3. City of Pleasant Hill, Contra Costa Center Specific Plan: https://www.phillca.gov/1269/Contra-Costa-Center-Specific-Plan
4. City of Pleasant Hill, Oak Park Properties Specific Plan: https://www.phillca.gov/1424/Oak-Park-Properties-Specific-Plan
5. City of Pleasant Hill, General Plan Map: https://www.phillca.gov/135/General-Plan-Map
6. City of Pleasant Hill, Zoning Map: https://www.phillca.gov/DocumentCenter/View/276
7. Pleasant Hill Municipal Code, Title 18 Zoning: https://ecode360.com/47659935
8. Pleasant Hill Municipal Code, Chapter 18.35 HPUD: https://ecode360.com/49384541
9. City of Pleasant Hill, Architectural Review Commission: https://www.phillca.gov/306
10. City of Pleasant Hill, Citywide Design Standards & Guidelines: https://www.phillca.gov/138/Citywide-Design-Standards-Guidelines
11. City of Pleasant Hill, ADUs & Pre-Approved ADUs: https://www.phillca.gov/1652/Accessory-Dwelling-Units-ADUs-Pre-Approv
12. City of Pleasant Hill, Planning Application Forms: https://www.phillca.gov/97/Planning-Application-Forms-Information
13. California Revenue and Taxation Code §11911: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC&sectionNum=11911
14. California Geological Survey, EQ Zapp: https://www.conservation.ca.gov/cgs/geohazards/eq-zapp
15. Office of the State Fire Marshal, Fire Hazard Severity Zones: https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones