EXISTING CONDITIONS AND ANDTRENDS TRENDS WORKBOOK WORKBOOK JULY 2019
AUGUST 2019
TABLE OF CONTENTS
1. Introduction...... 1 What is a General Plan? ...... 2 What is the Difference between the General Plan and Zoning? ...... 3 Why Should We Update the General Plan? ...... 4 History ...... 6 Regional Setting ...... 8
2. Demographics...... 11 Population ...... 12 Race/Ethnicity ...... 13 Educational Attainment ...... 14. Household Income ...... 14. Occupations ...... 15.
3. Economics & Economy...... 17 Population and Housing ...... 18 Existing Jobs ...... 19 Recent Job Growth ...... 19. Projected Job Growth ...... 19 Existing Wages and Salaries ...... 20 Employment Base and Projected Growth ...... 20. Labor Force and Commute Patterns ...... 21. Commercial Real Estate Conditions ...... 22 Fiscal Conditions ...... 24
4. Land Use...... 27 Notable Boundaries ...... 28. Existing Land Use ...... 30 Community Context ...... 32. Neighborhoods ...... 36. Existing (2003) General Plan Land Uses ...... 38 Existing Zoning ...... 40 Land Available for Development ...... 42 5. Housing...... 45 8. Open Space, Parks, Housing Units ...... 46 & Recreation...... 75 Vacancy Rate ...... 47 Parks ...... 76. Housing Mix ...... 48 Open Space ...... 78 Age of Housing Stock ...... 49. Recreation Programs ...... 79. Homeownership ...... 49. Community Facilities ...... 80. Housing Prices ...... 50 Homeless Population ...... 51 9. Environment...... 83 Water Quality ...... 84 6. Transportation & Circulation...... 53 Water Supply ...... 84 Bus Routes ...... 54 Air Quality ...... 85 Bicycle Facilities ...... 54 Biological Resources ...... 85 Travel Characteristics ...... 57 Green Pleasant Hill ...... 85. What’s Changed Since 2003 ...... 63. Mobility Assets in Pleasant Hill ...... 63 10. Hazards & Safety...... 89 Mobility Challenges in Pleasant Hill ...... 65 Earthquakes ...... 90 Wildland Fires ...... 90 7. Public Facilities, Services, Droughts ...... 90 & Infrastructure...... 67 Extreme Heat Events ...... 90 Overview of Public Services ...... 68. Flooding ...... 95 City Government ...... 69. Resiliency Efforts in Pleasant Hill ...... 95. Law Enforcement ...... 69 Fire Protection and Emergency Medical Response . . . .69 Healthcare ...... 70 Library Facilities ...... 70 Disadvantaged Unincorporated Communities ...... 71 Education ...... 71 FIGURES AND TABLES
Figures Figure I-1: Relationship Between Plans...... 3 Figure H-4: Year Housing Structures Built ...... 49 Figure I-2: Changes to Address in Update...... 4 Figure TC-1: Public Transit...... 55 Figure I-3: Regional Map...... 9 Figure TC-2: Bicycle Routes...... 56 Figure D-1: Population by Age...... 12 Figure TC-3: Commute Modeshare Figure D-2: Population by Race/Ethnicity, Pleasant for Pleasant Hill Residents...... 57 Hill...... 13 Figure TC-4: Commute Times for Figure D-3: Population by Race/Ethnicity, Contra Costa Pleasant Hill Residents...... 58 County...... 13 Figure TC-5: Pleasant Hill Residents’ Figure D-4: Education Attainment, Pleasant Hill. . . . . 14 Work Locations by County...... 59 Figure D-5: Education Attainment, Contra Costa Figure TC-6: Home-Based Other County...... 14 (HBO) Trip Modeshares...... 60 Figure D-6: Household Income...... 14 Figure TC-7: Pleasant Hill Workers’ Commute Modeshares...... 61 Figure D-7: Occupations...... 15 Figure TC-8: Pleasant Hill Workers’ Figure E-1: Annual Population Growth Rate...... 18 Home Locations by County...... 62 Figure E-2: Major Job Sectors in Pleasant Hill ...... 20 Figure PF-1: Books Checked Out by Place of Figure E-3: Industry of Employment for Workers Residence...... 70 Living in/Working Outside of Pleasant Hill ...... 21 Figure PF-2: Schools...... 72 Figure E-4: Commuting...... 21 Figure OS-1: Parks...... 77 Figure E-5: Annual Cost/Revenue Effect of Land Uses Figure OS-2: Community Facilities and Places...... 81 on Pleasant Hill General Fund Budget...... 25 Figure EV-1: Critical Habitat...... 86 Figure LU-1: Boundaries...... 29 Figure HS-1: Seismic Hazard Assessment ...... 91 Figure LU-2: Existing Land Use Breakdown...... 30 Figure HS-2: Liquefaction Susceptibility ...... 92 Figure LU-3: Existing Uses...... 31 Figure HS-3: Wildfire Hazard Severity Zones...... 93 Figure LU-4: Community Context...... 33 Figure HS-4: Flood Hazard Zones...... 94 Figure LU-5: Neighborhoods...... 37 Figure LU-6: Existing General Plan Land Use Breakdown...... 38 Tables Figure LU-7: Existing General Plan Land Uses...... 39 Table E-1: Jobs and Wage Summary...... 19 Figure LU-8: Zoning District Breakdown...... 40 Table E-2: Projected Additional Building Space Figure LU-9: Zoning ...... 41 Demand...... 23 Figure LU-10: Land Available for Development. . . . . 42 Table H-1: Projected Building Figure LU-11: Opportunity Sites...... 43 Space Demand ...... 50 Figure H-1: Housing Units...... 46 Table TC-1: Pleasant Hill Residents’ Figure H-2: Vacancy Rate ...... 47 Employment Locations...... 59 Figure H-3: Housing Units by Type...... 48 Table TC-2: Pleasant Hill Workers’ Home Locations...... 62 6 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 1. INTRODUCTION // 1
1. INTRODUCTION
Pleasant Hill adopted its existing General Plan in 2003. After 16 years, the City is revisiting the General Plan to ensure its policy direction is representative of the community’s vision for the future.
This workbook tells the story of Pleasant Hill – where it has been, where it is today, and the trends that will shape its future. This workbook focuses on providing the foundational information about the physical, natural, cultural, and economic conditions and trends that provide the necessary foundation as the community moves forward with updating the General Plan.
This section describes the purpose of the Pleasant Hill General Plan 2040, including an overview of the General Plan, why it is prepared, and why it is important. 2 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
What is in a General Plan? A general plan is the local government’s long-term framework or “constitution” for future growth and development. The general plan represents the community’s aspiration for its future and expresses the community development goals. The general plan contains the goals and policies upon which the City Council and Planning Commission will base their land use and natural resources decisions. Typically, a general plan is designed to guide the City for the next 20 years.
The general plan is made up of a collection of “elements” or topical categories. There are currently nine mandatory elements: land use, circulation, housing, conservation, open space, noise, safety, environmental justice, and air quality. Communities can include other elements that address issues of local concern, such as economic development, community character, or urban design. Communities can also organize their general plan any way they choose, as long as they address each of the required topical categories.
A general plan has three defining features:
General – Provides general policy guidance for future land use and natural resource decisions.
Comprehensive – Covers a range of topics, including land use, housing, economic development, infrastructure, public safety, recreation, and natural resources.
Long-Range – Provides guidance for achieving a future envisioned 20 or more years from now. 1. INTRODUCTION // 3
What is the Difference between the General Plan and Zoning? A general plan is distinct from zoning. Although both the general plan and the zoning ordinance designate how land may be developed, they do so in different ways. A general plan has a broad, long-term outlook that identifies the types of development that will be allowed, the spatial relationships among land uses, and the general pattern of future development. Whereas the zoning ordinance regulates development through specific standards such as lot size, building setbacks, height, and allowable uses.
As illustrated on Figure I-1, zoning supports implementation of the general plan and, therefore, must be consistent with the general plan. Upon adoption of the updated general plan, a jurisdiction may need to amend the zoning ordinance and zoning map to ensure consistency with the adopted general plan. Development projects must not only meet the specific requirements of the zoning ordinance, but also the broader policies set forth in the General Plan.
Figure I-1 RELATIONSHIP BETWEEN THE PLANS
Longer Term More General General Plan
Specific Plan
Zoning
Building Permits Shorter Term More Detailed 4 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Why Should We Update the General Plan?
Because the City’s current General Plan is almost two decades old, there are a number of concerns that must be addressed through this update (Figure I-2 and below):
• To meaningfully engage the community. The General Plan is a pivotal opportunity to bring the community together to learn and collaborate to define a common vision and priorities for the future.
• To address major changes from the past two decades and prepare for shifts on the horizon.
• To address new State laws (see next page for details).
Figure I-2 CHANGES TO ADDRESS IN UPDATE
Social and demographic changes Economic shifts
• Increasing diversity • Rise of Internet commerce and • Changing needs and behaviors reduction in “brick and mortar” stores • Growing population and the need for • Focus on specialty knowledge-based more housing industries, compared to manual trades
Technological changes Global issues
• Autonomous vehicles • Climate change • Ride-, car-, bike-, and scooter-sharing • Adaptation, resiliency, and mitigation • Smart phones 1. INTRODUCTION // 5
New State Laws
ASSEMBLY BILL (AB) 32 (2006) AND SENATE BILL (SB) 32 (2017) • To reduce statewide greenhouse gas (GHG) emissions to 1990 levels by 2020 • To reduce statewide GHG emissions 40 percent below 1990 levels by 2030
CALIFORNIA COMPLETE STREETS ACT (2008) • To accommodate all forms of transportation including the needs of all non-motorized travelers through planning, maintenance, and development
AB 379 (2008) • To address climate change adaptation and resilience
SB 743 (2013) • To use vehicle miles traveled (VMT) as the metric to evaluate environmental impacts to more appropriately balance congestion management with infill development, active transportation, and GHG emissions reduction
AB 52 (2014) • To identify and minimize substantial adverse change(s) to significant tribal cultural resources during the CEQA analysis
SB 1000 (2016) • To identify disadvantaged communities and develop measures to reduce health risks and to promote civic engagement in the public decision-making process
CALIFORNIA 2017 HOUSING PACKAGE • To streamline housing development that is on an infill site and complies with zoning • To provide State financial incentives for housing production 6 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
History Formation of Contra Agricultural Economy Transition to
Costa County In the late 1850s, Contra Costa Residential The east side of the San Francisco County was seen as a land of Subdivisions and Bay Area became known as the economic opportunity, not just for Incorporation “opposite coast” or (contra costa) its mining resources, but also for its At the end of World War II, the by the Spanish. The County was agriculturally productive land for Pleasant Hill area shifted from an formed in December 1849 and is a variety of crops. This agricultural agricultural focus to a suburban one of the original 27 California economy underpins the historical residential community with counties. In 1853, a portion of significance of the Spanish colonial rapid construction of housing western and southern Contra Costa and Mexican era of land grants. subdivisions on land previously County separated and became part As early as 1882, special interests used for agriculture. In the 1950s, of a newly formed Alameda County. advertised the county as a place to cultivate. Early settlers began to residents began pushing for speak of the county’s prime soils incorporation of Pleasant Hill into and favorable climate that support a city. After a few failures, the a range of specialty crops, including community voted to incorporate pears, prunes, peaches, almonds, in November 1961. Pleasant Hill walnuts, and grapes. Contra Costa became the 12th city of Contra Costa County is also strategically located County and the 375th city in the at the crossing of trade routes with state. a waterfront location and near San Francisco. Large-scale commercial operations began to capitalize on mechanical innovations just as irrigation developed in the 1880s.
Rapid growth of subdivisions in Rancho Las Juntas Pleasant Hill granted to William Welch Soldiers Monument constructed
Railroad Pleasant Hill is reaches the incorporated as First residential a city area now subdivisions built known as Pleasant Hill
1845 1891 1917 1920s 1940s & 1961 &1930s 1950s 1. INTRODUCTION // 7
Enhanced Mobility A New Downtown Present Day
Throughout the 1960s and 1970s, Pleasant Hill initially grew as a Today, Pleasant Hill is much like large companies followed their series of subdivisions that served it has been for the past several employees to suburban areas east as a bedroom community for other decades. The city is defined by its of San Francisco. The establishment Bay Area cities. As a result, the quiet, residential character with of large population centers fostered city lacked a city center. In 1974, most neighborhoods consisting the development of equally large the City adopted the Pleasant of single-family homes. However, shopping centers. To meet demand Hill Commons Redevelopment change is happening as a result of for transportation infrastructure, Plan, covering an area around regional growth pressure and the the State modernized highways, the intersection of Contra Costa demand for housing. Multifamily roadways, and rail transit to Boulevard and Monument developments are becoming more enhance access to jobs and Boulevard. The City established common in the city, especially population centers throughout the a redevelopment agency to build close to downtown, along major San Francisco Bay Area. In 1964, and finance projects. The agency, corridors, and close to the BART the State completed Interstate 680 unable to finance the downtown station on the edge of the city (I-680) connecting the counties of project at its inception, started limits. Santa Clara, Alameda, and Contra with several smaller projects to Costa. In 1973, the Bay Area Rapid build funds. This, combined with Transit (BART) completed the alterations to the plan to reflect construction of the Concord BART changing community priorities line. These investments contributed and economic conditions, led to to exponential growth for cities like the delay in the completion of the Pleasant Hill. new downtown in 2000. The new downtown included a new City Hall, which opened in 1991, and a walkable main street with retail and entertainment opportunities. Downtown Pleasant Hill completed Interstate 680 is completed Pleasant Hill Commons Redevelopment Plan adopted New City Hall opens
BART Concord line opens
1964 1973 1974 1991 2000 8 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Regional Setting Pleasant Hill is in Contra Costa County in the San Francisco Bay Area (Figure I-3). The city is bound by the communities of Walnut Creek to the south, Concord to the east, and Pacheco and Martinez to the north. The Briones Hills are to the east of the city, forming a natural barrier to development between the San Francisco Bay and inland East Bay valleys.
I-680 runs primarily to the east of Pleasant Hill, roughly following the eastern edge of the city. The freeway crosses city limits for a little over a mile near downtown Pleasant Hill, separating a few neighborhoods from the rest of the city. BART’s Antioch-Millbrae line runs further to the east and south of Pleasant Hill, with the Pleasant Hill/Contra Costa Centre Station located just outside of the city limits. I-680 and BART are Pleasant Hill’s main connection to the broader Bay Area.
Pleasant Hill is inextricably connected to the San Francisco Bay Area; the city largely remains a bedroom community for the larger cities in the region. The city is situated 15 miles northeast from the city of Oakland and 20 miles northeast from San Francisco. San Jose and the Silicon Valley are approximately 40 miles south of Pleasant Hill.
Several creeks originate from the hills west of Pleasant Hill flowing through the city. The Walnut Creek Watershed and its tributaries encompass 93,556 acres in central Contra Costa County. This watershed is composed of several sub-watersheds, Grayson-Murderers, Concord, Pine-Galindo, San Ramon, and Las Trampas, all of which eventually drain into Suisan Bay and the Pacific Ocean. The Grayson-Murderers sub-watershed, which is 11,021 acres in size encompasses most of the city of Pleasant Hill, the western part of Walnut Creek, and the eastern portion of Briones Regional Park. Pleasant Hill is several miles to the south of the Carquinez Strait, which separates neighboring Martinez from the cities of Benicia and Vallejo. Mount Diablo, famous for incredible views of the San Francisco Bay Area, is nine miles to the southwest. 1. INTRODUCTION // 9
Figure I-3 REGIONAL SETTING
^Pleasant Hill
Fairfield
12
680 Vallejo
780
Pittsburg Martinez 4 Antioch 242 Concord Pleasant Hill Richmond Walnut Creek
Berkeley Mount Diablo State Park
24 Danville Oakland 13
San Francisco 680
o San Leandro Dublin Livermore Hayward Pleasanton o Union City
Fremont
0 6.5 13 o ¯ Miles San Jose 10 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 2. DEMOGRAPHICS // 11
2. DEMOGRAPHICS
This Demographics section provides a brief description of Pleasant Hill’s population, including race, occupation, educational attainment, and household income. Having an understanding of the makeup of the population allows jurisdictions to better gauge needs and concerns of its residents. 12 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Population Pleasant Hill has a population of 34,662 according to the 2017 American Community Survey (ACS). This is a 5.6 percent increase from the 32,826 persons reported in 2010. POPULATION The median age in the city in 2017 was 39 years old, with approximately 23 percent 34,662 of the citywide population between the MEDIAN AGE ages of 20 and 34, the three largest age groups (see Figure D-1). Looking at the age 39 distribution shown on Figure D-1, the city’s population is “stationary,” meaning it is Source: 2013-2017 American Community Survey, 5-Year Estimates. stable and not expanding.
Figure D-1 POPULATION BY AGE, 2017 3,000 2,500 2,000 1,500 1,000 500 0 <5 5 - 9 > 85 10 - 1415 - 1920 - 2425 - 2930 - 3435 - 3940 - 4445 - 4950 - 5455 - 5960 - 6465 - 6970 - 7475 - 7980 - 84 Source: 2013-2017 American Community Survey, 5-Year Estimates.
Community service events Source: City of Pleasant Hill website, 2019. 2. DEMOGRAPHICS // 13
Race/Ethnicity As shown in Figure D-2, Pleasant Hill’s racial demographic is mixed, with a majority of the population identifying as Caucasian (66 percent). The next highest proportions are Hispanic or Latino at 14 percent and Asian at 13 percent. These proportions differ from countywide estimates. In 2017, Hispanic or Latinos made up approximately 25 percent of the countywide population and Asians were 16 percent, whereas Caucasians accounted for 45 percent (see Figure D-3).
Figure D-2 Figure D-3 POPULATION BY RACE/ETHNICITY POPULATION BY RACE/ETHNICITY PLEASANT HILL CONTRA COSTA COUNTY 2017 2017
Source: 2013-2017 American Community Source: 2013-2017 American Community Survey, 5-Year Estimates. Survey, 5-Year Estimates.
Caucasian (66%) Caucasian (45%) Black or African American (2%) Black or African American (8%) Asian (13%) Asian (16%) Hispanic or Latino (14%) Hispanic or Latino (25%) Two or more races/other (6%) Two or more races/other (6%)
Note: Due to rounding, these population estimates may not total 100%. 14 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Figure D-4 Figure D-5 Educational EDUCATIONAL ATTAINMENT EDUCATIONAL ATTAINMENT PLEASANT HILL CONTRA COSTA COUNTY Attainment 2017 2017 Educational attainment in Pleasant Hill Bachelor’s is relatively high. As shown in 54% Degree or 41% Figures D-4 and D-5, 54 percent of Higher the population 25 years or older has a bachelor’s degree or higher, compared to 41 percent countywide. Approximately a third of the citywide 30% and countywide populations have Some College 33% or Associate’s completed some college or an Degree associate's degree. High School 18% 11% Graduate Less than 3% High School 11% Graduate
Source: 2013-2017 American Community Survey, 5-Year Estimates.
Figure D-6 Household Income MEDIAN HOUSEHOLD INCOME, 2017 The 2017 ACS estimates Pleasant Hill’s $101,530 median household income is $101,530. $79,799 This is significantly higher than Contra $71,805 Costa County’s ($79,799) and California’s ($71,805) median household income (Figure D-6). In Pleasant Hill, 28 percent of households make $150,000 or more a year. California Contra Costa Pleasant This higher income level can be attributed County Hill to Pleasant Hill’s workforce occupation mix Source: 2013-2017 American Community Survey, 5-Year Estimates. (see next page). 2. DEMOGRAPHICS // 15
Occupations Figure D-7 shows the breakdown of employment by sector (grouping). The majority of Pleasant Hills’ employed residents (18,020 persons) are employed in management, business, science, and arts sectors, which historically has higher salaries than other occupation sectors.
Figure D-7 OCCUPATIONS PLEASANT HILL 2017
Production, transportation, and Natural resources, construction, and material moving maintenance 5% 4%
Sales and office 25%
Management, business, science, and arts 54%
Service 12%
Source: 2013-2017 American Community Survey, 5-Year Estimates. 16 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 3. ECONOMICS & ECONOMY // 17
3. ECONOMICS & ECONOMY
Strong fiscal health is essential to providing a high level of public services and community amenities, which also contribute significantly to quality of life. Economic conditions in the private sector are an indicator of existing trends and point toward shifts in the local economy. All of this affects the prosperity of Pleasant Hill residents and the tax base that supports the delivery of municipal services.
This section describes the current fiscal and economic development conditions in the city, including job growth, housing, and commercial and real estate conditions. 18 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Population and Housing Pleasant Hill has a population of approximately 34,600 residents. Since 2010, the population of the city has only increased by 0.6 percent per year, with a total increase of less than 2,000 persons during this time. In comparison, the household population in Contra Costa County has grown nearly twice as fast at 1.1 percent annually (Figure E-1).
According to the California Department of Finance, Pleasant Hill has had a net increase of less than 20 housing units since 2010. In contrast, Contra Costa County added new housing at an annual rate of 0.5 percent, totaling about 15,800 units since 2010. The housing stock in Pleasant Hill largely consists of single-family housing (70.7 percent), at a slightly lower proportion than the county as a whole (74.4 percent). In addition, the housing characteristics in Pleasant Hill show a lower vacancy rate (4.6 percent) and smaller household size (2.5 persons per household) than Contra Costa County (6.3 percent vacancy rate, and 2.9 persons per household).
Figure E-1 ANNUAL POPULATION GROWTH RATE
1.6%
1.4%
1.2%
1.0%
0.8% Contra Costa County Pleasant Hill 0.6%
0.4%
0.2%
0% 2011 2012 2013 2014 2015 2016 2017 2018 2019 Source: California Department of Finance 2011 to 2019 Population and Housing Estimates, 2019. 3. ECONOMICS & ECONOMY // 19
Existing Jobs Projected Job Pleasant Hill had approximately 17,600 Growth jobs in 2018 (Table E-1). This represents about 5 percent of the total jobs in Contra Projected employment between 2018 Costa County. By comparison, Concord had and 2028 in Contra Costa County shows a about 56,400 jobs and Walnut Creek had slight increase in the growth rate, with a about 61,200 jobs, and Martinez had about projected CAGR of 1.0 percent, according 20,100 jobs in 2018. to EMSI, a labor market analytics firm. The county is projected to add over 39,000 jobs during this period. The projected employment growth in Pleasant Hill shows Recent Job Growth a higher job growth rate, with a CAGR Between 2008 and 2018, Pleasant Hill of 1.1 percent and over 1,900 new jobs added around 700 jobs with a compounded during this period. Projected job growth annual growth rate (CAGR) of 0.4 percent for Concord, Walnut Creek, and Martinez during this period (Table E-1). This growth are between 1.0 and 1.1 percent CAGR rate is about half the CAGR in Contra (Table E-1). Costa County (0.8 percent) and Concord (0.8 percent), and less than one-third of the CAGR in Walnut Creek (1.3 percent). Martinez had a negative job growth of -0.1 percent CAGR during this period.
Table E-1 JOBS AND WAGE SUMMARY
2008 2008 to 2018 to 2008 to 2018 to 2008 2017 2008 2018 2028 to 2017 Description 2018 Job 2028 Job 2018 Job 2028 Job Wages & Wages & Jobs Jobs Jobs Wage Change Change CAGR CAGR Salaries Salaries CAGR Contra Costa County 339,546 368,232 407,237 28,686 39,005 0.8% 1.0% $56,335 $67,229 2.0% Total Pleasant Hill Total 16,922 17,581 19,530 659 1,949 0.4% 1.1% $46,193 $50,678 1.0% Concord Total 51,919 56,433 63,012 4,514 6,579 0.8% 1.1% $51,222 $61,915 2.1% Walnut Creek Total 53,809 61,192 67,467 7,383 6,275 1.3% 1.0% $60,922 $74,686 2.3% Martinez Total 20,272 20,071 22,490 (201) 2,419 -0.1% 1.1% $71,857 $80,507 1.3%
Source: 2013-2017 American Community Survey, 5-Year Estimates. 20 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Existing Wages and Employment Base Salaries and Projected Growth The wages and salaries for jobs in Contra The largest industry groups in Pleasant Hill Costa County averaged about $67,200 in include retail trade, health care, government, 2017, which is higher than the average and leisure and hospitality. Each of these wages and salaries for jobs in Pleasant industry groups employs over 2,000 workers, Hill ($50,700). Jobs in Concord ($117,519), (Figure E-2). Walnut Creek ($74,700), and Martinez ($80,507) have higher average salaries than Industry groups with the highest wages in Pleasant Hill. By comparison, the statewide Pleasant Hill include utilities ($119,000), average wage and salary per job is about wholesale trade ($99,600), finance and $65,900. insurance ($109,900), professional services ($100,000), and management ($144,700). In addition, Contra Costa County wages and salaries grew at a CAGR of 2.0 percent. The Projected job growth in Pleasant Hill average wages and salaries for Pleasant between 2018 and 2028 will be driven by Hill (1.0 percent CAGR) and Martinez (1.3 health care/social assistance, hospitality, percent CAGR) grew at a lower rate than the and government. Because of projected job county average, while Concord (2.1 percent losses in other sectors, these sectors alone CAGR) and Walnut Creek (2.3 percent CAGR) will account for all of the new job growth for grew at a higher rate. By comparison, the Pleasant Hill during this period. wages and salaries for jobs in California grew at a CAGR of 2.8 percent.
Figure E-2 Construction MAJOR JOB SECTORS IN PLEASANT HILL, 2018 3% Industrial Government 3% Description 2018 Jobs Percentage 17%
Retail & Services Construction 502 3% 20% Industrial 548 3% Leisure & Retail & Services 3,442 20% Hospitality Information 699 4% 13% Information 4% Finance and Insurance 639 4% Real Estate 269 2% Finance & Insurance Professional and Tech. Serv. 805 5% Health Care 23% 4% Company Mgmt & Admin 856 5% Educational Services 500 3% Educational Services Real Estate 3% Health Care 3,969 23% 2% Company Mgmt & Admin Leisure & Hospitality 2,250 13% 5% Government 2,973 17% Professional and Tech. Serv. 5% 3. ECONOMICS & ECONOMY // 21
Figure E-4 Labor Force and Commute COMMUTING Patterns 14,515 Pleasant Hill has slightly more employed residents Work in Pleasant Hill living in the city (18,400) than it has jobs (17,600). but live outside Pleasant Hill residents are primarily employed in office- based occupations including information technology, professional services, finance and real estate, and company management. In contrast, there are more jobs in retail, hospitality/entertainment, and government in Pleasant Hill than residents employed in those sectors. 3,280 There is a good correspondence of workers and jobs Live and work in Pleasant Hill in healthcare and education, however, with about 22 percent of workers (Figure E-3).
About 18 percent of the workforce lives and works in Pleasant Hill while the remaining 82 percent of workers who live in Pleasant Hill commute out, mostly to 15,120 Central Contra Costa locations (25 percent), but also to Live in Pleasant Hill San Francisco (16 percent), the East Bay (13 percent), but work outside the Peninsula (17 percent), and the South I-680 corridor (11 percent). Pleasant Hill has 14,515 workers commuting in on an average daily basis (Figure E-4).
Figure E-3 INDUSTRY OF EMPLOYMENT FOR WORKERS LIVING IN/ WORKING OUTSIDE OF PLEASANT HILL
Number Industry Sector of Percentage Workers 07 01 7% 6% 02 6% 01 Agriculture, forestry, fishing and hunting, 903 6% and mining; + Construction; + Armed Forces 06 02 Manufacturing; 841 6% 22% 03 Wholesale trade; + Retail Trade; + 03 Transportation and warehousing, and 2,683 18% 18% utilities 04 Information; + Finance, insurance, real estate and rental and leasing; + Professional, scientific, management, administrative, and 4,848 32% waste management services 05 05 Arts, entertainment, recreation, 10% accommodation and food services 1,451 10% 06 Educational, health and social services 3,311 22% 04 07 Other services (except public 32% administration); + Public Administration 1,084 7% Total 15,120 100% 22 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Commercial Real Industrial and Warehouse The industrial building inventory in the Estate Conditions North I-680 Corridor market totaled over 14.1 million SF in the first quarter Office of 2019, while the warehouse inventory According to Colliers International, the totaled 3.0 million SF. Pleasant Hill has a North I-680 Corridor (including San Ramon, comparatively tight inventory of industrial Dublin, Pleasanton, and Livermore) market space, with a total of 298,000 SF and no had an overall inventory of about vacant space. As of 2019, Pleasant Hill also 17.0 million square feet (SF) of office space has no listed warehouse spaces for lease or as of the first quarter of 2019. During the purchase. same timeframe, the vacancy rate was 15.4 percent, or about 2.6 million SF of Retail Real Estate vacant space. In the Pleasant Hill market According to data from CBRE, the retail (excluding Pleasant Hill BART), the office real estate market for the I-680 Corridor space totaled around 1.2 million SF, with (including San Ramon, Dublin, Pleasanton, a vacancy rate of 8.5 percent (100,900 SF). and Livermore) had a total of 51.3 While the Pleasant Hill market is smaller million SF during the fourth quarter of than Walnut Creek’s Downtown (4.8 million 2018. The vacancy rate in 2018 was 3.1 SF), Concord (5.4 million SF), and Pleasant percent. In the Pleasant Hill market, the Hill BART (1.6 million SF), the competing retail inventory totaled 2.6 million SF, markets each have substantially higher with a vacancy rate of 3.0 percent. The vacancy rates of at least 15.6 percent. retail space inventories for Walnut Creek (5.6 million SF), Concord (7.6 million SF), Research and and Martinez (4.9 million SF) were each Development (R&D) higher than Pleasant Hill with similarly low vacancy rates below 4.0 percent. The North I-680 Corridor market had a total of 1.1 million SF of R&D space during the first quarter of 2019. During this same timeframe, the vacancy rate for these spaces was 5.1 percent. With only 56,800 SF of total R&D space, Pleasant Hill has a comparatively small portion of this market, with no available inventory during the first quarter of 2019. Over half of the R&D space in the North I-680 Corridor market is in Concord. 3. ECONOMICS & ECONOMY // 23
Lodging Projected Square Footage
Pleasant Hill has lodging establishments Demand with a total of 700 rooms, about 75 percent Between 2018 to 2028, there is a projected of which serve the upscale market. This potential demand for about 869,400 SF represents just under 11 percent of the of additional business space, as shown total lodging rooms in Contra Costa in Table E-2. Broken down by land use County. Opened in November 2018, the category, industrial, office, and commercial 115-room Homewood Suites is the newest space show either projected losses or low hotel in Pleasant Hill. Nearly all of the growth. Industrial uses show a projected hotel rooms in Pleasant Hill were built reduction of 33,088 SF in demand for after 1990. But, the Homewood Suites was space, while office and commercial uses the first new hotel to open in 11 years. each show projected increase in demand Over the last six years, Pleasant Hill’s of less than 40,000 SF. Institutional lodging market has seen high room uses (including health care, education, occupancy rates averaging over 80 percent and government) have a net increase in annually since 2014. The local market demand for 851,200 SF. has also had steadily increasing annual revenue per available room (RevPAR of $90 in 2013 and $129 in 2018).
Table E-2 PROJECTED ADDITIONAL BUILDING SPACE DEMAND, 2018-2028
Jurisdiction Industrial Office Commercial Institutional Total
Pleasant Hill -33,088 13,055 38,252 851,210 869,429 Concord 719,442 631,230 282,805 1,378,579 3,012,056 Walnut Creek -64,698 248,882 293,193 2,241,483 2,718,860 Martinez 605,176 104,351 58,540 484,311 1,252,378 Contra Costa County 3,446,202 2,560,549 1,977,088 9,830,132 17,813,971 24 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
term unfunded employee pension liability Fiscal Conditions through the California Public Employees’ In the current fiscal year (FY) 2019-2020 Retirement System (CalPERS). The City budget, the City anticipates ongoing has taken measures to reduce the future revenues of $29.3 million and has planned size of this liability and continues to make for expenditures of $29.2 million. The City payments to cover these costs. has a reserve fund of approximately Of importance for the General Plan is $10 million. the fact that different land uses affect The City’s single largest source of City finances in different ways. The fiscal revenue is sales tax, at about $13 million. analysis prepared for the General Plan This revenue stream has been boosted Update estimates that residential uses substantially by Measure K. Approved by generate about 44 percent of City General the voters in 2016, Measure K implements Fund revenues but require more than a 0.5 percent sales tax increase for 20 77 percent of City service costs. This is a years to provide funds for City services. common occurrence in cities in California. The City also receives about $6.5 million The retail businesses in the City attract in property taxes each year. Other large sales from residents of nearby towns and revenue sources include the transient lodging visitors also spend additional occupancy tax (TOT) generated by hotels money in Pleasant Hill. In contrast, more ($2.8 million), the business license tax than 75 percent of the police department ($2.7 million), and franchise taxes paid by budget is devoted to services to residents utilities serving residences and businesses and residential neighborhoods while in the city ($2.0 million). In terms of commercial and lodging businesses expenditures, the largest City department require less than 12 percent of police budget is police, at about $11 million. services. This differential in revenue and Other large expenditures are $8 million on costs results in the fiscal balance shown maintenance and engineering functions, on Figure E-5, in which commercial and including expenditures funded by Measure hospitality businesses create the net tax K, and about $7.5 million on general revenues necessary to provide the full level government management functions. of service for residential neighborhoods. Industrial, office, and institutional land The City’s five-year budget forecast uses tend to be more neutral in their fiscal anticipates that expenditures will increase effects, generating just enough revenue faster than revenues, which will need to to cover their own needs for municipal be addressed in future budgets. Overall, services. the City is in a good financial position and has a bond rating from Standard and As the General Plan Update proceeds, it Poor’s (S&P) of AA, which is considered will be important to determine if the future very strong. The City does have a long- mix of land uses will continue to provide a sound fiscal foundation for the City. 3. ECONOMICS & ECONOMY // 25
Figure E-5 ANNUAL COST/REVENUE EFFECT OF LAND USES ON PLEASANT HILL GENERAL FUND BUDGET, FY 2018-19
6
4
2
0 Residential Commercial Industrial Office Lodging Institutional -2
Millions of Dollars -4
-6
-8
-10
Pleasant Hill: Low Property Tax City When Pleasant Hill incorporated in 1961, the incorporation election promised that there would be no additional City property tax levied. After California voters passed Proposition 13 in 1978, property taxes were limited to 1 percent of the full market value of the property. Since the City did not levy any property taxes before 1977, and because of the constraints placed upon raising property taxes by Prop 13, Pleasant Hill’s share of property taxes is lower than some other cities. To rectify this imbalance, the State passed legislation that provided “No Property Tax” cities with up to 7 percent of the property taxes collected in their city limits. Pleasant Hill is now considered a “Low Property Tax” city and receives about 5 percent of the property taxes paid by our businesses and residents. The balance is shared by the following: Contra Costa County, school districts and miscellaneous districts. 26 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 4. LAND USE // 27
4. LAND USE
Land use policies, plans, and ordinances ultimately guide development and shape the suburban fabric. This section provides a snapshot of local land use patterns in Pleasant Hill including plans, policies, and ordinances used to regulate land resources within the city. The section also summarizes regional plans and those of adjacent communities and analyzes how these plans and policies influence land use within the City of Pleasant Hill. 28 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Notable Boundaries The existing General Plan uses several terms to describe the city and associated planning boundaries (Figure LU-1):
• City Limits: The political boundary that defines land that has been incorporated into a city. Pleasant Hill has land use authority over all land within its city limits, which spans over 4,500 acres.
• Sphere of Influence: The Local Agency Formation Commission (LAFCo) establishes the sphere of influence (SOI), which defines the probable physical boundary and service area of a local agency. An SOI typically includes both incorporated and unincorporated areas within which the City will have primary responsibility for the provision of public facilities and services. The Pleasant Hill SOI is over 5,700 acres. The City is not responsible for providing public services and facilities to areas outside of city limits but within the SOI, including water, sewer, libraries, parks, fire, etc.
• Planning Area: A general plan, pursuant to State law, must address all areas within the jurisdiction’s Planning Area. The Planning Area encompasses all incorporated and unincorporated territory that bears a physical relationship to the long-term planning of the city. For Pleasant Hill, the Planning Area is defined as the area encompassing both the city limits and SOI. 4. LAND USE // 29
Figure LU-1 BOUNDARIES 30 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Existing Land Use Critical to the preparation of the updated 2040 Land Use Diagram and standards for Pleasant Hill, is an understanding of the type and distribution of existing land uses and development in the city. The existing land use of a property does not carry any regulatory significance and may or may not be consistent with the current General Plan land use designation or zoning for the property. However, this information can assist in evaluating the effectiveness of past General Plan policies in directing where new growth or development is appropriate.
Figures LU-2 and LU-3 show that over 60 percent of the Pleasant Hill Planning Area, including the areas in the SOI, is comprised of residential development (i.e., single-family, multifamily, mobile home parks). Office and institutional uses, which include care facilities, churches, schools, shelters, and government-owned property, make up 18 percent of the Planning Area. Commercial areas make up 7 percent of the Planning Area, and are concentrated at the two points where I-680 and Contra Costa Boulevard meet. Most of the commercial areas consist of shopping centers or supermarkets. Recreation and open space areas make up 8 percent of the Planning Area, which include parks, the golf course, and trails that run alongside Contra Costa Canal and Grayson Creek. Figure LU-2 shows a breakdown of existing land uses.
Figure LU-2 EXISTING LAND USE BREAKDOWN
Vacant Recreation/ Open Space 3% 8% Industrial 2%
Office/ Institutional 18% Residential 62%
Commercial 7% 4. LAND USE // 31
Figure LU-3 EXISTING RESIDENTIAL USES 32 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Community Context The design and character of the built largely comprised of single-family environment, including buildings and residential development. The majority of public infrastructure, influence the way commercial development, including the people experience a city and remember Downtown, are along or adjacent to Contra it. These features play an important role Costa Boulevard, which is the primary in creating a distinctive identity of the thoroughfare in the north-south direction. community and influence the quality Other commercial development is of life of the residents. They can also scattered along east-west arterial streets, have a considerable impact on economic including Gregory Lane and Oak Park development, community health, safety, Boulevard (as shown on Figure LU-4). and vitality. While most of the city is flat, it is Understanding how community character surrounded by hills on the west, northwest, and design influence the quality of life and southwest, which offer spectacular of residents will inform decision-making views of the residential neighborhoods. on how the city develops into the future The Briones Regional Park to the west is a to fulfill the needs of its residents and wonderful asset in proximity to the city. enhance it as a place to live and work.
While Pleasant Hill has a sizeable employment base, its buildings are
DOWNTOWN PLEASANT HILL
Downtown Pleasant Hill, which opened in 2000, is a privately-owned and -operated outdoor shopping district designed to create the experience of a traditional Main Street along Crescent Drive. Surrounding downtown are several commercial centers with national retail chains and large surface parking lots, which present an opportunity to expand and enhance pedestrian connections through context-sensitive public realm design. There is an opportunity to create a better pedestrian connection between Downtown and the City Hall complex. 4. LAND USE // 33
Figure LU-4 COMMUNITY CONTEXT 34 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
CIVIC CORES
While the City Hall complex on Gregory Lane and nearby Pleasant Hill Park mark the civic core of Pleasant Hill, the Community Center and Frank Salfingere Park on Taylor Boulevard function as the community event space. The tastefully-designed community center building, the quaint gazebo, and the clusters of mature trees in the park are the key identifying elements of this community space. The Pleasant Hill Branch Library on Oak Park Boulevard is another community gathering space. Several of these civic core spaces host community events, such as Concerts on the Lake, Thinks and Tinkers, Off the Grid, and National Night Out.
RESIDENTIAL NEIGHBORHOODS
Some of the residential neighborhoods have a suburban street pattern. Several neighborhoods are missing sidewalks, resulting in a less pedestrian-friendly condition. Neighborhoods to the north of Gregory Lane are newer compared to those on the southern side, with mostly single-story detached houses. Multifamily development mostly occurs near Downtown, but is also concentrated in the northern end of Chilpancingo and in the Ellinwood Area on the east side. 4. LAND USE // 35
REGIONAL CONNECTION
Pleasant Hill/Contra Costa Centre BART Station is the regional transit connection to San Francisco, the East Bay, South Bay, and the eastern tip of Silicon Valley. I-680, Highway 24, and Highway 4 provide regional automobile access. In addition, Contra Costa Canal Trail and the Grayson Creek Trail that run north-south, connect to the Iron Horse Regional Trail .
GATEWAYS
There are several points of entry into the city, including Contra Costa Boulevard from the north side, Main Street from the south side, Taylor Boulevard and Camino Verde from southwest, Alhambra Avenue from west and Morello Avenue from northwest. Some of these entry points are marked with gateway monuments that function as consistent identity markers, while others are seamlessly integrated with surrounding communities.
NATURAL RESOURCES
The major natural feature is the hills on the northwest, west, and southwest sides of the city, that offer spectacular views from the residential neighborhoods and parks. The Briones Regional Park to the west is a wonderful asset in proximity and creates an urban-wildlands interface. The urbanized parts of the city are intercepted by creek tributaries and canals with trails running along, which provide a visual relief and an opportunity to connect with nature. 36 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Neighborhoods A prominent goal in the existing (2003) General Plan was preserving and enhancing neighborhoods as distinct areas, separate from commercial, retail, and office uses. Figure LU-5 shows a map of the city’s neighborhoods. Pleasant Hill has many established neighborhoods with long-time residents, including College Park, Gregory Gardens, Ellenwood, Hillsdale, Poets Corner, Ridgeview, Saddleridge, Sherman Acres, and Valley High. There is a greater proportion of renters in the Camelback, College Park, and Fair Oaks neighborhoods, which are in the eastern portion of the city, closest to the freeway and commercial centers.
Painting chairs for KidStop at Gregory Gardens Elementary Source: City of Pleasant Hill website, 2019.
Woodside Hills neighborhood beautification Source: City of Pleasant Hill website, 2019. 4. LAND USE // 37
Figure LU-5 NEIGHBORHOODS 38 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Existing (2003) General Plan Land Uses The existing Pleasant Hill General Plan guides how land in the city may be developed and used by designating each parcel for a particular use, as well as by establishing broad development policies. Land use designations identify both the types of development (e.g., residential, commercial, industrial) that are permitted and the density or intensity of allowed development, such as the minimum or maximum number of housing units permitted on an acre of land.
There are 16 land use designations in the existing General Plan (Figure LU-7). The existing General Plan allocates approximately 63 percent of the Planning Area to single-family uses, 10 percent to multifamily uses, and 9 percent to parks and open space. The remaining 18 percent is distributed between commercial/business uses, mixed-use development, office uses, institutional uses (such as schools), and industrial uses. Figure LU-6 shows a breakdown of General Plan land uses.
Figure LU-6 EXISTING GENERAL PLAN LAND USE BREAKDOWN
Parks/ Open Space 9% Industrial 3% Institutional 7% Office 2% Mixed Use 2% Commercial/ Single Family Buisiness 63% 4%
Multifamily 10% 4. LAND USE // 39
Figure LU-7 EXISTING GENERAL PLAN LAND USES 40 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Existing Zoning While the General Plan provides general guidance on the See the Introduction section of location, type, and density of new growth and development this workbook for a discussion of the difference between a General projects over the long term, the Zoning Ordinance provides Plan and Zoning Ordinance. detailed development regulations and use standards for each parcel of land. The Zoning Ordinance includes a set of zoning districts that specify uses that are permitted, conditionally permitted, and prohibited within each district. Figure LU-9 shows the existing Zoning Map.
Pleasant Hill has 17 zoning districts. Over 65 percent of land within the city is zoned for residential and over 25 percent falls within planned unit development and precise plan districts (i.e., Planned Unit District, Precise Plan District, Hillside Planned Unit District). The City uses planned unit development and precise plan districts to establish procedures for the development of large parcels of land by ensuring orderly and thorough planning and review procedures that will result in quality projects. The remaining 8 percent is zoned for commercial, office, and industrial uses. Figure LU-8 shows a breakdown of land within the city by zoning district category.
Figure LU-8 ZONING DISTRICT BREAKDOWN
Planned Unit Development and Precise Plan Districts 26%
Industrial Single Family 1% 61% Office 3% Commercial/ Buisiness 4% Multifamily 5% 4. LAND USE // 41
Figure LU-9 ZONING 42 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Land Available for Development Pleasant Hill is almost entirely built out, with approximately 102 acres of vacant land within city limits (see Figure LU-2). The majority of vacant land is designated for single-family development (approximately 80 acres), as shown on Figure LU-10. Much of the vacant land is divided into small parcels that will require parcel consolidation to accommodate future development. Because of the limited availability of land for new development, future development will most likely occur through reuse and redevelopment of existing lots.
Figure LU-11 illustrates the Priority Development Areas (PDAs) as defined by Plan Bay Area 2040. PDAs are locally- designated areas within existing communities that have been identified and approved by local cities or counties for future growth that should be addressed in the General Plan Update. Potential Redevelopment Sites
Figure LU-10 LAND AVAILABLE FOR DEVELOPMENT Office/ Institutional 3% Mixed Use <1% Light Industrial Regional Commercial 1% 4% Neighborhood Commercial <1%
Multifamily 15%
Single Family 78% 4. LAND USE // 43
Figure LU-11 OPPORTUNITY SITES 44 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 5. HOUSING // 45
5. HOUSING
Housing is a critical component of health and well- being in a community. Individuals and families require safe, adequate, secure, and affordable housing to be a contributing member of society. In this section, an analysis of housing trends provides insight into Pleasant Hill today and identifies potential challenges in the future. 46 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Housing Units Pleasant Hill has had slow growth in the supply of housing, particularly from 2010 to 2019, as shown in Figure H-1. From 1990 to 2019, an average of 24 units per year were constructed. This average growth in housing supply varies by decade and is significantly higher from 1990 to 2000 at 37 units per year and 2000 to 2010 at 30 units annually, compared to two units per year from 2010 to 2019. It is worth noting that these figures CHANGE IN are lower than the City's housing units approval rate. While HOUSING SUPPLY the City may approve a project, the developer may encounter issues that prevent completion of the project through construction. 1990 - 2000 369 units (37 units per year) State law requires each city and county to plan for its “fair share” of the statewide housing need. This fair share is 2000 - 2010 calculated through a process called the Regional Housing 300 units Needs Allocation (RHNA). For the fifth cycle RHNA projection (30 units per year) period from January 1, 2014, to October 31, 2022, the City of Pleasant Hill had a RHNA of 448 units. Based on the amount 2010 - 2019 19 units of housing production from 2000-2019, the city will need to (2 units per year) create the conditions for sufficient housing production to meet its regional need (RHNA).
Figure H-1 HOUSING UNITS
15,000 14,021 13,652 HOUSING UNITS 14,321 14,340 APPROVED
12,000
10,126 10,145 2007 - 2009 9,575 9,788 152 units 9,000 (51 units per year) 2010 - 2014 15 units 6,000 (4 units per year)
4,172 4,019 4,112 4,112 2015 - 2018 46 units 3,000 (12 units per year) 1990 2000 2010 2019
All (including mobile homes) Single Family Multifamily
Source: California Department of Finance 1990-2019 Population and Housing Estimates, 2019. 5. HOUSING // 47
Vacancy Rate 2019 VACANCY RATE Despite recent declines in the production of housing, the city continues to have a stable vacancy rate, which is a measure of housing availability. Generally, a stable vacancy rate is between California 4.5 to 5.0 percent to allow for normal housing turnover. As 8.1% shown in Figure H-2, there was higher availability of housing in 2000, which has greatly declined in 2019. Overall, Pleasant Hill has been in the ideal vacancy rate range over the past
10 years. The figure also shows that the city continues to have Contra Costa less housing available compared to countywide and statewide County averages, which indicates that there is a greater demand for all 6.4% housing in Pleasant Hill.
Pleasant Hill 4.6%
Figure H-2 VACANCY RATE
8.06% 8.08% 8% 7.17% 6.35% 6.22% 5.85% 6% 5.02% 4.57% 4.75% 4.28%
4% 2.99%
2% 2.06%
0 1990 2000 2010 2019
California Contra Costa County Pleasant Hill
Optimum Vacancy Rate Range (4.5 to 5.0%) Source: California Department of Finance 1990-2019 Population and Housing Estimates, 2019. 48 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Housing Mix Figure H-3 A mixture of housing types provides a HOUSING UNITS BY TYPE range of choices in size and amenities, as well as affordability. Figure H-3 shows the breakdown of housing units by type in Pleasant Hill. Over 70 percent of the city’s 60% housing stock consists of single-family homes, with multifamily and mobile homes accounting for the remaining 30 percent. Single-family detached
10%
Single-family attached
29%
Multifamily Single-family home (includes condos)
1%
Mobile Homes
Source: California Department of Finance 1990-2019 Population and Housing Estimates, 2019.
Multifamily home 5. HOUSING // 49
Figure H-4 Age of Housing Stock YEAR HOUSING STRUCTURES BUILT The median age of homes in Pleasant Hill 2000-2009 <1940 is 46 years, with approximately 43 percent 6% 1990-1999 9% of the current housing stock built between 7% 1970 to 1989. Figure H-4 shows the breakdown of housing units based on the year the structure was originally built. 1950-1959 21%
1980-1989 22%
1960-1969 13% 1970-1979 21%
Source: 2013-2017 American Community Survey, 5-Year Estimates.
Homeownership Home equity is the largest single source of household wealth for most Americans. According to a 2013 survey conducted by the Federal Reserve, the net worth of the typical homeowner was 36 times HOME OWNERSHIP IN PLEASANT HILL that of the typical renter. The national homeownership rate has risen from around 40 percent before World War II to 63 percent in 2014, although the rate dropped from a high of 69 percent in
2005 to 64 percent in 2017. Based on the Home owner Renter 2017 American Community Survey (five- year estimates), 61 percent of Pleasant 61% 39% Hill residents owned their homes and 39 Source: 2013-2017 American Community percent were renters. Survey, 5-Year Estimates. 50 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Housing Prices $ According to Zillow, in 2019 the median home price in Pleasant Hill was $761,800, which is higher than the countywide median of $620,800. Since FAMILY INCOME 2010, the median home price in Pleasant Hill has increased by $357,000. High purchase prices can be attributed to high demand and the limited The California Department of Housing supply of available housing units. and Community Development defines income limits for a family of four in Many households throughout the country struggle to afford decent housing. Contra Costa County (2019) as the following: While higher-income households have more discretionary income to spend on housing, moderate- and lower-income households are limited in the EXTREMELY LOW-INCOME range of housing that they can afford. Table H-1 shows the breakdown (30% of Median Family Income) of number of households per income group and the proportion of those $37,150 households that are overpaying for housing. A “cost-burdened” household pays more than 30 percent of gross household income for housing and VERY LOW-INCOME utilities, while a severely cost-burdened household is paying more than (30% to 50%) 50 percent. $61,950 Cost burdens often affect lower-income households more than higher- income households. As shown in Table H-1, nearly 75 percent of extremely LOW-INCOME low-income households are overpaying for housing, whereas with (50% to 80%) households earning above the area median-income, only 14 percent of $98,550 owners and 8 percent of renters are cost burdened.
Table H-1 MODERATE-INCOME (80% to 120%) PROJECTED BUILDING SPACE DEMAND, 2018-2028
$134,050 Owners Renters Income Category Household Percent Household Percent
Extremely Low-Income 580 -- 1240 -- (30% Median Family Income) Cost Burdened 415 72% 910 73% Severely Cost Burdened 360 62% 850 69% Very Low-Income (30% to 50%) 535 -- 595 -- Cost Burdened 325 61% 545 92% Severely Cost Burdened 190 36% 315 53% Low-Income (50% to 80%) 660 -- 985 -- Cost Burdened 410 62% 585 59% Severely Cost Burdened 230 35% 105 11% Less than Moderate-Income (80% to 100%) 690 -- 900 -- Cost Burdened 210 30% 420 47%
Source: U.S. Department of Housing and Severely Cost Burdened 65 9% 70 8% Urban Development Comprehensive Above Median-Income (more than 100%) 5,585 -- 1,960 -- Housing Affordability Strategy using 2011-2015 American Community Survey, Cost Burdened 800 14% 150 8% 5-year estimates data. Severely Cost Burdened 105 2% 0 0% 5. HOUSING // 51
Homeless Population Despite the Bay Area’s robust economy and low unemployment rate, Contra Costa County’s homeless population rose a startling 43 percent from 2017 to 2019 based on the point in time count, which is a one-day census of persons. Contra Costa County’s January 2019 survey counted 2,295 people without permanent homes. Of those, 71 percent were unsheltered because of limited shelter capacity. The count also includes 114 veterans experiencing homelessness. The 2019 point in time count did not include a breakdown by jurisdiction within the county, although the 2018 count found 85 persons experiencing homelessness in Pleasant Hill.
Most families become homeless because they are unable to afford housing in a particular community. Nationwide, about half of those experiencing homelessness over the course of a year are single adults. Most enter and exit the system fairly quickly. The remainder essentially live in the homeless assistance system, or in a combination of shelters, hospitals, on the streets, or in jails and prisons.
There are also single homeless people who are not adults, including runaways and youth whose parents will not allow them to live at home. Not all homeless persons are the same, but many fall within several categories: the mentally ill, alcohol and drug users, elderly, runaways and abandoned youths, single women with children who are fleeing domestic violence, individuals and families who have recently lost jobs and are unable to make ends meet, as well as the working poor who have jobs but whose income is insufficient to afford housing. Although each category has different specific needs, the most urgent need is for emergency shelters and case management (i.e., help with accessing needed services). 52 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 6. TRANSPORTATION & CIRCULATION // 53
6. TRANSPORTATION & CIRCULATION
Pleasant Hill’s transportation network and services provide mobility for residents, employees and visitors, and serve goods movement throughout the city. It’s easy to think of transportation as primarily the roadway network, serving vehicles; but this network also serves bicyclists, pedestrians, buses, trips by all modes to and from the Pleasant Hill and Lafayette BART stations, and relatively new travel modes such as Uber and Lyft. Pleasant Hill is fortunate to also have the Contra Costa Canal Trail, with connections to the Iron Horse Trail, allowing walking and biking trips to be made off road with fewer vehicle interactions. 54 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Bus Routes County Connection routes traverse the city, providing access to Diablo Valley College, Pleasant Hill BART, Downtown Pleasant Hill, and other key destinations (refer to Figure TC-1). Route 18 is the primary County Connection bus route servicing the city, which runs on 80-minute intervals.
Local and regional bus service providing stops in Pleasant Hill and throughout Contra Costa County.
Bicycle Facilities The City is in the process of preparing a Citywide Bicycle Master Plan to guide the expansion and improvement of bicycle facilities throughout the city. Figure TC-2 shows the current bicycle network and currently-planned improvements. 6. TRANSPORTATION & CIRCULATION // 55
Figure TC-1 PUBLIC TRANSIT 56 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Figure TC-2 BICYCLE ROUTES 6. TRANSPORTATION & CIRCULATION // 57
Travel Characteristics Pleasant Hill Residents
HOW DO THEY TRAVEL TO WORK? DRIVE WALK Pleasant Hill residents overwhelmingly 76% 2% commute by car, with a significant minority using public transit and active modes, such as walking and biking (Figure TC-3). From 2011 to 2017, there was a 5 percent decrease in auto mode share, made up by growth in BART commutes. Additionally, 8 percent of residents are categorized in the Other BUS BIKE category. This category includes those who work from home and use alternative forms of 1% 1% travel, such as scooters. 5%
BART/AMTRAK OTHERS Auto mode BART 13% 8%
Figure TC-3 COMMUTE MODESHARE FOR PLEASANT HILL RESIDENTS
100%
90%
80%
70%
2015 20162017
60% 2010 2011 2012 2013 2014
Drive Bus BART Walk Bike Other
Source: American Community Survey, 5-Year Estimates. Note: "Other" category includes those working from home. 58 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
HOW LONG ARE THEIR COMMUTES?
Though the majority of Pleasant Hill residents commute less than 30 minutes to work, there has been significant growth in commutes lasting more than an hour (Figure TC-4). This increase in commute time is potentially linked to the rapid job growth in San Francisco and Silicon Valley, leading to increased freeway congestion.
Figure TC-4 COMMUTE TIMES FOR PLEASANT HILL RESIDENTS
100%
90%
80%
70%
60% 2010 2011 2012 2013 2014 2015 2016 2017
< 15 min 15-30 min 30-60 min > 60 min
Source: American Community Survey, 5-Year Estimates.
AM freeway congestion merging onto I-680. 6. TRANSPORTATION & CIRCULATION // 59
WHERE DO THEY WORK? Figure TC-5 PLEASANT HILL RESIDENTS’ WORK The US Census Bureau’s Longitudinal LOCATIONS BY COUNTY, 2015 Employer-Household Dynamics (LEHD) program provides detailed information on San Joaquin 1% commute patterns in the form of job flows Others Marin 9% to and from census blocks. Most Pleasant 1% Hill residents work in Contra Costa and Sacramento Alameda Counties, with San Francisco 2% Solano County ranking third (see Table TC-1 and 3% Figure TC-5). Though there has not been San Mateo 3% significant growth in the proportion of Santa Clara Contra commuters working in San Francisco, the 5% Costa 46% increase in BART ridership may be the San result of worsening freeway congestion in Francisco 11% the region. Alameda 18%
Source: U.S. Census Bureau, Longitudinal Employer- Household Dynamics.
Table TC-1 PLEASANT HILL RESIDENTS' EMPLOYMENT LOCATIONS
County / City 2010 2011 2012 2013 2014 2015
Contra Costa 46.8% 45.0% 44.0% 44.1% 45.1% 46.0% County Walnut Creek 9.8% 9.4% 9.6% 9.0% 9.4% 9.6% Concord 8.5% 8.6% 8.5% 8.5% 8.7% 8.6% Pleasant Hill 5.8% 5.0% 5.5% 5.4% 5.3% 5.5% Martinez 4.6% 4.2% 4.1% 3.8% 3.9% 4.2% San Ramon 3.4% 3.7% 3.0% 3.1% 3.2% 3.3% Lafayette 2.4% 2.4% 2.3% 2.4% 2.4% 2.4% Alameda County 18.0% 17.7% 18.0% 17.6% 18.3% 18.4% Oakland 7.6% 8.2% 7.6% 6.7% 7.2% 6.9% Berkeley 2.2% 1.8% 2.4% 2.2% 2.4% 2.7% San Francisco 9.6% 8.7% 9.6% 9.7% 10.9% 11.3% Santa Clara County 4.5% 4.8% 4.9% 4.9% 4.9% 4.7% San Jose 1.9% 2.1% 2.3% 2.0% 2.1% 1.8%
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, 2010-2015. 60 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
WHAT ABOUT NON-WORK TRIPS?
Pleasant Hill non-work trips are also primarily vehicle-based, although the proportion of walking is significantly higher than for work trips (Figure TC-6). Since these trips include shopping and recreational trips, Pleasant Hill’s walkable downtown and other shopping areas adjacent to housing likely account for this increase.
Figure TC-6 HOME-BASED OTHER (HBO) TRIP MODESHARES 100%
80%
60% 80.2% 77.2% 83.8% 85.0% 40%
20%
0% California MTC Contra Costa Pleasant County Hill
Drive Transit Bike Walk
Source: California Household Travel Survey, 2012-2013. 6. TRANSPORTATION & CIRCULATION // 61
Pleasant Hill Workers
There are 17,600 jobs in Pleasant Hill. Understanding travel behavior of Pleasant Hill workers is foundational to planning for safe and efficient mobility.
HOW DO THEY COMMUTE TO PLEASANT HILL?
Historically, the Pleasant Hill workforce has primarily driven to work. Between 2010 and 2016, the number of workers driving to work increased by 5 percent, as shown on Figure TC-7. As the majority of workers live in Contra Costa County, but not near BART stations, transit is likely not competitive with driving in terms of travel time and cost for most Pleasant Hill employees.
Figure TC-7 PLEASANT HILL WORKERS’ COMMUTE MODESHARES
100%
80%
60%
82.5% 87.2%
40%
20%
Source: American Community Survey, 0% 2010 2016 5-Year Estimates, Special Tabulation: Census Transportation Planning Products Program. Drive Bus BART Walk Bike Other Note: "Other" category includes those working from home. 62 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
WHERE DO THEY LIVE? Figure TC-8 Pleasant Hill employee commute origins PLEASANT HILL WORKERS’ HOME LOCATIONS did not change significantly from 2010 BY COUNTY, 2015 to 2015, but they are significantly different than resident commute Napa destinations (see Table TC-2 and 1% Sonoma Others Figure TC-8). While San Francisco is an 2% 9% employment destination for Pleasant San Mateo Hill residents, few workers arrive from 2% San Joaquin San Francisco. Surrounding Contra 2% Costa County cities provide a majority San Francisco 3% of the employee base in Pleasant Sacramento Hill. Improving connections between 2% Pleasant Hill and these cities through Santa Clara Contra 3% Costa biking or transit may provide relief 54% on local roadways and highways and Solano 8% improve the overall quality of life for residents. Alameda 14%
Source: U.S. Census Bureau, Longitudinal Employer- Household Dynamics.
Table TC-2 PLEASANT HILL WORKERS’ HOME LOCATIONS
County / City 2010 2011 2012 2013 2014 2015
Contra Costa 52% 53% 54% 54% 53% 54% County Concord 11% 11% 11% 11% 11% 11% Pleasant Hill 5% 5% 6% 6% 5% 6% Antioch 4% 4% 5% 5% 5% 5% Martinez 4% 4% 5% 5% 5% 5% Pittsburg 4% 4% 4% 4% 4% 4% Walnut Creek 4% 4% 4% 4% 4% 4% Alameda County 13% 14% 14% 13% 13% 14% Oakland 4% 4% 4% 4% 4% 4% Santa Clara County 3% 3% 3% 4% 3% 3% Sacramento 4% 4% 3% 3% 3% 3% San Francisco 2% 3% 2% 2% 2% 3%
Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, 2010-2015. Note: Other locations where Pleasant Hill workers reside include the Central Valley (San Joaquin and Stanislaus Counties), the Peninsula (San Mateo County), the Greater Sacramento Area (Solano and Yolo County), and the North Bay (Napa and Sonoma Counties). 6. TRANSPORTATION & CIRCULATION // 63
What’s Changed Since 2003? Transportation Planning and Investment
Innovative approaches to transportation planning have begun to support development and transportation-related improvements that allow and encourage more residents, workers, and visitors to walk, bike, or use transit. For example, an increased focus on complete streets aims to safely and effectively serve the needs of all modes of travel. This would include investments in vehicle, bicycle, pedestrian, and transit infrastructure with the goal to serve all travelers, regardless of age, disability, income level, or travel origins and destinations.
Innovations
New technologies and trends are constantly emerging, transforming the way we use and think about our transportation networks. Transportation Network Companies (Lyft and Uber), micro-mobility (bike share and scooter share companies), and car share and autonomous vehicles are just a few examples of innovations in transportation that are causing planners to ask new questions and develop new strategies for how we plan for the transportation network of the future.
Mobility Assets in Pleasant Hill Pleasant Hill’s central location within the East Bay provides access to surrounding cities and communities, as well as to other parts of the San Francisco Bay Area. While the suburban setting lends itself to vehicular use as a preferred mode of travel, the city’s bicycle, pedestrian, and transit facilities help make these alternative modes of transportation viable choices as well.
East of Pleasant Hill, the Contra Costa Centre and BART station provide connections for all modes of travel and serves as a transit village for local and regional transit services. BART, which provides commuter rail service to the greater San Francisco Bay Area, has a station in Pleasant Hill on the yellow line. The yellow line starts in Antioch and ends in Millbrae, in San Mateo County. Contra Costa Centre is also home to several regional and local bus routes with service to San Francisco, Oakland, Sacramento, Fairfield, Vallejo, and Pleasanton/Dublin. 64 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
There are also several multi-use trail connections in Pleasant Hill serving bicyclist, pedestrian, and equestrian uses. These trails include the Iron Horse Regional Trail and the Contra Costa Canal Trail, and help provide access to commercial and residential areas, schools, public transportation, and other community facilities throughout Pleasant Hill and its surrounding communities.
Contra Costa Centre BART Station
Multi-use trail in Pleasant Hill 6. TRANSPORTATION & CIRCULATION // 65
Mobility Challenges in Pleasant Hill Peak Commute Congestion School Area Congestion
Peak commute congestion is not unique Most school areas experience congestion to Pleasant Hill and has become a regular around AM/PM drop-off and pick-up. occurrence throughout the Bay Area. Congestion is worsened when access routes Sections of arterial roadways like Contra and driveways onto school properties are Costa Boulevard and Taylor Boulevard, limited. Steps that can reduce congestion and I-680 interchange areas, operate include increased school bus and transit near capacity during the AM and PM peak availability, encouraging walking and commute periods. In most cases adding bicycling through well-identified safe lanes is not feasible and would most likely routes to school, better drop-off/pick- not resolve congestion over the long term. up circulation, and other tailored school A potential solution to peak commute site measures that target individual site congestion is to look at operational opportunities for reducing vehicular traffic. efficiency improvements and other innovations to manage congestion and match Pedestrian Network Gaps travel demand to available capacity. Many residential and collector streets Cut-Through Traffic have discontinuous sidewalks, making it difficult to safely walk from point A Some of Pleasant Hill’s arterial roadways to point B. As adjacent parcels develop serve traffic cutting through the city. Many or redevelop, the City typically requires of these trips are appropriately using sidewalk improvements. However, where the city’s roadways, which connect to redevelopment is unlikely in the near-term, neighboring communities including Martinez, a prioritized plan for addressing these gaps Lafayette, Concord and Walnut Creek, while in the network is needed. others cut through to avoid congestion on I-680. The challenge for Pleasant Hill is to maintain an efficiently-operating roadway network while discouraging diverted regional trips that should be on the freeway network.
Missing sidewalk 66 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 7. PUBLIC FACILITIES, SERVICES, & INFRASTRUCTURE // 67
7. PUBLIC FACILITIES, SERVICES, & INFRASTRUCTURE
Public facilities contribute to the quality of life for both individuals and groups in the community. They provide convenient and efficient services, a sense of identity, and define the visual character of the city. Examples of typical public facilities include churches, hospitals, and police and fire stations. This section presents an overview of public facilities and community services within the city limits. 68 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Overview of Public Services
Gas and electricity services are provided by PG&E.
Sewer and sanitation services are provided by the Central Contra Costa Sanitary District (Central San). Central San provides wastewater collection, treatment, and disposal services; recycled water production and distribution; and household hazardous waste collection for nearly half a million residents in a 145-square-mile service area including Alamo, Danville, Lafayette, Moraga, Orinda, Pleasant Hill, and Walnut Creek.
Solid waste and recycling services are provided by Republic Services. Republic Services offers solid waste, single-stream recycling, yard waste, organic waste, and bulk waste collection, as well as appliance recycling and commercial waste collection.
Water service is provided to the majority of the city by the Contra Costa Water District (CCWD). East Bay Municipal Utility District (EBMUD) and the Martinez Water District (MWD) provide water service to areas within the western part of the city.
The Diablo Vista Water System provides untreated canal water for irrigation to homes in Poets Corner.
Broadband and cellular services are provided to residents and businesses from a variety of private companies, including national retailers Comcast, AT&T, Verizon, and Sprint.
FUN FACT
Pleasant Hill City Hall was designed by renowned AIA Gold Medal architect, Charles Moore. The 35,700 square-foot City Hall opened in 1991. 7. PUBLIC FACILITIES, SERVICES, & INFRASTRUCTURE // 69
City Government Fire Protection and The City of Pleasant Hill incorporated in Emergency Medical 1961 and is a general law city. The City Council consists of five members. They Response elect one Councilmember annually to serve Fire Protection and Emergency Medical as the Mayor. Response services are provided by the In FY 2017, the City had 110.6 full-time Contra Costa County Fire Protection equivalent employees, 57 of whom were in District (CCCFPD) from two stations in the Police Department. Pleasant Hill, Station #2 (2012 Geary Road), and Station #5 (205 Boyd Road). According At this time (2019), the City does not to the CCFPD 2018 Annual Report, CCCFPD provide services to any areas outside of serves a 304-square-mile area of Contra city limits, and is not requesting changes Costa County stretching from San Pablo to to its Sphere of Influence (SOI). Antioch, including 25 fire stations, 27 fire companies, and 288 firefighters. CCCFPD is the exclusive provider of ambulance Law Enforcement services in the District. The City of Pleasant Hill Police Department provides law enforcement and dispatch services from a single station located at 330 Civic Drive. According to the May 2019 Contra Costa Municipal Service Review (MSR), the city has 1.3 full-time equivalent sworn personnel per 1,000 residents.
Pleasant Hill City Hall Contra Costa County Fire Protection District (CCCFPD) 70 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Healthcare According to the 2018 Healthcare Services Municipal Service Review and Sphere of Influence Update, healthcare services are provided to residents of the city by three major regional hospitals, the John Muir Health Concord Medical Center, the Contra Costa Regional Medial Center in Martinez, and the Kaiser Permanente Walnut Creek Medical Center.
Library Facilities Contra Costa County operates a Pleasant Hill Branch library. Pleasant Hill has the highest “per hour” circulation of all Contra Costa library branches. Of the books checked out at the branch in fiscal year 2017-2018, nearly 40 percent were checked out by Pleasant Hill residents, with the remaining 60 percent checked out by Figure PF-1 non-Pleasant Hill residents (Figure PF- BOOKS CHECKED OUT BY PLACE OF RESIDENCE 1). The library collection includes 85,000 books, audiobooks, videos, DVDs, and CDs, 22% Walnut Creek as well as computers with free Internet access and Wi-Fi throughout the facility. The library hosts a variety of community Other (Non-Pleasant Hill) programs including arts and crafts, English 38% conversational practice classes, computer tutoring, and guest speakers. The library Pleasant Hill also has public meeting rooms available for 40% rent.
In 2017, with newly acquired funding from Measure K, the Pleasant Hill City Council selected an architect to design
and construct a new library to replace the Source: 2019 City of Pleasant Hill. existing one. Construction is expected to begin in 2020 with anticipated completion in 2021. The new library will better meet the needs of library users and the Pleasant Hill community. 7. PUBLIC FACILITIES, SERVICES, & INFRASTRUCTURE // 71
Disadvantaged Unincorporated WHAT IS A DISADVANTAGED UNINCORPORATED COMMUNITY?
Communities A disadvantaged unincorporated community is a Pursuant to Senate Bill 244 Disadvantaged fringe, island, or legacy community in which the median household income is 80 percent or less Communities (Government Code Section than the statewide median household income. 65302.10), the City must identify each unincorporated island, fringe, or WHAT IS A FRINGE COMMUNITY? legacy community within the SOI. The A fringe community is an inhabited and general plan must address identified unincorporated territory within the Sphere of communities by including a description Influence (SOI). of the community; a map designating its location; an analysis of water, wastewater, WHAT IS AN ISLAND COMMUNITY? stormwater drainage, and structural fire An island community is any inhabited and protection needs or deficiencies; and an unincorporated territory that is surrounded or analysis of benefit assessment districts substantially surrounded by one or more cities or or other financing alternatives that by one or more cities and a county boundary or the Pacific Ocean. could make the extension of City services financially feasible. Based on an analysis of disadvantaged communities pursuant WHAT IS A LEGACY COMMUNITY? to SB 244, Pleasant Hill does not have any A legacy community is any geographically disadvantaged communities. isolated unincorporated community that is inhabited and has existed for at least 50 years. Education There are a wide variety of schools in Pleasant Hill, including public elementary, middle, and high schools; pre-schools and kindergartens; alternative high schools; religiously affiliated schools; and special education schools (Figure PF-2). Pleasant Hill is also home to higher-education institutions, including Diablo Valley College and John F. Kennedy University.
Mt. Diablo Unified School District is a K-12 district in Contra Costa County with more than 31,000 students in over 50 school sites. In addition to Pleasant Hill, the District also covers the cities of Clayton and Concord; portions of Martinez, Pittsburg, and Walnut Creek; and communities in the unincorporated county. 72 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Figure PF-2 SCHOOLS 73
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8. OPEN SPACE, PARKS, & RECREATION
Parks and recreation provide many benefits to a community and its citizens, including economic, health, environmental, social, and overall quality of life. Open space serves many important recreational, natural resource, and cultural purposes. It offers places for wildlife habitat, wilderness protection, groundwater retention, active recreational use, historic landscapes, and visual corridors. The Open Space, Parks, and Recreation section identifies open space classifications and existing open space, parks, recreation facilities, and access conditions in Pleasant Hill. 76 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Parks Pleasant Hill has approximately 180 acres Sherman Acres Park is a small of parkland that offer playgrounds, sports neighborhood park for pre-school-aged fields, and barbecue and picnic areas for children with a playground and picnic adults and children alike. Several of the facilities. parks located in Pleasant Hill as described below also include a diverse range of other Shadowood Park and Chilpancingo amenities including dog parks, historical Park are each 2.5-acre passive turf areas. identifiers, and hiking and biking trails. Shadowood Park has a playground and The following are public parks in Pleasant basketball hoop. Hill (Figure OS-1): Rodgers Ranch Heritage Center is a Pleasant Hill Park and Pleasant Oaks historic site just over two acres in size. Park host sports games with picnic areas The Rodgers farmhouse is the oldest and playgrounds. house in Pleasant Hill, built around 1867 and expanded in the early 1900s. The site Brookwood Park and Rodgers-Smith includes an urban farm that serves as an Park have barbecue grills and other education center, hosting workshops and recreational amenities. events including farm-to-table culinary courses, gardening, and permaculture. Paso Nogal is an open space area with a The Heritage Center also offers a summer 2.5-acre public dog park with 63 acres of day camp, hosts field trips and a harvest hiking trails. festival, and provides tours to the public. Dinosaur Hill Park and Shannon Hills Park are maintained open parks with walking paths and trails providing a scenic outdoor setting.
The playground at Pleasant Oaks Park Rodgers Ranch Heritage Center Source: City of Pleasant Hill, 2019. 8. OPEN SPACE, PARKS, & RECREATION // 77
Figure OS-1 PARKS 78 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Open Space The open spaces of Pleasant Hill are in the northern and western parts of the city and total almost 370 acres of land. These areas include a multitude of walking and hiking trails, grass fields, and creeks for residents and visitors to explore. Open space areas in Pleasant Hill include the Contra Costa Country Club, Los Juntas Open Space, and Chilpancingo Park.
Contra Costa Canal Regional Trail Pleasant Hill Park
Shannon Hills Park Paso Nogal open space and dog park 8. OPEN SPACE, PARKS, & RECREATION // 79
Recreation Programs The Recreation and Park District of fitness classes, lifeguard training, and a Pleasant Hill has programs to serve all ages swim team. The local Teen Council has and interests. Separated by age groups, teen representatives directly involved in programs range from sports leagues and community recreation programs, allowing aquatics programs, to urban farming them to plan activities, classes, sports, and classes. Residents of all ages can explore trips for students grade six through college. their passion for theatre or learn computer There are numerous opportunities for skills or coding at any of the six community adults and seniors, including advanced art centers. classes, dance, fitness activities, sports Children as young as two-and-a-half leagues, daytrips and excursions, and years old can begin attending community even international travel tours to Tuscany, programs or participate in preschool Vietnam, and Egypt. Adult enrichment offered by the Recreation and Park District. classes are also offered in creative writing, For children three to five years of age, retirement planning, computer skills, additional recreational opportunities are and wine tasting. In an effort to provide provided including swim lessons, sports, the best range of courses, the Pleasant theater, and daytime summer camps. Hill Recreation and Park District has partnered with Ed2Go to offer a wide Teens can enroll in enhanced recreation variety of courses in topics such as finance, activities including summer camps, sports computer skills, college prep, and personal leagues and enrichment classes focusing development. on performing arts and computer coding. The Aquatics Center also offers teens the opportunity to participate in water sports,
Pleasant Oaks Park 80 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Community Facilities COMMUNITY FACILITIES
Pleasant Hill has six community facilities 1 PLEASANT HILL COMMUNITY for events (Figure OS-2): CENTER A venue ideal for weddings, parties, business • Pleasant Hill Community Center meetings, and events. Includes a reception • Winslow Center area, meeting rooms, a dance studio, and an outdoor pavilion. • Senior Center • Teen Center • Rodgers Ranch Heritage Center 2 WINSLOW CENTER • Aquatic Facilities A self-service events facility featuring two rooms for rent and a playground. The space includes an assembly room that seats up to 120 The Community Center, Senior Center, Teen people with a stage area. Center, and Winslow Center have rooms available to rent for private events such as 3 SENIOR CENTER weddings, business meetings, or parties. A facility that is home to programs offered Pleasant Hill residents receive a discounted for adults Monday through Friday, and health rate on room rentals, and each community services such as insurance counseling and blood pressure screening. facility offers different amenities. 4 TEEN CENTER A facility that offers programs for Middle School students, including social events, classes, after-school programs, and summer camps. Room rentals are available.
5 RODGERS RANCH HERITAGE CENTER A historic ranch with a restored house and urban farm. The space hosts educational events and gardening classes while preserving the buildings on site.
6 AQUATIC PARK A facility that features a 25-yard pool with diving boards, a shallow water pool, a sprayground, and picnic areas. Programs include swim lessons and aquatic events.
Pleasant Hill Community Center 8. OPEN SPACE, PARKS, & RECREATION // 81
Figure OS-2 COMMUNITY FACILITIES AND PLACES 82 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK 9. ENVIRONMENT // 83
9. ENVIRONMENT
The Environment section describes the existing conditions related to environmental resources and sustainability in Pleasant Hill. This section includes water quality and supply, air quality, and biological resources. 84 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Water Quality Pleasant Hill receives its drinking water from three different districts: Contra Costa Water District, East Bay Municipal Utility District, and the Martinez Water District. The primary source for drinking water is the Sacramento-San- Joaquin River Delta. Water quality can potentially be affected by saltwater intrusion, agricultural drainage, recreational boating, and watershed runoff. Pleasant Hill’s water quality is generally good, with minimal exposure to contaminants and continues to rank consistently high with respect to annual water quality based on reporting from all three districts.
Water Supply Water supply in the Pleasant Hill area is expected to meet or exceed demand through the year 2040 based on calculations from the three water district Urban Water Management Plans. This General Plan Update is based on the assumption that the city and surrounding region will meet or exceed its average annual amount of rainfall. In the event of a multi-year drought, water supplies, including the availability of Diablo water, may need to be supplemented by other water sources. To ensure that water will be readily available for residents during a drought or other emergency, each water district is taking steps to improve water supply through the application of additional storage methods. Beyond water storage, the City has several water conservation programs in place including using reduced and recycled water for landscape irrigation and sports fields and providing information to residents on water efficiency rebate programs and water conservation methods.
Los Vaqueros Reservoir Source: Contra Costa Water District, 2019. 9. ENVIRONMENT // 85
Air Quality Green Pleasant Hill Pleasant Hill overall has healthy air quality Green Pleasant Hill is the City’s initiative that is generally better than statewide to create a better community through and nationwide averages. But, like most sustainable development, programming, of California, Pleasant Hill experiences and initiatives for a more sustainable ozone pollution in the summer months future. Residents of Pleasant Hill are and particulate matter pollution in the encouraged to practice green initiatives winter months. The ozone and particulate at home and in their retail consumption. matter pollution can also be exacerbated by Businesses are encouraged to “go green” in natural hazard events, such as the smoke their water and energy consumption, waste from wildland fires. Air quality monitoring and pollution mitigation, and reduction for Pleasant Hill has reported that the of greenhouse gas emissions. Pleasant overall ozone and particulate pollutants Hill provides residents with information are relatively low compared to other areas on waste and recycling practices, energy in the state, with fewer than seven days a and water consumption, and reasons to year from 2015 to 2017 exceeding national become more sustainable. standards.
Biological Resources Pleasant Hill is home to several protected tree species and is surrounded by critical habitats for animal species, although no critical habitats exists within the city limits (Figure EV-1). The City has taken necessary steps to encourage the protection of a variety of tree species through the City Zoning Ordinance (18.50.110). This includes supplemental regulations to Madrone Tree Alameda Whipsnake protect native oak trees and indigenous trees with a trunk diameter of nine inches or larger at a height of 24 inches above ground. Protected trees recognized by the City include Red Alder, Bigleaf Maple, California Buckeye, Madrone, California Bay or Laurel, California Black Walnut, California Sycamore, and Elderberry. Wildlife species California Red-Legged Elderberry Tree listed as threatened or endangered in the Frog surrounding area include the California red-legged frog and the Alameda whipsnake. Critical species in the San Joaquin Delta north of Pleasant Hill include the Delta Smelt and Steelhead Trout. 86 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Figure EV-1 CRITICAL HABITAT 9. ENVIRONMENT // 87
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10. HAZARDS & SAFETY
Natural hazards in Pleasant Hill and the East Bay region are similar to those in the wider Bay Area. Threats from earthquakes, droughts, localized flooding, wildland fires, and an increase number of high heat days are of the highest concerns for the city. The Hazards and Safety section describes environmental and material hazards in Pleasant Hill, including emergency preparedness and response. 90 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
is also located in close proximity to other Earthquakes zones of high- or very-high wildland fire Earthquake severity is measured by the severity to the north, east, and south. Modified Mercalli Intensity (MMI) scale. The MMI measures ground shaking severity at a given site according to damage done to Droughts structures, changes in the earth surface, and personal accounts. Pleasant Hill is California is susceptible to lengthy dry entirely located in an area expected to periods, and times of extended drought experience an intensity of VIII on the MMI are likely to occur in the future. Drought is scale in the event of a serious earthquake a result of lower than average rainfall over (Figure HS-1). This would likely result in extended periods of time. Projections using considerable damage to normal buildings, CalAdapt (www.cal-adapt.org) show that and slight damage to buildings designed average annual precipitation in the area to withstand severe ground shaking. could decrease by 3 inches per year over Actual damage caused is dependent on the next 20 years. This reduction in rainfall the severity of the earthquake, the specific would be worsened by a similar reduction buildings and infrastructure involved, and in Sierra snowpack, which provides much other various factors. of the water for California in dry summer months. Droughts may, therefore, become During an earthquake, Pleasant Hill is also more prevalent in future decades and susceptible to liquefaction (Figure HS-2). Pleasant Hill is likely to be affected. Liquefaction is the act of soil behavior becoming similar to liquid due to ground shaking from an earthquake. Pleasant Hill’s susceptibility to liquefaction is moderate Extreme Heat Events to high throughout the city, particularly An extreme heat day is defined by the along creeks and streams. The highest Federal Emergency Management Agency as probability of infrastructure damage is any day where temperatures reach above along the orange and red areas as shown in 90 degrees Fahrenheit. Temperatures the figure. above 90 degrees are associated with health risks especially for seniors, those with respiratory concerns, and other Wildland Fires sensitive groups. Pleasant Hill averages approximately 36 days of extreme While the city is not in an area of high fire heat annually, as well as occasionally hazard severity, Pleasant Hill’s proximity experiencing heat waves where more to Briones Regional Park does pose a than four extreme heat days occur threat of wildland fires spreading into the consecutively. Projections obtained from city limits where the park and open space CalAdapt (www.cal-adapt.org) show that abuts urban development to the southwest the average of both extreme heat days and (Figure HS-3). Minor brush fires in the area heat waves in Pleasant Hill is expected to are common during the summer but are increase substantially, with an average of generally extinguished before developed 69 extreme heat days expected by the year areas sustain much damage. Pleasant Hill 2040. 10. HAZARDS & SAFETY // 91
Figure HS-1 SEISMIC HAZARD ASSESSMENT 92 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Figure HS-2 LIQUEFACTION SUSCEPTIBILITY 10. HAZARDS & SAFETY // 93
Figure HS-3 WILDFIRE HAZARD SEVERITY ZONES 94 // PLEASANT HILL 2040 GENERAL PLAN / EXISTING CONDITIONS AND TRENDS WORKBOOK
Figure HS-4 FLOOD HAZARD ZONES 10. HAZARDS & SAFETY // 95
Flooding Resiliency Efforts in Pleasant Hill is primarily susceptible to Pleasant Hill flooding on the eastern border of the city limits, although localized flooding Pleasant Hill ensures residents and may occur in other areas, as shown on community assets are as safe as possible Figure HS-4. According to the Federal in the event of a disaster through Emergency Management Agency (FEMA), land use controls, hazard mitigation there are two classified flood zones within and emergency response efforts, and Pleasant Hill, a 100-year floodplain and community programs. The City also works 500-year floodplain. Areas within a 100- with Contra Costa County on a number of year floodplain have a 1 percent chance plans and programs relating to emergency each year of flooding, while areas in a preparedness and management. 500-year floodplain have a two-tenths Resiliency efforts in Pleasant Hill include: percent chance each year of flooding. The 500-year floodplain extends the length of • Participation in the Countywide Local Grayson Creek from the northeastern edge Hazard Mitigation Plan of the city to the southeastern city limits. • Upgrades to ensure emergency power in The northeastern edge of the city limits is critical facilities designated as a 100-year floodplain with a small area in the 500-year floodplain • Upgrades to buildings and infrastructure just outside of the city limits. These areas to comply with building and fire codes are more at risk of extreme floods when • Neighborhood Disaster Preparation Grayson Creek or Walnut Creek overflow. Program for residents • Community Emergency Response Training program • Supporting the Contra Costa County Emergency Services Division • Water conservation measures and programs • Support for and information on creating a Family Disaster Plan for residents
Flooded intersection in Pleasant Hill