Comments on GPAC and PC Preferred Alterantive
May 2022
Contents
Contents........................................................................................................................................................1 Public Comments on the Original GPAC Preferred Alternative: May 2020..................................................1 Grayson Woods Neighbors Comment Letter: May 3, 2021..........................................................................1 California YIMBY Letter: February 28, 2022..................................................................................................1 GPAC Preferred Alternative General Plan Website Comments: 2019..........................................................1 GPAC Meeting: January 26, 2022..................................................................................................................2 Comments Following Planning Commission Meeting: March 22, 2022.....................................................18 Comments Following GPAC Meeting: April 27, 2022 .................................................................................68 Public Comments on the Original GPAC Preferred Alternative: May 2020 Please see the attached PDF to this Document.
Grayson Woods Neighbors Comment Letter: May 3, 2021
Please see the attached PDF to this Document.
California YIMBY Letter: February 28, 2022
Please see the attached PDF to this Document.
GPAC Preferred Alternative General Plan Website Comments: 2019 Jeremy
Magruder
Public Comment
Hi, I noticed that the Mangini property was listed as a focus area in the General Plan feedback report, and that discussion of focus areas was included on last night's GPAC meeting. I had a childcare obligation so I was unfortunately unable to attend but I would like to stay as up to date as possible on any news regarding plans for that property. My house is immediately adjacent to the Mangini farm, and naturally any redevelopment or rezoning choices could have massive implications for my neighborhood and for my family's financial well-being. How can I ensure that I am updated about development and planning choices being considered regarding that property? Also, what is the best venue for me to provide feedback on those choices? If rezoning to high density housing or commercial development is being considered, it would clearly be devastating to the families who own homes in the neighborhood.
Bob Hopfner
Public Comment
More housing , yes HIGHER DENSITY, near the “ downtown” area ! Rodger Hogan
Public Comment
With regards to future zoning of the Mangini farm, my property is on Mercury Way and my entire West fence borders Mangini's property. I have lived here 25 years. When I moved here, I understood that it was a farm and I take the Comments on GPAC and PC Preferred Alterantive
May 2022
difficulties that come with it such as dust, tractor noise and fence damage. I also understood that it was zoned for single family homes. High-density housing would certainly have a detrimental affect on my property value and add traffic. I am certainly against high-density housing or any commercial use. Somehow keeping it as open space would be ideal. Thank you for considering our input.
Darcy Mathews
Public Comment
I beg you to STOP overdevelopment per parcel/acre! The library site is a sham! Cramming all those mega houses on a private /HOA not maintained by the city is passing the buck move! This city has lost its moral compass! I’m embarrassed as a 50+ year resident! I grew up here when we knew and trusted our city hall and council members! Now it’s a sell out to the biggest developers, with the city giving (in lieu of fees) Like candy. I’m ashamed that the council NEVER listens to us residence when we speak! Their minds are already made up! The city manager needs to GO! Heartless, greedy sell outs. The library bait and switch with the parcels another sham! You put NO effort into cooperating with the Historical society. We folded. No effort into helping preserve the old original Pleasant Hill School House! Try working to fundi Rec and Park in a project with dignity and grace! WE ARE THE ONLY EAST BAY CITY with no historically preserved community asset! 2020 election year! Shape up!
GPAC Meeting: January 26, 2022
Bruce Irion
Public Comment
I am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
Next, while I agree the majority of the public have agreed the Mangini site needs to be developed for housing, I disagree with the characterization that the public is in favor of allowing multi-family housing on the site and they have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density
Shereen
Motarjemi
Public Comment
I am am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other Comments on GPAC and PC Preferred Alterantive
May 2022
document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Karen Lee
Public Comment
To Whom It May Concern,
In preparation for the January 26, 2022 GPAC Meeting I am writing in response to the MEMORANDUM - PREFERRED ALTERNATE that was prepared.
For the Mangini site, page 20 states that the GPAC agreed to "require a specific plan or other planning document." At the meeting the agreement was for a specific plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Bushra Toma
Public Comment
I am am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in Comments on GPAC and PC Preferred Alterantive
May 2022
favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Karen Helfter
Public Comment
I am am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
Paula Michael
Public Comment
Good morning and happy New Year,
I hope this message finds you healthy and well.
I am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
Comments on GPAC and PC Preferred Alterantive
May 2022
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Mark de Wit
Public Comment
I am am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Karen Panico
Public Comment
I am am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public understands that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all. Permitting this to be a true open forum (as it is in person).
Otherwise, comes across as manipulative and controlling of the public. We can support our towns efforts, and you when we are all transparent.
Comments on GPAC and PC Preferred Alterantive
May 2022
Rodger Hogan
Public Comment
I am writing to voice strong opposition to allowing high density housing on the Mangini parcel. Such a development would have a significant negative impact on my property value and quality of life. In addition, in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Scott Brama
Public Comment
I am am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Jenice
Tanphanich
Public Comment
General Plan Advisory Committee -
I am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
Comments on GPAC and PC Preferred Alterantive
May 2022
document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However, I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the current density.
In addition, I request that during the meeting, the gallery of faces of participants be viewable by all.
Joyce Tang
Public Comment
For tonight’s GPAC meeting on 1/26/22, I’d like to share the following please:
1. The Summary of GPAC Preferred Alternative says regarding Focus Area 2:
Taylor/Pleasant Hill (Mangini), “Members were in favor of..allowing Multi-Family Low along Pleasant Hill Road.” As far as I know, this is not true. It definitely does NOT represent the opinion of the home owners who live along Pleasant Hill Road and in the neighborhood of Linda Ln, Linda Ct., Steven Cr., and Erin Ct. We do not support multi-family housing anywhere on this site. Many of us at the last meeting clearly voiced the opinion that if multi-family housing must be included in the plan, then it should be placed off of Taylor Blvd, and not off of Pleasant Hill Rd. The latter negatively impacts traffic and definitely our home values. To be clear, we support only single family housing to be placed adjacent to or across the street from our pre-existing single family housing.
2. In the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC meeting, on page 20 it says the GPAC agreed to "require a specific plan or other planning document" for the Mangini site. At the last meeting, I and many others clearly recall the agreement was for a Specific Plan only. The community was happy about that outcome after the very long meeting. We were grateful to see the City demonstrating a sincere wish for what’s best for everyone, patiently listening to us, accepting our input, and putting it into action. Adding “or other planning document” effectively gives the City carte blanche to do whatever they want without any regard to us, and basically takes all that we worked hard on together and was already agreed upon, and flushes it down the toilet. This is extremely disappointing. Seeing that added after the fact really feels like a betrayal of our trust. We respectfully request that the GPAC keep its commitment to a Specific Plan, and a Specific Plan only, for the Mangini-Delu property. If there Comments on GPAC and PC Preferred Alterantive
May 2022
is a benefit to adding ““or other planning document” that we are not aware of, we would be grateful if you could please explain it at tonight’s meeting.
3. We request that the Zoom meeting be set up so participants can see who the other participants are, at the very least as a list of names please. Ideally, when we choose to speak, we would know to whom we are speaking.
We appreciate your allowing us to give feedback and are grateful to work together.
Thank you so much!
John and Renee
Walter
Public Comment
We are writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for this evenings 1/26/22 GPAC Meeting.
plan or other planning document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. Please honor your original commitment to only do a Specific Plan.
The majority of the public has understood that the Mangini site needs to be developed for housing; however, we disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, in prior GPAC meetings the overwhelming majority of Pleasant Hill residents attending adamantly voiced their opposition to allowing multi-family housing.
Herewith we clearly voice our opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 DU/site which is twice the currently zoned density.
Wendy Gollop
Public Comment
I attended the last GPAC meeting and was astonished at the changes to the zoning that was done at the end. It would have been nice to allow public comment at the end. I did not think that such big changes would be made to such large areas.
I do not like the new changes made from single family residential to high density mixed use in zone 5. This is one of the few more affordable single family areas in Pleasant Hill. The streets are narrow and a development like that at 85 Cleveland Rd in the middle of the residential area would destroy the neighborhood. The streets are too narrow for commercial. At least consider the neighborhood lower density mixed use designation. I think that it is ironic that you want to rezone an affordable neighborhood mixed use and then zone Mangini as a special district with single family houses that will sell for $1-2 million each. I support the special district because it will provide for a much better project, just do not destroy an Comments on GPAC and PC Preferred Alterantive
May 2022
affordable neighborhood if it is not necessary. Since it is not needed for the housing element, why not leave it single family for now. It also goes against the stated goals of the General Plan to preserve the neighborhoods and character of Pleasant Hill
David Blau
Public Comment
Hello Mayor Noack and Planning Director Troy Fujimoto:
I would like to offer some comments and feedback relative to the recent GPAC hearing. I hope these comments help to improve the process and the communication between the City and the public going forward. Please forward to each GPAC Committee member, your planning consultant, plus anyone else in the City leadership that should see this.
1. Our most concerning comment is regarding the format and order of the hearing. After the consultant presentation, the public comment period was opened. Comments were made on the nine Focus Areas and maps as presented by the consultant. The public comment period was then closed. After closing off all public comments, the Committee reviewed, debated, and even changed the boundaries and zoning designations for a number of the Focus Areas. There was no additional opportunity for the public to comment on these adjustments. The Committee debate should have occurred before the public was offered the opportunity to comment -- not after.
2. Your consultant gave a presentation that was extremely difficult to track from the last hearing on Nov 17. They moved from ten potential sites labeled "A" thru "N" to nine "Focus Areas" labeled 1 through 9. Titles were altered; boundaries were changed; some showed numbers of intended du's; some showed a range of densities. I hope you can understand how difficult it was for the public to follow all of these changes and to participate effectively. A simple reference such as "1.
DVC College Area" (formerly called "A. DVC Overflow Parking Lot") would have been helpful.
3. We asked in advance of the hearing that the City tell us how many people were in attendance as well as how many people wished to make verbal comments. No action was taken on this request.
4. Speakers could not see the time clock, a technical difficulty, so again we were operating in the dark, not knowing when our three minutes would be up.
5. A number of us expressed serious concerns about the proposed density and number of du's targeted for the Mangini-Delu property. None of these comments were addressed and no questions answered other than to restate that 210 du's are proposed for that site. It does feel like our repeated comments are being ignored.
Comments on GPAC and PC Preferred Alterantive
May 2022
6. The discussion of the potential for a Specific Plan was disconcerting. At the Nov 17 hearing, Jim Harnish of mintierharnish suggested that a Specific Plan "could be the ideal solution" to addressing the community's concerns about traffic, access, architectural character, etc. All four Committee members when polled agreed with Jim's suggestion. Then, on Jan 26 we were told that the City "didn't really expect to prepare a Specific Plan, but rather a plan specific to that site. A Specific Plan would be too time-consuming and expensive". It was suggested that a less formal "master plan" will be prepared. We are supportive of that approach as long as the master plan deals with the critical issues such as the number of entrances/ exits, overall circulation, parking, creek preservation/ buffer, and architectural character. We hope that you will share with us the scope and content of the master plan once you think this through and before the work is done.
I hope these comments help the City better appreciate and understand our concerns and that we can move to a more constructive dialogue. Thank you for listening,
Jack Prosek
Public Comment
Before I launch into specific comments on the documents that are available thru the Agenda & Link that were distributed via email yesterday morning (note that as of 4 PM today, these documents still are NOT available on the GPAC website), there are a number of specific issues that need to be addressed, as follows:
1- I have yet to see or hear an ANSWER to the questions raised earlier regarding the required MINIMUMS and absolute MAXIMUMS for the housing unit density of any future developments on the subject properties. What are the consequences should a proposed project have, say 20% fewer or 20% greater number of housing units ?? Not knowing & fully understanding the "Rules of the Game" might easily be the cause for some landowners to opt out of the proposed up-zoning. It is generally believed that the City Zoning requirements are the maximum numbers allowed without going thru a lengthy hearing process while I would envision that the HCD officials will see these same numbers as the minimum required !! Please CLARIFY these important issues.
2- WHEN will you start to add the # of stories and/or height limits above grade for each of the properties involved ?? These numbers will significantly alter the Public's perception of the proposed Land Use / Re-zoning !! 3- Given that the City already has a requirement for any new development to include 20% additional housing units in the form of ADUs, I am assuming that this interpretation will be the same under the new zoning. ie, that approval for 100 DUs carries with it an automatic approval of 20 ADUs for a total of 120 DUs.
Please CONFIRM that this is correct !
Comments on GPAC and PC Preferred Alterantive
May 2022
4- Please clarify the official interpretation of Housing Units as applied to a student dormitory development. Does each bedroom count as a dwelling unit where common dining facilities are provided ?
5- Is there any way you can open the door here looking towards FUTURE inclusion of the SF homesites immediately adjacent to Sites F & G ?? Ultimately, this would make both of these parcels more suitable for development at the higher densities proposed.
Now, I will skip over any thoughts on the GPAC Focus Areas & go directly to my comments on the specific Sites that are still on the table.
Site A - DVC Overflow Parking Lot: As stated in my earlier correspondence, this site should include a three level parking structure that is needed to address the EXTREME shortage of student parking spaces that has existed on campus for over TEN YEARS now. I would see this having one level below grade (requires mechanical ventilation), one at the existing grade of Golf Club Road at the western property line, and one above grade. An access road along the eastern property line could be used in lieu of internal ramps to serve all three levels.
Two elevators should serve all three garage levels & the podium above where 3- story walkup units could be built. ADA accommodations would be provided at the podium level only. However, it does seem unlikely that one could reach a minimum density of 70 DUs per acre in 3-story buildings . . . . . This approach is intended to limit the overall height & therefore the negative impacts on the surrounding neighborhoods ! See comment # 4 above.
Site D - Mangini-Delu: For the land parcel at the SE corner, suggest that the SFHigh density on the lower portion be limited to the same width as the upper portion of this plot; the western portion could have the same MF-Medium density as previously shown for the southern portion of the overall site. The dividing line would then run approximately the corner at the Mercury/PH Road intersection. It would have been helpful for you to have numbered the individual land parcels.
Site E - JFK University: It was interesting to see this one was dropped, since I never was a big fan of it unless there was a proposal to convert the existing office/school building itself into housing units while potentially building additional housing units above the existing parking lots.
Site F - TAP Plastics: It is disappointing to see the ACE Hardware location deleted from this area - see comments # 1 & # 5 above !
Site G - Gregory Gardens Shopping Center: See comment # 5 above ! Comments on GPAC and PC Preferred Alterantive
May 2022
Site I - Gregory Lane at PH Road: Here again, it is disappointing to see 607 Gregory & the 7-11 locations deleted from this area - see comment # 1 above ! Also, it is hard to imagine development of a minimum of 40 Lower Income DUs on these relatively small parcels.
Site J - CCB at Gregory Lane: Agree that keeping the current Land Use for the northern portion is more appropriate than an increased density.
Site M - Monument Triangle: Agree with the exclusion of the Mobile Home Park from this Site.
Site N - JC Penney Home Store: This site excludes the Wells Fargo Bank, but includes almost all of the driveways & parking spaces that are used by their customers. Regardless of the land ownership, it is absurd to override those uses !! This site has the potential to be developed with a mix of both Lower Income & Moderate Income dwelling units. I do not recall there being TWO restaurants on this site - only the BK.
Buildout Potential Comparison: While I understand why it could be desirable to include 15 to 20% more potential DUs in the City's submission to HCD, the current proposal with a 41% overage is simply EXCESSIVE bureaucratic nonsense ! Pamela Reed
Public Comment
I am writing in response to the MEMORANDUM – PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting.
document” for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN, a particular type of plan. There was no agreement to allow any other document. I would like to see the GPAC hold to its commitment to do a Specific Plan.
The majority of the public has agreed that the Mangini site needs to be developed for housing. However I disagree with the characterization that the public is in favor of allowing multi-family housing on the site. In fact, many have stated their opposition in prior GPAC meetings.
I wish to clearly voice my opposition to allowing multi-family housing anywhere on the site and believe housing density should be limited to a max of 9 du/site which is twice the current density.
In addition, I request during the meeting, the galley of faces of participants be viewable by all.
Derek Sagehorn
Public Comment
Hello,
Please see the comments below regarding Pleasant Hill's preliminary site inventory for its 6th Cycle Housing Element update from East Bay for Everyone.
Comments on GPAC and PC Preferred Alterantive
May 2022
A. DVC Overflow parking lot
a. Please provide a copy of letter from DVC stating they are open to developing the site at the prescribed density.
B. REMOVED
C. REMOVED
D. Mangini-Delu Area
a. This is the only significant vacant site in the preliminary site inventory. Reducing density or taking it off site inventory will significantly reduce the ability of Pleasant Hill to meet its RHNA goals.
b. Densities of 4 and 8 DUs per acre are too low.
c. With higher densities of 35-50 DUs per acre, you could preserve open space.
d. More complaints from the community on the density “even 4 to 20 units per acre is too many”. Reducing density means the city will have other sites elsewhere.
e. No need to reduce density of site to meet moderate or abovemoderate goals. There is no hard cap on density for either moderate or above-moderate RHNA sites.
E. JFK University
a. Soon to be vacant office site next to freeway
b. This site meets Low-Income Mullin density thresholds but is next to a freeway and subject to associate emissions. Pleasant Hill should be aware of affirmatively furthering fair housing obligations to avoid siting low-income near environmental externalities such as freeways.
F. ACE Hardware - Contra Costa BLVD and Massolo
a. Consider shifting density from 40-70 to 70-100 du/acre b. Please provide a copy of letter from the property owners stating they are open to developing the site at the prescribed density. c. Please provide evidence that the existing leases will end in time for development in this housing element cycle.
G. Gregory Gardens - Contra Costa BLVD and Doray
a. Please provide a copy of letter from the property owners stating they are open to developing the site at the prescribed density. b. Please provide evidence that the existing leases will end in time for development in this housing element cycle. There are at least 16 different businesses in this shopping center, whose leases would need to expire within ~8 years in order for development to occur.
H. Removed
I. Pleasant Hill/Gregory Lane intersection
a. Please provide a copy of letter from the property owners stating they are open to developing the site at the prescribed density.
Comments on GPAC and PC Preferred Alterantive
May 2022
b. Please provide evidence that the existing leases will end in time for development in this housing element cycle.
c. This is made up of 13 separate parcels. One corner of the site is divided into at least seven different small parcels.
d. There are at least 18 businesses across this site.
e. Consider increasing density for select parcels/sites in order to incent re-development of fractured ownership.
J. Gregory Lane/Contra Costa intersection
a. Consider shifting density from 40-70 to 70-100 du/acre. b. Please provide a copy of letter from the property owners stating they are open to developing the site at the prescribed density. c. Please provide evidence that the existing leases will end in time for development in this housing element cycle.
d. This site consists of 12 different parcels. How many different owners are there?
e. There are over 25 businesses across this site.
K. Jewel Lane
a. Please provide a copy of letter from the property owners stating they are open to developing the site at the prescribed density. b. 2651 Contra Costa Boulevard is an existing 10 unit rental apartment. Unless the city plans to require replacement units, right of return, and temporary relocation assistance for displaced residents, then the city should remove this site from its inventory.
If the city does intend to keep this parcel, then it should adjust density upwards to ensure that redevelopment can cover costs of renter demolition protections under SB330.
L. REMOVED
M. Monument Triangle - Monument BLVD and Lisa
a. Please provide a copy of letter from the property owners stating they are open to developing the site at the prescribed density. b. Please provide evidence that the existing leases will end in time for development in this housing element cycle.
c. This site consists of 9 different parcels. How many different owners are there?
d. There are over 15 businesses across this site.
e. Consider adding the gas station at the corner to the site inventory after consultation with the property owner.
N. Former JC Pennys
a. Please provide a copy of a letter from the property owners stating they are open to developing the site at the prescribed density.
b. Please provide evidence that the existing leases will end in time for development in this housing element cycle.
c. Consider shifting density from 40-70 to 70-100 du/acre.
Comments on GPAC and PC Preferred Alterantive
May 2022
d. Consider adding the Wells Fargo, Burger King and pediatric dentistry at the corners of the site inventory after consultation with the property owners.
Olivia Ramacier
Public Comment
Dear Pleasant Hill General Plan Advisory Committee,
I am writing to express my support for the plan to develop the Mangini-Delu land.
This area is in sore need of housing, and that is a vacant lot within an existing neighborhood that is close to resources. The city has a responsibility to make sure Pleasant Hill is affordable for the next generation, and this land is too valuable for it to not be housing.
I may live in Martinez, but I am close to the Pleasant Hill border. I went to school in Pleasant Hill, and I grew up going to the fruit stand on Mangini farm. I understand that many residents have wonderful memories there, as I do myself.
The fact of the matter though, is that this land has not been an operating farm for some time now. Reflecting on memories of what once was are not a good reason to avoid tackling one of the most pressing problems the city now faces: lack of affordable housing. Many residents will throw out the tired excuses that this land can’t be housing because it will “increase traffic” or it won’t “fit in with the character of the neighborhood”. Those are just excuses to not build housing here and force others to do it. Well, what happens when the next neighborhood does the same thing? The entire city shares the responsibility for more housing, and this neighborhood is no exception.
For a vacant site, 4 DUs and even 21 DUs per acre actually is pretty low. It is very easy to imagine planning this site for both 35-50+ DUs per acre and open space with the political will. I thank the city for putting in a lot of hard work on this upcoming housing element and General Plan, and encourage them to do the right thing, and uphold the recommendation to keep this site in the inventory. Just because someone has lived here longer does not give them the right to prevent future generations from coming here and enjoying this city. There are plenty of people who grew up here that are unable to move back because of the lack of affordable housing.
It’s imperative for ALL of the city to come together on this. Loss of sites like this puts the city in jeopardy of not meeting its RHNA numbers, of which the consequences could be severe. More details:
https://www.fairhousingelements.org/news/consequences
Thank you for reading, and I hope the committee does the right thing, and keeps this land open for housing.
Jeff Boschert
Public Comment
I am writing in response to the MEMORANDUM - PREFERRED ALTERNATE prepared for the 1/26/22 GPAC Meeting. Page 20 states that the GPAC agreed to "require a specific plan or other planning document" for the Mangini site. At the meeting the agreement was for a SPECIFIC PLAN. There was no mention of or Comments on GPAC and PC Preferred Alterantive
May 2022
agreement to allow any other type of document. We don't like the City going back on their word of what they told us at the meeting. Please understand that as a group of hundreds of organized homeowners adjacent to the Mangini-Delu site, people are talking, and the words "sneaky" and "dishonest" were used more than once. The credibility of the City in the eyes of the community has been injured by the addition of this language.
Bruce Irion
Public Comment
I would like to offer feedback on the GPAC hearing held on Jan 26th and get a response on questions to improve communication between the City and interested citizens.
1. Unlike in person meetings, Zoom meetings can be frustrating when participants do not know how many other members of the public have joined and when you do not know how many others are waiting to make public comment.
• Is it possible to enable Zoom functionality to provide this information?
• f not, at the start of each agenda item, is it possible to announce the number of people in attendance, and at the start of public comment how many people have asked to speak?
2. When speakers were admitted to make public comment, their view of the 3min time clock was removed leaving them to guess their remaining time.
Given the format of the meeting there was no way to let the moderator know this was a problem.
• What can be done to allow speakers to know how much time they have remaining?
3. It is very difficult for the public to track changes proposed at the sites from meeting to meeting.
• Is it possible to provide a comment on the slide for each site to summarize the change since the prior meeting?
• In addition, is it possible to provide a summary slide showing changes to the total numbers for the Housing Element of the General Plan?
4. At the Jan 26th meeting, the public comment period immediately followed the consultant presentation. There was then a lengthy Committee discussion where a number of changes were made in what the GPAC would be recommending to the City Council.
• For future meetings, if there are material changes made to the consultant presentation that are not in response to public comment, could the GPAC please ask if there are any public comments before moving forward?
5. With respect to the Mangini-Delu site, numerous public questions and comments have been raised with respect to the total number of units on the site, the variations in housing density, the placement of units, and the impact each of these would have on traffic, parking, and site esthetics. At the Jan 26th meeting, the GPAC revised its agreement to do a Specific Plan instead opting to do a master plan with details forthcoming.
Comments on GPAC and PC Preferred Alterantive
May 2022
• Is it the GPAC’s intent to have the master plan include traffic, parking, and esthetic evaluations in response to the range of housing units, density and placement suggested by citizens?
Again, I look forward to receiving responses from the GPAC on these questions and am hopeful that changes made will improve constructive dialogue and consensus building around Pleasant Hill’s General Plan 2040.
David and
Jennifer Blau
Public Comment
Hi Troy, I assume you will ask mintierharnish for a scope and fee to prepare a conceptual master plan for this site? Am I correct in that assumption? We are very familiar with the requirements of a Specific Plan since it is a formal product under the Ca. Planning Code. In fact, some of us like myself have actually prepared Specific Plans for other communities in the Bay Area. Our firm prepared the original Specific Plan for the 300-acre Mission Bay development in South San Francisco, the home of the Giants ballpark (on its perimeter) and the home of the Warriors' new arena.
We realize that preparing a Specific Plan for 26 acres of the Mangini-Delu property is off the table, but we hope that a less formal "master plan" can be prepared that addresses some of the more pressing issues of concern, such as number and placement of entry/ exit points; overall road circulation and parking; distribution of housing units by type; anticipated building heights and architectural character; and protection of the Greyson Creek corridor.
I'm wondering if the the City could require a future developer to deed over the creek corridor and a creekside trail to the City as public property? Is that a possibility?
Please keep us in the loop on the progress in defining the scope and content of the master plan. Thanks.
David and
Jennifer Blau
Public Comment
Troy, when your master plan team works on the conceptual layout for the Mangini-Delu site, one of our biggest concerns is traffic impact and circulation.
Let's assume that 210 du's equates to 400 cars coming in and leaving the site each day.
One obvious entry/ exit point would be at the intersection of Linda Lane and Pleasant Hill Road (where the vegetable/ fruit stand has been for many years).
This would give you some distance from the major, congested intersection of Taylor Blvd and P.Hill Road. Wait times at this major intersection are already very long and well beyond a reasonable level of service. A traffic signal at the intersection of Linda Lane and P.Hill Road would no doubt be required at this four-way intersection.
But where would the second entry/ exit point be? I am assuming at least two entry/ exit points would be required for 210 du's for public safety and emergency evacuation reasons. A possible location would be on the other side of the site Comments on GPAC and PC Preferred Alterantive
May 2022
mid-way down Apollo Way, where there is a fence and unopened, locked gate for the past 50 years. If this secondary location is opened up, cars would pour out onto a two-lane neighborhood street going in both directions. This would be a disaster for the Apollo neighborhood.
Please look carefully at this issue. This is exactly what happens when you target a number of du's in the abstract without careful consideration of other issues such as the increase in traffic and congestion.
Comments Following Planning Commission Meeting: March 22, 2022 Russ and Darcy
Meyer
Public Comment
Dear Pleasant Hill Planning Commission:
I have been learning about plans to develop the Mangini Farm property into housing and wanted to voice a few concerns and offer a few suggestions that could benefit our neighborhood, the Mangini family and the City of Pleasant Hill.
The first concern is about the consistency of the neighborhoods in the area of Mangini Farm. Existing sub-divisions on either side of the development consist of moderate density single family homes. Increasing the density will lessen and not enhance the environmental quality of those existing neighborhoods. Superimposing the outline of Mangini Farm over the adjacent neighborhood to the east results in roughly 85 homes (with streets) fitting on the plot of land. Superimposing the same outline of the site over Gregory Gardens results in roughly 140 homes (with streets). Street traffic for a housing density that matches the adjacent neighborhoods will impact traffic on both Pleasant Hill Road and Taylor, main arterials that border two sides of the property. Increasing the density beyond what currently exists in the adjacent neighborhoods will greatly affect traffic on both arterials. In my opinion, developing Mangini Farm beyond the density of the adjacent neighborhoods to the east and west (roughly 85 homes) will detract from the quality of those neighborhoods and our city.
My second concern is trying to fit-in housing requirements and agenda criteria of other state agencies (ie: addressing affordable housing issues) onto this particular location. Rather than adding to the feel and charm of the current adjacent single family neighborhoods, trying to fit-in a higher density of homes (ie: multi-family, townhomes, condos) onto the Mangini Farm site, will result in a lesser neighborhood quality than what currently exists, and places the burden of the change on the neighbors living in the adjacent subdivisions. Placement of higher density housing required by other State agencies, appears to be better suited along major transit corridors such as Contra Costa Blvd in a mixed-use manner or closer to the Bart station in neighborhoods already Comments on GPAC and PC Preferred Alterantive
May 2022
consisting of multi-family buildings. The key is that proper location of the higher density housing can help preserve the "pleasant" in Pleasant Hill, or it can change the feel of existing neighborhoods, which will lessen the feel and character of those neighborhoods and our city.
Forward thinking ideas that have come to mind since learning of the plan to develop Mangini Farm into housing include:
1. Honor the owners of the property by including them in the name of the new subdivision and possibly the new street names.
2. Take advantage of the natural creek that meanders through the property by creating a greenbelt-creekside feature with a path. This can provide a great pedestrian connection from the Taylor-Pleasant Hill Road intersection though the site and leading to the Strandwood School neighborhood via the bridge at Grayson Creek and the 90-degree bend in Maureen Lane. The neighborhood and the city will benefit from
this feature.
3. Celebrate Pleasant Hill's farming past by creating an identity for the new Mangini Farm development. The first
subdivision of Pleasant Hill after the days of the Spanish Mexican Ranchos was many small farms. Preserving some
historical ties to these smaller farms is what can be
preserved here, if we pay attention and act on it. The
Winslow Center on the prominent corner of Taylor and
Pleasant Hill Road provides a great opportunity to create the new identity. The aging Winslow Center could be renovated into a larger Barn-styled public event center. See the
National Park Headquarters at Point Reyes for a
successful example of Barn-itecture. A water tower or
windmill in-front on this prominent street corner can further help give Mangini Farm subdivision its new identity. Extra points are achieved if lumber / boards from the Mangini's current barn can be used in the barn renovation of the
Winslow Center building.
4. Celebrate the farm's history by creating a community garden buffer zone along Pleasant Hill Road where neighbors can plant and garden everything from vegetables to florals. This would signify and help preserve a little of the fields of Mangini Farm for years to-come.
Please give these concerns and suggestions some thought before firming-up any decisions for future development of the site. Most of all, please include Comments on GPAC and PC Preferred Alterantive
May 2022
the neighbors in the discussions and decisions that help shape our community and City moving forward.
Karen Lee
Public Comment
In regards to the meeting tonight, I have a few concerns regarding the Mangini/Delu site. It seems as if 210 Dwelling Units is too great a commitment for this site without completion of the agreed to “Master Plan” which would allow assessment of traffic, parking, and aesthetic impacts for the site.
Allowing a density of up to 13.0 DU/acre would require high rise units which are inconsistent with the surrounding neighborhood.
There is no commitment for preservation of the creek corridor.
The General Plan Update for the site leaves out more recent public comments in favor of comments made early in the process before recent information was available.
Have either the Master Plan or EIR have been started? If so, why has there has been no opportunity for public input or comment?
Joyce Tang
Public Comment
We’re sincerely grateful to you for updating the General Plan to address our concerns as neighbors of the Mangini-Delu Focus Area 2.
1. Housing Density along Pleasant Hill Rd.
At the last two Housing Element meetings we homeowners along Pleasant Hill Rd., in the Linda Ln. neighborhood, and on Slater Ave. (80+ households) opposed zoning for multi-family housing at Mangini-Delu along Pleasant Hill Rd.
We’re happy you addressed this by adopting a Master Plan for the site and removing the zoning with 21 DU/acre. Thank you! To tie up loose ends, could you please remove from The Preferred Land Use Memorandum page 6, paragraph 1, line 7, “Members were in favor of allowing Multi-Family Low along Pleasant Hill Rd.” as this isn’t currently true (enclosed).
2. Building Height
At the bottom of the page under 2022 GPAC Modifications, we ask if you could please add to “the area can be assumed to accommodate 210 units” “up to two storeys high.” As a community, we care that building height remain consistent with the surrounding area where we live. 210 DUs can fit without exceeding two storeys in height.
3. Traffic and Parking
Of great importance to us, could you please add that traffic and parking will be managed so they don’t negatively impact adjacent neighborhoods? Thank you for listening to us.
Comments on GPAC and PC Preferred Alterantive
May 2022
I’m sorry not enough advance notice was given so I can attend the meeting tomorrow.
Jeff Drier
Public Comment
I understand the council will be reviewing GPAC's recommendation of approving 210 dwelling units at the subject site.
As an immediate resident, it is clear that 210 dwelling units is far too many for this site and would have a negative impact on the quality of life of existing residents.
Clearly a majority of these high rise units are constructed next to areas of mass transit or BART corridors --- while the The Mangini-Delu site is not.
I strongly urge the council to reject GPAC's recommendation and reduce the number of dwelling units to coincide with the surrounding environment.
Allowing a density of up to 13.0 DU/acre would require high rise units which are inconsistent with the surrounding neighborhood.
There is no commitment for preservation of the creek corridor.
The General Plan Update for the site leaves out more recent public comments in favor of comments made early in the process before recent information was available.
Have either the Master Plan or EIR have been started? If so, why has there has been no opportunity for public input or comment?
Judy OrpinGeringer
Public Comment
Hi,
I understand the need to build more homes but I want to make sure it's done in a responsible and thoughtful manner. I feel it's very important to have a balanced plan that doesn't create overly dense building on this site.
Some concerns I have are,
• I think 210 dwelling units is too great a number for this site without completion of the agreed to “Master Plan” which would allow assessment of traffic, parking, and aesthetic impacts for the site. • Allowing so many units would require high rise units which are inconsistent with the surrounding neighborhood.
• There needs to be a plan for preservation of the creek corridor. • The General Plan Update doesn't seem to include any recent concerns about this development.
• It is imperative that there is an opportunity for public input or comment on the Master plan
• I would like to know that the city cares what we think and that I have a voice in this matter and any future development in Pleasant Hill.
Paul Boccellari
Public Comment
I am a resident of Pleasant Hill and live near the Mangini-Delu site. Ahead of tomorrow's Planning Commission meeting, I would like to reiterate the Comments on GPAC and PC Preferred Alterantive
May 2022
following concerns that I, along with many neighbors, have regarding the proposed plan:
• 210 Dwelling Units is too great a commitment for this site without completion of the agreed to “Master Plan” which would allow assessment of traffic, parking, and aesthetic impacts for the site. • Allowing a density of up to 13.0 DU/acre would require high rise units which are inconsistent with the surrounding neighborhood. • There is no commitment for preservation of the creek corridor. • The General Plan Update for the site leaves out more recent public comments in favor of comments made early in the process before recent information was available.
• Have either the Master Plan or EIR have been started? If so, why has there has been no opportunity for public input or comment? Bruce Irion
Public Comment
I am writing to comment on the Mangini site.
The 2022 GPAC-Preferred Alternative narrative for the site states -- “Public input received for this focus area was mixed with approximately half requesting the property remain as open space with a farm, while the other half request the property be developed with more housing for the community.” While potentially characteristic of early public input prior to a more informed understanding, recent public feedback has recognized that development of the site is needed to meet the City’s RHNA housing target. However, the early input does serve to show how far residents have come and how much compromise they have already yielded on the site.
The site is currently the last remaining farmland in the City. It is zoned R10, Single Family Medium Density housing at 3.1-4.5 DU/acre. Prior to the October 2021 Town-hall, the GPAC proposed to partition the site into three parts, one with 4.8 DU/acre, one with 8.3 DU/acre, and one with 21 DU/acre. While recognizing the site would need to be developed, numerous members of the public spoke out asking questions about traffic and parking, creek preservation, and expressing concerns with the building height especially in the section designated for 21 DU/acre. Suggestions were made to reduce or at least move the highest density development to the north section of the site, away from current single family homes, and adjacent to Taylor Blvd and across from the Oasis Christian Church.
Given the numerous questions and overwhelming opposition to their proposed plan, the GPAC agreed to do a Specific Plan which is a formal site study that could provide detail on traffic, parking, street layout, creek preservation, and building elevations and layout. Given cost concerns, this was revised to a “Master Plan” with the promise the plan would assess all the above concerns raised by residents
Comments on GPAC and PC Preferred Alterantive
May 2022
Now without completion of this Master Plan, the GPAC proposes that the Planning Commission adopt their Preferred Alternative which includes 210 dwelling units on the Mangini site. No traffic or parking assessments have been done, no commitment to creek preservation has been made, and no limit on building heights or placement are included. In other words, the GPAC is asking that the plan move forward without addressing the numerous public concerns that have been raised.
Residents have participated in the process in good faith. They have acknowledged that the site will need to be developed to meet the City’s RHNA target. When you look at the ten sites in the GPAC-Preferred Alternative, the Mangini site has the most dramatic change in character.
Residents have made reasonable requests:
• No three story structures which would be out of character with the surrounding neighborhood.
• Highest density development on the north side of the site where it has least visual impact
• Assurance that traffic and parking impacts will not spill into adjacent neighborhoods
• Preserve the beauty and wildlife habitat of the natural creek corridor Yet despite this, the GPAC asks that you approve their commitment to 210 dwelling units based on a plan that provides none of these assurances, addresses none of these public comments, and makes no commitment as to when a “Master Plan” will be undertaken or what accommodations it could provide.
I recognize the need to move forward on the General Plan, but I encourage the Planning Commission only approve it if the Preferred Alternative for the Mangini site is amend to include assurance of creek preservation, caps the building height to two stories and requires the Master Plan be completed with sufficient flexibility in the number and placement of dwelling units to address residents’ valid concerns around traffic, parking, and aesthetics.
Catherine
Boccellari
Public Comment
I am a resident of Pleasant Hill and live near the Mangini-Delu site. Ahead of tomorrow's Planning Commission meeting, I would like to reiterate the following concerns that I, along with many neighbors, have regarding the proposed plan:
• 210 Dwelling Units is too great a commitment for this site without completion of the agreed to “Master Plan” which Comments on GPAC and PC Preferred Alterantive
May 2022
would allow assessment of traffic, parking, and aesthetic impacts for the site.
• Allowing a density of up to 13.0 DU/acre would require high rise units which are inconsistent with the surrounding
neighborhood.
• There is no commitment for preservation of the creek
corridor.
• The General Plan Update for the site leaves out more recent public comments in favor of comments made early in the
process before recent information was available.
• Have either the Master Plan or EIR have been started? If so, why has there has been no opportunity for public input or comment?
Danielle Drier
Public Comment
My name is Danielle Drier and I am writing in regard to the Mangini-Delu Site and STRONGLY opposing the GPAC recommendation of 210 dwelling units.
We are a young family who moved into Pleasant Hill in 2010 with the goal of getting out of city life and enjoying suburban living with our growing family.
Fast forward 12 years and our family of 6 have grown to love this community and small town feel. Allowing a density of up to 13.0 DU/acre would require high rise units which are inconsistent with the surrounding neighborhoods/area. Taking away much of the charm and "suburban" living we (and most of our community) lives/moves here for. The impact of 210 dwelling units is far too great a commitment for this site without the completion of the agreed to Master Plan which would allow assessment of traffic, parking and aesthetic impacts for the site.
I have yet to hear any "public comment" in favor of this proposal and as I do understand the restraints the city is under to build more housing I am hopeful our City, its employees and leaders will not only listen to the community but take action to ensure their community is heard and deliver results their community wants.
Rodger Hogan
Public Comment
Good afternoon. I understand that there will be a city meeting on Tuesday the 22nd to discuss land use of the Mangini-Delu property. I am unable to personally attend the meeting. I would like to voice my strong opposition to the current plan to put 210 dwellings on this site. That is simply too aggressive and too dense for this site. I have lived up against the farm for almost 30 years.
When I purchased my home, it was with the understanding that it was zoned for low density residential. Changing that zoning now will cost me personally as it will negatively affect my home's value and it would negatively impact my day to day quality of life with additional traffic, noise and potential crime that comes with high-density housing. I am opposed to proposed change.
Thank you for considering my views.
Comments on GPAC and PC Preferred Alterantive
May 2022
Stan Sizeler Public
Comment
I am writing you about housing development plans for the Mangini-Delu site on Pleasant Hill Road in Pleasant Hill.
I have resided nearby ( see my address) for nearly 25 years and have enjoyed this area which is largely inhabited by families residing in single family homes.
There are several large apartment developments in this area, in Martinez and Pleasant Hill. None are more than two stories tall, all have required parking space for residents and guests, and each development only has moderate ( at most) density. The proposed project and General Plan change would drastically change our neighborhood and I oppose it.
The planned Mangini-Delu project violates the original and well considered Pleasant Hill General Plan and zoning for single family residential construction in conformity with adjacent properties. Even if the existent zoning is changed, the proposed 13.0 dwelling units per acre is vastly too great for the site, the neighborhood, and the City of Pleasant Hill and should immediately be changed to a lesser density . The City of Pleasant Hill and the Planning Department have not widely publicized the project or requested input and comments from the community and I request they do so.
I request that the project be now completely eliminated and the original zoning of single family residential construction be adhered to, or if not, that the project be paused and comments and input from the community be solicited and publicized with public hearings. The California State Mandate for increased housing density is ignored by many municipalities in our general area because their citizens do not want the development. There is no penalty to municipalities that ignore or do not comply with the ‘mandate’ which is legally only a suggestion.
Please register my opposition and let me know how the City of Pleasant Hill will inform its citizens of this plan and how it will get citizen suggestions.
John Gelinas Public
Comment
I am a 34 year resident of Pleasant Hill. I live about a mile from the Mangini Farms property referenced below. I would appreciate you and your staff addressing the concerns of countless neighborhood residents like me.
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, Comments on GPAC and PC Preferred Alterantive
May 2022
“Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the
cap agreed to by the Planning Commission,
the site shall have a maximum of 210
dwelling units.
• To assure consistency with the surrounding
neighborhoods, building height shall not
exceed two stories (If necessary to
accommodate housing units, parking can be
provided in underground structures)
• To assure sufficient parking for residents and
guests and to prevent spill over to adjacent
neighborhoods, a minimum of 2.5 off-street
parking spaces per dwelling unit shall be
provided
• To assure habitat, preserve its natural
beauty, and allow public access, the creek
shall be retained in its natural condition
(consistent with the way it is south of the
property - no use of a concrete lined culvert)
and have a trail for public access.
• To assure adequate capability to conduct
traffic, vehicle delays along Pleasant Hill
Road during peak hours shall be no worse
than they were prior to improvements made
by completion of the Pleasant Hill Road
Project (13.8 sec improvement per City
presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Charles
Damianakes Public
Comment
The preferred Land Use Memorandum will come before the City Council for consideration on April 18th. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Comments on GPAC and PC Preferred Alterantive
May 2022
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units. • To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation) Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Figen Copur Public
Comment
The preferred Land Use Memorandum will come before the City Council for consideration on April 18th. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns
Danielle Drier
Public Comment
The preferred Land Use Memorandum will come before the City Council for consideration on April 18th. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation) Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Andrew Bain Public
Comment
The preferred Land Use Memorandum will come before the City Council for consideration on April 18th. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in the City of Pleasant Hill to a site having up to 210 dwelling units.
Residents, including myself, have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
As a near neighbor, I request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
Comments on GPAC and PC Preferred Alterantive
May 2022
To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures)
To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
To assure wildlife habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its current natural condition (consistent with that south of the property - without use of a concrete lined channel) and include a trail for public access.
To assure adequate capacity to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will ensure the property is developed in harmony with public interest. Thank you for your consideration.
David Blau Public
Comment
We have now been a part of two GPAC hearings where it was discussed and agreed upon that a site master plan would be prepared to answer some of the neighbors’ most pressing concerns on the 26-acre Mangini-Delu property.
Since we have seen no movement on this promise, we decided to at least provide a set of site “performance standards” that would insure compatibility w the surrounding neighborhoods on all four sides of this candidate housing site.
LETTER TO THE CITY COUNCIL
The preferred Land Use Memorandum will come before the City Council for consideration on April 18th. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
Comments on GPAC and PC Preferred Alterantive
May 2022
Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures)
To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Shereen Motarjemi
Public Comment
The preferred Land Use Memorandum will come before the City Council for consideration on April 18th. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in the City of Pleasant Hill to a site having up to 210 dwelling units.
Residents, including myself, have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
As a near neighbor, I request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures)
To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
Comments on GPAC and PC Preferred Alterantive
May 2022
To assure wildlife habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its current natural condition (consistent with that south of the property - without use of a concrete lined channel) and include a trail for public access.
To assure adequate capacity to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will ensure the property is developed in harmony with public interest. Thank you for your consideration.
Eileen Mascaro
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they Comments on GPAC and PC Preferred Alterantive
May 2022
were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation) Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Bruce Irion Public
Comment
Members of the City Council:
I am writing to request the City Council adopt the following five requirements for development of the Mangini-Delu site as part of the Housing Element of the General Plan:
• The site shall have a maximum of 210 dwelling units.
• Building height shall not exceed two stories
• A minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• The creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• Vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
These requirements can all be reasonably accommodated within the framework of the 210 dwelling units planned for the Mangini-Delu site. Residents have participated in the process in good faith and been consistent in expressing concern with building height, parking, creek preservation, and traffic.
The maximum of 210 dwelling units is consistent with the number of units included for the site in the RHNA Housing Element, consistent with the cap proposed by the Planning Commission, and consistent with what has been shared with the public. This is simply asking that the City Council adopt this limit.
Single family homes surround the Mangini-Delu site. A height limit of two stories assures that whatever is built is consistent with surrounding neighborhoods. If necessary to accommodate housing units, parking can be provided in underground structures. This is an “above average” income development and buyers can afford and would probably welcome a development consistent with the surrounding neighborhood.
Requiring 2.5 off-street parking spaces per dwelling unit will assure that there is adequate parking for residents and guests and prevent spill over Comments on GPAC and PC Preferred Alterantive
May 2022
to adjacent neighborhoods. Adequate parking is always a selling point especially for above average income buyers.
Both from natural habitat preservation and esthetic standpoint, creek preservation and public access to enjoy its beauty must be a priority. After all, this is “Pleasant” Hill.
Finally, the City and taxpaying residents spent considerable time and money improving traffic flow along Pleasant Hill Road. At the time, residents throughout the City were vocal in not wanting to see traffic and transit times along this corridor get worse. Development of this property should not be allowed to make traffic conditions worse than they were prior to the Pleasant Hill Road project.
The five requirements are all reasonable conditions for development of the Mangini-Delu site. Zoning requirements are designed to set conditions for development, but as a special land use designation, this site has few if any conditions. Adopting these requirements now will set a minimum standard for the future, assure that residents’ concerns are heard, and advertise resident and City expectations to the future developer.
I strongly urge you to adopt these requirements now!
Annette Gelinas
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to Comments on GPAC and PC Preferred Alterantive
May 2022
accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
John and Lisa
Hutchinson
Public Comment
The preferred Land Use Memorandum will come before the City Council for consideration on April 18th. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) Comments on GPAC and PC Preferred Alterantive
May 2022
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Bushra Toma
Public Comment
Members of the City Council:
We are writing you on behalf of the many members of the public who have written in to express concerns with number of units, building height, parking, traffic, and creek preservation for the Mangini-Delu site in the proposed Preferred Land Use Alternative.
We have attached a proposed resolution below. Whether you elect to incorporate this into your resolution or keep it as a stand-alone resolution, we are asking that the City Council discuss and vote on this resolution to adopt the requirements advocated for in the many letters you have received.
These requirements can all be reasonably accommodated within the framework of the 210 dwelling units planned for the Mangini-Delu site. As a special land use designation, this site has no specific zoning requirements to set conditions for development. Residents have participated in the process in good faith and have been consistent in expressing concern with building height, parking, creek preservation, and traffic
The Mangini-Delu site is categorized as above moderate income. Such buyers will want to assure it has adequate parking and is designed in harmony with surrounding neighborhoods. No one wants to see traffic congestion on Pleasant Hill Road get worse than it was before residents and the City spent millions of dollars improving it. And everyone benefits from preserving the beauty and habitat of the creek.
Adopting these requirements now will set minimum standards for future development of the Mangini-Delu site, reassure residents that their concerns have been addressed, and clearly express resident and City expectations to the future developer.
Comments on GPAC and PC Preferred Alterantive
May 2022
We strongly urge you to adopt these requirements now!
Bruce Irion, David Blau, Annette Gelinas, & Shereen Motarjemi Frank Donnolov
Public Comment
Members of the City Council:
We are writing you on behalf of the many members of the public who have written in to express concerns with number of units, building height, parking, traffic, and creek preservation for the Mangini-Delu site in the proposed Preferred Land Use Alternative.
We have attached a proposed resolution below. Whether you elect to incorporate this into your resolution or keep it as a stand-alone resolution, we are asking that the City Council discuss and vote on this resolution to adopt the requirements advocated for in the many letters you have received.
These requirements can all be reasonably accommodated within the framework of the 210 dwelling units planned for the Mangini-Delu site. As a special land use designation, this site has no specific zoning requirements to set conditions for development. Residents have participated in the process in good faith and have been consistent in expressing concern with building height, parking, creek preservation, and traffic
The Mangini-Delu site is categorized as above moderate income. Such buyers will want to assure it has adequate parking and is designed in harmony with surrounding neighborhoods. No one wants to see traffic congestion on Pleasant Hill Road get worse than it was before residents and the City spent millions of dollars improving it. And everyone benefits from preserving the beauty and habitat of the creek.
Adopting these requirements now will set minimum standards for future development of the Mangini-Delu site, reassure residents that their concerns have been addressed, and clearly express resident and City expectations to the future developer.
We strongly urge you to adopt these requirements now!
Bruce Irion, David Blau, Annette Gelinas, & Shereen Motarjemi Bushra Toma
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet Comments on GPAC and PC Preferred Alterantive
May 2022
because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Russell and Patty
Erickson
Public Comment
Regarding the Mangini Property on Pleasant Hill Road:
This property when developed, is ideal for Town houses, condominiums, or apartments. It fronts a major road, with easy access to the town, and to 3 freeways.
All the recent home development in Pleasant Hill, similar to those in Lamorinda cities, have been for expensive individual homes, most above the million dollar range. No thought has been given to the middle class, including teachers, policeman, fireman, not to young people from non-wealthy families who might Comments on GPAC and PC Preferred Alterantive
May 2022
like to remain close to families locally. Nimbies have ruled along with the city’s desire for maximal tax base and least possible costs.
The townhomes built near city hall years ago were very successful and there is no reason a similar project on the Mangini property would not be as well.
Marianne Carini
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Comments on GPAC and PC Preferred Alterantive
May 2022
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Kathleen Andrus
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Comments on GPAC and PC Preferred Alterantive
May 2022
[email protected]
Public Comment
While Pleasant Hill has, apparently, chosen not to participate in legal challenges to state laws driving much of the proposed changes to the City's General Plan, should the courts find the state's actions unconstitutional, the City should rescind any changes being made at this time. Moreover, given the state's drought conditions and current economic uncertainty, any permitted projects must require demonstrated increased potable water availability from East Bay MUD without increasing charges to existing customers and no adverse impact on residents real estate taxes.
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
Comments on GPAC and PC Preferred Alterantive
May 2022
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Michael Harris
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Comments on GPAC and PC Preferred Alterantive
May 2022
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Martin Gibb
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Comments on GPAC and PC Preferred Alterantive
May 2022
Karen Panico
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Paul Boccellari
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change Comments on GPAC and PC Preferred Alterantive
May 2022
transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Renee Walter
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Comments on GPAC and PC Preferred Alterantive
May 2022
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Geoffrey
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no Comments on GPAC and PC Preferred Alterantive
May 2022
specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
John and Renee
Walter
Public Comment
Question or Comment:: During the most recent Pleasant Hill City Planning Commission Meeting on March 22, 2022 it was revealed that the Focus Area #11 (JFK University site) would be added back into consideration for future planning. Part of that announcement included the expectation to change zoning from commercial to multi-use including housing. It was great to hear more sites are being added to the list of options for the GPAC to consider for meeting the CA State mandated increase of higher density housing.
I understand that the GPAC likes to have more residential units than the state asks for as a contingency if other focus sites drop out. In the past, when a site dropped off the GPAC focus site list more units were distributed to the remaining focus site.
Comments on GPAC and PC Preferred Alterantive
May 2022
The addition of the JFK property is a tremendous opportunity to move the needle in the opposite direction.
It would make sense to reduce the volume of residential units allocated in the other existing focus sites.
As a concerned neighbor of the Mangini-Delu property, it seems reasonable to now reduce the volume of residential units discussed for Mangini-Delu down below 210 because the JFK site is contributing more to the pool to choose from. This will allow the City to retain more of the character of the existing neighborhood on the Mangini-Delu property.
Jack Proseck
Public Comment
Honorable Mayor & Councilmembers -
After having listened to the presentation & discussion of the GPAC - Preferred Land Use Alternative during the March 22nd meeting of the City's Planning Commission, I felt that it was important to share my opinion on this document that is intended to guide the development of the City of Pleasant Hill over the next 18 years - at least thru 2040 ! It is my understanding that this will be a major Agenda Item for the April 18th meeting of the City Council.
Please take note of the following:
1- Near the end of the PC meeting, one of the Commissioners raised a question whether 2 or 3 parcels on Oak Park Blvd. should have also been included in this revision. These are the lots on the north side of OP between the Aegis Senior Living site & the creek by our new Library building (see Figure 6 in the Plan document). There also was a question about why the Land Use revisions along CCB did not extend all the way north to Taylor Blvd. After a brief discussion, it was decided to make no changes. There was no opportunity for Public Comment after those questions were unveiled.
2- I also question the wisdom of changing the planning for the single family residential lots on the east side of Shirley Drive (as shown in Figure 4). These lots are relatively shallow, so any commercial development would have a very negative impact on the nearby residences in the remainder of that neighborhood. This would require multiple new driveways along our very busy Contra Costa Blvd., and it would bring noise, odors & possibly additional traffic into that area. While that could occur further down the road (after 2040), I believe that it is highly unlikely to be proposed within the current planning period.
3- As we all know, the existing Winslow Center building has been living on borrowed time for over ten years now and it will likely have to be demolished within the next few years. It is my understanding that the Rec & Park District Staff or Board has chosen to be excluded as a potential housing site under the RHNA requirements, but I do believe that there is a higher & better use for that Comments on GPAC and PC Preferred Alterantive
May 2022
land - my recommendation would be to allow a Mixed Use development at that location. (see Figure 3).
4- In response to the barrage of negative comments from a number of residents who happen to live near the Mangini/Delu farm properties, the City Staff should point out the recently approved developments that have placed additional burdens on other existing residential areas. Specifically, I am referring to the 100 Mayhew Way, Oak Park Properties & 401 Taylor housing developments - at least 2 of these include 3-story homes and all three use small lots - roughly 3500 sf or even less. Two of these developments are in areas immediately adjacent to homes on 10,000 sf lots. So rather than being singled out, they are merely being asked to share equitably the burdens being imposed on the entire City !!!
This Master Planning effort needs to extend beyond the original Focus Areas that were used for the GPAC effort - it affects the development of the entire City for the next twenty years !!!
Therefore I request that each of you vote to remand the Preferred Land Use Alternative back to the Planning Commission for further refinements before it would be approved & adopted by the City Council.
John Walter
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to Comments on GPAC and PC Preferred Alterantive
May 2022
accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Karen Helfter
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
Comments on GPAC and PC Preferred Alterantive
May 2022
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Catherin Boccellari
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of Comments on GPAC and PC Preferred Alterantive
May 2022
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Pam Loris
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
Comments on GPAC and PC Preferred Alterantive
May 2022
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Bruce Irion
Public Comment
We are writing you on behalf of the many members of the public who have written in to express concerns with number of units, building height, parking, traffic, and creek preservation for the Mangini-Delu site in the proposed Preferred Land Use Alternative.
We have attached a proposed resolution below. Whether you elect to incorporate this into your resolution or keep it as a stand-alone resolution, we are asking that the City Council discuss and vote on this resolution to adopt the requirements advocated for in the many letters you have received.
These requirements can all be reasonably accommodated within the framework of the 210 dwelling units planned for the Mangini-Delu site. As a special land use designation, this site has no specific zoning requirements to set conditions for development. Residents have participated in the process in good faith and have been consistent in expressing concern with building height, parking, creek preservation, and traffic
The Mangini-Delu site is categorized as above moderate income. Such buyers will want to assure it has adequate parking and is designed in harmony with surrounding neighborhoods. No one wants to see traffic congestion on Pleasant Hill Road get worse than it was before residents and the City spent millions of dollars improving it. And everyone benefits from preserving the beauty and habitat of the creek.
Adopting these requirements now will set minimum standards for future development of the Mangini-Delu site, reassure residents that their concerns have been addressed, and clearly express resident and City expectations to the future developer.
We strongly urge you to adopt these requirements now!
Comments on GPAC and PC Preferred Alterantive
May 2022
Bruce Irion, David Blau, Annette Gelinas, & Shereen Motarjemi RESOLUTION NO. __ - 22
A RESOLUTION OF THE CITY COUNCIL CITY OF PLEASANT HILL, ADOPTING
REQUIREMENTS FOR THE MANGINI-DELU SPECIAL LAND USE DESIGNATION IN
THE PREFERRED LAND USE ALTERNATIVE AS PART OF THE UPDATE OF THE
GENERAL PLAN AND ACCOMPANYING HOUSING ELEMENT
WHEREAS, the City of Pleasant Hill is preparing an updated Housing Element that
addresses the upcoming Regional Housing Needs Allocation (RHNA) for the City of Pleasant Hill that requires the City to plan for 1,803 new housing units throughout the City over the next eight year planning cycle; and WHEREAS, the Housing Element includes a proposal for up to 210 dwelling units to be built on the site designated as the special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”; and
WHEREAS, the residents of Pleasant Hill have participated in good faith in GPAC workshops and GPAC and Planning Commission meetings as part of Housing Element revisions to the General Plan Update; and
WHEREAS, residents have sent in numerous letters expressing concerns and advocating reasonable requirements for number of dwelling units, building height, traffic, parking, and creek preservation associated with the ManginiDelu Residential site, and WHEREAS, resident requests can reasonably be accommodated with the framework of the 210 dwelling units in the proposed Preferred Land Use Alternative and included in the RNHA Housing element, and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public
hearing on the proposed Preferred Land Use Alternative was held at a meeting of the City Council on April 18th, 2022, at which time all interested parties could appear and be heard.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pleasant Hill adopts the following requirements for the Mangini-Delu Residential site referenced in the Preferred Land Use Alternatives:
Comments on GPAC and PC Preferred Alterantive
May 2022
The site shall have a maximum of 210 dwelling units making it consistent with workshop and meeting discussions and the cap proposed by the Planning Commission.
Building height shall not exceed two stories to maintain consistency with the surrounding neighborhoods.
A minimum of 2.5 off-street parking space per dwelling unit shall be provided to assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods.
The creek shall be retained in its natural condition and have a trail for public access to assure habitat, preserve its natural beauty, and allow public access, To assure adequate capability to conduct traffic, increases in vehicle delays during peak hours along Pleasant Hill Road between and including intersections at Taylor Blvd. and Grayson Road shall be no greater than the 13.8 seconds improvement made by completion of the Pleasant Hill Road Project ADOPTED by the City Council of the City of Pleasant Hill, on the 18th day of April, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________________
MICHAEL G. HARRIS, OD, Mayor
ATTEST:
_______________________________________
DANIELLE K. HABR, City Clerk
Jenice Tanphanich
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Carmen
Tanphanich
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Mark DeWit
Public Comment
As a 23 year resident of Pleasant Hill living adjacent to the Mangini-Delu property, I support the grassroots neighborhood effort to promote development of the property that is consistent with the values of our community and minimizes potential impacts to surrounding neighborhoods.
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, Comments on GPAC and PC Preferred Alterantive
May 2022
“Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
John Gelinas
Public Comment
I am a 34 year resident of Pleasant Hill. I live about a mile from the Mangini Farms property referenced below. I would appreciate you and your staff addressing the concerns of countless neighborhood residents like me.
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no Comments on GPAC and PC Preferred Alterantive
May 2022
specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Charles
Damianakes
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Figen Copur
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Danielle Drier
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
Comments on GPAC and PC Preferred Alterantive
May 2022
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Andrew Bain
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
Comments on GPAC and PC Preferred Alterantive
May 2022
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
David Blau
Public Comment
We have now been a part of two GPAC hearings where it was discussed and agreed upon that a site master plan would be prepared to answer some of the neighbors’ most pressing concerns on the 26-acre Mangini-Delu property.
Since we have seen no movement on this promise, we decided to at least provide a set of site “performance standards” that would insure compatibility w the surrounding neighborhoods on all four sides of this candidate housing site.
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, Comments on GPAC and PC Preferred Alterantive
May 2022
“Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Shereen Motarjemi
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Ellen Mascaro
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
Comments on GPAC and PC Preferred Alterantive
May 2022
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Bruce Irion
Public Comment
I am writing to request the City Council adopt the following five requirements for development of the Mangini-Delu site as part of the Housing Element of the General Plan:
• The site shall have a maximum of 210 dwelling units.
• Building height shall not exceed two stories
• A minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• The creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• Vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
These requirements can all be reasonably accommodated within the framework of the 210 dwelling units planned for the Mangini-Delu site.
Residents have participated in the process in good faith and been consistent in Comments on GPAC and PC Preferred Alterantive
May 2022
expressing concern with building height, parking, creek preservation, and traffic.
The maximum of 210 dwelling units is consistent with the number of units included for the site in the RHNA Housing Element, consistent with the cap proposed by the Planning Commission, and consistent with what has been shared with the public. This is simply asking that the City Council adopt this limit.
Single family homes surround the Mangini-Delu site. A height limit of two stories assures that whatever is built is consistent with surrounding neighborhoods. If necessary to accommodate housing units, parking can be provided in underground structures. This is an “above average” income development and buyers can afford and would probably welcome a development consistent with the surrounding neighborhood.
Requiring 2.5 off-street parking spaces per dwelling unit will assure that there is adequate parking for residents and guests and prevent spill over to adjacent neighborhoods. Adequate parking is always a selling point especially for above average income buyers.
Both from natural habitat preservation and esthetic standpoint, creek preservation and public access to enjoy its beauty must be a priority. After all, this is “Pleasant” Hill.
Finally, the City and taxpaying residents spent considerable time and money improving traffic flow along Pleasant Hill Road. At the time, residents throughout the City were vocal in not wanting to see traffic and transit times along this corridor get worse. Development of this property should not be allowed to make traffic conditions worse than they were prior to the Pleasant Hill Road project.
The five requirements are all reasonable conditions for development of the Mangini-Delu site. Zoning requirements are designed to set conditions for development, but as a special land use designation, this site has few if any conditions. Adopting these requirements now will set a minimum standard for the future, assure that residents’ concerns are heard, and advertise resident and City expectations to the future developer.
I strongly urge you to adopt these requirements now!
Annette Gelinas
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Comments on GPAC and PC Preferred Alterantive
May 2022
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Comments Following GPAC Meeting: April 27, 2022
Figen Copur
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the Comments on GPAC and PC Preferred Alterantive
May 2022
site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Mary Deverel
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
Comments on GPAC and PC Preferred Alterantive
May 2022
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Karen Lee
Public Comment
The preferred Land Use Memorandum will come before the City Council for consideration on May 16. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
Comments on GPAC and PC Preferred Alterantive
May 2022
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
Janet Tanphanich
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
Comments on GPAC and PC Preferred Alterantive
May 2022
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Fran Grech
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
Comments on GPAC and PC Preferred Alterantive
May 2022
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Jim Whitsett
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Scott Brama
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further Comments on GPAC and PC Preferred Alterantive
May 2022
suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard. And, as you may know, even the 210 dwellings will host up to 4-5 people in each dwellings increasing the amount of people in or around the site. This part of Pleasant Hill just cannot accommodate this many new people. Our shopping, parking, restaurants, and traffic congestion are already overrun with the current level of residents and 400 – 800 new residents will bring this area to a standstill making life difficult for everyone.
This location is just not equipped to handle such an increase of residents including lack of infrastructure to support these increases. As a long time resident, we strongly suggest/request the city work with us to keep old and new residents alike at a high level quality of life. Packing people on the Mangini site will surely deteriorate what we currently know as a great place to live and raise our children. We trust you agree!
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Comments on GPAC and PC Preferred Alterantive
May 2022
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Bruce Irion
Public Comment
The GPAC met on 4/27/22 and recommended removing the Mangini-Delu site from the Housing Element but leaving it in the General Plan.
More than forty residents have written you expressing frustration that their concerns were not being heard and asking the City to adopt a five-point resolution for minimum standards of development.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Paul Boccellari
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Comments on GPAC and PC Preferred Alterantive
May 2022
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Carol Reynolds
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in Comments on GPAC and PC Preferred Alterantive
May 2022
their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Bob and Judy
Geringer
Public Comment
It is crucial that to have responsible growth in Pleasant Hill all development is done with very careful consideration and planning.We ask that the following points are considered when adopting the plan for development of the Mangini property.
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
Comments on GPAC and PC Preferred Alterantive
May 2022
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Figen Copur
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Comments on GPAC and PC Preferred Alterantive
May 2022
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Shereen Motarjemi
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Pamela Reid
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly Comments on GPAC and PC Preferred Alterantive
May 2022
asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Bruce Irion
Public Comment
We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard. If anything, recent actions of the GPAC have increased our fears:
In response to staff’s recommendation to remove Mangini from the Housing Element to give the City “the time and flexibility needed to address public concerns”, the GPAC agreed to remove of the Mangini site from the Housing Element but left it in the General Plan and even suggested perhaps the action opened the door for even denser development..
Our position has not changed:
Comments on GPAC and PC Preferred Alterantive
May 2022
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Irene Menegas and
Manuel Vasquez
Public Comment
We are writing to protest the possible removal of the 210 cap on the number of dwelling units on the Mangini-Delu Property and the potential rezoning to include multi-family housing without addressing the stated concerns of the bordering neighborhood regarding parking, building height, traffic flow and creek preservation.
We have lived on Malaga Way for over 30 years. We moved to Pleasant Hill because of its small-town nature. As a tenured faculty member of Diablo Valley College, Irene wanted to live in the community that the college serves. Now that we are retired, we especially appreciate the Pleasant Hill community as we spend more time in its parks and open space as well as downtown enjoying the restaurants. When we purchased our house, we understood that the Mangini property would one day be developed, but were comfortable with the zoning that matched our neighborhood.
Allowing 210 units on the property is already twice the density of the surrounding neighborhood. We understand the state demands being put on Pleasant Hill and all cities regarding the need to increase housing. We Comments on GPAC and PC Preferred Alterantive
May 2022
recognize that some increase in density is necessary. But doubling the density of the Mangini property will certainly change the character of our neighborhood, and if the City does not put in minimum requirements to mitigate the problems that will affect our neighborhood, our quality of life will suffer as will the nature of this community.
We are not saying NIMBY. We are asking that reasonable parameters be placed on any potential development as stated below.
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Thank you for your attention and consideration of our concerns. We look forward to a successful resolution of these issues and a renewed confidence that our City Council, its committees and City administrators do, in fact, listen to the City’s residents and respect their efforts to maintain the quality of life in Pleasant Hill that we have enjoyed for many years.
Bushra Toma
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the Comments on GPAC and PC Preferred Alterantive
May 2022
site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Marian Crompton
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
Comments on GPAC and PC Preferred Alterantive
May 2022
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Kimberley Barense
Public Comment
I am writing to express my concern about the development of the Mangini property. If the goal of 210 units is approved that will be horrific for this neighborhood. Traffic is already a major issue. Please keep the character of the area and allow only single family homes. Multi unit development is better suited and appropriate for areas that already have higher density units.
Marian Crompton
Public Comment
On April 18th, the preferred Land Use Memorandum will come before the City Council for consideration. Of all the sites within that memorandum, the Mangini-Delu site has arguably the most dramatic proposed change transitioning from the last active farm in Pleasant Hill to a site having up to 210 dwelling units.
Residents have participated in the process in good faith expressing concerns with creek preservation, traffic, parking, and building elevation and layout. Yet because the Master Plan for the site has not been completed and there are no specific requirements associated with its special land use designation, “Mangini-Delu Residential: 4.6 – 13 du/ac”, there are no assurances the public’s concerns have been addressed.
Comments on GPAC and PC Preferred Alterantive
May 2022
We request the City Council amend the Preferred Land Use Memorandum for the Mangini-Delu Residential land use designation to include the following requirements:
• Consistent with discussions to date and the cap agreed to by the Planning Commission, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in
underground structures)
• To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of
2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by
completion of the Pleasant Hill Road Project (13.8 sec
improvement per City presentation)
Consistent with zoning requirements associated with other land use designations, adding these requirements will assure the property is developed in harmony with public concerns.
David Blau
Public Comment
I want to clarify a very important point from the Wed GPAC Hearing.
Unfortunately, after the 3-minute comment period per speaker, there is no ability to participate in the discussion and clarify anything.
The not-to-exceed 210 du's assigned to the Mangini-Delu site was not a number simply plucked out of the air. It is derivative of the density range shown on your own City map, p.3, of Troy's memorandum to the Committee.
The map depicting the preferred land use shows a range of 4.6 to 13 du/ acre.
This would allow flexibility in siting a range of housing types during the master plan process. If you take the average density across the entire site of 8 du/ acre multiplied by 26 acres, you get roughly 210 du's.
The flippant comment by Committee member Nelson, "why not put 400 du's on this site?" was irresponsible, shocking, and showed zero respect for the community and the good-faith effort and progress that we have made over the past three GPAC meetings.
Comments on GPAC and PC Preferred Alterantive
May 2022
Please copy all GPAC Committee members and City Council members since I do not have all the addresses. Thanks,
John and Lisa
Hutchinson
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above.
Doing so will show the City Council has heard and respected our concerns for minimum development standards.
Comments on GPAC and PC Preferred Alterantive
May 2022
Jeremy Magruder
Public Comment
The GPAC met on 4/27/22 recommending removal of the Mangini site from the Housing Element but leaving it in the General Plan. The GPAC further suggested that perhaps the 210 dwelling unit cap recommended by the Planning Commission could be removed and as many as 400 units place on the site. We are not against development at the Mangini site but have repeatedly asked for assurances around minimum development standards with little evidence we have been heard.
Our position has not changed:
The General Plan cannot change Mangini from R-10 to a higher density without agreeing to the five points in our resolution.
• Consistent with meetings to date and the cap discussed by the GPAC in their January meeting and agreed to by the Planning Commission in their March 2022 meeting, the site shall have a maximum of 210 dwelling units.
• To assure consistency with the surrounding neighborhoods, building height shall not exceed two stories (If necessary to accommodate housing units, parking can be provided in underground structures) • To assure sufficient parking for residents and guests and to prevent spill over to adjacent neighborhoods, a minimum of 2.5 off-street parking spaces per dwelling unit shall be provided
• To assure habitat, preserve its natural beauty, and allow public access, the creek shall be retained in its natural condition (consistent with the way it is south of the property - no use of a concrete lined culvert) and have a trail for public access.
• To assure adequate capability to conduct traffic, vehicle delays along Pleasant Hill Road during peak hours shall be no worse than they were prior to improvements made by completion of the Pleasant Hill Road Project (13.8 sec improvement per City presentation)
The General Plan proposal before the City Council asks that residents agree to twice the housing density on the Mangini-Delu site. In return, we ask the City Council adopt the five-point resolution for minimum design standards above. Doing so will show the City Council has heard and respected our concerns for minimum development standards.
GPAC Preferred Alternative Public Comments
May 2020
May 2020 Page 1 of 4
The following provides a summary of community input received regarding the GPAC Preferred Alternative through online engagement via the General Plan website (pleasanthill2040.com). These items are presented as written, without editing, and do not necessarily reflect the views of the City. Any comments that contained profanities were removed.
GPAC Preferred Alternative Public Comments
As a resident in the Mercury/Apollo neighborhood I am most impacted by the decisions made for the Mangini property (focus area 2). While I would not want to see any more intensive rezoning/redevelopment plans beyond what is listed in the preferred alternative memorandum, I do think the suggestions there provide for a fair plan that balances the needs of the existing community against the desire to develop. I appreciate that the committee considered the community's needs in the plan - retaining the R10 zoning for the parcels adjacent to existing Apollo properties is clearly a priority, as is keeping the rezoning suggestions to single family high density or multi-family low density.
Dear GPAC committee- I'd like to share my comments on the preferred alternatives presented. I hope we can support open space, riparian corridors, and creek restoration as was develop our new GP.
Certainly, there is ample support in the community for this as evidenced by comments during the planning and scoping sessions. I believe these are compatible, even complimentary, with other planning goals.
Focus area 1 (DVC);
I fully support the idea of opening a multi-use trail along Grayson creek all the way from Pacheco to the Viking Bridge. Part of this is supposed to be opened as part of DVC Plaza's approval. I'm hopeful that this actually happens. This would be an excellent bike and pedestrian trail that can also be used for north/south non-motorized commuting, helping alleviate traffic issues. This concept is also being articulated in the bike and pedestrian path plan update that will come to the GPAC later this summer. Encouraging businesses to see the creek as an asset and opening up towards the creek I also support. Many communities have found their creeks to be economically and aesthetically beneficial to restaurants and other businesses. With a multi-use trail nearby and grand oaks in Chilpancingo Park, a restored creek could be very attractive and stimulate economic growth in the area. This concept is true for other areas as well.
Focus area 2 (Mangini);
This area also has a creek that needs to be carefully looked at if this area is developed. It is important to allow enough setback from the creek to achieve several goals. First, the creek needs to be publicly accessible with walking trails. Second, the Contra Costa Flood Control Agency has a goal of using more environmentally friendly flood control solutions than it has used in the past. Constrictive channels are not consistent with these goals. It is important to adopt policies that are not in conflict with the better flood control practices being advocated by CCFCA for the future.
The map for this area only had two colors in the legend, so it was hard to know where the multifamily low and single family-high densities were proposed. Was the gray Multi-family and the orange yellow the single family- high? This should have been clearer in the legend.
GPAC Preferred Alternative Public Comments
May 2020
May 2020 Page 2 of 4
GPAC Preferred Alternative Public Comments
Focus area 3 (Downtown);
I agree with leaving as is, with the idea that mixed use here allows for housing/commercial combinations.
Focus area 4 (Hookston); Light industrial is important to retain as it allows for diversity possibilities in employment. Expanding the definition could spur new economic development.
Focus area 5 (Contra Costa Blvd): I share the concerns of some about the East Vivien neighborhood being changed to mixed-use. These homes are probably more affordable than other housing stock in the city. Will we encourage these units to be bought up and removed from our housing stock with a mixed-use designation? Care should be taken to protect the residential character further east from Contra Costa Blvd frontage.
Focus areas 6 and 7 (Gregory and Taylor); I agree with the discussion on traffic safety being a priority.
Focus area 8 (Oak Park); I very much disagree with changing a row of single-family homes along the southern side of Oak park Blvd to mixed use, especially west of the EBMUD trail. I believe this would be counter to the goal of easing traffic, parking, and congestion along Oak Park Blvd. These are narrow lots, so consolidating an aggregate of them would NOT be amenable to creating parking in association with whatever business went in. This would lead to more street parking, exacerbating the existing problem. This area is already seeing a lot of development with the new Oak Park subdivision, a new library, etc. Also, these homes are once again lower priced in general and rezoning them to mixed use may lead to conversion of good, more affordable housing stock. They also back up to other similar homes, even if they are in Walnut Creek.
Focus area 9 (Pleasant Hill Plaza); makes sense to incorporate into Downtown, as it's immediately adjacent.
Additional identified area; I agree with the stated goal of preserving the mobile home park, as it is also an affordable housing option in the city.
Thanks for the opportunity to comment.
Alan Bade, Pleasant Hill resident
P.S. I found it hard to understand some of the maps. They needed land-use color coded legends at each map.
In regards to area 8, the Oak Park Blvd corridor, I do not think that it is appropriate to change the zoning on single family housing to mixed use. These houses are on small lots that back to other single family one story houses. At present, these are some of the more affordable houses in the city and to remove them for more expensive multifamily or commercial development does not make sense.
With a mixed use designation, height limits can be changed easily to increase density. Since the lots are small, that will leave little room for parking on an already parking stressed area. On street parking on Oak Park Blvd is already at capacity in some sections. I do not think that a multistory commercial GPAC Preferred Alternative Public Comments
May 2020
May 2020 Page 3 of 4
GPAC Preferred Alternative Public Comments
building or multifamily apartments are a good fit backed up to small single family residential backyards. A 5 ft back yard lot line setback of a 2-4 story commercial or multistory apartment building to a small single story residential backyard would be very undesirable. Lots are small so there will not be a lot of room for a big buffer/landscaped areas in between. Also, people are being required or are choosing to put in solar panels which are quite expensive. Shading from tall buildings either to the east or west of them could make this option unavailable to some households. Noise and traffic are other issues that will need to be addressed.
The proposed changes do not go far enough to allow sustainable growth for pleasant hill residentially.
The children of pleasant hill will not likely be able to afford to live here with the growth afforded in this plan.
My strong suggestion is to look at many of the areas designated for no change and to look at adding denser residential options.
Failing to allow change in density will ensure that the character of the neighborhoods will change over time: working families will be priced out and pleasant hill will not have the same character. We have seen time and again in Bay Area Cities that the fight against development prices out the current residents over time. Pleasant Hill will need thousands of new housing units by 2040 to retain the character of the city, and this plan does not deliver it.
I thought that the purpose of the General Plan Update was to provide a VISION for the FUTURE . . . . . whereas the document that I see here is mostly an acknowledgement of what has already happened! Specific thoughts follow:
Area 1 - DVC College Area: if any student housing is going to be built in this area, it would likely be 3- story high apartments on top of a 2 to 3 level garage on the existing North / Overflow parking lot area.
Area 2 - Taylor / PH Road (Mangini Farm) - this site has the best potential to address our local housing shortage. The flatlands could accommodate mixed use condos/apartments & retail occupants up to seven stories high; lower buildings on the hillsides. Also, the "Institutional" land at the corner is actually Park District land which they hoe to develop further - the alternative there would be to trade that highly desirable site for another parcel elsewhere! Area 8 - Oak Park Blvd. - these documents do NOT appear to even recognize the recently approved development at Monticello for our new Library building, the New Park & the 34-unit housing development.
These thoughts all represent a FUTURE for the City of Pleasant Hill consistent with the GOALS of the City Council!
Please make reducing car transportation and increasing biking/walking a strategic part of general plan Hi, I noticed that the Mangini property was listed as a focus areas in the General Plan feedback report, and that discussion of focus areas was included on last nights GPAC meeting. I had a childcare obligation so I was unfortunately unable to attend but I would like to stay as up to date as possible on GPAC Preferred Alternative Public Comments
May 2020
May 2020 Page 4 of 4
GPAC Preferred Alternative Public Comments
any news regarding plans for the property. My house is immediately adjacent to the Mangini farm, and naturally any redevelopment or rezoning choices could have massive implications for my neighborhood and for my family’s financial well-being. How can I ensure that I am updated about development and planning choices being considered regarding that property? Also, what is the best venue for me to provide feedback on these choices. If rezoning to high density housing or commercial development is being considered, it would clearly be devastating to the families who own homes in the neighborhood. Bes Regards, Jeremy Magruder.
February 28, 2022
Policy Recommendations for 6th Cycle Housing Element
Dear Planning staff:
YIMBY Law submits this letter to share our policy goals and recommendations for the Policies and Programs section of your Housing Element. We appreciate the opportunity to participate in the Housing Element process.
The Policies and Programs section of the city’s Housing Element must respond to data, analysis and findings presented in the Housing Needs section. We repeatedly see findings that housing prices are high, segregation exists, and there is a lack of housing for special populations, but the Policies and Programs don’t respond to these findings or try to change outcomes. The overview of the city’s housing environment should set the scene, and the policies and programs should explain what the city is going to do to fix it.
Our policy goals are as follows:
Affirmatively Furthering Fair Housing
1. Prioritize rezoning in high resource, historically exclusionary neighborhoods.
Many of the highest resource neighborhoods with the best access to jobs, good schools, and other amenities have histories of exclusion which are still reflected in their zoning. Cities should rezone to allow more housing opportunities in those neighborhoods, particularly those with low Vehicle Miles Traveled, as part of their 1 Housing Elements.
2. Establish a strong tenant protection ordinance so that new housing benefits everyone. Development should not permanently displace current residents.
Housing replacement programs, temporary housing vouchers, right of return, and demolition controls will create stability for renters while allowing new homes to be built for new households and to accommodate the growth associated with RHNA.
In your sites inventory and rezoning programs, you should prioritize development on sites with owner-occupied housing & commercial uses over those with existing rent-controlled apartments or other rental housing with lower income residents.
3. Support homeownership opportunities for historically excluded groups.
Homeownership continues to be a path to building financial security and inter-generational wealth, which has been systematically denied to many Americans. As a society, we need to make this right by intentionally offering opportunities to communities who have been excluded. The housing element should identify opportunities to create a variety of for-sale housing types and create programs to facilitate property ownership among excluded groups.
Site Capacity
4. Adequately plan for density. Ensure that a site’s density will accommodate the number of homes that are projected to be built. In addition, make sure height limits, setback requirements, FAR, and other controls allow for adequate density and the ability to achieve a site’s realistic capacity. Housing will not be feasible if you have a high density paired with low height limits. This density should be emphasized around jobs and transit and should go beyond the Mullin density in those areas.
5. Provide sufficient zoned capacity to accommodate all income levels, including a minimum No Net Loss buffer of 30%. Not every site will be developed at maximum density during the eight-year planning period. Identify an ample amount of opportunity sites and zone the sites to accommodate lower-income housing types (usually a statutory minimum of 30 dwelling units per acre) to give the city the best chance at meeting its RHNA.
6. Use data from the 5th Cycle to calculate the likelihood of development for your 6th Cycle site inventory. Likelihood of development is a measure of the probability of an inventory site being developed during the planning period. The median likelihood of development across the state is 25%, meaning only one of every four sites will likely be developed during the planning period for the median city. Incorporating the likelihood of development into the zoned capacity will set the city up to successfully achieve their RHNA, making the housing element less of a paper exercise and more of an actionable, functional document.
Accessory Dwelling Units
7. Commit to an automatic mid-cycle adjustment if ADU permitting activity is lower than estimated in the housing element. We highly recommend complying with HCD’s standards of using one of its “safe harbor” methodologies to anticipate future ADU production. However, if the city is optimistic about ADU growth, then creating an automatic mid-cycle adjustment will automatically facilitate alternative housing options (i.e., a rezoning program, removing development constraints, ADU incentives, etc.) if the city falls behind the estimated ADU production.
8. Incentivize new ADUs, including those that are rent-restricted for moderateor lower-income households or that are prioritized for households with housing choice vouchers. Consider offering low- or no-interest loans, forgivable loans, impact fee waivers for ADUs that are 750 square feet or larger, allowances to facilitate two-story and second-story ADU construction, etc.
Zoning
9. Allow residential to be built in areas that are zoned for commercial use.
There are a myriad of ways to do this, but a housing overlay is one common policy.
Additionally, consider eliminating new commercial space in mixed-use developments where there is not a strong demand or there is otherwise a glut of commercial space that is unused or frequently vacant.
10. Allow flexibility in inclusionary zoning. Cities should require different percentages for different AMI levels. Additionally, we urge cities to incentivize land dedication to affordable developers in order for market-rate developers to meet their inclusionary requirements. Avoid getting trapped into thinking that the affordable units must be “sprinkled throughout” the market-rate units, or require the market-rate units to look exactly the same as the affordable ones. This should be balanced against not locating all of the affordable units in one place and ghettoizing neighborhoods by creating or perpetuating racially concentrated areas of poverty.
Better Entitlement Process & Reducing Barriers to Development
11. Ensure that the city has a ministerial process for housing permitting, especially multi-family housing, and remove impact fees for deed-restricted housing. A discretionary process for housing development creates uncertainty and adds to the cost of construction. For example, multi-family housing should not require a conditional use permit or city council approval unless the builder is asking for unique and extraordinary concessions. Right-sizing governmental constraints, entitlement processes, and impact fees will help the city successfully meet its RHNA.
12. Reduce parking standards and eliminate parking minimums. Minimum parking requirements are a major constraint on housing, especially for lower cost housing types. They can cost in excess of $30,000 per spot and can raise rents by as much as 17%, and eliminating them is particularly important for smaller & other spatially constrained sites. Consider adopting a parking maximum.
13. Cap fees on all new housing. Most construction costs are outside the City’s control, but reducing impact fees can demonstrate that a city is serious about building new housing. At a minimum, cities should delay the collection of impact fees until the issuance of the certificate of occupancy to reduce financial impacts on new housing and make the units cheaper by not asking the developer to carry impact fee charges or debt throughout the construction phase.
14. Provide local funding. One of the largest barriers to building new affordable homes is the lack of city/county funds available to assemble sites, provide gap funding, and to pay for dedicated staff. Without new funding, especially at the local level, we will not be able to build more affordable homes. There are three new revenue streams that should be considered: 1) Transfer tax, a one-time payment levied by a jurisdiction on the sale of a home, may be utilized to raise much needed revenue to fund affordable homes; 2) Vacancy tax may be collected on vacant land to convince landowners to sell their underutilized properties and be used to fund the construction of affordable homes; 3) Commercial linkage fees should be adopted or revisited for increases on new commercial developments.
We urge you to include these policies in your 6th cycle Housing Element.
Best regards,
Sonja Trauss
Executive Director
YIMBY Law
[email protected]