May 2022 1
This memo provides an overview of GPAC direction through both the Focus Area and Housing Opportunity Sites processes, followed by a summary comparison of buildout potential between the Existing General Plan Land Use diagram and the GPAC-Preferred Land Use diagram.
Introduction
On February 5, 2020, the GPAC met to discuss the results of the community feedback received from the Planning and Design Workshops and online engagement. This meeting was a follow-up to the November 19, 2019, GPAC Meeting where the members were briefed on initial feedback from the Workshops earlier in November and where the General Plan Vision Statement and Guiding Principles were finalized.
Following the discussion on community feedback, the Consultant team provided the GPAC with an overview of nine Focus Areas and the changes recommended by the community to each area. The GPAC analyzed each Focus Area and had a robust discussion on what changes, if any, should occur, before finalizing a GPAC-Preferred Land Use Alternative consisting of preferred land uses within the final Focus Areas. Figure 1 shows GPAC Focus Areas.
In May 2021, the GPAC began working with staff and the Consultant team to revisit the 2020 GPAC-Preferred Land Use Alternative as part of the Housing Element Update process. At meetings on May 12, 2021 and June 23, 2021, the GPAC reviewed and discussed potential sites for higher density residential land uses, some of which overlap the GPAC Focus Areas. On November 17, 2021, the GPAC recommended that staff carry forward nine Housing Element Opportunity Sites for consideration in conjunction with the changes proposed through the GPAC Focus Areas. The text box on the following pages illustrates the GPAC-Preferred Land Use Process.
In January 2022, the Consultant Team prepared a GPAC Preferred Alternative Memo that summarized GPAC recommendations on both the Focus Areas and Housing Element Opportunity Sites. On January 26, 2022 the GPAC met to discuss the GPAC Preferred Alternative Memo, receive and consider public input, and provide a final recommendation for each Focus Area.
Introduction .........................................................................................................................................................................1 GPAC Focus Areas................................................................................................................................................................4 GPAC Housing Element Opportunity Sites.............................................................................................................21 Buildout Potential Comparison ..................................................................................................................................36 2022 GPAC-Preferred Alternative Memo
2020 GPAC RECOMMENDATION
FOR FOCUS AREAS (1-9)
2021 GPAC HOUSING ELEMENT
OPPORTUNITY SITES (A-N)
2022 GPAC PREFERRED
ALTERNATIVE
ADDITIONAL
COMMUNITY INPUT
ADDITIONAL
COMMUNITY INPUT
VISION AND GUIDING PRINCIPLES; 1 INITIAL COMMUNITY INPUT 2 3
4 2 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo 2020
2021
GPAC Focus Areas (Figure 1)
The GPAC analyzed and discussed nine Focus Areas,
considered community input and the City’s Vision and
Guiding Principles, and recommended preferred land
uses within each Focus Area.
GPAC Housing Element Opportunity Sites
The GPAC refined the recommendation to incorporate
housing element objectives. The GPAC analyzed smaller
Housing Element Opportunity Sites for pinpointed
residential density increases to accommodate the
projected housing need. This process is explained
beginning on page 18. Housing Element Opportunity
Sites are shown in Figure 9.
2019 General Plan Vision and Guiding Principles
Community Design Workshops
The GPAC-Preferred Alternative Process
2022 GPAC Focus Area Final Recommendations
In 2022, the GPAC reviewed the 2020 Focus Area
recommendation and Housing Element Opportunity
Sites, considered public input, and provided final
recommendations for each Focus Area. Pages 4-19
summarize the GPAC process for each Focus Area,
including initial 2020 recommendation and any
modifications recommended in 2021 and 2022.
THE FOCUS AREAS ARE
ESTABLISHED THROUGH
COMMUNITY DESIGN
WORKSHOPS
GPAC REVIEWS COMMUNITY
INPUT AND RECOMMENDS
PREFERRED LAND USE
DESIGNATIONS WITHIN EACH
FOCUS AREA
GPAC REVIEWS STATE HOUSING
GOALS AND RECOMMENDS
SMALLER HOUSING ELEMENT
OPPORTUNITY SITES FOR
TARGETTED DENSITY INCREASES,
SOME OF WHICH LIE WITHIN A
FOCUS AREA
BECAUSE THE HOUSING
ELEMENT OPPORTUNTY SITES
ALTERED THE ORIGINAL FOCUS
AREA RECOMMENDATION, THE
GPAC REVISITED THE FOCUS
AREAS AND PROVIDED FINAL
RECOMMENDATIONS
1 2
3 4
May 2022 3
Figure 1: GPAC-Preferred Focus Areas
1 2
6 8
4 9
5 3
7 1. DVC College Area
2. Taylor/Pleasant Hill (Mangini)
3. Downtown Pleasant Hill/
Pleasant Hill Plaza
4. Industrial Area off Hookston
5. Contra Costa Boulevard
6. Gregory Lane
7. Taylor Boulevard
8. Oak Park Boulevard
9. Monument Boulevard
10. JFK University/Ellinwood Way
10 4 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo GPAC Focus Areas
Focus Area 1: Diablo Valley College (DVC)
Location: East of Contra Costa Boulevard along Golf Club Drive The GPAC discussed the area surrounding Diablo Valley College and the potential for land use changes. This focus area is primarily built out, except for a portion an existing shopping center and large empty surface lots across Golf Club Road from DVC. The existing shopping center (Diablo Valley Plaza) has been experiencing development, with a portion of the site currently undergoing redevelopment with new commercial tenants. The remaining vacant lots are owned by DVC and are used for overflow parking. The lots are currently not slated for development. Several public comments focused on the potential for student housing. Currently the demand for student housing is not high enough to change land uses surrounding the college to support it. The GPAC discussed the reality that the cost of rental housing is so high, it is likely that students would not be able to afford to live in the housing adjacent to the campus. If housing is desired surrounding the campus, the GPAC believes that process would have to be led by DVC.
The GPAC was open to developing goals
and policies for this Focus Area that
would encourage the restoration of
the creek corridor, potentially opening
access to the creek from adjacent
commercial businesses. The goal would
be to expand the walking trail, add bike
lanes, and more walkable amenities.
2020 GPAC Direction for Focus Area 1:
In 2020, the GPAC recommended to
leave Focus Area 1 as is. No changes
were proposed to General Plan land use
designations in this Focus Area.
2021 GPAC Modifications:
In 2021, the GPAC selected the DVC
overflow parking lot on the northwest
corner of the Focus Area as a Housing
Element Opportunity Site with a GPACPreferred land use designation of Mixed Use Very High Density. This designation
allows for density of 70‑100 dwelling
units per acre (du/ac), and is
shown on Figure 2. For more information
on this, please see page 22.
2022 GPAC Modifications:
No additional modifications
recommended.
May 2022 5
Figure 2: DVC Focus Area Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
DVC Overflow Parking Lot
See page 22
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
DVC Overflow Parking Lot
See page 22
6 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Focus Area 2: Taylor/Pleasant Hill (Mangini-Delu)
Location: Intersection of Pleasant Hill Road and Taylor Boulevard The GPAC discussed the overall vision for Focus Area 2 which includes the Mangini-Delu property. Public input received for this focus area was mixed with approximately half requesting the property to remain as open space with a farm, while the other half requested the property be developed with more housing for the community. The GPAC noted that the land is presently already designated for Single-Family Medium Density residential, with an underlying R-10 zoning designation.
Members were in favor of keeping the property residential but were open to increasing the allowable density from SingleFamily Medium to Single-Family High on the two parcels adjacent to the Parks and Recreation Facility at the intersection (the Winslow Center) and allowing Multi-Family Low along Pleasant Hill Road. This would provide a feathering of density, lessening the impact to adjacent single-family residential on Apollo Way. The GPAC was in favor of creating specific goals and policies for this area that served to protect the creek and encourage the clustering of housing in order to preserve as much of the existing open space as possible if and when the property owner decides to develop the land. 2020 GPAC Direction for Focus Area 2:
In 2020, the GPAC recommended a
slight increase in density in the area by
re-designating the parcels along Taylor
Boulevard and Pleasant Hill Road to SingleFamily High Density and Multi-Family Low, while maintain Single-Family Medium
Density on parcels adjacent to Apollo Way.
2021 GPAC Modifications:
In 2021, the Focus Area (specifically the
Mangini site) was selected as a Housing
Element Opportunity Site by the GPAC.
The GPAC also recommended additional
changes, resulting in the application of a
single designation for those parcels along
Taylor Boulevard and Pleasant Hill Road,
but requiring a cohesive plan for the area
that would commit to accommodating the
construction of 210 units.
2022 GPAC Modifications:
In 2022, the GPAC recommended that
the entire Focus Area be designated
with a single land use designation that
allows a range in densities appropriate
to accommodate the 210 unit goal. With
an allowable density range of 4.6 to 13.0
dwelling units per acre, and an assumed
realistic density of 9 units per acre, the area
can be assumed to accommodate 210 units.
These changes are reflected on Figure 3.
May 2022 7
Figure 3: Taylor/Pleasant Hill (Mangini) Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
8 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Focus Area 3: Downtown Pleasant Hill
Location: Retail centers adjacent to Contra Costa Boulevard and along Crescent Drive north of Boyd Road and south of Woodsworth Lane
The existing General Plan designation in Downtown Pleasant Hill is Mixed Use. Most public comment for this Focus Area was primarily centered on adding the ability to include housing above existing retail, which has the potential to energize the Downtown and bring in additional foot traffic. The GPAC discussed that because this area is already designated Mixed Use per the existing General Plan, it currently allows housing and the broadest range of commercial uses, including office uses.
The GPAC was open to developing goals and policies for this Focus Area that would encourage a more walkable environment through enhanced pedestrian connections between businesses along Crescent Drive and adjacent retail centers. The GPAC was also open to considering potential policy that encourages the establishment of civic uses such as a City Arts Center which could encourage more businesses to relocate downtown.
2020 GPAC Direction for Focus Area 3:
The GPAC recommended that Pleasant Hill Plaza (marked on the map below) be added to the Downtown Focus Area, but ultimately decided to leave the Focus Area unchanged, as no revisions were proposed to General Plan land use designations. 2021 GPAC Modifications:
The GPAC did not suggest any further modifications.
2022 GPAC Modifications:
In 2022, the GPAC recommended that the Focus Area be expanded to include the retail parcels on the southeast corner of the intersection of Contra Costa Boulevard and Gregory Lane. The intent of this change was to tie together the retail centers that anchor the intersection and expand the Downtown boundary. This change is reflected on the images below.
Pleasant Hill
Plaza
Additional
retail parcels
added in
2022
Additional
retail parcels
added in
2022
May 2022 9
Focus Area 4: Industrial Area off Hookston Road
Location: Adjacent to Estand Way and Vincent Road off Hookston Road The existing General Plan designation for Focus Area 4 is Light Industrial. All GPAC members recognized that this is the only remaining area in Pleasant Hill with such a designation, and that the designation should be preserved with only minor modifications to allowable uses. GPAC members generally agreed upon that allowing for increased diversity of uses will allow the area to flourish, as well as potentially encouraging more amenities for workers in the area. It was noted that for this area to compete for more tech and incubator uses, the infrastructure must be improved, as this is believed to be one of the largest impediments to relocation for tech, biotech, and incubator businesses. Public comment for this focus area echoed the same sentiments by the GPAC. The public felt that the City should preserve areas in the City for non-retail or service jobs and that allowing for light manufacturing is vital to the local economy and job diversity. 2020 GPAC Direction for Focus Area 4:
The GPAC recommended to leave Focus Area 4 as is. No changes were proposed to General Plan land use designations. In lieu of land use changes, the GPAC recommended modifications to the land use definition for Light Industrial to allow for more flexible uses including, but not limited to, restaurants, research and development facilities, and biotech. 2021 GPAC Modifications:
The GPAC did not suggest any further modifications.
2022 GPAC Modifications:
The GPAC did not suggest any further modifications.
10 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Focus Area 5: Contra Costa Boulevard
Location: Contra Costa Boulevard between Boyd Road and Taylor Boulevard The GPAC discussed the overall vision for Focus Area 5, which includes a majority of Contra Costa Boulevard, the primary north-south arterial through the City. Currently the street is primarily commercial and retail uses, with occasional pockets of single-family residential. The GPAC noted that the corridor presently allows a mix of uses including commercial and residential uses. Members were in favor of retaining this area for a mix of uses and were open to re-designating properties that are currently not Mixed Use. Most of these parcels are located adjacent to, or fronting upon the street. One area the GPAC is considering re-designating is the East Vivian residential neighborhood. This neighborhood is currently designated Single-Family High Density and has several properties that back up to Contra Costa Boulevard. The GPAC envisioned that this area would be prime for increased mixed-use development in the long-term given its proximity to both Contra Costa Boulevard and Interstate 680.
Public comment on this focus area included the concern of re-designating the East Vivian neighborhood, since many felt mixed use might be too intense for the area and that the change could be too drastic in the short-term. One suggestion was to allow mixed use but limit the height of buildings to reduce compatibility impacts. The General Plan currently notes that mixed use projects are subject to review under Planned Unit Development (PUD) zoning districts that currently limits project sizes to a minimum of one acre for commercial projects and two acres for residential projects. This should be carried forward and will require future parcel consolidation which is unlikely to occur over the next 20 years. 2020 GPAC Direction for Focus Area 5:
In 2020, the GPAC recommended maintaining Focus Area 5 as Mixed Use. Recommended changes include re-designating
the southern half of the East Vivian neighborhood extending from Dawn Avenue to Anelda Drive from Single- Family High Density to Mixed Use, and re- designating the Commercial and Retail area at the corner of Ellinwood Drive and Contra Costa Boulevard to Mixed Use to create consistency among all parcels that front the Boulevard.
2021 GPAC Modifications:
In 2021 the GPAC chose three areas within the Contra Costa Boulevard Focus Area as Housing Element Opportunity Sites.
The GPAC recommended Mixed Use High Density for these
parcels, which are shown on Figure 4 on the following page.
This revised designation allows for a density of 40-70 du/ ac. For more information, please see the Housing Element Opportunity Sites discussion beginning on page 21.
2022 GPAC Modifications:
In 2022, the GPAC recommended that the Focus Area be
expanded to include the strip of uses along Shirley Drive, just west of Contra Costa Boulevard. Additionally the GPAC recommended that the single family uses in the Focus Area be redesignated to Mixed Use. The intent of this change was to begin the transition of planning for less single-family residential along Contra Costa Boulevard with a greater emphasis on mixed-use and transit-oriented development.
The GPAC felt redesignating the parcels between Shirley Drive and Contra Costa Boulevard was consistent with the redesignating of parcels between Peggy Drive and Contra Costa Boulevard. These changes are reflected in Figure 4.
Additional
parcels added
in 2022
May 2022 11
Figure 4: Contra Costa Boulevard Focus Area Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
Additional
parcels added
in 2022
Additional
parcels added
in 2022
Single family parcels
(North of Dawn Dr.)
recommended for
Mixed Use in 2022
Single family parcels
(South of Elda Dr.)
recommended for
Mixed Use in 2020
Single family parcels
(North of Dawn Dr.)
recommended for
Mixed Use in 2022
Single family parcels
(South of Elda Dr.)
recommended for
Mixed Use in 2020
12 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Focus Area 6: Gregory Lane
Location: Gregory Lane between Contra Costa Boulevard and Pleasant Hill Road Focus Area 6 which is centered on Gregory Lane was developed out of the Planning and Design Workshops to primarily focus on mobility improvements for pedestrians and cyclists. The GPAC discussed opportunities to slow traffic and incorporate potential bicycle lanes and wider sidewalks, which can be achieved through the creation of goals and policies that direct transportation and safety upgrades to this corridor. It was noted that to slow the speed and increase pedestrian crossing safety, the City has recently installed a street signal at the intersection of Elinora and Gregory. Public comment was in support of the GPAC direction and favored the potential addition of bike lanes along Gregory Lane. 2020 GPAC Direction for Focus Area 6:
In 2020, the GPAC recommended to leave Focus Area 6 as is. No changes were proposed to General Plan land use designations in this Focus Area. In lieu of land use changes, the GPAC recommended complete street upgrades for a safer environment for pedestrians, cyclists, and motorists.
2021 GPAC Modifications: In 2021, parcels at the corner of Pleasant Hill Road and Gregory Lane were recommended for additional density as Mixed Use High Density through the Housing Element Opportunity Site process. This revised designation allows for a density of 40-70du/ac. For more information, please see page 31. 2022 GPAC Modifications:
In 2022, the GPAC recommended that all the parcels at the intersection of Pleasant Hill Road and Gregory Lane be redesignated Mixed Use High Density. Additionally, the GPAC recommended that the single-family uses parcels within the Focus Area be redesignated Mixed Use Neighborhood. Similar to changes along Contra Costa Boulevard, the GPAC felt that Gregory Lane was a similar heavily traveled corridor and that in the long term this area would be best served by mixed-use and transit-oriented development rather than single-family residential. These changes are reflected in Figure 5.
May 2022 13
Figure 5: Gregory Lane Focus Area Comparison
EXISTING GENERAL PLAN LAND USE
GPAC-PREFERRED LAND USE
Parcels near
intersection
recommended for
Mixed Use High in
2022
Single-family parcels
recommended for Mixed
Use Neighborhood in 2022
Parcels near
intersection
recommended for
Mixed Use High in
2022
Single-family parcels
recommended for Mixed
Use Neighborhood in 2022
14 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Focus Area 7: Taylor Boulevard
Location: Taylor Boulevard between Contra Costa Boulevard and the City Limits of Lafayette Similar to Focus Area 6 (Gregory Lane), Focus Area 7 which is centered on Taylor Boulevard was developed out of the Planning and Design Workshops to primarily focus on mobility and safety improvements. The GPAC discussed that Taylor Boulevard is meant to serve as a critical vehicular corridor and opportunities to widen or add bike lanes are not feasible based on the topography and traffic speeds. The GPAC was interested in creating new policies that would encourage safer pedestrian crossings at existing intersections such as Pleasant Hill Road and Grayson Road. 2020 GPAC Direction for Focus Area 7: The GPAC recommended to leave Focus Area 7 as is. No changes were proposed to General Plan land use designations in this Focus Area. In lieu of land use changes, the GPAC recommended policies and programs that focus on expanding pedestrian crossings to enhance safety. 2021 GPAC Modifications:
The GPAC did not suggest any further modifications.
Focus Area 8: Oak Park Boulevard
Location: Oak Park Boulevard between Patterson Boulevard and North Main Street Similar to Focus Areas 6 and 7 (Gregory Lane and Taylor Boulevard), Focus Area 8 which is centered on Oak Park Boulevard was developed out of the Planning and Design Workshops to primarily focus on mobility and safety improvements. The GPAC discussed that Oak Park Boulevard is currently a heavily traveled corridor that tends to experience increased congestion due to narrow lanes and several popular businesses that front the street. These businesses regularly have overflow parking which creates traffic and parking management issues. The GPAC recognized that in order to improve this area the General Plan should include new goals and policies that are directly focused on improving traffic flow, circulation, and parking demand.
This could include an eventual widening of the corridor. Further, to help lessen compatibility issues between existing singlefamily homes and adjacent commercial uses, the GPAC recommended re-designating parcels on the south side of Oak Park Boulevard east of the intersection of Patterson Boulevard to a new Mixed-Use Neighborhood Designation. 2020 GPAC Direction for Focus Area 8: The GPAC recommended to re-designate properties that are currently SingleFamily High Density on the south side of Oak Park Boulevard east of the intersection of Oak Park Boulevard and Patterson Boulevard. These properties would be re-designated to a new General Plan designation called Mixed Use Neighborhood which would allow a maximum of 20 du/ac and the incorporation of both commercial and office uses. 2021 GPAC Modifications:
The GPAC did not suggest any further modifications.
2022 GPAC Modifications:
In 2022, the GPAC recommended that the Focus Area be expanded to include four additional parcels near of Patterson Boulevard and Oak Park Boulevard. Additionally, the GPAC recommended that all commercial and neighborhood business designated parcels be re-designed to Mixed Use Neighborhood to allow for mixed use residential projects in the future. 2022 GPAC Modifications:
No additional modifications recommended.
* Parcels added to the
Focus Area in 2022
*
*
* *
* * * *
May 2022 15
Figure 6: Oak Park Boulevard Focus Area Comparison
EXISTING GENERAL PLAN LAND USE
GPAC-PREFERRED LAND USE
* Parcels added to the
Focus Area in 2022
*
*
* *
* Parcels added to the
Focus Area in 2022
*
*
* *
Single-family parcels
recommended for Mixed
Use Neighborhood in 2020
Single-family parcels
recommended for Mixed
Use Neighborhood in 2020
Neighborhood business and
commercial parcels recommended
for Mixed Use Neighborhood in 2022
Neighborhood business and
commercial parcels recommended
for Mixed Use Neighborhood in 2022
* * * *
* * * *
16 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Pleasant Hill Plaza
Location: Corner of Contra Costa Boulevard and Gregory Lane adjacent to Interstate 680 Originally Focus Area 9, the Pleasant Hill Plaza Focus Area was developed out of the Planning and Design Workshops to primarily focus on potential improvements to existing shopping and retail centers on Contra Costa Boulevard. The GPAC recognized that this site does not necessarily require any land use changes and should be consolidated into adjacent focus areas (e.g. Focus Area 3: Downtown Pleasant Hill) that emphasize retail center enhancements and overall connectivity and walkability. The public did not have any additional comments for this area. 2020 GPAC Direction for Pleasant Hill Plaza: in 2020,The GPAC recommended that Pleasant Hill Plaza be merged with Focus Area 3 (Downtown Pleasant Hill). No changes to General Plan land use designations were proposed in this area. See page 8 for details on the combined Focus Area.
Focus Area 9: Monument Boulevard
Location: Oak Park Boulevard between Patterson Boulevard and North Main Street The Monument Boulevard Focus Area includes a series of parcels located at the corner of Monument Boulevard at the intersection of Lisa Lane. This area currently includes a medical business park, gas station, vehicle sales lot, and mobile home park. The GPAC was in favor of re-designating this area from Commercial and Retail to Mixed-Use to encourage additional retail, office, and housing development. The GPAC also recognized that this area should also include policies that protect and preserve the existing mobile home
park that is located south of Mohr Lane.
2020 GPAC Direction for Focus Area 9: In 2020,
the GPAC recommended that all parcels in this
area be re-designated to Mixed Use and that
policies be created to preserve the existing
mobile home park.
2021 GPAC Modifications: In 2021, the GPAC
included parcels within this Focus Area within
a Housing Element Opportunity Site. The GPAC
recommended designating these parcels Mixed
Use High Density. This revised designation allows
a density of 40-70 du/ac. These changes are
reflected on Figure 7 on the next page. For more
information, please see page 34.
2022 GPAC Modifications:
Although the GPAC did not recommend any
additional land use changes, they did request
that a new policy focused on traffic circulation
around Monument Boulevard be included in the
updated Transportation/Circulation Element.
May 2022 17
Figure 7: Monument Boulevard Focus Area Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
18 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo JFK
University Site
Focus Area 10: JFK University Site and Sites along Ellinwood Way Location: East of the Intersection of Pleasant Hill Road and Taylor Boulevard The JFK University site is a 4.87-acre site currently designated Office. The sites along Ellinwood Way comprise approximately 15-acres and are also currently designated Office. 2021 GPAC Direction for the potential site:
In 2021, the GPAC recommended that the JFK University site be considered as a Housing Element Opportunity Site, designated Mixed Use High Density and that Mixed Use Very High Density be considered at this site if necessary to meet the identified housing need. The GPAC also recommended that the site’s proximity to the freeway be considered in all land use decisions. Due to a request from the owner, the site has been removed from the housing element process. However, this site could still be considered by the Planning Commission and City Council as part of the General Plan Land Use Element update.
2022 GPAC Direction for the potential site:
In 2022, the GPAC recommended that the JFK site be re-designated Mixed Use Very High Density as part of the General Plan Update. At this time, the GPAC also recommended that the office uses along Ellinwood Way, just north of JFK University, be re-designated to Mixed Use Very High Density. Finally the GPAC recommended that the office use at the north end of Ellinwood Way, be re-designated to Multi-Family Low Density. The intent of redesignating the properties adjacent to Ellinwood Way was to create more capacity for future higher-density residential where there was already existing infrastructure in place. Currently
these properties are low-rise to mid-rise office
complexes which have the onsite capacity
for residential and the associated parking.
This redesignation also is consistent with the
surrounding development which consists of
multi-family townhomes, apartments, and
hotels. These changes are reflected in Figure 8.
During GPAC meetings in 2021, the
JFK University Site was presented
as Housing Element Opportunity
Site E. Although the site will not
be recommended for rezoning in
the housing element, it may still
be considered for re-designation
within the General Plan Land Use
Element update. The GPAC has
recommended the site, as well as
additional parcels along Ellinwood
Way for re-designation.
May 2022 19
Figure 8: JFK University Site and Sites along Ellinwood Way
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
JFK
University
site
JFK
University
site
* Parcels added to the
Focus Area in 2022
*
*
*
* Parcels added to the
Focus Area in 2022
*
*
*
20 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Minor Clean-Up Modifications
As part of the review of the General Plan Land Use map, staff identified, and the Planning Commission recommended, additional “clean-up” sites for modifications to existing land use designations. The sites are summarized below:
• 1791 Shirley Avenue (APN 153-223-012) – This site currently has a single-family residence, yet has an Office designation. The GPAC recommended this site to have a mixed use designation, thus, if this land use designation is recommended, then this will bring make the site consistent with the proposed changes to the land use designation of single family properties to the north.
• 700 Ellinwood Way (APN 127-180-058 & 055) – This property currently has a hotel and has a split land use designation, Office designation to the north and Commercial and Retail to the south, both containing a single hotel use. With the hotel use in place, the Commercial and Retail with a Tourist Commercial Overlay designation may be more appropriate.
• 650 Ellinwood Way (APN 127-210-031) – This site currently has an Office designation. The site has a multiple story hotel on the site, thus, a change to Commercial and Retail with a Tourist Commercial Overlay designation may be more appropriate.
• 3220 Buskirk Avenue (APN 148-100-045) – This site currently has a Commercial and Retail land use designation.
However, due to a multi-story hotel on the property, applying the Tourist Commercial Overlay designation would be consistent with recent action by the City.
May 2022 21
GPAC Housing Element Opportunity Sites
At meetings on May 12, 2021 and June 23, 2021, the GPAC reviewed and discussed potential sites for higher density residential land uses with sufficient capacity to meet the State-mandated housing goals. On November 17, 2021, the GPAC recommended that staff carry forward eight Housing Opportunity Sites for consideration in addition to the changes recommended in the previously discussed Focus Areas. In 2022, the Mangini-Delu site was removed from the housing opportunity sites list in order to give the City time to implement a master plan requirement for the area. This section summarizes each of the seven Housing Element Opportunity Sites, which are identified in Figure 9.
Figure 9: Housing Element Opportunity Sites
22 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Housing Element Opportunity Site A: DVC Overflow Parking Lot Location: North of Golf Club Road near Paso Nogal Road.
The DVC Overflow Parking Lot Opportunity Site is an 11-acre site currently designated School and zoned for single-family residential.
GPAC Direction for Housing Element Opportunity Site A:
The GPAC recommended that the density on the Opportunity Site be increased to Mixed Use Very High Density, which can accommodate 70-100 dwelling units/acre (du/ac).
Progress Toward State-Mandated Housing Goals:
Assuming five acres of redevelopment at Mixed Use Very High Density, the site can accommodate 350 units of the lower income housing need.
May 2022 23
Figure 10: DVC Overflow Parking Lot Housing Element Opportunity Site Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
24 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Housing Element Opportunity Site F: TAP Plastics Site
Location: Along Contra Costa Boulevard and Massolo Drive, just north of Beth Drive.
The TAP Plastics Opportunity Site is a 1.53-acre site currently designated Mixed Use.
GPAC Direction for Housing Element Opportunity Site F:
The GPAC recommended that Mixed Use High Density be considered for this Opportunity Site. The GPAC also recommended that the site be extended north to include Tap Plastics, but that the parcel including Ace Hardware be removed (based on owner request).
Progress Toward State-Mandated Housing Goals:
At Mixed Use High Density (40-70 du/ac) the Opportunity Site can accommodate 53 lower income units.
TAP Plastics
Ace Hardware
May 2022 25
Figure 12: TAP Plastics Housing Element Opportunity Site Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
TAP Plastics TAP Plastics
26 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Housing Element Opportunity Site G: Gregory Gardens
Location: Along Contra Costa Boulevard between Doray Drive and Doris Drive.
The Gregory Gardens Opportunity Site is a 3.59-acre site is currently designated Mixed Use. The Opportunity Site is a shallow site and is currently occupied by various active commercial uses.
GPAC Direction for Housing Element Opportunity Site G:
The GPAC recommended Mixed Use High Density in this Opportunity Site.
Progress Toward State-Mandated Housing Goals:
At Mixed Use High Density (40-70 du/ac) the Opportunity Site can accommodate 126 lower income units.
May 2022 27
Figure 13: Gregory Gardens Housing Element Opportunity Site Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
Gregory Gardens
Opportunity Site Gregory Gardens
Opportunity Site
Opportunity Site F
See page 24
Opportunity Site F
See page 24
28 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Housing Element Opportunity Site I: Pleasant Hill Road/ Gregory Lane
Location: The intersection of Pleasant Hill Road and Gregory Lane.
The Gregory Gardens Opportunity Site is a 3.64-acre site currently designated Neighborhood Business and occupied by retail, service, and restaurant uses. The Opportunity Area initially included a total of 4.93 acres; however Walgreens, 7-11, and 607 Gregory Lane were removed based on owner requests. These parcels are identified in Figure 14.
GPAC Direction for Housing Element Opportunity Site I:
The GPAC recommended Mixed Use High Density for this Opportunity Site and that the site be expanded to include the parcels on the southwest corner of the intersection.
Progress Toward State-Mandated Housing Goals:
At Mixed Use High Density (40-70 du/ac) the Opportunity Site can accommodate 127 lower income units.
Walgreens
607 Gregory
7-11
May 2022 29
Figure 14: Pleasant Hill Road/Gregory Lane Opportunity Site Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
Walgreens
607 Gregory
7-11
Walgreens
607 Gregory
7-11
30 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Housing Element Opportunity Site J:
Contra Costa Boulevard/Gregory Lane
Location: Parcels along the west side of Contra Costa Boulevard between Gregory Lane and Vivian Drive.
The Contra Costa Boulevard/Gregory Lane Opportunity Site is a 7.07-acre site currently designated Mixed Use and occupied by retail, service, and restaurant uses. 1817 Contra Cosa Boulevard was removed based on owner requests.
GPAC Direction for Housing Element Opportunity Site J:
The GPAC recommended that the original site be expanded north to Vivian Drive, as shown in Figure 15. The GPAC also recommended that the Mixed Use High Density designation be considered for this Opportunity Site, primarily in the southern portion of the expanded site.
Progress Toward State-Mandated Housing Goals:
With a combination of Mixed Use (12-40 du/ac) and Mixed Use High Density (40-70 du/ac) the Opportunity Site can accommodate 146 lower income units and 57 moderate income units. 1817 Contra Costa Blvd.
May 2022 31
Figure 15: Contra Costa Boulevard/Gregory Lane Opportunity Site Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
32 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Housing Element Opportunity Site M: Monument Triangle
Location: Parcels south of Monument between Lisa Lane and the Park Royale Mobile Home Park.
The Monument Triangle Opportunity Site is a 4.55-acre site currently designated Commercial and occupied by restaurant and commercial uses.
GPAC Direction for Housing Element Opportunity Site M:
The GPAC recommended Mixed Use High Density for this Opportunity Site, but removed the gas station (due to feasibility concerns) and the mobile home park (due to complicated requirements for changing a mobile home park use).
Progress Toward State-Mandated Housing Goals:
At Mixed Use High Density (40-70 du/ac) the Opportunity Site can accommodate 159 lower income units.
Mobile Home Park
Gas Station
May 2022 33
Figure 16: Monument Triangle Opportunity Site Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
Mobile Home Park
Gas Station
Mobile Home Park
Gas Station
34 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Housing Element Opportunity Site N: Former JC Penny
Location: Two parcels along Pacheco Boulevard near Golf Club Road.
The Former JC Penny Opportunity Site is a 6.64-acre site currently designated Commercial and occupied by a vacant retail structure, a restaurant, and parking. Since the restaurant locations are unlikely to redevelop in the planning period, the Opportunity Site assumes development of only five acres of the site.
GPAC Direction for Housing Element Opportunity Site M:
Consider Mixed Use High Density for this Opportunity Site. Exclude the restaurant uses at the northwest corner from site calculations.
Progress Toward State-Mandated Housing Goals:
Assuming five acres of development at Mixed Use High Density (40-70 du/ac) the Opportunity Site can accommodate 175 lower income units.
Restaurants
May 2022 35
Figure 17: Former JC Penny Opportunity Site Comparison
EXISTING GENERAL PLAN LAND USE GPAC-PREFERRED LAND USE
36 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Buildout Potential Comparison | 2022 GPAC Preferred Alternative Potential Housing Unit Capacity
Table 1 compares housing unit potential under the GPAC-Preferred Land Use Alternative to the Statemandated housing goals contained in the Regional Housing Needs Allocation (RHNA). The GPAC-Preferred Alternative creates the capacity for an additional 1,193 units that can be counted toward State-mandated goals for housing unit capacity.
Table 1: Potential Housing Capacity Vs. RHNA Goal
Lower
Moderate Above Moderate Total
Very Low Low
State Housing Goal
(Regional Housing Needs Allocation (RHNA)
566 326
254 657 1,803 892
2021 Alternative Total 1,218 355 963 2,272
GPAC Sites 1,136 57 0 1,193
Vacant Sites 0 10 105 115
Assumed Redevelopment of Mixed Use Sites 0 0 249 249
Assumed ADUs 0 288 32 320
Pending and Approved Projects Estimate 82 0 313 395
Difference 326 101 42 469
Difference as % 137% 140% 106% 126%
Potential Non-Residential Square Footage
Table 2 compares maximum non-residential square footage potential under the Existing General Plan and the GPAC-Preferred Land Use Alternative. As shown the GPAC-Preferred Alternative creates the potential for an additional 362,020 sq.ft. of retail space, 162,040 sq.ft. of service commercial space. Conversely, the GPACPreferred Alternative reduces the square footage potential in the Other category by recommended re-designation of the DVC overflow parking lot from School to Mixed Use Very High.
Table 2: Maximum Non-Residential Square Footage Potential Non-Residential Square Footage
Total Acres Retail Service
AgricultureManufacturing Wholesale Other TOTAL
GPAC-Preferred Alternative 4,812 3,408,420 4,167,310 - 181,600 - 9,403,200 17,160,530 Existing General Plan 4,812 3,046,400 4,005,270 - 181,600 - 9,796,790 17,030,060 Difference - 362,020 162,040 - - - (393,590) 130,470
Difference as Percent - 11.9% 4.0% 0.0% 0.0% 0.0% -4.0% 0.8% May 2022 37
Potential Population
Table 3 compares maximum population potential under the Existing General Plan and the GPAC-Preferred Land Use Alternative. This data is based on maximum allowable density at full buildout of the General Plan. This is not a population projection, but a tool to compare the maximum potential change under the GPAC-Preferred Land Use. While the GPAC-Preferred Alternative creates a slight reduction in potential in single-family designations (-1.4 percent change), it creates the potential capacity an additional 12,086 residents in multifamily housing opportunities at full buildout. In total the recommended changes represent a 14.9 percent increase over the maximum potential under the existing General Plan.
Table 3: Maximum Population Potential
Population
Total Acres
Single
Family
Multifamily TOTAL
GPAC-Preferred Alternative 4,812 42,285 46,064 88,349
Existing General Plan 4,812 42,906 33,978 76,884
Difference - (621) 12,086 11,465
Difference as Percent - -1.4% 35.6% 14.9%
Employment Potential
Table 4 compares employment potential under the Existing General Plan and the GPAC-Preferred Land Use Alternative. As shown the GPAC-Preferred Alternative creates the potential for an additional 1,129 retail jobs and 1,569 service jobs. Conversely, the GPAC-Preferred Alternative reduces total employment in the Other category.
This change is also caused by re-designating the DVC overflow parking lot from School to Mixed Use Very High Density.
Table 4: Employment Potential
Employment Potential
Total Acres Retail Service Agriculture
Manufacturing Wholesale Other TOTAL
GPAC-Preferred Alternative 4,812 10,647 9,814 - - - 3,043 23,504 Existing General Plan 4,812 9,518 8,245 - - - 3,482 21,245 Difference - 1,129 1,569 - - - (439) 2,259
Difference as Percent - 11.9% 19.0% 0.0% 0.0% 0.0% -12.6% 10.6% Land Use Diagrams
Figures 18 and 19 compare the Existing General Plan Land Uses and the GPAC-Preferred Land Uses within the Focus Areas and Housing Element Opportunity Sites. Because the GPAC recommendations are limited to the Focus Areas and Housing Opportunity Sites, only these areas are shown on the diagrams.
Figure 20 shows the Citywide GPAC-Preferred Land Use Diagram.
Why are these totals so high?
This table compares the maximum
potential buildout of each alternative
if every parcel were to be built-out at
the maximum allowed density. This
is not an evaluation of reality of the
built environment in Pleasant Hill.
38 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo Figure 18: Existing Land Uses in Focus Areas and Housing Element Opportunity Sites
EXISTING GENERAL PLAN LAND USE
May 2022 39
Figure 19: 2022 GPAC-Preferred Land Uses in Focus Areas and Housing Element Opportunity Sites
GPAC-PREFERRED LAND USE
40 City of Pleasant Hill | 2022 GPAC-Preferred Alternative Summary Memo
GPAC-PREFERRED LAND USE
Figure 20: 2022 GPAC-Preferred Land Use