Agenda packet — Pleasant Hill City Council, May 4, 2026 (part 2 of 2)

6. The California Residential Code requires installation of an approved automatic fire sprinkler system in all new residential structures that are submitted to the Building Department after December 31, 2010.

Appropriate backflow prevention is required for all services where sprinkler systems are installed.

The applicant should work with CCWD’s Engineering Services Coordinator, Cindy Sweeney, for more details.

She can be reached at 925-688-8014 or at [email protected].

Sincerely,

Cody Ericksen
Associate Planner
CE:ck
Item 10.2
City Council Meeting Agenda - Page 221 of 276 - Monday, May 04, 2026 From: ForwardPlanning
To: Andrew Shiflet
Subject: Central San Response - (85 Woodsworth Ln.) RE: Project Transmittal - Four-unit affordable housing project - 85 Woodsworth Ln - ENT-2024-0032
Date: Tuesday, August 13, 2024 1:49:02 PM
Attachments: image001.png
image002.png
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Hello Andrew,
According to Central Contra Costa Sanitary District (Central San) records, the project site is within Central San’s service area. The proposed facility would be expected to produce an unmanageable added capacity demand on the wastewater system.

The applicant shall submit full-size improvement plans for Central San Permit staff to review and pay all appropriate fees. For more sewer connection and fee information, the applicant should contact the Central San Permit Section at (925) 229-7371 or via e-mail at [email protected].

A construction permit from Central San will be required to connect the plumbing in the structure once the roof is on and the rough plumbing has been inspected and approved by the building department.

Per Central San District Code, each parcel will need its own connection to Central San’s sewer main, and Central San permit(s) will be required for the sewer lateral work. Based on the configuration of the proposed lots shown, no sewer mainline extension is required.

Thank you!
Michelle Peon Del Valle
Engineering Assistant
5019 Imhoff Place, Martinez, CA 94553
From: ForwardPlanning
Sent: Friday, August 2, 2024 9:36 AM
To: Andrew Shiflet <[email protected]>
Subject: RE: Project Transmittal - Four-unit affordable housing project - 85 Woodsworth Ln - ENT2024-0032 Thank you, Andrew.

Item 10.2
City Council Meeting Agenda - Page 222 of 276 - Monday, May 04, 2026 From: Thao Nguyen
To: Andrew Shiflet
Cc: Michelle Cordis
Subject: RE: Project Transmittal - Four-unit affordable housing project - 85 Woodsworth Ln - ENT-2024-0032 Date: Wednesday, July 24, 2024 1:52:04 PM
Attachments: DA 78 Fee.pdf
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Hello Andrew,
The Contra Costa County Flood Control and Water Conservation District (District) has reviewed the Request for Comments for the project at 85 Woodsworth Lane (APN 150-150- 071) in the City of Pleasant Hill (City), CA 94523. We submit the following comments:

1. This project is located within Drainage Area 78, for which a drainage fee is due in accordance with Flood Control Ordinance Number 2002-37. By ordinance, all building permits or subdivision maps filed in this area are subject to the provisions of the drainage fee ordinance. Effective Jan 2024, the current fee in this drainage area is $0.99.

The drainage area fee for this lot should be collected prior to issuing a building permit for this project or prior to filing the final map, if applicable.

2. The District is not the approving local agency for this project as defined by the Subdivision Map Act. As a special district, the District has an independent authority to collect drainage fees that is not restricted by the Subdivision Map Act. The District reviews the drainage fee rate every year the ordinance is in effect and adjusts the rate annually on January 1 to account for inflation. The drainage fee rate does not vest at the time of tentative map approval. The drainage fees due and payable will be based on the fee in effect at the time of fee collection.

3. The DA 78 fee for this project is estimated to be $6,415.20 based on the lot area to be

0.2 acre as shown on the Building Plans prepared by Geoffrey Holton & Associates dated 5/10/2024. Please see the enclosed spreadsheet for our drainage fee calculation.

4. We recommend that the City condition the developer to design and construct storm drain facilities to adequately collect and convey stormwater entering or originating within the development to the nearest adequate man-made drainage facility or natural watercourse, without diversion of the watershed.

5. The developer should be required to submit hydrology and hydraulic calculations to the City that prove the adequacy of the in-tract drainage system and the downstream drainage system. We defer review of the local drainage to the City.

6. We recommend that the City condition the developer to contact the appropriate Item 10.2
City Council Meeting Agenda - Page 223 of 276 - Monday, May 04, 2026 You don't often get email from [email protected]. Learn why this is important environmental regulatory agencies such as the State Department of Fish and Wildlife, and State Regional Water Quality Control Board to obtain all the necessary permits for this project or show that such permits are not necessary.

7. The applicant should be required to comply with the current National Pollutant Discharge Elimination System (NPDES) requirements under the City Stormwater Management and Discharge Control Ordinances and the C.3 Guidebook. We support the State's goal of providing best management practices to achieve the permanent reduction or elimination of stormwater pollutants and downstream erosion from new development.

We appreciate the opportunity to review plans involving drainage matters and welcome continued coordination. Please let us know if you have any questions.

Thao Nguyen Nguyen | Staff Engineer
Contra Costa County Flood Control & Water Conservation District 255 Glacier Drive, Martinez, CA 94553
[email protected] | Office: 925-313-2197
From: Andrew Shiflet <[email protected]>
Sent: Monday, July 22, 2024 9:26 AM
Subject: Project Transmittal - Four-unit affordable housing project - 85 Woodsworth Ln - ENT-2024- 0032
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Hello,
The City of Pleasant Hill has received an application for development review, submitted by Habitat for Humanity, to construct an affordable, four-unit multi-family housing project at 85 Woodsworth Lane, a vacant, 0.20-acre parcel. Please find attached a project transmittal with project related information and plans. We would appreciate your review and comments on the project. Review of this application will go before the public at Architectural Review, Planning Commission and City Council hearings.

Regards,
Andrew Shiflet, AICP
Associate Planner
City of Pleasant Hill
O: (925) 671-5211
Item 10.2
City Council Meeting Agenda - Page 224 of 276 - Monday, May 04, 2026 Links contained in this email have been replaced. If you click on a link in the email above, the link will be analyzed for known threats. If a known threat is found, you will not be able to proceed to the destination. If suspicious content is detected, you will see a warning.

Item 10.2
City Council Meeting Agenda - Page 225 of 276 - Monday, May 04, 2026 85 Woodsworthh Lane Date: 23-Jul-24
150-150-071 Fee Schedule: 2024 Ordinance: 2002-37
78 Building Subdivision
Unit Price QTY Amount Unit Price QTY Amount
Commercial/Industrial/Downtown 40,709 $ - 43,728 $ -
Office (Medium) 34,888 - 38,986 -
Office (Light) 29,195 - 32,908 -
Building Subdivision
Multifamily Residences Unit Price QTY Amount Unit Price QTY Amount Less than 2,500 square ft of land 32,076 $ 0.20 6,415.20 32,076 $ - 2,500-2,999 (square feet per unit) 1,901 - 1,901 -
3,000-3,999 2,178 - 2,178 -
4,000-4,999 2,534 - 2,534 -
5,000-5,999 2,901 - 2,901 -
6,000-6,999 3,257 - 3,257 -
7,000-7,999 3,604 - 3,604 -
8,000 + 3,782 - 3,782 -
Building Subdivision
Single Family Residential Unit Price QTY Amount Unit Price QTY Amount 4,000-4,999 (square feet per unit) 2,663 $ - 4,267 $ -
5,000-5,999 2,782 - 4,445 -
6,000-6,999 2,901 - 4,623 -
7,000-7,999 3,020 - 4,802 -
8,000-9,999 3,198 - 5,059 -
10,000-13,999 3,554 - 5,574 -
14,000-19,999 4,148 - 6,415 -
20,000-29,999 5,128 - 7,692 -
30,000-39,999 6,366 - 9,187 -
40,000 + 7,633 - 10,583 -
6,415 0 - -
FALSE
Amount of Unit Price Amount #
impervious surface.
to account for:
### FALSE FALSE
FALSE
n/a
####
Comments: $0.00
\\pw-data\grpdata\fldctl\CurDev\CITIES\Pleasant Hill\3078-06\150-150-071, 85 Woodsworth Lane\[DA 78 Fee.xlsx]Worksheet Print Date:

TOTAL:

0.99 $ -
Calculate DA 130 fee if checked
Sqr Ft.
0 $6,415.20
Summary of Drainage Fees
Development #:

APN:

Drainage Area:

Mark box to add mitigation fee
July 24, 2024
This fee estimate is based on the lot area to be 0.2 acre as shown on the Building Plans prepared by Geoffrey Holton & Associates dated 5/10/2024.

Prepared by: Thao Nguyen
Item 10.2
City Council Meeting Agenda - Page 226 of 276 - Monday, May 04, 2026 Plan Review Team
Land Management
[email protected]
Public
August 8, 2024
Andrew Shiflet
City of Pleasant Hill
Re: ENT-2024-0032
85 Woodsworth Lane
Dear Andrew Shiflet,
Thank you for providing PG&E the opportunity to review the proposed plans for ENT-2024- 0032 dated 7/22/2024. Our review indicates the proposed improvements do not appear to directly interfere with existing PG&E facilities or impact our easement rights.

Please note this is our preliminary review and PG&E reserves the right for additional future review as needed. This letter shall not in any way alter, modify, or terminate any provision of any existing easement rights. If there are subsequent modifications made to the design, we ask that you resubmit the plans to the email address listed below.

If the project requires PG&E gas or electrical service in the future, please continue to work with PG&E’s Service Planning department: https://www.pge.com/cco/.

As a reminder, before any digging or excavation occurs, please contact Underground Service Alert (USA) by dialing 811 a minimum of 2 working days prior to commencing any work. This free and independent service will ensure that all existing underground utilities are identified and marked on-site.

If you have any questions regarding our response, please contact the PG&E Plan Review Team at [email protected].

Sincerely,
PG&E Plan Review Team
Land Management
Item 10.2
City Council Meeting Agenda - Page 227 of 276 - Monday, May 04, 2026 Architectural Review Commission
Staff Report February 5, 2026
ENT-2024-0032, HABITAT FOR HUMANITY, ARCHITECTURAL REVIEW PERMIT

AND REZONE (PLANNED UNIT DEVELOPMENT & CONCEPT PLAN), FOR FOUR TOWNHOMES ON FOUR LOTS AT 85 WOODSWORTH LANE
Public hearing to consider a recommendation to the Planning Commission on an Architectural Review Permit request, and Planned Unit Development (PUD) concept plan, ENT-2024-0032, submitted by Melanie Mintenko of Habitat for Humanity (applicant) for a four-unit affordable townhome development at 85 Woodsworth Lane. The proposal includes creating a new PUD (Rezoning) of the subject site with other parcels within the PUD-347 zoning district, creating a new PUD concept plan for said properties, and a minor subdivision of the subject site into four parcels. The project also includes site and landscaping improvements, including frontage improvements on Woodsworth Lane and Treadway Lane. In addition to the Architectural Review Permit and Rezoning, the project requires associated entitlements, including a Minor Subdivision, a Development Plan Permit, and a General Plan Amendment. Thus, the Architectural Review Commission will make a recommendation to the Planning Commission on the Architectural Review Permit and PUD concept plan. The 0.186-acre (8,097 sq. ft.) project site consists of one legal parcel. Assessor Parcel No. 150-150-071.

CEQA: Categorically Exempt (Class 3 – New Construction or Conversion of Small Structures) Project Planner: Andrew Shiflet, (925) 671-5211, [email protected] Owner: City of Pleasant Hill, 100 Gregory Lane, Pleasant Hill, CA 94523 Applicant: Melanie Mintenko, Habitat for Humanity, 2619 Broadway, Oakland, CA 94612 I. INTRODUCTION
A. Project Description
The applicant, Melanie Mintenko of Habitat for Humanity, is proposing a four-unit affordable townhome development at 85 Woodsworth Lane. The proposal includes creating a new PUD (Rezoning) of the subject site with other parcels within the PUD-347 zoning district, creating a new PUD concept plan for said properties, and a minor subdivision of the subject site into four parcels. The four townhome units would be located within two separate buildings across the four resulting parcels.

The project also includes site and landscaping improvements, including frontage improvements on Woodsworth Lane and Treadway Lane.

Item 10.2
City Council Meeting Agenda - Page 228 of 276 - Monday, May 04, 2026 In addition to the Architectural Review Permit and Rezone, the project requires associated entitlements, including a Minor Subdivision, a Development Plan Permit, and a General Plan Amendment. Thus, the Architectural Review Commission will make a recommendation to the Planning Commission on the Architectural Review Permit and the PUD concept plan.

B. Background
In 2017, the City of Pleasant Hill’s Housing Successor Agency (Housing Successor) issued a request for proposals for affordable housing development at 85 Woodsworth Lane, as required under State Law after the dissolution of the Pleasant Hill Redevelopment Agency in 2012.

In February 2021, the City Council approved a Disposition and Development Agreement (DDA) to sell the property to Habitat for Humanity for $10 and provide a forgivable $285,000 loan from the Housing Successor’s Low and Moderate Income Housing Asset Fund to assist with the development of four ownership units affordable to low- and moderate-income households. The sale of the property is contingent on the approval of project entitlements.

On February 15, 2022, the applicant submitted a preliminary application to the City for a four-lot subdivision consisting of four attached single-family townhomes. Staff provided comments to the applicant regarding compliance with City standards.

On July 16, 2024, the applicant submitted a formal application to develop the site. The project scope incorporates many comments provided by Staff during the preliminary review phase.

C. Project Location
The project site is located at 85 Woodsworth Lane. The site is located at the Northeast corner of the intersection of Woodsworth Lane and Treadway Lane. The project area includes the following Assessor Parcel Number: 150-150-071.

II. GENERAL INFORMATION
A. General Plan
The General Plan designates the existing site as Multi-Family Low Density (MFLD).

The MFLD designation identifies areas suitable for the development of duplexes, triplexes, fourplexes, townhouses, and very-small-lot single-family dwelling units with densities between 12.1 and 20 dwelling units per acre. This designation also permits the development of accessory dwelling units (ADUs).

An associated General Plan Amendment request, to be reviewed by the Planning Commission and City Council, would designate the site as Multi-Family Medium Density (MFLD). The MFMD designation allows for multi-family residential uses including townhouses, manufactured housing, and mid-sized condominiums or apartments with densities between 20.1 and 30 dwelling units per acre.

Item 10.2
City Council Meeting Agenda - Page 229 of 276 - Monday, May 04, 2026 B. Zoning
The existing zoning designation is Planned Unit Development No. 347 (PUD-347).

C. Site Description and Existing Land Use
The relatively flat site is currently undeveloped and vacant.

D. Surrounding Zoning and Uses
Zoning Uses
North R-7 (Single-Family, 7,000 sq. ft. Lots) Duplex and Single-Family Homes South PUD-347 Two Worlds Mixed-Use Site
East PUD-347 Single Family Home
West PUD-347 Condominium Development
E. CEQA Status
Pursuant to Section 15303 of the California Environmental Quality Act (CEQA) of 1970, as amended, this project is determined to be a Class 3 (New Construction or Conversion of Small Structures) categorical exemption, since the project scope involves the construction of four dwellings, including site and landscaping improvements, in an urbanized area, and would therefore not result in a significant impact on the environment.

F. Public Notice
A 20-day public notice was sent to all property owners within 300 feet of the project site. A public notice was also posted at the project site. To date, no comments have been received.

III. PURPOSE AND SCOPE OF REVIEW
A. Architectural Review Permit
The purpose of architectural review is to evaluate the interdependence of property values and aesthetics, and to provide a method to promote sound land use development. More specifically, architectural review is intended to:

1. Ensure excellence of architectural design;

3. Ensure that plans for the landscaping of open spaces conform with the requirements of Section 18.115.010.B and that they provide visually pleasing settings for structures on the site and on adjoining and nearby sites, and blend harmoniously with the natural landscape;

4. Prevent excessive and unsightly grading of hillsides, and preserve natural landforms and existing vegetation; and,

5. Ensure substantial conformance with the City’s Design Guidelines.

Item 10.2
City Council Meeting Agenda - Page 230 of 276 - Monday, May 04, 2026 B. City Wide Design Guidelines and Objective Design Standards New residential development projects are required to comply with all applicable objective design standards as adopted by the City at the time of application submittal. The ARC will determine whether the proposed project takes into consideration the City’s design guidelines and objective design standards to achieve a quality, well-designed project that enhances the adjacent buildings and the neighborhood. Staff have reviewed the plans for compliance with all pertinent guidelines and standards and provided a summary under Attachment H. Further analysis on the project’s non-compliance is discussed below in this staff report.

C. PUD Concept Plan
The Architectural Review Commission may recommend approval or conditional approval of a PUD application to the Planning Commission upon finding that:

1. The design of the structures conforms to the topographic features of the site;

2. The design of the structures enhances the natural attributes of the site;

3. The scale and bulk of the structures are appropriate to the site; and,

4. The landscape plan is appropriate to the site.

IV. ANALYSIS
A. PUD Description and General Plan Amendment Request
The 2.1-acre planned unit development would be comprised of 22 legal parcels along Woodsworth Ln. The PUD would be divided into three areas: Area 1, Area 2, and Area 3. The application under review would develop only Area 2 (i.e. 85 Woodsworth Ln.) and leave the other 21 parcels under Area 1 and Area 3 as they are now.

The parcels are all currently zoned PUD-347, a planned unit development without specific development provisions. When a PUD does not include development standards, development standards of the zoning district associated with the underlying general plan designation would be applied.

The applicant is requesting that the site be rezoned to a new PUD, with site specific development standards tailored to the particular project site and proposed development, which includes a proposed density of 21.6 dwelling units per acre.

Where a PUD is approved, the underlying General Plan Designation must be in alignment. Therefore, because the project proposes a housing development with a density of approximately 21.6 dwelling units per acre, the application includes an associated General Plan Amendment request to redesignate the site from Multi-Family Low Density, which allows densities between 12.1 and 20 dwelling units per acre, to Multi-Family Medium Density, which allows densities between 20.1 and 30 dwelling units per acre.

B. PUD Development Standards
Item 10.2
City Council Meeting Agenda - Page 231 of 276 - Monday, May 04, 2026 The project is subject to the development standards contained in the MRM zoning district as well as the other applicable regulations located in Title 18 (Planning and Land Use) of the Municipal code. The project’s compliance is outlined in Attachment G.

C. Site Layout and Access
The project includes four new two-story, single-family homes, within two separate structures, each with individual access from Woodsworth Ln. or Treadway Ln.

Units 2, 3 and 4 include single-car enclosed garages and driveways that can park one car. Unit 1 has no enclosed garage and two off-street parking spaces. Each unit has direct pedestrian access from the off-street parking spaces as well as the public sidewalk fronting the project site.

The site plan and unit layout allows for variation in the front setback and private open space in the rear yard of each unit. By staggering the front setback, in combination with architectural features discussed in greater detail below, the applicant is able to provide a sense of reduced bulk and mass and variation along the street elevation in compliance with the City-Wide Design Guidelines.

D. Architecture
The proposed contemporary building architecture achieves visual interest and articulation by combining projecting upper window bays, varied window sizes, first story roof elements, attached trellis structures, varied siding materials and trim details to break up the massing of each structure.

New landscape areas, planter beds and low fences on the west and south sides of the residential buildings will provide cohesion across the site, which consists of four dwelling units within two separate structures. An analysis of the projects’ compliance with the City-Wide Single-Family Design Guidelines and the SingleFamily Objective Design Standards is provided below in this staff report and in Attachment H.

E. Color and Materials
The buildings feature an assortment of colors and materials, combining earth-tone shades of blue, beige, green, gray, pink, red and off-white, over lap and board and batten siding. The variety and use of these colors and materials on the project is unique and create a playful and visually interesting exterior. The application of these colors and materials on the exterior elevations can be reviewed on the attached rendered elevations (see attachment F).

The proposed building exterior include the following features:
• Asphalt roof shingles
• Painted wood 2x6 fascia
• Painted fiber cement horizontal siding, “smooth” – 10” exposure. • 1x4 & 2x4 trim, painted
Item 10.2
City Council Meeting Agenda - Page 232 of 276 - Monday, May 04, 2026 • “Smooth” 1x2 battens @ 12” O.C. over “smooth” fiber cement panel, painted. 4’x9’ panel (or 4’x4’ where indicated on elevations) w/ bonderized “Z” flash at horizontal joints per manufacturer’s recommendation.
• Heavy timber trellis & posts, painted.
• Bonderized corrugated metal over unit entrance.
• Garage doors – painted wood.
• 4”x6” bonderized metal fascia gutter and downspouts.
• Exterior wall-mounted downlights.
• Painted wood sunshades over select windows
F. Landscape
The proposed preliminary landscape plan includes landscaped areas buffering all publicly visible project areas (i.e. front, side and corner-side yards).

The applicant’s landscape architect has selected landscape materials and plants that are appropriate in scale and function for the site. The plant palette consists of ground covers (Cotoneaster and White Lantana), small and medium shrubs, grasses and Perennials (Kangaroo Paws, Sea Lavender, Rock Purslane, Bulbine, California Lilac, fortnight Lily, Dwarf Mat Rush, Rosemary and Beard tongue), large shrubs (Manzanita, Mock Orange, and Coffeeberry), and five 24-inch box trees (Strawberry and Crape Myrtle). These landscaping items are hardy and drought tolerant species which are well adapted to local climate conditions and will help preserve water resources.

Planting areas are generally found around the perimeter of the site, and within portions of the side yards and help to soften the exterior building elevations. Purple Vine Lilac will be allowed to climb up the wire mesh fencing surrounding portions of the Unit 1 private patio space.

Finally, since this project proposes to rehabilitate more than 2,500 square feet of landscaping in conjunction with an Architectural Review permit request, it will be required to comply with the City’s Water-Efficient Landscaping (WELO) ordinance.

G. Lighting
The project includes a combination of wall-mounted sconce lights and bollard style landscape lights. Building mounted wall sconces are provided at building corners to illuminate pedestrian pathways and unit entries, and the landscape light bollards are proposed at key points along the pedestrian pathways for enhanced safety and security. The wall sconces feature a simple metal lantern design that would complement the project architecture; the dark metal bollards are uniquely designed, consisting of a columnar design that houses a down light. Both light selections will not cause glare or spillover onto adjacent properties.

H. Fencing
The project will install new six foot tall wood privacy fences along all interior property boundaries, including between the rear yards of each unit. Additional fencing will be added in front of Unit 1, to provide privacy to the outdoor patio Item 10.2
City Council Meeting Agenda - Page 233 of 276 - Monday, May 04, 2026 space. This fencing will be a combination of a five foot tall wood privacy fencing and three foot tall wood and wire mesh fencing. Purple Vine Lilac will be allowed to grow onto the wire mesh fence.

Staff note: Portions of the Unit 1 patio are located within a vision distance zone at the intersection of Woodsworth Ln. and Treadway Ln. For this reason, a 3-ft. wire mesh fence is used to reduce any visual obstructions.

I. Tree Removal and Preservation
There are no existing trees located on the project site. The applicant will be required to provide a tree protection plan for any trees located on adjacent sites that are in close proximity to the development area.

J. Trash Storage
Units 2, 3 and 4 have dedicated spaces for the storage of their three waste bins within fenced-in side yard areas. Unit 1 does not have an interior side yard area similar to Units 2, 3 and 4, however, and the proposal would store the waste bins in the driveway within public view.

Staff note: The City municipal code requires residential waste bins to be stored out of public view, unless placed on the curb for collection. Therefore, staff recommends the Commission discuss possible solutions and provide feedback to the applicant. Finally, staff has recommended a condition of approval that the bins be stored out of public view, either on the private patio space or behind a fence or screen.

K. Mechanical Equipment
As required by the City Wide Single-Family Objective Design Standards, all necessary mechanical equipment will be located at the side or rear of each unit and screened with landscaping to ensure they are not visible from the adjacent streets.

No roof-mounted equipment (besides solar panels) are proposed.

L. Compatibility
A mix of single-family and multi-family development surrounds the project site.

Directly to the north is a duplex on Treadway Ln. and a single-family home on Mazie Dr.; to the east is another single-family home. Across Treadway Ln. to the west are two-story townhomes, and across Woodsworth Ln. to the south is the mixed-use Two Worlds development. This project is compatible to its surroundings by proposing a medium density, two-story, attached single-family development.

M. Parking
Units 2, 3 and 4 would each provide one enclosed parking space and one unenclosed parking space (note: parking for these three units is proposed in a tandem configuration). Unit 1 would provide two unenclosed spaces (note: these parking spaces would not be in a tandem configuration).

The project is subject to the off-street parking requirements for single-family residential under PHMC 18.80. New single-family homes are required to provide two fully enclosed spaces and are not allowed to be in a tandem configuration. The Item 10.2
City Council Meeting Agenda - Page 234 of 276 - Monday, May 04, 2026 application therefore includes an associated parking adjustment to allow a reduction in the number of enclosed parking spaces and to allow parking in a tandem configuration. The parking adjustment will be reviewed by the Planning Commission at a separate public meeting.

N. Green Building Methods
According to the applicant’s written statement, the project will comply with the latest version of the CalGreen Code. The project will be GreenPoint rated and a certified GreenPoint rater will be contracted to oversee construction. The project will be net-zero energy an include the following sustainable design features:
• Electric Vehicle (EV) charging stations.
• Rooftop Photovoltaic (PV) solar arrays.
• Thermally superior building envelope.
• Appliances and systems will be electric.
• Advanced framing techniques will be used: framing members and windows (to the greatest extent possible) will be on a 24” module. • Engineered floor joists & roof trusses on 24” centers will span the entire width/length of the homes and minimize lumber as well.
• Roofing material will be 40-year, cool roofing.
• Exterior cladding will be of durable, low maintenance fiber cement board. • All landscaping will be drought tolerant and located to shade the homes where it is possible to reduce the heat island effect.
• Paving will be minimized as much as possible using mulch as well as landscaping.
• All rainwater will be treated on site prior to entering the city stormwater system.

O. Objective Design Standards
Based on the summary of the Objective Design Standards found in Attachment H, the applicant is seeking relief from the following Objective Design Standards:
• ODS.II.A.2.b (i) – Residences shall have a front entry sited from parallel to within 45 degrees of parallel, to the street. Units 1 is in compliance with this ODS. Units 2, 3 and 4 have front entries that are 90 degrees to the street.

Therefore, the applicant is seeking relief from this ODS.

Staff Comment: The circulation of the proposed floor plans is constrained by the placement of the garage and first floor bathroom, as well as the pedestrian access to the rear yards. The applicant has incorporated architectural elements, such as attached trellis structures and awnings to highlight the front entries. In addition, the design of the buildings and the placement of windows helps to strengthen the project’s relationship to the street. Therefore, staff recommends that the ARC allow for relief from the design standard. • ODS.II.A.9.b – The front yard shall not exceed a maximum of 50 percent of pavement or hardscape. The front yard consists of approximately 60 percent of Item 10.2
City Council Meeting Agenda - Page 235 of 276 - Monday, May 04, 2026 pavement or hardscape. Therefore, the applicant is seeking relief from this ODS.

Staff Comment: The applicant is proposing to use pervious pavers at all driveway and walkway surfaces to increase visual interest while reducing stormwater runoff. Therefore, staff recommends that the ARC allow for a 20 percent deviation from the objective standard.

P. City Wide Design Guidelines
As discussed in the summary of the City Wide Design Guidelines found in Attachment H, the project as proposed does not conform to the following City Wide Residential Design Guidelines:
• DG.II.A.1.e – Set back garages or de-emphasize garages from the front of the dwelling. Garage doors are not set back and face the public right-of-way.

Staff Comment: The applicant proposed a quality wood door design that incorporates trim and glazing to create more visual interest. In addition, it is common for single-family homes to have garage doors facing the street and the ARC has historically allowed garage doors facing the street on singlefamily lots. In addition, due to the size of the lot and its location on a corner lot, options to setback the garages were further constrained. Therefore, staff recommends that the ARC allow the placement of the garage doors on the south facing elevations.

Q. Engineering Comments
The project includes the installation of three new driveway aprons within the public right-of-way on Woodsworth Lane and one new driveway apron on Treadway Lane.

All sidewalk and driveway improvements shall conform to the grades of the existing adjacent sidewalks and driveways.

Because the project will require the installation of eight new sewer and water laterals crossing Woodsworth Lane, the Engineering Division has conditioned the applicant to perform a grind and overlay and replace the striping along the project frontage on Woodsworth Lane. In addition, as this project is a subdivision, the City’s ordinance requires the developer to underground all existing overhead power lines, along with associated poles and utility boxes, along the project frontage and within the project boundary.

Due to the limited landscape area available on the site, the applicant will install permeable pavers in compliance with the Contra Costa Clean Water Program C.3 Guidebook to treat onsite stormwater runoff and to mimic historic drainage patterns.

Excess runoff shall be collected by area drains and discharged through bubble-up emitters.

The Engineering Division has provided recommended Conditions of Approval (see attachment A).

V. DISCUSSION ITEMS
Item 10.2
City Council Meeting Agenda - Page 236 of 276 - Monday, May 04, 2026 Staff requests that the Commission discuss and provide input on the following items:
• Non-compliance with certain Single-Family Objective Design Standards, including:
o Front entries sited from parallel to within 45 degrees of parallel to the street o Front yard hardscape exceeds 50 percent (60 percent proposed) • Non-compliance with certain Single-Family Design Guidelines, including:
o Garage doors on front elevation
• Refuse containers in public view
VI. NEXT STEPS
If the Commission recommends approval, the project will next be reviewed by the Planning Commission, where the Architectural Review Commission’s recommendations will be considered by the Planning Commission as part of their review. Finally, the project will be reviewed by the City Council.

VII. RECOMMENDATION
The Commission should receive public testimony, review the proposed project, and provide any further direction regarding the proposed project. If the Commission believes that all of the necessary findings can be recommended for approval, the Commission should adopt the attached resolution recommending approval of the proposed Architectural Review Permit, the PUD Concept Plan and the amendment to the existing PUD-347, subject to the staff-recommended findings and conditions, for consideration by the Planning Commission and City Council. If the Commission cannot make the findings, additional feedback should be provided to staff and the applicant for consideration of project modifications and the item continued to a later meeting date.

VIII. ATTACHMENTS
Attachment A Draft ARC Resolution and Findings
Attachment A-1 Recommended Conditions of Approval
Attachment B Location Map
Attachment C Applicant Provided Written Description, Green Building Methods Attachment D Color Renderings
Attachment E Proposed Project Plans
Attachment F Color and Materials Sample Board
Attachment G Summary of Development Standards Compliance Attachment H CityWide Objective Design Standards & Design Guidelines Summary Attachment I Draft PUD Concept Plan
Attachment J Agency Comments
Attachment K Public Hearing Notice
Item 10.2
City Council Meeting Agenda - Page 237 of 276 - Monday, May 04, 2026 RESOLUTION NO. 01- 26

A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION, CITY OF

PLEASANT HILL, RECOMMENDING APPROVAL OF A PLANNED UNIT

DEVELOPMENT DISTRICT, CONCEPT PLAN, AND ARCHITECTURAL REVIEW PERMIT (ENT-2024-0032) FOR THE HABITAT FOR HUMANITY FOUR-UNIT SINGLEFAMILY RESIDENTIAL MINOR SUBDIVISION AT 85 WOODSWORTH LANE WHEREAS, the applicant, Habitat for Humanity, submitted a Planned Unit Development District and Architectural Review Permit application (ENT-2024-0032) for an attached, singlefamily home subdivision project at 85 Woodsworth Lane, APN 150-150-071, that includes a Rezoning, Minor Subdivision, Development Plan Permit, General Plan Amendment and Architectural Review Permit for the development; and
WHEREAS, General Plan Amendment ENT-2024-0032 proposes to modify the General Plan designation of the project site at 85 Woodsworth Lane (APN 150-150-071), from the current Multi-Family Low Density General Plan Land Use designation to a Multi-Family Medium Density General Plan Land Use designation; and
WHEREAS, Rezone Application (ENT-2024-0032) proposes to rezone a 2.1-acre site, consisting of 22 legal parcels along Woodsworth Lane, including APNs 150-280-001 through 150- 280-015, 150-280-017, 150-150-065, and 150-150-067 through 150-150-071, from PUD-347 to a new PUD (Planned Unit Development); and
WHEREAS, Minor Subdivision application (ENT-2024-0032) would subdivide an existing, undeveloped parcel at 85 Woodsworth Lane. (APN 150-150-071) into four legal parcels; and
WHEREAS, Development Plan and Architectural Review Permit (ENT-2024-0032) allows four attached, affordable single-family homes within two separate structures, across the four resulting parcels, including associated site, landscape and frontage improvements; and WHEREAS, after notice thereof having been duly, regularly and lawfully given, a public hearing was held by the Architectural Review Commission on February 5, 2026 regarding the proposed Planned Unit Development District rezoning, associated Concept Plan, and Architectural Review Permit application, ENT-2025-0032, at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, Pursuant to Section 15303 of the California Environmental Quality Act (CEQA) of 1970, as amended, the Planning Commission finds the project is determined to be a Class 3 (New Construction or Conversion of Small Structures) categorical exemption, which exempts the construction and location of limited numbers of new, small facilities or structures including a duplex or similar multi-family residential structure totaling no more than four dwelling units, and in urbanized areas up to six dwelling units. Thus, since the project scope involves the construction of four dwellings, including site and landscaping improvements, in an urbanized area, and would therefore not result in a significant impact on the environment NOW, THEREFORE, BE IT RESOLVED that the Architectural Review Commission of the City of Pleasant Hill, in accordance with Section 18.30.060(A) of the PHMC, recommends approval of the Planned Unit Development District rezoning, associated Concept Plan, and Item 10.2
City Council Meeting Agenda - Page 238 of 276 - Monday, May 04, 2026 Habitat for Humanity Four Attached Single-Family Homes – ENT-2024-0032 February 5, 2026

Page 2 of 6 ends

Architectural Review Permit application, ENT-2025-0032 based upon the following findings and conditions of approval contained in Exhibit A and Concept Plan contained in Exhibit B:
(1) The design of the structures conforms to the topographic features of the particular site.

The majority of the site is relatively flat; as a result, all four single-family dwelling units within the two structures would have approximately the same building height from the perspective of adjacent private properties and the public right-of-way. In addition to the new residential units, the proposed Concept Plan will include private open space areas, either as a private front yard for Unit #1, or private rear yard for Units #2, 3 and 4. The Concept Plan proposes development to be allowed for a 14-ft. 5.5-in. minimum front yard setback (a 10-ft. front yard setback is otherwise allowed in the Multi-Family Medium Density zoning district) and a 17-ft 6.75-in rear yard setback (a 15-ft. rear yard setback is otherwise allowed in the Multi-Family Medium Density (MRM) zoning district). The Concept Plan also proposes the following setback reductions: (a) a 3-ft. corner side yard setback where the minimum allowance is 10-feet (70% reduction), (b) a 7-ft. 3-in. side yard setback to the adjoining parcel where the minimum allowance is 10-ft (27.5% reduction), and (c) a 0-ft. side yard setback within the subject development project site where the minimum allowance is 10-ft.

Section 18.30.050E (PUD/PPD) of the Zoning Ordinance allows for all yard setbacks to be reduced by no more than 20% when located in a PUD or PPD zoning district; except that residential projects on sites that have a Multiple-Family or Mixed-Use General Plan land use designation shall not be limited to a 20% maximum reduction in setback requirements.

The applicant is proposing two, 2-story structures, with a total overall height of 23-ft. 6-in. In the MRM zoning district, there is no limit on the number of stories and has a maximum allowed building height of 40-ft.

Finally, the applicant is proposing a 45 percent lot coverage where a maximum 50 percent lot coverage is allowed in the MRM zoning district. (2) The design of the structures enhances the natural attributes of the particular site.

The project site is situated along Woodsworth Lane where multi-family uses and single-family uses abut one another. The site is bordered on two sides by single-family dwellings and duplex dwellings to the east and north. The site adjoins the Woodsworth Lane public right-of-way to the south and the Treadway Lane public right-of-way to the west. Across Woodsworth Lane is the Two Worlds mixed-use site, which combines residential and commercial uses, and across Treadway Lane are condominium dwelling units. The proposed project would enhance the site by introducing visually interesting architectural design, using high-quality, durable materials, as well as installing new landscaping throughout, resulting in an improved appearance at a prominent site. (3) The scale and bulk of the structures are appropriate to the particular site.

The project incorporates architectural details into the two, two-story structures, such as varied roof heights, setbacks, materials, colors and forms, so as to be compatible with the scale and bulk of the surrounding neighborhood, which consists of a mixture of single and two-story structures, and a blend of exterior roof forms, materials and colors.

Item 10.2
City Council Meeting Agenda - Page 239 of 276 - Monday, May 04, 2026 Habitat for Humanity Four Attached Single-Family Homes – ENT-2024-0032 February 5, 2026

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(4) The landscape plan is appropriate to the particular site.

The proposed landscape plan provides a plant palette consisting of three new trees and drought-tolerant plantings to complement the existing landscape in the neighborhood area. The landscape plan is in substantial compliance with City Wide Design Guidelines. This ensures that the project includes landscaping that is compatible and complementary to the site and neighborhood and will further soften the appearance of development from nearby views. The project will satisfy the 30 percent site landscaping requirement of the MRM zoning district by providing 33 percent total landscape area.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the Architectural Review Commission of the City of Pleasant Hill, in accordance with Section 18.120 of the PHMC, recommends approval of the Architectural Review Permit ENT-2024-0032 based upon the following findings and conditions of approval contained in Attachment A and Concept Plan contained in Attachment B:

Architectural Review Permit Findings

1. Ensure excellence of architectural design. The project incorporates residential structures that have articulated and varied elevations. The dwelling units have covered entry features that provide visual identification to the main entrances and have architectural features, such as variable setbacks, first-story roof elements, project window bays, trim details and trellis structures, that create visual interest. In addition, the buildings use a variety of building materials and colors that complement each other and are of high quality and long lasting. The site plan is designed to relate to the surrounding development, provide for private open space and allow for off-street parking. Lastly, the proposed landscape plan will include new trees, shrubs, flowering plants and ground cover, as well as water retention basins to handle storm water runoff.

2. Ensure that siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located. The project incorporates a color palette of earth-toned blues, greens and beiges, along with grays and whites, that will complement the surrounding single- and multi-family properties, which include a variety of colors, including but not limited to earth-toned blues, greens and beiges, along with grays and whites. No design/material/color elements proposed will be inconsistent with the surrounding residential development.

The project incorporates cement fiber siding, with wood trim-elements, and pitched roofs that can be found within the immediate residential neighborhoods. The project will create a drought-tolerant landscape design, to include a mix of deciduous trees that will also complement the existing neighborhood. Lastly, the project includes wood perimeter privacy fences that do not exceed 6-feet in height.

3. Ensure that plans for the landscaping of open spaces conform with the requirements of this chapter and that they provide visually pleasing settings for structures on the site and on adjoining and nearby sites, and blend harmoniously with the natural landscape.

The proposed landscape plan will complement the new buildings while providing Item 10.2
City Council Meeting Agenda - Page 240 of 276 - Monday, May 04, 2026 Habitat for Humanity Four Attached Single-Family Homes – ENT-2024-0032 February 5, 2026

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cohesion to the site. The plant palette is complementary and consistent with the remainder of the neighborhood through the use of deciduous trees and incorporated drought-tolerant plantings. As the surrounding area is built-out and features an urban landscape, the project will continue this type of landscape treatment and be compatible to the surrounding area.

4. Prevent excessive and unsightly grading of hillsides, and preserve natural landforms and existing vegetation. The project is relatively flat with no existing vegetation, therefore grading of hillsides and preservation of natural landforms and existing vegetation is not applicable.

5. Ensure compliance with Citywide Design Guidelines and applicable provisions of the proposed PUD Concept Development Plan. As noted in Attachment H, City Wide Design Guidelines & Objective Design Standards Summary, of the Architectural Review Commission staff report, the project, as modified by the required conditions of approval, is consistent with applicable City-wide design guidelines and provisions of the proposed PUD Concept Development Plan.

ADOPTED by the Architectural Review Commission of the City of Pleasant Hill, on the 5th day of February, 2026, by the following vote:

AYES: Pathare, Kapoor, Weir, Nelson.

NOES: None.

ABSENT: None.

RECUSE: Brandess.
_______________________________________
TROY FUJIMOTO, Zoning Administrator
Item 10.2
City Council Meeting Agenda - Page 241 of 276 - Monday, May 04, 2026 Planning Commission
Staff Report March 10, 2026
ENT-2024-0032, HABITAT FOR HUMANITY 4-UNIT SINGLE-FAMILY HOUSING

DEVELOPMENT - GENERAL PLAN AMENDMENT, REZONE (PUD & CONCEPT

PLAN), MINOR SUBDIVISION, DEVELOPMENT PLAN PERMIT, ARCHITECTURAL REVIEW PERMIT, AT 85 WOODSWORTH LANE & SELECT PARCELS BETWEEN 47 AND 129 WOODSWORTH LANE

A public hearing to consider a recommendation to the City Council on a General Plan Amendment, Rezone (PUD Concept Plan), Minor Subdivision, Development Plan Permit and Architectural Review Permit request, ENT-2024-0032, submitted by Melanie Mintenko of Habitat for Humanity (applicant) for a four-unit affordable housing development at 85 Woodsworth Lane. The proposal would amend the underlying General Plan designation for the project site at 85 Woodsworth Lane from Multi-Family Low Density to Multi-Family Medium Density, rezone 22 legal parcels along the north side of Woodsworth Lane from PUD-347 to a new PUD zoning district, subdivide the parcel at 85 Woodsworth Lane. into four parcels, and develop four attached, single-family dwelling units within two separate buildings across the four resulting parcels. The project also includes site, landscaping, and frontage improvements. The subject 0.19-acre development site at 85 Woodsworth Lane consists of one legal parcel, Assessor Parcel No. (APN) 150-150-071. Additional parcels included under the PUD Rezone request include APNs 150-280-001 through 150-280-015, 150-280-017, 150-150-065, and 150-150-067 through 150-150-070.

CEQA: Categorically Exempt (Class 3 – New Construction or Conversion of Small Structures) Project Planner: Andrew Shiflet, Associate Planner, 925-671-5211, [email protected] Owner: City of Pleasant Hill, 100 Gregory Lane, Pleasant Hill, CA 94523 Applicant: Melanie Mintenko, Habitat for Humanity, 2619 Broadway, Oakland, CA 94612 I. INTRODUCTION
A. Project Description
The applicant, Melanie Mintenko of Habitat for Humanity, is proposing a four-unit, affordable, single-family home development at 85 Woodsworth Lane. The proposal includes multiple entitlement requests, including:
• General Plan Amendment – Request to re-designate the 0.19-acre site at 85 Woodsworth Lane from Multi Family Low Density to Multi Family Medium Density. The Parcel APN is 150-150-071.

Item 10.2
City Council Meeting Agenda - Page 242 of 276 - Monday, May 04, 2026 • Rezone - Request to rezone a 2.1-acre, 22-parcel site from Planned Unit Development No. PUD-347 and create a new PUD zoning district (and associated Concept Plan) for the 22 parcels. Parcel APNs include:
o 150-280-001, 150-280-002, 150-280-003, 150-280-004, 150-280- 005, 150-280-006, 150-280-007, 150-280-008, 150-280-009, 150- 280-110, 150-280-111, 150-280-112, 150-280-113, 150-280-114, 150-280-015, and 150-280-017,
o 150-150-065, 150-150-067, 150-150-068, 150-150-069, 150-150- 070, and 150-150-071.
• Minor Subdivision (Tentative Parcel Map) – Request to divide the existing parcel at 85 Woodsworth Lane into four legal parcels. • Development Plan Permit – Request for the development of a residential project on a parcel in a PUD zoning district.
• Architectural Review Permit –Request related to the proposed site layout, architectural design, compatibility, and preservation of natural landforms and vegetation on the project site at 85 Woodsworth Lane.

The four attached, single-family homes would be located on existing Assessor Parcel Number 150-150-071 and would result in two separate buildings on four new parcels. The project proposal includes site and landscaping improvements, including frontage improvements on Woodsworth Lane and Treadway Lane.

As the project includes General Plan Amendment and Rezone requests, the Planning Commission is asked to review the proposal and make a recommendation on the entitlements listed above to the City Council.

B. Background
There are no City records of development at this vacant lot.

In 2017, the City of Pleasant Hill’s Housing Successor Agency (Housing Successor) issued a request for proposals for affordable housing development at 85 Woodsworth Lane, as required under State Law after the dissolution of the Pleasant Hill Redevelopment Agency in 2012.

On February 15, 2022, the applicant submitted a preliminary application to the City for a four-lot subdivision consisting of four attached, single-family townhomes. Staff provided comments to the applicant regarding compliance with City standards.

On July 16, 2024, the applicant submitted a formal application to develop the site. The project scope incorporates many comments provided by Staff during the preliminary review phase.

Item 10.2
City Council Meeting Agenda - Page 243 of 276 - Monday, May 04, 2026 On February 5, 2026, the Architectural Review Commission reviewed the project at a public hearing. The Commission adopted Resolution No. 01-26 recommending approval of the proposed Architectural Review Permit, the PUD Concept Plan and the amendment to the existing PUD-347, subject to the staff-recommended findings and conditions of approval, for consideration by the Planning Commission and City Council.

The ARC supported the recommended COAs with the following addition:
• COA 2.a: The applicant shall collaborate with the “Gregory Gardens” neighborhood on incorporating a gateway sign announcing the entry into the “Gregory Gardens” neighborhood at or near the project site.

C. Project Location
The four-unit single-family development is proposed at 85 Woodsworth Lane. The site is located at the northeast corner of the intersection of Woodsworth Lane and Treadway Lane. The project area includes the following Assessor Parcel Number:
150-150-071.

Additional sites are included in the PUD Rezone request. These existing multi-family and single-family residential sites are addressed between 47 and 129 Woodsworth Lane (not including the Faith Lutheran Church at 50 Woodsworth Lane). The APNs include 150-280-001, 150-280-002, 150-280-003, 150-280-004, 150-280-005, 150- 280-006, 150-280-007, 150-280-008, 150-280-009, 150-280-110, 150-280-111, 150-280-112, 150-280-113, 150-280-114, 150-280-015, 150-280-017, 150-150- 065, 150-150-067, 150-150-068, 150-150-069, 150-150-070 and 150-150-071.

II. GENERAL INFORMATION
A. General Plan
The General Plan designates the site (85 Woodsworth Lane, APN 150-150-071) as Multi-Family Low Density (MFLD). The MFLD land use designation identifies areas suitable for the development of duplexes, triplexes, fourplexes, townhouses, and verysmall-lot single-family dwelling units with densities between 12.1 and 20 dwelling units per acre. This designation also permits the development of accessory dwelling units (ADUs).

The General Plan Amendment request would re-designate the site to Multi-Family Medium Density (MFMD) to accommodate the proposed density of the project. The MFMD designation allows for multi-family residential uses including townhouses, manufactured housing, and mid-sized condominiums or apartments with densities between 20.1 and 30 dwelling units per acre. This designation also permits the development of accessory dwelling units (ADUs).

Item 10.2
City Council Meeting Agenda - Page 244 of 276 - Monday, May 04, 2026 B. Zoning
The existing zoning designation is Planned Unit Development No. 347 (PUD-347).

The Rezone application under review would remove the subject parcels from PUD347 and create a new PUD zoning designation.

C. Site Description and Existing Land Use
The relatively flat site is currently undeveloped and vacant.

F. Public Notice
A 20-day public notice was sent to all property owners within 300 feet of the project site, and a public notice sign was posted at the project site. In addition, the public was notified of the meeting on the City website, through social media posts, and on the electronic message board outside City Hall. All written public comments received on the project proposal have been attached to this staff report.

III. NECESSARY FINDINGS
Required findings related to the General Plan Amendment, Rezone (Planned Unit Development and Concept Plan), Minor Subdivision (Tentative Parcel Map), Development Plan Permit and Architectural Review Permit, can be found in the proposed Planning Commission Resolution in Attachment A.

IV. ANALYSIS
A. General Plan Amendment
A General Plan Amendment proposes to re-designate the 0.19-acre site at 85 Woodsworth Lane, APN 150-150-071, from Multi Family Low Density (MFLD) to Multi Family Medium Density (MFMD) to accommodate the proposed project density of 21.6 dwelling units per acre. The MFMD designation allows for attached, singlefamily residential uses with densities between 20.1 and 30 dwelling units per acre. In Item 10.2
City Council Meeting Agenda - Page 245 of 276 - Monday, May 04, 2026 this case, the new land use designation will allow the project to build an additional affordable unit, thus, the increase would result in one additional unit for the site.

There are various General Plan goals, policies and programs applicable Citywide that should be considered in connection with the project. An analysis of the project’s consistency to the General Plan is included in the attached Draft PUD Concept Plan (Attachment C) and the Proposed Resolution and Planning Commission Findings (Attachment A).

General Plan Land Use Map
The project would require amending the City’s General Plan Land Use Map. The proposed change is reflected in the graphics below, which show a partial view of the overall Land Use map to highlight the site at 85 Woodsworth Lane:

Current General Plan Land Use Map; 85 Woodsworth Lane
is shown with black outline.

Proposed General Plan Land Use Map; 85 Woodsworth Lane is shown with color corresponding to MFMD land use designation.

B. Rezone – Planned Unit Development & Concept Plan
The application includes a proposal to remove a 2.1-acre, 22-parcel site along the north side of Woodsworth Lane from the existing PUD-347 zone district and create a new PUD zone district encompassing all 22 parcels. The proposed PUD Concept Plan would divide the area into three subareas: Area 1 (16 parcels), Area 2 (1 parcel), and Area 3 (5 parcels).

Current Zoning Map; A partial view of PUD-347 is shown.

MFM
D
Item 10.2
City Council Meeting Agenda - Page 246 of 276 - Monday, May 04, 2026 Proposed Zoning Map; The 22 legal parcels along the north side of Woodsworth Lane, circled below with a dashed line, are proposed be rezoned to a new PUD and Concept Plan.

The proposed PUD Concept Plan (Attachment C) provides development provisions only for the project site at 85 Woodsworth Lane contained in Area 2. The other sites within Area 1 and Area 3 would continue to refer to the development standards of the corresponding zone district (i.e. Multi Family Medium Density). Should Area 1 and/or Area 3 be developed in the future, they would provide their own concept plan with development standards at that time.

1. Land Uses
Uses permitted within the proposed PUD are listed in Table 1 – Land Use Regulations under the attached Draft PUD Concept Plan, as classified according to PHMC 18.210, Land Use Classifications. According to the Draft PUD Concept Plan, in the event a proposed use is not listed in Table 1, the Zoning Administrator shall have the discretion to determine that the proposed use is substantially similar to a listed use.

2. Site Plan
The site plan and unit layout allows for variation in the front setback and private open space in the rear yard of each unit. By staggering the front setback, in combination with architectural features discussed in greater detail below, the applicant is able to provide a sense of reduced bulk and mass and variation along the street elevation in compliance with the City Wide Design Guidelines.

3. Access and Parking

NEW PUD NEW PUD
PUD-347
PUD-347
Item 10.2
City Council Meeting Agenda - Page 247 of 276 - Monday, May 04, 2026 The project includes four new, two-story, single-family homes, within two separate structures, each with individual access from Woodsworth Lane or Treadway Lane.

Units 2, 3, and 4 would each provide one enclosed parking space and one unenclosed parking space (note: parking for these three units is also proposed in a tandem configuration). Unit 1 would provide two unenclosed spaces (note: these parking spaces would not be in a tandem configuration).

The project is subject to the off-street parking requirements for singlefamily residential under PHMC 18.80. New single-family homes are required to provide two fully enclosed spaces. The application therefore includes an associated parking adjustment to allow a reduction in the number of enclosed parking spaces, and a tandem parking configuration.

4. Compatibility
A mix of single-family and multi-family development surrounds the project site. Directly to the north is a duplex on Treadway Lane and a single-family home on Mazie Drive; to the east is another single-family home. Across Treadway Lane to the west are two-story townhomes, and across Woodsworth Lane to the south is the mixed-use Two Worlds development.

This project is compatible with its surroundings by proposing a medium density, two-story, attached single-family development.

5. Landscaping
The proposed preliminary landscape plan includes landscaped areas buffering all publicly visible project areas (i.e. front, side and corner-side yards). An analysis of the landscape plan is included in the attached February 5, 2026 ARC Staff Report (Attachment H).

6. Infrastructure
• Utilities – The project site would be served by all utilities. In accordance with PHMC Chapter 18.55.090, all electrical, telephone, cable television, and similar utility distribution lines providing direct service to, or running adjacent to, the development site will be installed underground within the site and within any public rightof-way or public easement directly adjacent to the site. This includes existing overhead utilities and any new utilities installed during the project development.
• Stormwater/Drainage – Storm drain improvements would mitigate additional impervious surfaces and would be providing on-site detention and metering of stormwater runoff
• Solid Waste and Recycling – Units 2, 3 and 4 have dedicated spaces for the storage of their three waste bins within fenced-in side yard areas. Unit 1 does not have an interior side yard area similar to Units 2, 3 and 4, however, and the proposal would store the waste bins in the driveway within public view.

Item 10.2
City Council Meeting Agenda - Page 248 of 276 - Monday, May 04, 2026 ARC note: The City municipal code requires storage of residential waste bins out of public view, unless placed on the curb for collection. Therefore, the ARC recommends a condition of approval that the bins be stored out of public view, either on the private patio space or behind a fence or screen.

7. PUD Special Findings for Size
Under PHMC chapter 18.30.040, the minimum area of a PUD shall be four contiguous acres. However, the City Council may approve a PUD that is at least two acres, upon finding that special site characteristics exist.

The applicant is proposing a PUD that is less than four contiguous acres, but larger than two acres, due to special site characteristics. The PUD-347 zone district encompasses several sites with a range of uses, including mixed-use, office, semi-public and institutional, and multi family. Many of these sites are no longer contiguous, because various sites have been rezoned to new PUD zone districts over the years.

The applicant has selected a 2.1-acre contiguous group of residential parcels, all along the north side of Woodsworth Lane, all having a Multi Family Low Density General Plan land use designation. Rezoning these 22 contiguous parcels as a unified site would allow for a more cohesive future development potential if Area 1 and Area 3 of the Draft PUD Concept Plan are redeveloped, and new concept plans are proposed.

Finally, the 2.1-acre strip of parcels are only one-parcel-deep, which limits opportunities to meet size limitations. In addition, across the site is the previously developed Two Worlds mixed-use development, which was developed in a cohesive manner. When Two Worlds was developed, the subject group of parcels were isolated from other areas of PUD-347. Thus, achieving a four-acre size would be difficult as special site characteristics exist.

8. PUD Concept Plan Compliance
The PUD Concept Plan is tailored to maximize an infill opportunity and provide greater flexibility within the project area. Chapter III of the proposed PUD Concept Plan establishes the proposed development regulations applicable to Area 2. The project is otherwise subject to the development standards contained in the MRM zoning district as well as the other applicable regulations located in Title 18 (Planning and Land Use) of the Municipal Code. The project’s compliance is outlined in Attachment I.

9. Deviations from Multi Family Medium Density Development Standards The project applicant is proposing various development standards through the creation of a PUD that deviate from the standards under Multi Family Medium Item 10.2
City Council Meeting Agenda - Page 249 of 276 - Monday, May 04, 2026 Density. A summary of the project’s conformance and non-conformance with the Multi Family Medium Density development standards is included under Attachment I. The requested deviations include the following:

The applicant is seeking approval of various development standards through the creation of a PUD that deviate from the standards under Medium Density Multi-Family Residential (MFM) zoning district. A complete summary of the project’s conformance and non-conformance with the MFM development standards is included under Attachment I. The table below only summarizes proposed development regulation deviations:

Proposed Deviations from MFM Development Regulations for Area 2 Development
Regulations
MRM
Required Proposed Compliance
Minimum Lot
Width 80 ft.

Lot 1: 20’-9”
Lot 2: 22’-7”
Lot 3: 22’-7”
Lot 4: 25’-3”
No, all lots*
Minimum Lot
Depth 90 ft.

Lot 1: 83’-2”
Lot 2: 83’-10”
Lot 3: 85’-9”
Lot 4: 89’-2”
No, all lots*
Front Setback 10 ft.

Unit 1: 9’-3”
Unit 2: 23’-9”
Unit 3: 21’-6”
Unit 4: 23’-8”
No, Unit 1
Yes, Units 2, 3 & 4
Corner Side
Setback 10 ft. 3 ft. No, all lots*
Side Setback 10 ft. 0 ft. No, all lots*
Aggregate Side
Setback 20 ft.

Unit 1: N/A
Unit 2: 2’-7.5”
Unit 3: 2’-7.5”
Unit 4: 5’-3”
No, all lots*
Garage &
Dimensions
Two-car
20’ x 22’
Unit 1: No Garage
Unit 2, 3 & 4: Single-car;
11’-2” x 20’
No, all units*
*The applicant is seeking approval through the PUD Concept Plan.

The applicant is requesting a lot width and lot depth as small as 20’-9” wide by 83’-2” deep, where 80’-0” wide by 90’-0” deep would otherwise be required. Lot widths and depths help to ensure there is adequate and appropriate space on a site to place a structure while maintaining sufficient setbacks.

The proposed project site at 85 Woodsworth Lane adjoins three neighboring residential parcels; two along the north (rear) and one to the east (side). The proposed 15’-0” rear setback is conforming, thereby minimizing potential impacts to the northern neighbors, and the side setback from the eastern property line to the exterior wall surface of Unit 4 is conforming at 5’-3”, Item 10.2
City Council Meeting Agenda - Page 250 of 276 - Monday, May 04, 2026 thereby minimizing the potential impacts to the eastern neighbor. All other side setbacks are “zero-yard” interior setbacks to allow for attached singlefamily units; therefore, the applicant is requesting deviations for side and aggregate side setbacks.

The streetside yard setbacks, including the front and corner side, would deviate from the 10’-0” minimum standard; these deviations only apply to Unit 1. This is an ADA accessible unit that includes the essential elements of a residential unit (i.e. bedroom, bathroom, kitchen, living area) all on the ground floor. The reduced streetside yard setbacks would allow for the project to provide a conforming rear setback of 15’-0” and allow the unit to remain at two stories, versus three stories, thus reducing potential impacts on neighboring residential parcels.

Finally, the proposal is seeking deviations from certain off-street parking standards. Specifically, interior garage dimensions, number of enclosed parking spaces, and tandem parking. As noted above, the project is subject to the off-street parking requirements for single-family residential under PHMC 18.80. New single-family homes are required to provide two fully enclosed spaces. Units 2, 3 and 4 would each provide one enclosed parking space and one unenclosed parking space (note: parking for these three units is also proposed in a tandem configuration). Unit 1 would provide two unenclosed spaces (note: these parking spaces would not be in a tandem configuration). Furthermore, the enclosed parking garages have interior dimensions of 11’-2” x 20’-0” where 10’-0” x 22’-0” would otherwise be required for a single-car garage. The application therefore includes associated parking development deviations to allow a reduction in the number of enclosed parking spaces, a reduction of interior garage depth by two feet (i.e. 9 percent), and a tandem parking configuration.

Staff Note: The requested deviations to the parking standards can be supported, due to the nature of the project. The project is an affordable housing development on an already compact site that includes an ADA accessible unit (Unit 1). Providing two enclosed parking spaces per unit, in a 20’x22’ garage, would potentially add costs to the project, result in additional bulk and mass to the structures, and potentially require a third story to be added, thereby increasing impacts on neighboring properties and potentially resulting in the reduction of affordable units.

10. PUD-347 Amendment
The entire 2.1-acre project area is being removed from the PUD-347 zone district. Amending PUD-347 requires a change to the PUD-347 map to reflect the removal of the subject area. Note: There is no PUD text under PUD-347 to be amended.

11. Compensating Benefit
Item 10.2
City Council Meeting Agenda - Page 251 of 276 - Monday, May 04, 2026 Development of the project site shall include the following compensating benefits:
• Provide affordable housing opportunities beyond the City Inclusionary Housing Provisions. Affordable housing is critical to address the Bay Area housing crisis by providing four (100%) affordable units. The breakdown of affordable units is: three lowincome and one moderate-income. The project is subject to an Affordable Housing Covenant that requires all four units to remain affordable for at least 45 years. Homeowners will enter into resale restrictions that requires homes to be sold to qualified low- or moderate-income households during that time. Homeowners must also occupy the properties as their principal place of residence and not rent them out.
• Provide housing opportunities in a walkable neighborhood with nearby shopping and entertainment opportunities;
• Bolster economic activity in Downtown Pleasant Hill by bringing residents into the immediate area;
• Development of an underutilized, undeveloped site in a prominent location; and
• Provide curb, gutter, sidewalk and undergrounded utilities along portions of Woodsworth Lane and Treadway Lane.

The compensatory benefits provided by the project applicant offer opportunities to satisfy a portion of the City’s Regional Housing Needs Allocation by providing affordable units in the low- and moderate-income levels.

The proposed project will provide additional units in an area that will benefit from the synergy of residents in proximity to shopping and dining establishments which is projected to increase economic activity and benefit the City as a whole. The project will improve an underutilized and undeveloped site and provide an enhanced landscape palette, including the planting of five trees.

C. Development Plan Permit
A Development Plan is required for any development project on a lot zoned PUD.

The project’s compatibility with the surrounding neighborhood and its consistency with the policies and goals established in the General Plan shall therefore be considered. Staff recommended Findings for the Development Plan are included in the attached Resolution (Attachment A).

The project, as conditioned, would be compatible with the surrounding development, and would not be injurious to adjacent properties or to persons living or working in the surrounding area. The project site is surrounded by a mix of single-family and multi-family development, ranging from one to three stories. This project is architecturally compatible with other developments in the vicinity by Item 10.2
City Council Meeting Agenda - Page 252 of 276 - Monday, May 04, 2026 proposing a medium density, two-story, attached single-family development.

Additionally, the proposed building architecture achieves visual interest and articulation by combing projecting window bays, covered entries and overhangs, trellis structures, varying roof heights, and trim details to break up the massing of each structure. The ARC reviewed the project and also found it to be architecturally compatible with other developments in the vicinity for the reasons stated above.

Frontage improvements and new sidewalks will be installed along Woodsworth Lane and Treadway Lane and the project has been designed to provide unobstructed vision-distance areas at each driveway and intersection. Finally, the four new attached single-family homes will not generate any significant noise impacts to persons residing or working in the vicinity since single-family uses are a low noise generating use and are compatible with the existing development in the area.

Finally, the project helps to support the goals and policies of the 2040 General Plan, as described under the Development Plan Permit Findings in the attached Recommended Resolution (Attachment A).

D. Objective Design Standards
Based on the summary of the Objective Design Standards found in the February 5, 2026 ARC Staff Report (Attachment H), the applicant is seeking relief from the following Objective Design Standards:
• ODS.II.A.2.b (i) – Residences shall have a front entry sited from parallel to within 45 degrees of parallel, to the street. Units 1 is in compliance with this ODS. Units 2, 3 and 4 have front entries that are 90 degrees to the street.

Therefore, the applicant is seeking relief from this ODS.

Staff & ARC Comment: The circulation of the proposed floor plans is constrained by the placement of the garage and first floor bathroom, as well as the pedestrian access to the rear yards. The applicant has incorporated architectural elements, such as attached trellis structures and awnings to highlight the front entries. In addition, the design of the buildings and the placement of windows helps to strengthen the project’s relationship to the street. Therefore, the ARC recommends allowing for relief from the design standard.
• ODS.II.A.9.b – The front yard shall not exceed a maximum of 50 percent of pavement or hardscape. The front yard consists of approximately 60 percent of pavement or hardscape. Therefore, the applicant is seeking relief from this ODS.

ARC Comment: The applicant is proposing to use pervious pavers at all driveway and walkway surfaces to increase visual interest while reducing stormwater runoff. Therefore, the ARC recommends allowing for a 20 percent deviation from the objective standard, while encouraging the applicant to find ways to further reduce hardscape prior to issuance of a Building Permit.

E. City Wide Design Guidelines
Item 10.2
City Council Meeting Agenda - Page 253 of 276 - Monday, May 04, 2026 As discussed in the summary of the City Wide Design Guidelines found in the February 5, 2026 ARC Staff Report (Attachment H), the project as proposed does not conform to the following City Wide Residential Design Guidelines:
• DG.II.A.1.e – Set back garages or de-emphasize garages from the front of the dwelling. Garage doors are not set back and face the public right-of-way.

ARC Comment: The applicant proposed a quality wood door design that incorporates trim and glazing to create more visual interest. In addition, it is common for single-family homes to have garage doors facing the street and the ARC has historically allowed garage doors facing the street on single-family lots. In addition, due to the size of the lot and its location on a corner lot, options to set back the garages were further constrained. Therefore, the ARC recommends allowing the placement of the garage doors on the south facing elevations.

F. Cultural Resources
Staff did not find records of any cultural resources related to the undeveloped parcel of land. The attached Staff Recommended Conditions of Approval contain conditions requiring special measures be taken in the event that historic, archaeological, Native American or paleontological artifacts are identified during the project construction (ARC Conditions of Approval 1.23 and 1.24).

G. Architectural Design
A description and analysis of the proposed architecture and design is provided in the attached Architectural Review Commission Staff Report, dated February 5, 2026.

H. Engineering Comments
The Engineering Division reviewed the proposed project, and a summary of its review is contained in the February 5, 2026 ARC Staff Report.

The Engineering Division has provided recommended Conditions of Approval (see attachment B) that include, but are not limited to, frontage improvements, easements, and necessary utility and infrastructure improvements for the proposed project.

I. Outside Agency Comments
The project application was provided to various agencies for review and comment.

Comment letters were received from the Contra Costa Water District, Central Contra Costa Sanitary District, Contra Costa County Flood Control & Water Conservation District, and PG&E. All agency responses are attached to this staff report (Attachment L).

J. Public Comments
The City received one comment letter prior to the Architectural Review Commission hearing on February 5, 2026 and four public comments during the ARC hearing.

Comments were made concerning the following:
• Traffic and pedestrian safety
Item 10.2
City Council Meeting Agenda - Page 254 of 276 - Monday, May 04, 2026 • Density concerns
• Consider adding a gateway sign for the “Gregory Gardens” neighborhood • Concerns about street parking and additional parking demand.

V. DISCUSSION ITEMS
The Commission is requested to discuss and provide input on the following items:
• General Plan Amendment – Redesignating 85 Woodsworth Lane from Multi-Family Low Density to Multi-Family Medium Density.
• PUD special findings for size less than four contiguous acres. • Deviations from certain Medium Density Multi-Family (MFM) development standards, including:
o Reduced lot dimensions: width and depth;
o Reduced setbacks: Front, corner side, interior side, and aggregate side; o Reduced enclosed parking: request to install a single-car garage space at Units 2, 3 and 4 and zero enclosed parking spaces at Unit 1;
o Reduced interior garage depth: allowing a single-car garage depth of 20’-0” where 22’-0 would otherwise be required (i.e. a nine percent reduction); and, o Tandem parking: request to allow three tandem parking spaces at Units 2, 3 and 4; • Deviations from certain Single-Family Objective Design Standards, including:
o Front entries sited from parallel to within 45 degrees of parallel to the street. o Front yard hardscape exceeds 50 percent (60 percent proposed) • Non-compliance with certain Single-Family Design Guidelines, including:
o Garage doors on front elevation
VI. NEXT STEPS
The project will be reviewed by the City Council, where the Architectural Review Commission and Planning Commission recommendations will be considered by the City Council as part of their review.

VII. RECOMMENDATION
The Commission should receive public testimony, review the proposed project, and provide any further direction regarding the proposed project. If the Commission believes that all of the necessary findings can be recommended for approval, the Commission should adopt the attached resolution recommending approval of the proposed General Plan Amendment, Rezone (PUD Concept Plan and amendment to PUD-347), Minor Subdivision (Tentative Parcel Map), Development Plan Permit, and Architectural Review Permit, subject to the ARC- and staff-recommended findings and conditions of approval, for consideration by the City Council. If the Commission cannot make the findings, additional feedback should be provided to staff and the applicant for consideration of project modifications and the item continued to a later meeting date.

Item 10.2
City Council Meeting Agenda - Page 255 of 276 - Monday, May 04, 2026 VIII. ATTACHMENTS
Attachment A Recommended Planning Commission Resolution, including Findings Attachment B ARC- and Staff-Recommended Conditions of Approval Attachment C Proposed Ordinance (Including PUD Concept Plan, General Plan Map Amendment and Zoning Map Amendment)
Attachment D Location Map
Attachment E Color Rendering
Attachment F Project Plans
Attachment G ARC Staff Report, dated February 5, 2026 (attachments available at the Planning Division)
Attachment H Summary of Development Standards Compliance Attachment I City Wide Design Guidelines & Objective Design Standards Attachment J Architectural Review Commission Resolution No. 01-26 Attachment K Public Hearing Notice
Attachment L Public Agency Comment Letters
Attachment M Public Comment Letters
Item 10.2
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City Council Meeting Agenda - Page 270 of 276 - Monday, May 04, 2026 Dear Andrew and Members of the City of Pleasant Hill Planning Commission, I will not be able to attend the Design Review meeting on 2/5/2026 so instead, I am writing in response to the proposed minor subdivision that would convert a single-unit residential parcel into four parcels, with four townhome units located in two separate buildings.

As a neighbor of this proposed building. I, as well as many of the neighbors, an opposed to it.

I appreciate that Melanie Mintenko and Habitat for Humanity is interested in improving the landscape on 85 Woodsworth. It is currently a vacant lot and quite an eyesore as you enter the family focused neighborhood of Gregory Gardens. For the 18 years that I have lived here nothing has been done to improve its appearance.

However, rezoning the small space of 0.19 -acres from a single home space to that of 4 parcels, with 2 separate buildings, enclosing 4 townhomes is not improving the space it is adding traffic and congestion to an already busy intersection. With limited parking.

Currently when making a right hand turn from Treadway onto Woodsworth, it is very difficult to see cars driving on Woodsworth. You have to look between the many cars parked on woodsworth to make sure it is clear.

With multi level townhouses built there it would be even harder. Making a left hand turn would be even more difficult. This would be a huge safety issue.

My primary concern with this proposal is the precedent it would set and the impact it could have on the existing character of our neighborhood. This area has historically been made up of single-unit dwellings, and the proposed development would introduce a form of multi-unit residential use that is inconsistent with that established pattern.

Allowing this type of subdivision could open the door for additional properties throughout the neighborhood to be purchased by construction or development businesses and similarly converted. Over time, this risks shifting the neighborhood away from its intended single-family residential character and toward a more densely developed, business-driven, multi-dwelling environment.

Such a change could significantly affect the quality of life for current residents. Increased density may lead to more traffic, parking challenges, and strain on infrastructure. Additionally, the transformation of single parcels into 4 parcels negatively impacts the property values for existing homeowners who invested in this area with the expectation that its character would remain consistent.

I respectfully ask the Planning Commission to carefully consider the long-term implications of this proposal—not only for this individual parcel, but for the broader neighborhood and community as a whole.

Thank you for your time, consideration, and service to the City of Pleasant Hill Kind Regards,
Mara Solomon
42 Mazie Dr
Pleasant Hill, CA
Item 10.2
City Council Meeting Agenda - Page 271 of 276 - Monday, May 04, 2026 1 Andrew Shiflet
From: Tim Downs <[email protected]>
Sent: Tuesday, February 24, 2026 10:07 AM
To: Andrew Shiflet
Subject: Notice of Public Hearing
Follow Up Flag: Follow up
Flag Status: Flagged
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender.

To: Andrew Shiflet
From: Tim Downs (Property Owener of 1966 Treadway Lane ) Subject: Rezoning of parcel at 85 Woodsworth Lane.

As per our conversation, I would like to oppose the proposed rezoning of the above mentioned property for the following reasons. Fitst of all I do not see a need to reszone this parcel from multi family low to multi family medium density. I feel this would effect the aesthetics of the ajacent neighbood which is made up of single family homes of which mine is in direct site of. Sencondly, I feel this proposal would create an already congested traffic pattern that effects the tranquilty of our neighborhood and as you are probally aware of how Treadway lane is used as a short cut to Contra Costa Blvd. In addition, I dont understand the need to place low income and to me high density not medium density housing in a mostly high value bedroom community like Pleasant Hill. I wonder how the citizens residing in Poets corner of Pleasant Hill would feel if you wanted to build this next to their neighborhood? Finally, I grew up in the home I own on Treadway and it was a wonderflul place to grow up. I have put a lot of time, money and effort into making it a beautiful home just like a number of familys have in our nerghborhood. I would surely hate to see the value of these homes deminished for someones need to provide low income high density housing.

Item 10.2
City Council Meeting Agenda - Page 272 of 276 - Monday, May 04, 2026 1 Andrew Shiflet
From: [email protected]
Sent: Sunday, April 26, 2026 12:29 PM
To: Andrew Shiflet
Cc: Rita Poulsen; Mari Nelson; Dean Quinanola
Subject: Public Hearing - May 4th - Habitat for Humanity Plan (originally set for 4/20/26) CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender.

Dear Pleasant Hill Council Members
This letter is on behalf of the Executive Board of the Woodsworth Park Homeowners Association. We did attend the Planning Commissions hearing on this topic and expressed our concerns. Primarily that the lot that will add two buildings with two units each and with insufficient parking spaces will impact the neighborhood. As we understand only three of the Units will have single car garages and the end Unit will have a parking space.

As you know, most families have two cars and since these units are either two or three bedrooms, we assume at least two adults and children will be residing there. We also hear that the back area is to have some green space, but our concern is that the area should be used to provide additional parking for the units. We expressed this at the planning hearing, but we could tell that it fell on deaf ears. Our development does not have green space and the areas in the back and on the side have parking spaces.

We object to the statement in the Hearing Notice that:
"the proposed project is determined to be Categorically Exempt Class 3 (New Construction or Conversions of Small Structures) as the project involves the construction of four dwellings, including site and landscaping improvements, in an urbanized area, and would therefore not result in a significant impact on the environment."
This is our neighborhood and our environment. And bringing a development that has insufficient parking will definitely have a “significant impact on the environment.” While we had hoped that the Planning Commission would agree that the lot was too small for 4 units and that three with parking would be a better fit, we know that won’t happen. We, however, hope that the Council will agree that more parking space needs to be included in the Habitat for Humanity site. We recommend that the Council require additional parking spaces be included in the rear of the Units.

Sincerely,
WPHOA Executive Board
Item 10.2
City Council Meeting Agenda - Page 273 of 276 - Monday, May 04, 2026 2 Rita Poulsen, President
Marin Nelson, Vice President
Danna Fabella, Secretary
Dean Quinanola, Member At Large

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Pleasant Hill City CouncilMay 4, 2026

Pleasant Hill City Council
May 4, 2026