Pleasant Hill City Council
May 4, 2026

ORDINANCE NO. ___

AN ORDINANCE OF THE CITY COUNCIL, CITY OF PLEASANT HILL

APPROVING A REZONING (PLANNED UNIT DEVELOPMENT AND CONCEPT PLAN)

FOR THE HABITAT FOR HUMANITY FOUR-UNIT AFFORDABLE SINGLE-FAMILY HOME DEVELOPMENT AT 85 WOODSWORTH LANE (APN 150-150-071)

AND REZONING (PLANNED UNIT DEVEOPMENT) OF SELECT PROPERTIES BETWEEN 47 AND 129 WOODSWORTH LANE (APN 150-280-001 THROUGH 150-280- 015, 150-280-017, 150-150-065, AND 150-150-067 THROUGH 150-150-071),

ALL TO A NEW PLANNED UNIT DEVELOPMENT (PUD)
WHEREAS, the applicant, Habitat for Humanity, submitted a General Plan Amendment, Rezone (PUD and Concept Plan), Minor Subdivision, Development Plan Permit, and Architectural Review Permit application for a new four-unit, affordable, single-family home development project at 85 Woodsworth Lane APN 150-150-071; and
WHEREAS, General Plan Amendment, ENT-2024-0032, re-designates the development site at 85 Woodsworth Lane, APN 150-150-071, from Multi Family Low Density to Multi Family Medium Density; and
WHEREAS, Rezone, ENT-2024-0032, rezones 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) designation; and
WHEREAS, Rezone, ENT-2024-032, amends the existing PUD-347 zoning district to remove the 2.1-acre project site, consisting of 22 legal parcels, from said PUD; and WHEREAS, Minor Subdivision, ENT-2024-0032, approves a Tentative Parcel Map to subdivide the 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 the development of 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 Architectural Review Permit and PUD rezoning, and associated Concept Plan, at which time all interested parties were invited to provide comments on the proposal; and WHEREAS, on February 5, 2026, the Architectural Review Commission adopted Resolution No. 01-26 recommending approval of an Architectural Review Permit and PUD Rezone and Concept Plan, (ENT-2024-0032) for the Project; and WHEREAS, after notice thereof having been duly, regularly, and lawfully given, a public hearing was held by the Planning Commission on March 10, 2026 regarding the proposed General Plan Amendment, Rezone (PUD and Concept Plan), Minor Subdivision, Development Plan Permit and Architectural Review Permit, at which time all interested parties were invited to provide comments on the proposal; and
WHEREAS, on March 10, 2026, the Planning Commission adopted Resolution No. 08-26 recommending approval of a General Plan Amendment, Rezone (PUD and Concept Plan), Minor Subdivision, Development Plan Permit and Architectural Review Permit, ENT-2024-0032, for the Project; and
WHEREAS, after notice thereof having been duly, regularly, and lawfully given, a public hearing on the proposed General Plan Amendment, Minor Subdivision, Development Plan and Architectural Review Permits including the proposed PUD and Concept Plan and amendment to the existing PUD-347 was held by the City Council on May 4, 2026, where all interested persons might appear and be heard; and
NOW, THEREFORE, the City Council of the City of Pleasant Hill does ordain as follows:

SECTION 1. The City Council hereby adopts the Planned Unit Development District (ENT-2024-0032), Concept Plan and an amendment to the PUD-347 zoning district, each of which are incorporated herein, based on the following findings according to Chapter 18.30 (Planned Unit Developments (PUD) and Precise Plan Districts (PPD)) and Chapter 18.180 (Amendments – General Plan, Zoning Ordinance, and Zoning Map) of the Pleasant Hill Municipal Code:

A. In accordance with Pleasant Hill Municipal Code § 18.30.060.C, in order for the Architectural Review Commission to recommend approval of the proposed PUD Rezoning, that body must be able to make the following findings, all of which the Architectural Review Commission made by passage of Resolution No. 01-26 on February 5, 2026:

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 will 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 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 allows 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 allows 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 project will develop 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 project will consist of 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 singlefamily 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 project will 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.

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

The 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
B. In accordance with Pleasant Hill Municipal Code § 18.30.060.D, in order for the Planning Commission to recommend approval of the proposed PUD Rezoning and Concept Plan, that body must be able to make the following findings, all of which the Planning Commission made by passage of Resolution No. 08-26 on March 10, 2026:

1. The PUD plan is consistent with the General Plan and other applicable policies and is compatible with surrounding development:

The PUD is consistent with the General Plan and the Architectural Review Commission has made findings that the proposed project is consistent with the site and surrounding development. More specifically, the proposed amendment will be consistent with the following goals and policies of the General Plan:
• Economics and Economy E-3.5: Underutilized Parcels. Facilitate appropriate reuse of underutilized parcels.

Development of the property will transform an underutilized site from vacant into a well-designed cluster of attractive and affordable new homes. • Land Use LU-1.3: Well-Defined Street Fronts. Require new buildings to maintain a street front that creates or maintains a well-defined streetscape.

The project will expand the existing Woodsworth Lane streetscape by placing sidewalk, curb cuts, driveways, walkways and garage doors along the south elevation, facing Woodsworth Lane This orientation will be consistent with and maintain the well-defined streetscape of the surrounding development along Woodsworth Lane to the east. Additional sidewalk, curb cut and parking spaces will be positioned along Treadway Lane, further defining a well-defined streetscape along Tredway Lane.
• Land Use LU-3.1: Neighborhood Character. Maintain and enhance the character and quality of existing residential neighborhoods, ensuring adequate public services and facilities maintained by the City such as streets and drainage are provided.

The proposed single-family development is consistent with the mix of single family and multi-family development in the neighborhood and the proposed density complies with the MFMD General Plan designation. The building architecture achieves visual interest and articulation by combining projecting window bays, covered entries, trellis structures, overhangs, varying roof heights, and trim details to break up the massing of each structure and enhance the neighborhood. The project site will be served by all utilities and will be providing storm drain improvements to mitigate additional impervious surfaces and will be providing on-site detention and metering of stormwater runoff. • Land Use LU-3.3: Neighborhood Access. Ensure that new residential development includes safe and convenient pedestrian and bicycle access to existing residential neighborhoods.

The project, as conditioned, will ensure that public sidewalks are maintained and/or improved to meet current Public Works and ADA standards. Existing dedicated bike lanes along Woodsworth Lane will be preserved, ensuring continued bicycle access throughout.
• Land Use LU-3.4: Clustering Development. Encourage new residential development to be clustered to support increased densities, open space, and efficiencies of public facilities and services.

Development of this currently vacant parcel, which is surrounded by developed parcels and will include clustered, single-family homes, and drainage and frontage improvements, thereby supporting increased densities, open space and efficiencies of public facilities and services.
• Land Use LU-3.5: Varying Housing Typologies. Support the development of a broad range of housing types, to increase housing choice, neighborhood diversity, and innovative design.

The project is proposing an attached single-family development in an area that is surrounded by a mix of more traditional single-family homes and multifamily development. This project is atypical of other residential development within the City, thus, will provide additional housing options and well-designed units for new residents looking to locate into the City. • Land Use LU-3.7: Residential Intensification Criteria.

The Planning Commission reviewed the project and finds that the intensification of the land use designation, from Multi Family Low Density (12.1 to 20 dwelling units per acre) to Multi Family Medium Density (20.1 to 30 dwelling units per acre), will not result in environmental constraints, noise, traffic and other hazards, as the project was reviewed and determined to be a Class 3 (New Construction or Conversion of Small Structures) categorical exemption, under the California Environmental Quality Act (CEQA) of 1970, as amended, since the project scope involves the construction of four dwellings, with a density of 21.6 dwelling units per acre, including site and landscaping improvements, in an urbanized area, and would therefore not result in a significant impact on the environment
Furthermore, the design has been reviewed and recommended for approval by the ARC, which suggested the project incorporated excellent design and was compatible with adjacent development, as noted in the Architectural Review Permit findings, the project includes a 10% affordable housing component.

Finally, the project would provide affordable housing pursuant to the policies in the City’s Housing Element.
• Land Use LU-5.3: Compliance with Performance. Standards Require that all new development comply with the City's performance standards for fire, police, parks, water, flood control, sanitary sewer, and transportation facilities.

The development project, as conditioned, will comply with the City of Pleasant Hill’s performance standards. The City has reviewed the request for potential impacts to City drainage and transportation facilities and has determined as conditioned, and with the proposed improvements, that it will be consistent with relevant performance standards. The project will provide stormwater retention basins and pervious pavement in order to satisfy the requirements of the City Public Works Department and the Regional Water Quality Control Board. The Engineering Division has reviewed the project and noted that there will be no anticipated traffic impacts based on the small size of the project and adequate existing transportation infrastructure to support the increase.

Additionally, applicable outside and responsible agencies and districts have reviewed the plans and have no issues with the proposed development. • Land Use LU-5.5: Development Contribution Requirement. Require all new development to contribute to or participate in the improvement of park, school, police, sanitary, water, and flood control services in proportion to the demand generated by the development's occupants and users.

The project is conditioned to pay its share of costs including traffic mitigation fees, park fees, school fees, and drainage fees.
• Land Use LU-7.2: Alternative Transportation Improvements. Support new development and infrastructure improvements in existing neighborhoods that enable and encourage people to drive less and walk, bike, and take public transit more.

The project, which includes a housing development and infrastructure improvements, is located on a vacant lot within an existing neighborhood that provides opportunities to walk to local destinations, utilize the City’s bicycle and pedestrian network, and access nearby public transit. • Housing H-3.1: Preference Policy: Facilitate construction of affordable housing by prioritizing new projects that include units for lower-income segments of the community.

The City serves as the Housing Successor Agency (Housing Successor) to the former Pleasant Hill Redevelopment Agency (Former Agency). Upon the dissolution of redevelopment, the Former Agency transferred the vacant lot located at 85 Woodsworth Lane to the Housing Successor. State law requires the Housing Successor to sell or initiate affordable housing development on the Property. The units will be sold to low‐ and moderate‐income buyers. • Housing H-3.3: Low- and Moderate-income Housing. Participate in programs assisting production or preservation of affordable units in order to provide housing for low- and moderate-income households.

As noted above, the City has partnered with Habitat for Humanity to produce affordable units. The project will create four residential units restricted to low‐ and moderate‐income buyers.
• Housing H-5.1: High Quality Neighborhoods. Maintain and enhance the quality of Pleasant Hill’s neighborhoods, through high quality design, neighborhood compatibility and consideration of surrounding uses, and maintenance and improvement of public infrastructure, so they will retain their value as they mature.

The development enhances the quality of the neighborhood by redeveloping an existing underutilized site with a new four-unit, single-family development and associated improvements. The 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 and enhance the neighborhood. The project site will be served by all utilities and will be providing storm drain improvements to mitigate additional impervious surfaces and will be providing on-site detention and metering of stormwater runoff. Finally, as previously mentioned, frontage improvements and new sidewalks will be installed along Woodsworth Lane and Treadway Lane, to the benefit of all adjacent properties. • Housing H-5.4: Livable Neighborhoods. Provide public services and improvements that keep neighborhoods safe and livable.

The development complies with the City of Pleasant Hill’s Zoning Ordinance, Objective Design Standards, City Wide Design Guidelines, Building and Engineering Standards, and other Local, State and Federal rules, policies and procedures to ensure the neighborhood will be safe and livable. Public safety will be maintained by providing unobstructed vision distance areas at each driveway and intersection. Additionally, frontage improvements and new sidewalks will be installed along Woodsworth Lane and Treadway Lane and two new trees will be planted in the landscaped median in front of 85 Woodsworth Lane.
• Housing H-6.2: Preserve Affordable Units. Ensure that units produced for low- and moderate-income households are made available to those households and maintained as affordable units.

The property is subject to an Affordable Housing Covenant that requires all four low‐ and moderate‐income units to remain affordable for at least 45 years.

Homeowners will enter into resale restrictions that require 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
• Housing H-7.1: Anti-discrimination: Ensure that individuals and families seeking housing in Pleasant Hill are not discriminated against on the basis of income, age, disability, sex, gender, sexual orientation, family structure, national origin, ethnicity, religion, occupation, or other similar factors.

One of the four units will be designed with voluntary adaptability features to accommodate persons with disabilities, as well as allowing homeowners to age in place. The developer maintains a strict policy of non-discrimination in advertising and qualifying new homebuyers and affirmatively markets its programs to further equal opportunity and fair housing objectives. Habitat complies with the Fair Housing Act and the Equal Credit Opportunity Act, as well as all other Fair Housing laws. Furthermore, Habitat does not discriminate in the sale or financing of residential real estate because of the handicap of a homebuyer or any person associated with the homebuyer or because all or part of the applicant's income is derived from public assistance. • Housing H-8.1: Energy Conservation Practices. Encourage energy conservation practices for new and existing residential dwellings.

The project will be constructed using current energy efficiency codes, including Title-24. All units will be equipped with solar panels with the aim of the entire project to be Zero Net Energy (ZNE). The project will be all‐electric. Trellises will be constructed at each unit to provide passive cooling. • Housing H-8.2 Sustainable Building Practices. Require the use of green building and sustainable practices for new and renovation residential projects throughout the City, in compliance with State law.

The project will be constructed using current energy efficiency codes, including Title 24. Building materials will incorporated recycled content. Plumbing and irrigation fixtures will be low flow. All units will be equipped with solar panels with the aim of the entire project to be Zero Net Energy (ZNE). The project will be all‐electric. Trellises will be constructed at each unit to provide passive cooling.
• Environmental Env-8.6; Electric Vehicle Infrastructure. Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial and multifamily projects and require new single‐family residential development to include 220-volt outlets in all garages.

Each unit will include electric vehicle charging stations. • Public Facilities, Services and Infrastructure PFS-3.3: Green Infrastructure: Require new developments to install green infrastructure as required by the permit conditions of the Regional Water Quality Control Board, as part of their natural stormwater drainage systems, including but not limited to pervious pavement, infiltration basins, raingardens, green roofs, rainwater harvesting systems, and other types of low impact development (LID).

The development will provide stormwater retention basins and pervious pavement in order to satisfy the requirements of the City Public Works Department and the Regional Water Quality Control Board. • Public Facilities, Services and Infrastructure PFS-5.7: Residential Electric Utility Use: Encourage the use of electric appliances and utility hook-ups in all new residential development.

The project will include photovoltaic solar arrays on all residential roof tops, electric vehicle charging stations, and electric appliances. • Transportation and Circulation TC-4.4: Infill Development. Support infill and development in existing urban areas and around key transit facilities.

The project site at 85 Woodsworth Lane is a vacant site surrounded by developed parcels. The infill project is appropriately located near transit facilities along Gregory Lane and Contra Costa Boulevard. • Transportation and Circulation TC-4.5: Correlation Between Land Use and Transportation. Support land use patterns that make more efficient use of the transportation system, such as locating development near transit routes and high-quality bicycle/pedestrian facilities, minimizing new driveways, consolidating parking, and other best practice urban design measures.

The project site at 85 Woodsworth Lane is a vacant site surrounded by developed parcels. The infill project is appropriately located near transit facilities along Gregory Lane and Contra Costa Boulevard, as well as established bicycle/pedestrian facilities along Treadway Lane and Woodsworth Lane.
• Transportation and Circulation TC-8.8: New Development Neighborhood Traffic Impacts. Require developer participation in the cost of installation of traffic calming measures to reduce neighborhood traffic impacts through fee payments or direct contribution as a condition of approval, if applicable.

The project is conditioned to pay its share of costs, including traffic mitigation fees.
• Transportation and Circulation TC-9.8: Sidewalk Improvements: Improve sidewalks to facilitate access by users of all ages and abilities.

The project has been conditioned to replace and/or repair any damaged sidewalks. All sidewalks fronting the project site will meet ADA requirements

2. The PUD plan will enhance the potential for superior urban design in comparison with the development under the base district regulations that would apply if the plan were not approved:

The base district, PUD-347, does not contain development provisions; therefore, the provisions of the zone district corresponding to the General Plan designation, Multi-Family Medium Density, would apply. In this case, that would be the Medium Density Multi-Family Residential zone district. The Draft PUD Concept Plan, which applies only to the site at 85 Woodsworth Lane, and not to the other 21 legal parcels under the PUD rezoning, would enhance the potential for superior urban design, because it would allow for small lot, attached, single-family homes with zero side yard setbacks (within the project site and not to existing adjacent properties), enabling the dwelling units to be clustered in the center of the site, away from the existing residential uses to the north and east. This building arrangement will also allow for reduced construction costs for the four affordable homes to be developed on the site.

3. Deviations from the base district regulations are justified by compensating benefits of the PUD plan:

The Planning Commission finds that deviations from the base district regulations are justified by compensating benefits of the PUD plan, including:
• Providing affordable housing opportunities critical to address the Bay Area housing crisis by providing four (100%) affordable units. The breakdown of affordable units is: three low-income and one moderate-income. The property 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 to tenants.
• Providing housing opportunities in a walkable neighborhood with nearby shopping and entertainment opportunities;
• Bolstering economic activity in the Downtown Crescent Drive area; • Developing an underutilized, undeveloped site in a prominent location; and • Providing curb, gutter, sidewalk and undergrounded utilities along portions of Woodsworth Lane and Treadway Lane.
• Installing two new trees in a landscaped median in front of the project site.

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 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 citywide. The project will improve an underutilized and undeveloped site and provide an enhanced landscape palette, including the planting of five trees.

4. The PUD plan or specific plan includes adequate provisions for utilities services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems:

The project site will be served by all utilities and will be providing storm drain improvements to mitigate additional impervious surfaces and will be providing onsite detention and metering of stormwater runoff. The project is also conditioned to comply with the requirements of all other agencies having jurisdiction over this project. This includes, but is not limited to, the Contra Costa County Fire Protection District, PG&E, Central Contra Costa County Sanitation District, Contra Costa County Flood Control District and Contra Costa Water District. Proof of approval from other agencies with jurisdiction over the project will be provided to the Zoning Administrator prior to issuance of a certificate of occupancy.

5. The PUD plan or specific plan has been considered by the Architectural Review Commission:

The PUD and Draft Concept Plan was reviewed and recommended for approval by the Architectural Review Commission at their public hearing on February 5, 2026.

C. In accordance with Pleasant Hill Municipal Code § 18.30.040.A.1, the City Council of the City of Pleasant Hill finds that there are special site characteristics to allow a Planned Unit Development area of two acres as noted below:

The PUD 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 project includes 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, the Planning Commission recommends approval of the PUD size since achieving a four-acre size would be difficult as special site characteristics exist.

SECTION 2. In accordance with Pleasant Hill Municipal Code Section 18.180.050, the City Council hereby adopts the Zoning Map amendment that includes the new PUD and modification to PUD-347, ENT-2024-0032, (Exhibit C), based on the following findings:

1. The proposed amendment complies with the provisions of the California Environmental Quality Act (CEQA).

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.

2. The proposed amendment complies with the limitations on residential rezoning established in subsection 18.180.050.D., as follows:
• Development of the area or property to be rezoned and redesignated shall not have significant growth-inducing impacts on existing residential neighborhoods;
The project will not have significant growth-inducing impacts on existing residential neighborhoods, because there are no extensions of utilities or services associated with the proposed project that would promote any growth inducing impacts. The re-designation of land use would limit higher density development to the 0.19-acre development site at 85 Woodsworth Lanet. The remainder of the zoning map amendment is only re-designating the PUD without any changes to the existing land use development provisions. • Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods
As noted under Finding No. 1 above, the project is a Class 3 categorical exemption under CEQA, thus not expected to have a significant impact on the environment, including on traffic. The project scope involves the construction of four dwellings, including site and frontage improvements, in an urbanized area. The project site at 85 Woodsworth Lane is a vacant site surrounded by developed parcels. The infill project is appropriately located near transit facilities along Gregory Lane and Contra Costa Boulevard, as well as established bicycle/pedestrian facilities along Treadway Lane and Woodsworth Lane. • Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods.

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. 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 low noise-generating and are compatible with the existing development in the area.

In addition, the project includes conditions of approval and mitigation measures to address noise impacts that arise during grading and construction activities.

3. Additional Finding for Zoning Ordinance Amendments. The proposed amendment is internally consistent with all other applicable provisions of the Zoning Ordinance.

The proposed amendment to the Zoning Ordinance Map is internally consistent with the development provisions of the underlying General Plan Land Use Designation and Zoning Ordinance, including parking provisions, except for what is noted in the PUD Concept Plan.

SECTION 3. The applicant and owner of the real property subject to this approval shall indemnify, protect, hold harmless, and defend the City with legal counsel of the City’s own selection from any and all claims, actions, awards (including of attorney fees and costs), judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the planning application. The City shall be deemed for purposes of this requirement, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this requirement is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regard to such defense.

SECTION 4. This ordinance shall be effective 30 days after its adoption.

SECTION 5. Within fifteen days after the passage of this ordinance, the City Clerk shall cause it to be posted in the three places designated by resolution of the City Council.

The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasant Hill held on the 4th day of May, 2026.

ADOPTED and ordered posted at a meeting of the City Council of the City of Pleasant Hill, held on the __day of ___, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

ZAC SHESS, Mayor
ATTEST:

LYONE P. CONNER, City Clerk
APPROVED AS TO FORM:

JANET E. COLESON, City Attorney
1 PLANNED UNIT DISTRICT No. _____:  WOODSWORTH LANE
MAY 23, 2024
Table of Contents
I. GENERAL PLAN CONSITENCY ................................................................................................................ 3 II. EXISTING SITE CONDITIONS .................................................................................................................. 9

1. LOCATION..........................................................................................................................................9

2. EXISTING SITE FEATURES................................................................................................................... 9

3. AREA CONTEXT..................................................................................................................................9

4. SITE ACCESS.......................................................................................................................................9 III. CONCEPT PLAN REQUIREMENTS .................................................................................................... 10

1. USES ................................................................................................................................................10

2. DEVELOPMENT REGULATIONS........................................................................................................ 11

3. PARKING AND CIRCULATION........................................................................................................... 12

4. ARCHITECTURE AND SITE LAYOUT.................................................................................................. 12

5. LANDSCAPING AND FENCING ......................................................................................................... 12

6. NATURAL RESOURCES AND OPEN SPACE ....................................................................................... 12

7. DESIGN GUILDELINES ...................................................................................................................... 13 IV. INFRASTRUCTURE ........................................................................................................................... 13 V. SUSTAINABILITY AND OTHER PROEJCT DESIGN FEATURES ................................................................ 13 VI. ADMINISTRATION ........................................................................................................................... 15 EXHIBIT A – CONCEPTUAL SITE PLAN 85 WOODSWORTH LANE............................................................... 16 EXHIBIT B – PUD LOCATION MAP .............................................................................................................. 17 EXHIBIT C – ASSESORS PARCEL MAP BOOK 150 PAGE 15......................................................................... 18 EXHIBIT D – ASSESSORS PARCEL MAP BOOK 150 PAGE 28....................................................................... 19 EXHIBIT E – 85 WOODSWORTH LANE VICINITY MAP................................................................................ 20

EXHIBIT A
2 The following properties shall be developed in a manner that is consistent with this Planned Unit District (PUD), including, without limitation, the Conceptual Site Plan attached here as Exhibit A – Conceptual Site Plan 85 Woodsworth Lane and incorporated herein by reference, and shall be rezoned from a zoning classification of Planned Unit District (PUD) No. 347 to Planned Unit District No. _____, subject to the following land use and property development regulations.  The properties in this PUD have been divided into three Areas: Area 1, Area 2, and Area 3, for clarity. See Exhibit B – PUD Location Map.

The property in Area 2, at 85 Woodsworth Lane (the Project Site), shall have land use and property development regulations as indicated in this PUD Concept Plan.

All other properties included in Areas 1 and 3, in the list below, and as indicated in Exhibit B – PUD Location Map, Exhibit C ‐ Assessors Parcel Map Book 150 Page 15 and Exhibit D – Assessors Parcel Map Book 150 Page 28 shall have no change to current land use and property development regulation of Multi‐Family Low Density (MFLD).

APN Address Lot Size
(Acres)
Land Use and Development
Regulations
Area 1
150‐280‐001 103 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐002 103 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐003 105 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐004 107 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐005 109 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐006 111 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐007 113 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐008 115 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐009 117 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐010 119 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐011 121 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐012 123 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐013 125 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐014 127 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐015 129 Woodsworth Lane N/A PUD 347; MFLD
150‐280‐017 Common Area Parcel 1.24 PUD 347; MFLD
Area 2
150‐150‐071 85 Woodsworth Lane 0.19 Per this PUD Concept Plan Area 3
150‐150‐067 47 Woodsworth Lane 0.153 PUD 347; MFLD
150‐150‐065 49 Woodsworth Lane 0.153 PUD 347; MFLD
150‐150‐068 51 Woodworth Lane 0.153 PUD 347; MFLD
150‐150‐069 53 Woodsworth Lane 0.104 PUD 347; MFLD
150‐150‐070 65 Woodsworth Lane 0.101 PUD 347; MFLD
150‐280‐001 101 Woodsworth Lane N/A PUD 347; MFLD
3 I. GENERAL PLAN CONSITENCY
The proposed development at 85 Woodsworth Lane (the Project), as set forth herein and as shown on the Conceptual Site Plan, is consistent and compatible with the 2040 General Plan for the following reasons:

1. The applicant intends to create four affordable single‐family attached residences that will complement and enhance the adjacent single‐ and multi‐family neighborhood. The development will establish a strong relationship to the street with the wrap‐around trellis at the corner and an entrance and walkways from Woodsworth Lane to the entrance of each home. The overall size, shape, scale and massing of the project will be harmonious and visually compatible with that of the neighboring development across Woodsworth Lane.

Applicable General Plan Goals and Policies:
 Land Use Element Goal LU‐1 Promote a city image that reflects the community’s diversity, inclusivity, forward‐thinking, and high quality of life.  LU‐1.3 Well‐Defined Street Fronts
o Require new buildings to maintain a street front that creates or maintains a well‐defined streetscape.
 LU‐1.6 Transition in Scale
o Require that new development transition appropriately in building scale, height and massing in relation to the physical and visual character of adjoining neighborhoods.
 LU‐1.9 Connectivity Between Existing and New Development o Encourage linking new development to existing development, parks, and trails through the creation of internal circulation systems that allow travel by foot, bicycles, vehicles, and other alternative modes of travel.  Land Use Element Goal LU‐3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.  LU‐3.1 Neighborhood Character
o Maintain and enhance the character and quality of existing residential neighborhoods, ensuring adequate public services and facilities maintained by the City such as streets and drainage are provided.  Housing Element Goal H‐5 Protect and rehabilitate the existing housing stock.  H‐5.1 High Quality Neighborhoods
o Maintain and enhance the quality of Pleasant Hill’s neighborhoods, through high‐quality design, neighborhood compatibility and consideration of surrounding uses, and maintenance and improvement of public infrastructure, so they will retain their value as they mature.

2. The Pleasant Hill community needs affordable housing.   The City’s General Plan 2003 indicates the State of California Legislature has found that “the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable 4 living environment for every California family is a priority of the highest order." Additionally, Table H15 indicates 36 percent of households were paying more than 30 percent of income for housing in 1990. As noted in the City of Pleasant Hill current General Plan, the City of Pleasant Hill “has a limited supply of land available for new housing construction”.  The City serves as the Housing Successor Agency (Housing Successor) to the former Pleasant Hill Redevelopment Agency (Former Agency). Upon the dissolution of redevelopment, the Former Agency transferred the vacant lot located at 85 Woodsworth Lane to the Housing Successor. State law requires the Housing Successor to sell or initiate affordable housing development on the Property.  The units will be sold to low‐ and moderate‐income buyers.

Applicable General Plan Goals and Policies:
 Housing Element Goal 1 Maintain a housing supply sufficient to meet the housing needs of all Pleasant Hill residents.
 H‐1.5 Encourage Higher Densities
o Encourage development at the maximum allowed density to increase the quantity and affordability of the city’s housing stock.  Housing Element Goal 3 Increase housing opportunities for lower‐ and moderate‐income households.
 H‐3.1 Preference Policy
o Facilitate construction of affordable housing by prioritizing new projects that include units for lower‐income segments of the community.  H‐3.3 Low‐ and Moderate‐income Housing
o Participate in programs assisting production or preservation of affordable units in order to provide housing for low‐ and moderate‐ income households.

3. The property is subject to an Affordable Housing Covenant that requires all four low‐ and moderate‐income units to remain affordable for at least 45 years. Homeowners will enter into resale restrictions that require 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.

Applicable General Plan Goals and Policies:
 Housing Element Goal 6 Preserve the City’s affordable housing stock whenever and wherever feasible.
 H‐6.2 Preserve Affordable Units
o Ensure that units produced for low‐ and moderate‐income households are made available to those households and maintained as affordable units.

4. The project will be constructed using current energy efficiency codes, including Title 24.

All units will be equipped with solar panels with the aim of the entire project to be Zero Net Energy (ZNE).  The project will be all‐electric. Trellises will be constructed at each unit to provide passive cooling.
5 Applicable General Plan Goals and Policies:
 Environmental Element Goal ENV‐8 Become a low carbon community that strives to exceed State GHG reduction goals by 2040.
 ENV‐8.6 Electric Vehicle Infrastructure
o Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial and multi‐ family projects and require new single‐family residential development to include to 220 volt outlets in all garages.
 Public Facilities, Services, and Infrastructure Element PFS‐3 Provide a resilient, sustainable stormwater management system that reduces runoff volume and minimizes flood potential from existing and future development.  PFS‐3.3 Green Infrastructure
o Require new developments to install green infrastructure as required by the permit conditions of the Regional Water Quality Control Board, as part of their natural stormwater drainage systems, including but not limited to pervious pavement, infiltration basins, raingardens, green roofs, rainwater harvesting systems, and other types of low impact development (LID).
 Public Facilities, Services, and Infrastructure Element PFS‐5 Provide for the current and future energy and telecommunications needs of Pleasant Hill.  PFS‐5.7 Residential Electric Utility Use
o Encourage the use of electric appliances and utility hook‐ups in all new residential development.
 Housing Element H‐8 Require energy conserving practices in the maintenance of existing dwellings and in new residential development, additions, and remodeling.
 H‐8.1 Energy Conservation Practices
o Encourage energy conservation practices for new and existing residential dwellings.
 H‐8.2 Sustainable Building Practices
o Require the use of green building and sustainable practices for new and renovation residential projects throughout the City, in compliance with State law.

5. The Project Site is located at the corner of Woodsworth Lane and Treadway Lane, see Exhibit E – 85 Woodsworth Lane Vicinity Map, and is less than half a mile distance to the Crescent Plaza Downtown core, Pleasant Hill Park, the Courtyard Shopping Center, and Pleasant Hill Plaza.   Both the Contra Costa Canal Trail and the Iron Horse trail are approximately 1 mile from the project.

Applicable General Plan Goals and Policies:
6  Land Use Element Goal LU‐3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.  LU‐3.2 Connectivity
o Encourage new residential and mixed‐use development to incorporate design features that promote walking within neighborhoods and citywide.
 LU‐3.3 Neighborhood Access
o Ensure that new residential development includes safe and convenient pedestrian and bicycle access to existing residential neighborhoods.  Land Use Element Goal LU‐7 Improve the health and well‐being of all Pleasant Hill residents.
 LU‐7.2 Alternative Transportation Improvements
o Support new development and infrastructure improvements in existing neighborhoods that enable and encourage people to drive less and walk, bike, and take public transit more.
 Transportation and Circulation Element Goal TC‐9 Prioritize a safe and connected pedestrian network for users of all ages and abilities.  TC‐9.2 Pedestrian Connections
o Require new development to use best practices in providing pedestrian connections between sites and existing and planned pedestrian facilities, including those identified in the Bicycle and Pedestrian Master Plan and other relevant plans and documents.

6. One of the four units will be designed with voluntary adaptability features to accommodate persons with disabilities, as well as allowing homeowners to age in place.

The Developer maintains a strict policy of non‐discrimination in advertising and qualifying new homebuyers, and also affirmatively marketsits program to further equal opportunity and fair housing objectives. Habitat does not discriminate against any person in the sale, advertising, or financing of housing on the basis of race, religion, sex, handicap, national origin or familial status. Habitat complies with the Fair Housing Act (42 U.S.C. Section 3601‐3619) and the Equal Credit Opportunity Act (15 U.S.C. Sections 1691‐1691F), as well as all other Fair Housing laws. Furthermore, Habitat does not discriminate in the sale or financing of residential real estate because of the handicap of a homebuyer or any person associated with the homebuyer (42 U.S.C. Section 3602H) or because all or part of the applicant's income is derived from public assistance.

Applicable General Plan Goals and Policies:
 Housing Element Goal 7 Assure that housing programs maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based upon age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability.  H‐7.1 Anti‐discrimination
7 o Ensure that individuals and families seeking housing in Pleasant Hill are not discriminated against on the basis of income, age, disability, sex, gender, sexual orientation, family structure, national origin, ethnicity, religion, occupation, or other similar factors.
 Land Use Element Goal 7 Improve the health and well‐being of all Pleasant Hill residents.
 LU‐7.5 Aging in Place
o Promote community health, safety, and neighborhood cohesiveness by supporting a range of housing types, such as affordable, multi‐ generational, independent and assisted living, and neighborhood amenities that allow residents to age in place..

7. The proposed project will contribute to essential City servicessuch as police, fire, schools, parks, and the library through payment of development impact fees and increased property tax revenues. The property has existing utility lines along its frontage which are available to serve the project.  The development will pay required costs of connecting to the existing systems, and will add new ratepayers to help fund existing and future system improvements
Applicable General Plan Goals and Policies:
 Land Use Element Goal LU‐5 Protect and enhance Pleasant Hill’s quality of life and unique identity while continuing to grow and change.  LU‐5.3 Compliance with Performance Standards
o Require that all new development comply with the City's performance standards for fire, police, parks, water, flood control, sanitary sewer, and transportation facilities.
 LU‐5.5 Development Contribution Requirement
o Require all new development to contribute to or participate in the improvement of park, school, police, sanitary, water, and flood control services in proportion to the demand generated by the development's occupants and users.

8. Development of the property will transform an underutilized site from vacant into a well‐ designed cluster of attractive affordable new homes.

Applicable General Plan Goals and Policies:
 Economics and Economy Element Goal E‐3 Create and maintain a dynamic and diverse economic base.
 E‐3.5 Underutilized Parcels
o Facilitate appropriate reuse of underutilized parcels.

9. Development of this currently vacant parcel, which is surrounded by developed parcels, avoids impacts to existing open space or hillsides, streams, wetlands, or riparian areas.

Applicable General Plan Goals and Policies:
8  Land Use Element Goal LU‐3 To provide a variety of housing types that offer choices for Pleasant Hill residents and create complete, livable neighborhoods.  LU‐3.4 Clustering Development
o Encourage new residential development to be clustered to support increased densities, open space, and efficiencies of public facilities and services.
 Transportation and Circulation Element Goal TC‐4 Reduce congestion and vehicle trips through land use planning.
 TC‐4.4 Infill Development
o Support infill and development in existing urban areas and around key transit facilities.

10. Although no habitat is anticipated to be disturbed by the project, any potential environmental impacts of development on native species and their habitat will be mitigated through environmental review as required. Construction activities will be required to avoid disturbance to natural features, including wildlife migration corridors, as much as possible.

Applicable General Plan Goals and Policies:
 Environmental Element Goal ENV‐4 Protect and preserve natural habitat, plants, and wildlife.
 ENV‐4.1 Minimize Development Impacts
o Require new development and construction activities to minimize impacts and disturbances on plants and animals, including sensitive habitat and migration corridors, landforms, and trees.
 Environmental Element Goal ENV‐7 Meet or exceed State and Federal Air quality standards.
 ENV‐7.6 Best Management Construction Practices
o Require new development to use best management construction practices in accordance with BAAQMD standards.

11. Exterior building lighting will be wall mounted next to front doors, along the length of the wall parallel to Treadway lane, and above rear garage doors.  Lights will be shrouded to reduce light pollution onto neighboring properties, while still providing a safe environment at night.
 Land Use Element Goal LU‐1 Promote a city image that reflects the community’s diversity, inclusivity, forward‐thinking, and high quality of life.  LU‐1.10 City Lighting Standards
o The City shall adopt lighting standards intended to maintain ambient lighting levels after preparing a City Lighting Standards study to determine visibility, minimum glare, and minimum spillage standards in relation to other properties or into the sky. Implementation of this policy would encourage conservation of energy, through the regulation of the 9 types, kinds, construction, installation and uses of outdoor electrically powered illuminating devices, lighting practices and systems, while maintaining to conserve energy without decreasing safety, utility, security, and productivity and enhancing nighttime enjoyment of property and night skies.

II. EXISTING SITE CONDITIONS

1. LOCATION
a. This proposed Planned Unit District, located on Woodsworth Lane between Contra Costa Boulevard and Gregory Lane, is an approximately 2.1‐acre group of parcels.  It includes the properties listed on page 2 of this PUD and shown on Exhibit B – PUD Location Map.  It is comprised of twenty‐two (22) legal parcels.

2. EXISTING SITE FEATURES
a. Area 1 ‐ The residences at 101, 103, 105, 107, 109, 111, 113, 115, 117, 119, 121, 123, 125, 127, and 129 Woodsworth Lane, APN parcels 150‐280‐001 through 150‐ 280‐015 are condominium units.  Parcel 150‐280‐017 is a common use parcel for these condominium units with a fence and single‐family residences to the north and west, a public park to the south‐west, Woodsworth Lane and public sidewalk to the south, and Treadway Lane and public sidewalk to the east; it contains four (4) buildings, shared access and parking, and landscape areas. b. Area 2 ‐ The Project site at 85 Woodworth Lane is currently vacant and covered by low‐lying vegetation such as grasses.  Wood fences exist along the north and east property lines; existing sidewalk run along the south and west property lines.

There are no other structures or trees located on the site. c. Area 3 ‐ The residences at 47, 49, 51, 53, and 65 Woodsworth Lane, APN parcels 150‐150‐065 and 150‐150‐067 through 150‐150‐070 contain single‐family residences.  Each of the parcels is bounded by existing fencing and single‐family residences to the north.   A public sidewalk and Woodsworth Lane are to the south.  To the east and west of each parcel is an existing fence and single‐family residence except for 47 Woodsworth Lane which has a restaurant to the east, and 65 Woodsworth Lane which has the Project site described above to the west.

3. AREA CONTEXT
a. Surrounding uses include single‐ and multi‐family homes, a public park, a church, and a restaurant.  Single family residential zoned R‐7 exists to the north and west of this PUD.  There is a public park to the south‐west. To the east of the site is an area zoned PUD 548 with a mixed‐use General Plan designation, with a restaurant bordering the east extent of this PUD.  To the south, across Woodsworth Lane, are multi‐family housing.  To the south‐east, across Woodsworth Lane isthe Faith Lutheran Church.

4. SITE ACCESS
a. Access to the Area 1 condominium units described above is via a shared driveway off of Treadway Lane.  Access to the Area 2 Project site at 85 Wordsworth Lane will be from private driveways off Woodsworth Lane and Treadway Lane.  Access 10 to each of the single‐family residences in Area 3, at 47, 49, 51, 53, and 65 Woodsworth Lane are via private driveways off of Woodsworth Lane.

III. CONCEPT PLAN REQUIREMENTS

1. USES
As part of the Project’s entitlements, the Project applicant seeks to amend the existing PUD 347 zoning to this Planned Unit District (PUD) for Area 2, such that the Project Site shall be governed by the Multiple‐Family Residential – Low Density (MFLD) General Plan Land Use regulations, except to the extent such regulations are expressly modified pursuant to this PUD. Areas 1 and 3 will remain subject to the underlying General Plan and zoning regulations.

Uses permitted within this PUD, for the Project at 85 Woodsworth Lane, shall be as set forth in Table 1 below, as classified according to the Pleasant Hill Municipal Code (P.H.M.C.) Section 18.15.020 (Use Classifications).

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, and upon such determination, the proposed use shall be treated for purposes of this PUD district in the same fashion as the substantially listed use.

The uses listed are based on the use classifications set forth in P.H.M.C. Chapter 18.15.

Use classifications not listed are prohibited unless authorized by Zoning Administrator resolution under P.H.M.C. Section 18.15.010 the “Additional Use Regulations” column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in P.H.M.C. Chapter 18.15.

TABLE 1 – LAND USE REGULATIONS
PUD Land Use Regulations for Area
2; Areas 1 and 3 shall comply with
underlying General Plan and
Corresponding Zoning Designation
P
U
T
Permitted
Use Permit Required
Temporary Use Permit Required
Land Use PUD Additional Regulations
Residential Uses
Home Occupation P L‐1 See P.H.M.C. 18.20.070
Multi‐Family Residential P
Single‐Family Residential P
Temporary Uses
Personal Property Sales* P L‐2
L‐1 A home occupation is an ongoing activity in a dwelling which provides goods or services where such activity is incidental to the primary use of the dwelling for residential purposes. (Reference: P.H.M.C. § 18.20.070.) * Sales of personal property by a resident. This classification includes garage sales.

L‐2 Not more than six occurrences during a calendar year. Each occurrence shall not exceed two consecutive days.
11 2. DEVELOPMENT REGULATIONS
Development of the Project shall be governed by the identified development regulations set forth in this Subsection (B) and shall be developed in a manner that is consistent with the Conceptual Site plan attached as Exhibit A.  To the extent a development regulation or other zoning standard or regulation is not expressly set forth in the PUD district, then the applicable standard or regulation under the base MFLD General Plan district shall govern.

Pursuant to this PUD and as shown on attached Exhibit A, the Project Site shall be approved for a maximum of four (4) single family attached homes, each home will be approximately 1,320 square feet.  Net project density shall be approximately 21.1 dwelling units per acre.  Each unit will have between 150 and 385 square feet of private open space.  Three units will have a single‐car garage and one surface parking space, and one unit will have a single at‐grade accessible parking space and one surface parking space; parking will be accessed via private driveways.  The Project Site shall be developed in a manner that is consistent with the Conceptual Site Plan shown on attached Exhibit A which sets out a specific development program that adheres to the development parameters set forth herein.

Any significant modifications to the Conceptual Site Plan (Exhibit A) shall require an amendment to this PUD district pursuant to P.H.M.C. Section 18.90.060. Minor changes to the Conceptual Site Plan may be approved by the Zoning Administrator pursuant to P.H.M.C. Section 18.30.08 provided, however, for the purposes of this Subsection III(2), proposed changes to the circulation and access layout, parking configuration, and/or landscaping plans shall not be treated as “significant modifications” so long as the proposed revised site plan satisfies the applicable development regulations set forth herein.

TABLE 2 – DEVELOPMENT REGULATIONS
PUD Development Regulations for Area 2; Areas 1 and 3 shall comply with underlying General Plan and Corresponding Zoning Designations Development Characteristic Standard Notes
Minimum Site Area per Dwelling Unit (sq. ft.) 1,500
Minimum Lot Area (sq. ft.) 8,000
Minimum Lot Width (feet) 18
Minimum Lot Depth (feet) 82
Minimum Yards:

Front (feet) 14
Rear (feet) 17
Corner Side (feet) 9
Side (feet) 5
Aggregate Side (feet) 7’‐2 ½”
Maximum Building Height (feet) 35
Maximum Number of Stories 2.5
Maximum Lot Coverage 50%
Maximum Floor Area Ratio 70%
Minimum Site Landscaping 35%
12 Fences and Walls (feet) 6
Supplemental Regulations   See P.H.M.C.

18.20.050 through

18.20.140 and Part
4 Nonconforming Structures   See P.H.M.C.

Chapter 18.65

3. PARKING AND CIRCULATION
a. Circulation ‐ There are no common residential facilities in this project.  Walkways connect the front doors of each unit to Woodsworth Lane.  The public sidewalk may be used to connect residents to their neighbors.  Vehicular circulation is isolated to driveways off of Woodsworth Lane and Treadway Lane b. Parking ‐ Unit 1 includes two surface parking space, while units 2‐4 have single individual parking garages plus one surface parking space each.  Unit 1 is the 4 bedroom unit (with voluntary adaptability features), so one of the parking spaces provided is an accessible space with a 5 ft. aisle.  Garages may be accessed from inside of each unit.

4. ARCHITECTURE AND SITE LAYOUT
a. Development of the Project Site shall be generally compatible with surrounding land uses, be consistent with this PUD district and the applicable City Design Guidelines, and be consistent with any other approvals granted in connection with the Project (i.e. Development Plan, vesting tentative subdivision map, architectural review, building permit, grading permit).

5. LANDSCAPING, IRRIGATION, AND FENCING
a. Landscaping and fencing on the Project Site shall be generally compatible with surrounding land uses, be consistent with this PUD and the applicable City Design Guidelines, and be consistent with any other approvals granted in connection with the Project (i.e. Development Plan, vesting tentative subdivision map, architectural review, building permit, grading permit). b. Irrigation shall comply with The City of Pleasant Hill’s water efficient ordinance. c. Fences and Walls ‐ Around the private open space will be a combination of 4ft high open and 6ft. high wood privacy fences.  The design of the fences will be contemporary and complement the exterior cladding materials on the homes.

6. OPEN SPACE
a. Private Open Space  ‐  Each home is on its own individual lot and there are no shared facilities.  Each unit has private open space in the form of an enclosed front patio or rear yard (between 150 sf ‐ 385 sf) which can be accessed off of the living room.  Fences around the patio and rear yards will be a minimum of 4 ft and a maximum of 6 ft high and will create privacy between units but also visual connection to the entry walkways.
13 b. Common Open Space/Amenities ‐ Each home is on its own individual lot and there are no shared facilities.

7. DESIGN GUILDELINES
a. The development will emphasize the pedestrian scale entrance over the vehicular. The relationship to the street will be emphasized through the use of the private enclosed outdoor areas and entrances with walkways from Woodsworth Lane. The color palette will be compatible with the surrounding neighborhood and reduce the appearance of bulk. All sides of the buildings will be articulated with the same siding and paint colors to provide continuity.

Windows will be located to achieve balanced natural lighting at the interior of each home. The roof material will be high quality asphalt shingle in a color compatible with the surrounding neighborhood.
b. The landscape for the Project shall satisfy landscape standards set forth in P.H.M.C. Section 18.20.040 and Chapter 18.52 (Water‐Efficient Landscaping). The project will employ a licensed landscape architect to design the landscaping and irrigation systems.  A mixture of appropriately scaled trees, shrubs, and ground cover will be used as a unifying element to achieve a cohesive appearance on all portions of the site.   All landscaping will be appropriate to the climate and drought tolerant.  Landscaping will also be used forstormwaterinfiltration.  There are no existing trees on the property currently.  Landscaping will be integrated along the fences at the Unit 1 front patio to break down the scale of the fence and to help define public versus private areas of each lot.  Screen planting and ground cover will be used along the driveways at the front of lots 2‐4. c. Site Lighting ‐ Exterior building lighting will be wall mounted next to front doors, along the length of the wall parallel to Treadway lane, above garage doors, and beside exterior doors.   Lights will be shrouded to reduce light pollution onto neighboring properties, while still providing a safe environment at night.

IV. INFRASTRUCTURE

1. The Project Site will be accessed via a single driveway along Treadway Lane.   Transit service to the Project Site is currently generally accessible in the Project vicinity.  The Project is not anticipated to require any modifications to bus stops/facilities.

2. Pedestrian access to the Project Site will be via pedestrian walkways along Woodsworth Lane and Treadway Lane.  See Exhibit A.

3. Adequate wet and dry utilities(including, without limitation,sewer, water, and electricity) currently exist in the Project vicinity and shall serve the Project Site in sufficient amounts to serve the Project.

4. Utility trenching shall be located so as to avoid significant, adverse impacts on drainage patterns and protected tree roots.

5. All rainwater will be treated on site by planted infiltration areas prior to entering the city stormwater system.  Pervious paving material will be used where possible.  Mulch will be used in low circulation areas and around plantings to preserve moisture for plants and to promote infiltration of rainwater into soil.

V. SUSTAINABILITY AND OTHER PROJECT DESIGN FEATURES
14 Development on the Project Site shall integrate, as reasonably practicable, the following sustainability features and green building methods/practices.

1. Project will comply with the latest version of the CalGreen Code.

2. The project will aim for a GreenPoint Rating of Gold and a certified GreenPoint rater will be contracted to oversee construction.

3. Materials used onsite will be low‐VOC.

4. The project will attempt to be net‐zero energy.  All homes will have EV charging capabilities, will maximize PV arrays on the roof, and will provide a thermally superior envelope by minimizing air infiltration and maximizing insulation in walls and roof.

5. All appliances and systems will be electric, there will be no natural gas.

6. 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.

7. Roofing material will be minimum of 40‐year, cool roofing.

8. Exterior cladding will be of durable, low‐maintenance fibercement board.

9. All landscaping will be drought tolerant and located to shade the homes where possible to reduce the heat island effect.

10. Paving will be minimized as much as possible through the use of mulch as well as landscaping.

11. All rainwater will be treated on site prior to entering the city stormwater system.

The project shall achieve an acceptable interior noise level, in the form of sound‐rated assemblies (i.e. windows), and/or other appropriate features/measures, all of which shall be incorporated into construction documents, based upon recommendations of a qualified acoustical engineer, subject to City staff’s reasonable approval.

To address daytime construction noise issues, the Project shall limit construction hours on the site to current City restrictions, as indicated in P.H.M.C. Section 9.15.040.L.   Limited work hours will be utilized on Saturdays for volunteer groups.  Saturday work will not include the use of heavy equipment, will not include subcontractor work, and will not occur in the public right of way.

Prior to the issuance of a building permit, along with the submission of construction documents, the Projectsponsorshallsubmit to the Building Department a list of anticipated proceduresto respond to and track construction‐related noise complaints.  These shall include, without limitation, the following:
 A procedure for notifying the Building Division staff and Pleasant Hill Police Department;  A plan for posting signs on‐site pertaining to permitted construction days and hours and complaint procedures and who to notify in the event of a problem;  A listing of emergency telephone numbers, during and after regular construction hours; 15  Notification of neighbors withing 300 feet of the Project construction area at least 30 days in advance of any extreme noise‐generating activities about the estimated duration of the activity; and
 A preconstruction meeting shall be held with the job inspectors and the general contractor/onsite project manager to confirm that noise mitigation and practices (including construction hours, neighborhood notification, posted signs, etc.) are in place.

Additionally, the Project shall implement the following Bay Area Air Quality Management District (BAAQMD) recommended Basic Construction Best Practices:
 All haul trucks transporting soil, sand, or other loose material off‐site shall be covered.  All visible mud or dirt track‐out into adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day.
 All vehicle speeds on unpaved roads shall be limited to fifteen (15) mph.  Idling times shall be minimized either by shutting equipment off when not in use of reducing the maximum idling time to five (5) minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points.
 All construction equipment shall be maintained and property tuned in accordance with manufacturer’s specifications.

VI. ADMINISTRATION
The adoption of this PUD district by the Pleasant Hill City Council establishes the development regulations for land use development on the Project Site. This PUD district shall be adopted by ordinance.  Subject to Section III(2) above, any application for development that is not consistent with the PUD district shall not be approved unless this PUD district is amended in compliance with P.H.M.C. Chapter 18.30 (except in the event and to the extent said change constitutes a minor amendment and thus can be approved by the Zoning Administrator).

Development of the Project Site shall require approval of a Development Plan and Architectural Review Permit.   Said permits may be processed and considered concurrently in accordance with applicable provisions of the City’s Municipal Code.  Provided, however, that minor amendments to the PUD are subject to review pursuant to P.H.M.C. Section 18.30.080. 16 EXHIBIT A – CONCEPTUAL SITE PLAN 85 WOODSWORTH LANE

C
URRENT

ISSUEDATE

REVISIONS

INITIAL

SUBMITTALDATE
SHEETNO.
1743AlcatrazAvenue
Berkeley,CA94703
tel:510.663.9797
fax:510.663.1807
http://www.ghadesign.net
85 WOODSWORTH LANE, PLEASANT HILL, CA
5/10/2024
PRELIMINARY NOT FOR CONSTRUCTION BUILDING PERMIT # TENTATIVE MAP # SITE DEVELOPMENT PERMIT DESIGN REVIEW & PLANNING A1.0 BUILDING PLANS FIRST FLOOR 48 48.5
48 .5
48 .5
48 48

47.5 47
.5
4 7
.
5 48
.
5 48.5
R
E
C
Y
C
L
E
6 4
G
A
L
.

L
A
N
D
F
I
L
L
6 4
G
A
L
.

G
R
E
E
N
-
WA
S
T
E
9 6
G
A
L
.

R
E
C
Y
C
L
E
6 4
G
A
L
.

L
A
N
D
F
I
L
L
6 4
G
A
L
.

G
R
E
E
N
-
WA
S
T
E
R
E
C
Y
C
L
E
9 6
G
A
L
.
6 4
G
A
L
.

L
A
N
D
F
I
L
L
6 4
G
A
L
.

G
R
E
E
N
-
WA
S
T
E
9 6
G
A
L
.

R
E
C
Y
C
L
E
6 4
G
A
L
.

L
A
N
D
F
I
L
L
6 4
G
A
L
.

G
R
E
E
N
-
WA
S
T
E
9 6
G
A
L
.

H/P
W/DH/
P
HWH
WDH
/P
HWH
H/P
H/P
W/D
H/P
HWH
H/P
W/DH/
P
HWH
4-BEDR.UNIT
(VOLUNTARY

ADAPTABLE
1STFLR-
756SF)
1 3-BEDR.UNIT
(1STFLR-756SF)
2 25'-6 3/4"

SETBACK
42'-0"
18'-0"18'-0"18'-0"
± 14'-5 1/2"

SETBACK
±5'-21/2"18'-0"7'-3"

SETBACK
±4'-11/2"
(3'-0"MIN.)
±9'-21/2"
3'
-0"
3'-0"

PRIVATE

OUTDOORSPACE
(150SF)
17'-6 3/4"

SETBACK
21'-6 3/4"

SETBACK
WOODS
WOR
TH
LA
NE

TREADWAY LANE
BED.#4
BATH
KIT.

LIV.

ENTRY
UP
UP
GARAGE
(1PARKING
SPACE)
HALF
BATH
ENTRY
KIT.

LIV.

ENTRY
KIT.

UPUP
LIV.LIV.

ENTRY

PRIVATE

OUTDOORSPACE
(385SF)
9'-3"

PRIVATE

OUTDOORSPACE
(374SF)

PRIVATE

OUTDOORSPACE
(374SF)
42'-0" 26'-8 1/2"

SETBACK
4'-71/2"

SETBACK
4'-71/2"

SETBACK
HALF
BATH
HALF
BATH
KIT.
1 A2.0
2 A2.0
1 A2.1
3 A2.0
2 A2.1
3 A2.0
2 A2.1
3 A2.1
65 WOODSWORTH LANE
(E.) RESIDENCE
1967TREADWAYLANE
(E.)RESIDENCE
S
I
D
E
WA
L
K

DRIVEWAY
(1PARKING
SPACE)
GARAGE
(1PARKING
SPACE)
GARAGE
(1PARKING
SPACE)

DRIVEWAY
(1PARKING
SPACE)

DRIVEWAY
(1PARKING
SPACE)

DRIVEWAY
(2PARKING

SPACES)
3-BEDR.UNIT
(1STFLR-756SF)
3 3-BEDR.UNIT
(1STFLR-756SF)
4 6FT.

FENCE,
TYP.
6FT.

FENCE,
TYP.

SCALE:3/16"=1'-0"
1 A1.0
PROPOSEDSITEPLAN-SHOWING1STFLOORPLANS

PROJECT
NORTH
17 EXHIBIT B – PUD LOCATION MAP

7/1/22, 11:57 AM Google Maps
https://www.google.com/maps/@37.9502125,-122.0625927,18z 1/1 Map data ©2022 Google 100 ft
18 EXHIBIT C – ASSESORS PARCEL MAP BOOK 150 PAGE 15

19 EXHIBIT D – ASSESSORS PARCEL MAP BOOK 150 PAGE 28

20 EXHIBIT E – 85 WOODSWORTH LANE VICINITY MAP
7/1/22, 2:15 PM Google Maps
https://www.google.com/maps/@37.9491048,-122.0612047,845m/data=!3m1!1e3 1/1 Imagery ©2022 Google, Imagery ©2022 CNES / Airbus, Maxar Technologies, U.S. Geological Survey, USDA/FPAC/GEO, Map data ©2022 200 ft

EXHIBIT B

GENERAL PLAN LAND USE MAP AMENDMENT

HABITAT FOR HUMANITY
85 WOODSWORTH LANE N.T.S.

MFMD

PROPOSED GENERAL

PLAN MAP AMENDMENT

EXISTING GENERAL

PLAN LAND USE MAP

EXHIBIT C

ZONING MAP AMENDMENT

HABITAT FOR HUMANITY
85 WOODSWORTH LANE N.T.S.

PROPOSED ZONING

MAP AMENDMENT

EXISTING ZONING MAP

NEW PUD NEW PUD