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.
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.
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;
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;
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.
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
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
• “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 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 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 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
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