Planning Commission
Staff Report March 10, 2026
ENT-2024-0032, HABITAT FOR HUMANITY 4-UNIT SINGLE-FAMILY HOUSING
DEVELOPMENT - GENERAL PLAN AMENDMENT, REZONE (PUD & CONCEPT
PLAN), MINOR SUBDIVISION, DEVELOPMENT PLAN PERMIT, ARCHITECTURAL REVIEW PERMIT, AT 85 WOODSWORTH LANE & SELECT PARCELS BETWEEN 47 AND 129 WOODSWORTH LANE
A public hearing to consider a recommendation to the City Council on a General Plan Amendment, Rezone (PUD Concept Plan), Minor Subdivision, Development Plan Permit and Architectural Review Permit request, ENT-2024-0032, submitted by Melanie Mintenko of Habitat for Humanity (applicant) for a four-unit affordable housing development at 85 Woodsworth Lane. The proposal would amend the underlying General Plan designation for the project site at 85 Woodsworth Lane from Multi-Family Low Density to Multi-Family Medium Density, rezone 22 legal parcels along the north side of Woodsworth Lane from PUD-347 to a new PUD zoning district, subdivide the parcel at 85 Woodsworth Lane. into four parcels, and develop four attached, single-family dwelling units within two separate buildings across the four resulting parcels. The project also includes site, landscaping, and frontage improvements. The subject 0.19-acre development site at 85 Woodsworth Lane consists of one legal parcel, Assessor Parcel No. (APN) 150-150-071. Additional parcels included under the PUD Rezone request include APNs 150-280-001 through 150-280-015, 150-280-017, 150-150-065, and 150-150-067 through 150-150-070.
CEQA: Categorically Exempt (Class 3 – New Construction or Conversion of Small Structures) Project Planner: Andrew Shiflet, Associate Planner, 925-671-5211, [email protected] Owner: City of Pleasant Hill, 100 Gregory Lane, Pleasant Hill, CA 94523 Applicant: Melanie Mintenko, Habitat for Humanity, 2619 Broadway, Oakland, CA 94612 I. INTRODUCTION
A. Project Description
The applicant, Melanie Mintenko of Habitat for Humanity, is proposing a four-unit, affordable, single-family home development at 85 Woodsworth Lane. The proposal includes multiple entitlement requests, including:
• General Plan Amendment – Request to re-designate the 0.19-acre site at 85 Woodsworth Lane from Multi Family Low Density to Multi Family Medium Density. The Parcel APN is 150-150-071.
• Rezone - Request to rezone a 2.1-acre, 22-parcel site from Planned Unit Development No. PUD-347 and create a new PUD zoning district (and associated Concept Plan) for the 22 parcels. Parcel APNs include:
o 150-280-001, 150-280-002, 150-280-003, 150-280-004, 150-280- 005, 150-280-006, 150-280-007, 150-280-008, 150-280-009, 150- 280-110, 150-280-111, 150-280-112, 150-280-113, 150-280-114, 150-280-015, and 150-280-017,
o 150-150-065, 150-150-067, 150-150-068, 150-150-069, 150-150- 070, and 150-150-071.
• Minor Subdivision (Tentative Parcel Map) – Request to divide the existing parcel at 85 Woodsworth Lane into four legal parcels. • Development Plan Permit – Request for the development of a residential project on a parcel in a PUD zoning district.
• Architectural Review Permit –Request related to the proposed site layout, architectural design, compatibility, and preservation of natural landforms and vegetation on the project site at 85 Woodsworth Lane.
The four attached, single-family homes would be located on existing Assessor Parcel Number 150-150-071 and would result in two separate buildings on four new parcels. The project proposal includes site and landscaping improvements, including frontage improvements on Woodsworth Lane and Treadway Lane.
As the project includes General Plan Amendment and Rezone requests, the Planning Commission is asked to review the proposal and make a recommendation on the entitlements listed above to the City Council.
B. Background
There are no City records of development at this vacant lot.
In 2017, the City of Pleasant Hill’s Housing Successor Agency (Housing Successor) issued a request for proposals for affordable housing development at 85 Woodsworth Lane, as required under State Law after the dissolution of the Pleasant Hill Redevelopment Agency in 2012.
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.
On February 5, 2026, the Architectural Review Commission reviewed the project at a public hearing. The Commission adopted Resolution No. 01-26 recommending approval of the proposed Architectural Review Permit, the PUD Concept Plan and the amendment to the existing PUD-347, subject to the staff-recommended findings and conditions of approval, for consideration by the Planning Commission and City Council.
The ARC supported the recommended COAs with the following addition:
• COA 2.a: The applicant shall collaborate with the “Gregory Gardens” neighborhood on incorporating a gateway sign announcing the entry into the “Gregory Gardens” neighborhood at or near the project site.
C. Project Location
The four-unit single-family development is proposed at 85 Woodsworth Lane. The site is located at the northeast corner of the intersection of Woodsworth Lane and Treadway Lane. The project area includes the following Assessor Parcel Number:
150-150-071.
Additional sites are included in the PUD Rezone request. These existing multi-family and single-family residential sites are addressed between 47 and 129 Woodsworth Lane (not including the Faith Lutheran Church at 50 Woodsworth Lane). The APNs include 150-280-001, 150-280-002, 150-280-003, 150-280-004, 150-280-005, 150- 280-006, 150-280-007, 150-280-008, 150-280-009, 150-280-110, 150-280-111, 150-280-112, 150-280-113, 150-280-114, 150-280-015, 150-280-017, 150-150- 065, 150-150-067, 150-150-068, 150-150-069, 150-150-070 and 150-150-071.
II. GENERAL INFORMATION
A. General Plan
The General Plan designates the site (85 Woodsworth Lane, APN 150-150-071) as Multi-Family Low Density (MFLD). The MFLD land use designation identifies areas suitable for the development of duplexes, triplexes, fourplexes, townhouses, and verysmall-lot single-family dwelling units with densities between 12.1 and 20 dwelling units per acre. This designation also permits the development of accessory dwelling units (ADUs).
The General Plan Amendment request would re-designate the site to Multi-Family Medium Density (MFMD) to accommodate the proposed density of the project. The MFMD designation allows for multi-family residential uses including townhouses, manufactured housing, and mid-sized condominiums or apartments with densities between 20.1 and 30 dwelling units per acre. This designation also permits the development of accessory dwelling units (ADUs).
B. Zoning
The existing zoning designation is Planned Unit Development No. 347 (PUD-347).
The Rezone application under review would remove the subject parcels from PUD347 and create a new PUD zoning designation.
C. Site Description and Existing Land Use
The relatively flat site is currently undeveloped and vacant.
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, and a public notice sign was posted at the project site. In addition, the public was notified of the meeting on the City website, through social media posts, and on the electronic message board outside City Hall. All written public comments received on the project proposal have been attached to this staff report.
III. NECESSARY FINDINGS
Required findings related to the General Plan Amendment, Rezone (Planned Unit Development and Concept Plan), Minor Subdivision (Tentative Parcel Map), Development Plan Permit and Architectural Review Permit, can be found in the proposed Planning Commission Resolution in Attachment A.
IV. ANALYSIS
A. General Plan Amendment
A General Plan Amendment proposes to re-designate the 0.19-acre site at 85 Woodsworth Lane, APN 150-150-071, from Multi Family Low Density (MFLD) to Multi Family Medium Density (MFMD) to accommodate the proposed project density of 21.6 dwelling units per acre. The MFMD designation allows for attached, singlefamily residential uses with densities between 20.1 and 30 dwelling units per acre. In this case, the new land use designation will allow the project to build an additional affordable unit, thus, the increase would result in one additional unit for the site.
There are various General Plan goals, policies and programs applicable Citywide that should be considered in connection with the project. An analysis of the project’s consistency to the General Plan is included in the attached Draft PUD Concept Plan (Attachment C) and the Proposed Resolution and Planning Commission Findings (Attachment A).
General Plan Land Use Map
The project would require amending the City’s General Plan Land Use Map. The proposed change is reflected in the graphics below, which show a partial view of the overall Land Use map to highlight the site at 85 Woodsworth Lane:
Current General Plan Land Use Map; 85 Woodsworth Lane
is shown with black outline.
Proposed General Plan Land Use Map; 85 Woodsworth Lane is shown with color corresponding to MFMD land use designation.
B. Rezone – Planned Unit Development & Concept Plan
The application includes a proposal to remove a 2.1-acre, 22-parcel site along the north side of Woodsworth Lane from the existing PUD-347 zone district and create a new PUD zone district encompassing all 22 parcels. The proposed PUD Concept Plan would divide the area into three subareas: Area 1 (16 parcels), Area 2 (1 parcel), and Area 3 (5 parcels).
Current Zoning Map; A partial view of PUD-347 is shown.
MFM
D
Proposed Zoning Map; The 22 legal parcels along the north side of Woodsworth Lane, circled below with a dashed line, are proposed be rezoned to a new PUD and Concept Plan.
The proposed PUD Concept Plan (Attachment C) provides development provisions only for the project site at 85 Woodsworth Lane contained in Area 2. The other sites within Area 1 and Area 3 would continue to refer to the development standards of the corresponding zone district (i.e. Multi Family Medium Density). Should Area 1 and/or Area 3 be developed in the future, they would provide their own concept plan with development standards at that time.
1. Land Uses
Uses permitted within the proposed PUD are listed in Table 1 – Land Use Regulations under the attached Draft PUD Concept Plan, as classified according to PHMC 18.210, Land Use Classifications. According to the Draft PUD Concept Plan, in the event a proposed use is not listed in Table 1, the Zoning Administrator shall have the discretion to determine that the proposed use is substantially similar to a listed use.
2. Site Plan
The site plan and unit layout allows for variation in the front setback and private open space in the rear yard of each unit. By staggering the front setback, in combination with architectural features discussed in greater detail below, the applicant is able to provide a sense of reduced bulk and mass and variation along the street elevation in compliance with the City Wide Design Guidelines.
3. Access and Parking
NEW PUD NEW PUD
PUD-347
PUD-347
The project includes four new, two-story, single-family homes, within two separate structures, each with individual access from Woodsworth Lane or Treadway Lane.
Units 2, 3, and 4 would each provide one enclosed parking space and one unenclosed parking space (note: parking for these three units is also proposed in a tandem configuration). Unit 1 would provide two unenclosed spaces (note: these parking spaces would not be in a tandem configuration).
The project is subject to the off-street parking requirements for singlefamily residential under PHMC 18.80. New single-family homes are required to provide two fully enclosed spaces. The application therefore includes an associated parking adjustment to allow a reduction in the number of enclosed parking spaces, and a tandem parking configuration.
4. Compatibility
A mix of single-family and multi-family development surrounds the project site. Directly to the north is a duplex on Treadway Lane and a single-family home on Mazie Drive; to the east is another single-family home. Across Treadway Lane to the west are two-story townhomes, and across Woodsworth Lane to the south is the mixed-use Two Worlds development.
This project is compatible with its surroundings by proposing a medium density, two-story, attached single-family development.
5. Landscaping
The proposed preliminary landscape plan includes landscaped areas buffering all publicly visible project areas (i.e. front, side and corner-side yards). An analysis of the landscape plan is included in the attached February 5, 2026 ARC Staff Report (Attachment H).
6. Infrastructure
• Utilities – The project site would be served by all utilities. In accordance with PHMC Chapter 18.55.090, all electrical, telephone, cable television, and similar utility distribution lines providing direct service to, or running adjacent to, the development site will be installed underground within the site and within any public rightof-way or public easement directly adjacent to the site. This includes existing overhead utilities and any new utilities installed during the project development.
• Stormwater/Drainage – Storm drain improvements would mitigate additional impervious surfaces and would be providing on-site detention and metering of stormwater runoff
• Solid Waste and Recycling – Units 2, 3 and 4 have dedicated spaces for the storage of their three waste bins within fenced-in side yard areas. Unit 1 does not have an interior side yard area similar to Units 2, 3 and 4, however, and the proposal would store the waste bins in the driveway within public view.
ARC note: The City municipal code requires storage of residential waste bins out of public view, unless placed on the curb for collection. Therefore, the ARC recommends a condition of approval that the bins be stored out of public view, either on the private patio space or behind a fence or screen.
7. PUD Special Findings for Size
Under PHMC chapter 18.30.040, the minimum area of a PUD shall be four contiguous acres. However, the City Council may approve a PUD that is at least two acres, upon finding that special site characteristics exist.
The applicant is proposing a PUD that is less than four contiguous acres, but larger than two acres, due to special site characteristics. The PUD-347 zone district encompasses several sites with a range of uses, including mixed-use, office, semi-public and institutional, and multi family. Many of these sites are no longer contiguous, because various sites have been rezoned to new PUD zone districts over the years.
The applicant has selected a 2.1-acre contiguous group of residential parcels, all along the north side of Woodsworth Lane, all having a Multi Family Low Density General Plan land use designation. Rezoning these 22 contiguous parcels as a unified site would allow for a more cohesive future development potential if Area 1 and Area 3 of the Draft PUD Concept Plan are redeveloped, and new concept plans are proposed.
Finally, the 2.1-acre strip of parcels are only one-parcel-deep, which limits opportunities to meet size limitations. In addition, across the site is the previously developed Two Worlds mixed-use development, which was developed in a cohesive manner. When Two Worlds was developed, the subject group of parcels were isolated from other areas of PUD-347. Thus, achieving a four-acre size would be difficult as special site characteristics exist.
8. PUD Concept Plan Compliance
The PUD Concept Plan is tailored to maximize an infill opportunity and provide greater flexibility within the project area. Chapter III of the proposed PUD Concept Plan establishes the proposed development regulations applicable to Area 2. The project is otherwise subject to the development standards contained in the MRM zoning district as well as the other applicable regulations located in Title 18 (Planning and Land Use) of the Municipal Code. The project’s compliance is outlined in Attachment I.
9. Deviations from Multi Family Medium Density Development Standards The project applicant is proposing various development standards through the creation of a PUD that deviate from the standards under Multi Family Medium Density. A summary of the project’s conformance and non-conformance with the Multi Family Medium Density development standards is included under Attachment I. The requested deviations include the following:
The applicant is seeking approval of various development standards through the creation of a PUD that deviate from the standards under Medium Density Multi-Family Residential (MFM) zoning district. A complete summary of the project’s conformance and non-conformance with the MFM development standards is included under Attachment I. The table below only summarizes proposed development regulation deviations:
Proposed Deviations from MFM Development Regulations for Area 2 Development
Regulations
MRM
Required Proposed Compliance
Minimum Lot
Width 80 ft.
Lot 1: 20’-9”
Lot 2: 22’-7”
Lot 3: 22’-7”
Lot 4: 25’-3”
No, all lots*
Minimum Lot
Depth 90 ft.
Lot 1: 83’-2”
Lot 2: 83’-10”
Lot 3: 85’-9”
Lot 4: 89’-2”
No, all lots*
Front Setback 10 ft.
Unit 1: 9’-3”
Unit 2: 23’-9”
Unit 3: 21’-6”
Unit 4: 23’-8”
No, Unit 1
Yes, Units 2, 3 & 4
Corner Side
Setback 10 ft. 3 ft. No, all lots*
Side Setback 10 ft. 0 ft. No, all lots*
Aggregate Side
Setback 20 ft.
Unit 1: N/A
Unit 2: 2’-7.5”
Unit 3: 2’-7.5”
Unit 4: 5’-3”
No, all lots*
Garage &
Dimensions
Two-car
20’ x 22’
Unit 1: No Garage
Unit 2, 3 & 4: Single-car;
11’-2” x 20’
No, all units*
*The applicant is seeking approval through the PUD Concept Plan.
The applicant is requesting a lot width and lot depth as small as 20’-9” wide by 83’-2” deep, where 80’-0” wide by 90’-0” deep would otherwise be required. Lot widths and depths help to ensure there is adequate and appropriate space on a site to place a structure while maintaining sufficient setbacks.
The proposed project site at 85 Woodsworth Lane adjoins three neighboring residential parcels; two along the north (rear) and one to the east (side). The proposed 15’-0” rear setback is conforming, thereby minimizing potential impacts to the northern neighbors, and the side setback from the eastern property line to the exterior wall surface of Unit 4 is conforming at 5’-3”, thereby minimizing the potential impacts to the eastern neighbor. All other side setbacks are “zero-yard” interior setbacks to allow for attached singlefamily units; therefore, the applicant is requesting deviations for side and aggregate side setbacks.
The streetside yard setbacks, including the front and corner side, would deviate from the 10’-0” minimum standard; these deviations only apply to Unit 1. This is an ADA accessible unit that includes the essential elements of a residential unit (i.e. bedroom, bathroom, kitchen, living area) all on the ground floor. The reduced streetside yard setbacks would allow for the project to provide a conforming rear setback of 15’-0” and allow the unit to remain at two stories, versus three stories, thus reducing potential impacts on neighboring residential parcels.
Finally, the proposal is seeking deviations from certain off-street parking standards. Specifically, interior garage dimensions, number of enclosed parking spaces, and tandem parking. As noted above, the project is subject to the off-street parking requirements for single-family residential under PHMC 18.80. New single-family homes are required to provide two fully enclosed spaces. Units 2, 3 and 4 would each provide one enclosed parking space and one unenclosed parking space (note: parking for these three units is also proposed in a tandem configuration). Unit 1 would provide two unenclosed spaces (note: these parking spaces would not be in a tandem configuration). Furthermore, the enclosed parking garages have interior dimensions of 11’-2” x 20’-0” where 10’-0” x 22’-0” would otherwise be required for a single-car garage. The application therefore includes associated parking development deviations to allow a reduction in the number of enclosed parking spaces, a reduction of interior garage depth by two feet (i.e. 9 percent), and a tandem parking configuration.
Staff Note: The requested deviations to the parking standards can be supported, due to the nature of the project. The project is an affordable housing development on an already compact site that includes an ADA accessible unit (Unit 1). Providing two enclosed parking spaces per unit, in a 20’x22’ garage, would potentially add costs to the project, result in additional bulk and mass to the structures, and potentially require a third story to be added, thereby increasing impacts on neighboring properties and potentially resulting in the reduction of affordable units.
10. PUD-347 Amendment
The entire 2.1-acre project area is being removed from the PUD-347 zone district. Amending PUD-347 requires a change to the PUD-347 map to reflect the removal of the subject area. Note: There is no PUD text under PUD-347 to be amended.
11. Compensating Benefit
Development of the project site shall include the following compensating benefits:
• Provide affordable housing opportunities beyond the City Inclusionary Housing Provisions. Affordable housing is critical to address the Bay Area housing crisis by providing four (100%) affordable units. The breakdown of affordable units is: three lowincome and one moderate-income. The project is subject to an Affordable Housing Covenant that requires all four units to remain affordable for at least 45 years. Homeowners will enter into resale restrictions that requires homes to be sold to qualified low- or moderate-income households during that time. Homeowners must also occupy the properties as their principal place of residence and not rent them out.
• Provide housing opportunities in a walkable neighborhood with nearby shopping and entertainment opportunities;
• Bolster economic activity in Downtown Pleasant Hill by bringing residents into the immediate area;
• Development of an underutilized, undeveloped site in a prominent location; and
• Provide curb, gutter, sidewalk and undergrounded utilities along portions of Woodsworth Lane and Treadway Lane.
The compensatory benefits provided by the project applicant offer opportunities to satisfy a portion of the City’s Regional Housing Needs Allocation by providing affordable units in the low- and moderate-income levels.
The proposed project will provide additional units in an area that will benefit from the synergy of residents in proximity to shopping and dining establishments which is projected to increase economic activity and benefit the City as a whole. The project will improve an underutilized and undeveloped site and provide an enhanced landscape palette, including the planting of five trees.
C. Development Plan Permit
A Development Plan is required for any development project on a lot zoned PUD.
The project’s compatibility with the surrounding neighborhood and its consistency with the policies and goals established in the General Plan shall therefore be considered. Staff recommended Findings for the Development Plan are included in the attached Resolution (Attachment A).
The project, as conditioned, would be compatible with the surrounding development, and would not be injurious to adjacent properties or to persons living or working in the surrounding area. The project site is surrounded by a mix of single-family and multi-family development, ranging from one to three stories. This project is architecturally compatible with other developments in the vicinity by proposing a medium density, two-story, attached single-family development.
Additionally, the proposed building architecture achieves visual interest and articulation by combing projecting window bays, covered entries and overhangs, trellis structures, varying roof heights, and trim details to break up the massing of each structure. The ARC reviewed the project and also found it to be architecturally compatible with other developments in the vicinity for the reasons stated above.
Frontage improvements and new sidewalks will be installed along Woodsworth Lane and Treadway Lane and the project has been designed to provide unobstructed vision-distance areas at each driveway and intersection. Finally, the four new attached single-family homes will not generate any significant noise impacts to persons residing or working in the vicinity since single-family uses are a low noise generating use and are compatible with the existing development in the area.
Finally, the project helps to support the goals and policies of the 2040 General Plan, as described under the Development Plan Permit Findings in the attached Recommended Resolution (Attachment A).
D. Objective Design Standards
Based on the summary of the Objective Design Standards found in the February 5, 2026 ARC Staff Report (Attachment H), the applicant is seeking relief from the following Objective Design Standards:
• ODS.II.A.2.b (i) – Residences shall have a front entry sited from parallel to within 45 degrees of parallel, to the street. Units 1 is in compliance with this ODS. Units 2, 3 and 4 have front entries that are 90 degrees to the street.
Therefore, the applicant is seeking relief from this ODS.
Staff & ARC Comment: The circulation of the proposed floor plans is constrained by the placement of the garage and first floor bathroom, as well as the pedestrian access to the rear yards. The applicant has incorporated architectural elements, such as attached trellis structures and awnings to highlight the front entries. In addition, the design of the buildings and the placement of windows helps to strengthen the project’s relationship to the street. Therefore, the ARC recommends allowing for relief from the design standard.
• ODS.II.A.9.b – The front yard shall not exceed a maximum of 50 percent of pavement or hardscape. The front yard consists of approximately 60 percent of pavement or hardscape. Therefore, the applicant is seeking relief from this ODS.
ARC Comment: The applicant is proposing to use pervious pavers at all driveway and walkway surfaces to increase visual interest while reducing stormwater runoff. Therefore, the ARC recommends allowing for a 20 percent deviation from the objective standard, while encouraging the applicant to find ways to further reduce hardscape prior to issuance of a Building Permit.
E. City Wide Design Guidelines
As discussed in the summary of the City Wide Design Guidelines found in the February 5, 2026 ARC Staff Report (Attachment H), the project as proposed does not conform to the following City Wide Residential Design Guidelines:
• DG.II.A.1.e – Set back garages or de-emphasize garages from the front of the dwelling. Garage doors are not set back and face the public right-of-way.
ARC Comment: The applicant proposed a quality wood door design that incorporates trim and glazing to create more visual interest. In addition, it is common for single-family homes to have garage doors facing the street and the ARC has historically allowed garage doors facing the street on single-family lots. In addition, due to the size of the lot and its location on a corner lot, options to set back the garages were further constrained. Therefore, the ARC recommends allowing the placement of the garage doors on the south facing elevations.
F. Cultural Resources
Staff did not find records of any cultural resources related to the undeveloped parcel of land. The attached Staff Recommended Conditions of Approval contain conditions requiring special measures be taken in the event that historic, archaeological, Native American or paleontological artifacts are identified during the project construction (ARC Conditions of Approval 1.23 and 1.24).
G. Architectural Design
A description and analysis of the proposed architecture and design is provided in the attached Architectural Review Commission Staff Report, dated February 5, 2026.
H. Engineering Comments
The Engineering Division reviewed the proposed project, and a summary of its review is contained in the February 5, 2026 ARC Staff Report.
The Engineering Division has provided recommended Conditions of Approval (see attachment B) that include, but are not limited to, frontage improvements, easements, and necessary utility and infrastructure improvements for the proposed project.
I. Outside Agency Comments
The project application was provided to various agencies for review and comment.
Comment letters were received from the Contra Costa Water District, Central Contra Costa Sanitary District, Contra Costa County Flood Control & Water Conservation District, and PG&E. All agency responses are attached to this staff report (Attachment L).
J. Public Comments
The City received one comment letter prior to the Architectural Review Commission hearing on February 5, 2026 and four public comments during the ARC hearing.
Comments were made concerning the following:
• Traffic and pedestrian safety
• Density concerns
• Consider adding a gateway sign for the “Gregory Gardens” neighborhood • Concerns about street parking and additional parking demand.
V. DISCUSSION ITEMS
The Commission is requested to discuss and provide input on the following items:
• General Plan Amendment – Redesignating 85 Woodsworth Lane from Multi-Family Low Density to Multi-Family Medium Density.
• PUD special findings for size less than four contiguous acres. • Deviations from certain Medium Density Multi-Family (MFM) development standards, including:
o Reduced lot dimensions: width and depth;
o Reduced setbacks: Front, corner side, interior side, and aggregate side; o Reduced enclosed parking: request to install a single-car garage space at Units 2, 3 and 4 and zero enclosed parking spaces at Unit 1;
o Reduced interior garage depth: allowing a single-car garage depth of 20’-0” where 22’-0 would otherwise be required (i.e. a nine percent reduction); and, o Tandem parking: request to allow three tandem parking spaces at Units 2, 3 and 4; • Deviations from certain Single-Family Objective Design Standards, including:
o Front entries sited from parallel to within 45 degrees of parallel to the street. o Front yard hardscape exceeds 50 percent (60 percent proposed) • Non-compliance with certain Single-Family Design Guidelines, including:
o Garage doors on front elevation
VI. NEXT STEPS
The project will be reviewed by the City Council, where the Architectural Review Commission and Planning Commission recommendations will be considered by the City Council as part of their review.
VII. RECOMMENDATION
The Commission should receive public testimony, review the proposed project, and provide any further direction regarding the proposed project. If the Commission believes that all of the necessary findings can be recommended for approval, the Commission should adopt the attached resolution recommending approval of the proposed General Plan Amendment, Rezone (PUD Concept Plan and amendment to PUD-347), Minor Subdivision (Tentative Parcel Map), Development Plan Permit, and Architectural Review Permit, subject to the ARC- and staff-recommended findings and conditions of approval, for consideration by the City Council. If the Commission cannot make the findings, additional feedback should be provided to staff and the applicant for consideration of project modifications and the item continued to a later meeting date.
VIII. ATTACHMENTS
Attachment A Recommended Planning Commission Resolution, including Findings Attachment B ARC- and Staff-Recommended Conditions of Approval Attachment C Proposed Ordinance (Including PUD Concept Plan, General Plan Map Amendment and Zoning Map Amendment)
Attachment D Location Map
Attachment E Color Rendering
Attachment F Project Plans
Attachment G ARC Staff Report, dated February 5, 2026 (attachments available at the Planning Division)
Attachment H Summary of Development Standards Compliance Attachment I City Wide Design Guidelines & Objective Design Standards Attachment J Architectural Review Commission Resolution No. 01-26 Attachment K Public Hearing Notice
Attachment L Public Agency Comment Letters
Attachment M Public Comment Letters