ARC recommends Habitat for Humanity four‑unit PUD with design waivers and conditions after neighbors raise parking, sight‑line concerns

The Pleasant Hill Architectural Review Commission on Feb. 5 recommended that the Planning Commission consider Habitat for Humanity East Bay Silicon Valley’s proposal to subdivide 85 Woodsworth into a planned‑unit development of four attached single‑family homes, granting design relief and attaching conditions to address neighborhood concerns.

Staff presented a concept plan showing two duplex structures that would create four attached homes on subdivided lots at the corner of Treadway and Woodsworth Lane. The project proposes zero lot lines between attached units, enclosed garages for three units and an accessible ground‑floor unit (unit one) with two adjacent uncovered parking spaces. Staff said the parcel would require a general plan amendment in order to move from allowing three units to four, and noted two requested design waivers: front entries that are 90° from the street (rather than parallel or within 45°) and front‑yard hardscape that totals about 60% (the objective guideline limit is 50%). Staff recommended conditions addressing waste‑bin storage screening and other design findings.

Rob Simons, director of housing development for Habitat for Humanity East Bay Silicon Valley, said Habitat acquired site control through a 2021 RFP and is pursuing four homes on the property. Architect Jeff Holton walked commissioners through site constraints and tradeoffs: alternate parking layouts (including a rear parking easement) were explored, but rear parking would have come at the cost of private backyard space that Habitat considers important for homeownership. The design team said they used pervious pavers and landscape features to reduce impervious area and to de‑emphasize garage doors with material choices, trellises and color variation.

Residents raised several concerns. Dave Solomon, who lives nearby, said the neighborhood is primarily single‑family and asked whether allowing four units would set a precedent; Michael McCulla and Shirley Akenhe emphasized already‑tight curb parking and sight‑line issues at the Treadway/Woodsworth corner and asked whether the project would worsen visibility and congestion. Staff responded that each new home would provide the standard two off‑street parking spaces (though the project requests modifications in the PUD), that new driveways would remove curb‑parking directly adjacent to the intersection and that the rezoning/resubdivision applies only to the subject parcels — not to the broader Gregory Gardens neighborhood.

Commission discussion focused on whether to grant the requested design relief and on ensuring trash‑bin storage would not remain visible. Commissioners said they were satisfied with the proposed architectural treatments to de‑emphasize garage doors and with the site’s landscaping and tree plantings; they asked staff to require screening for the waste bins for unit one and suggested the applicant work with the neighborhood and the city about a small neighborhood‑entry sign at the corner if feasible within sight‑distance rules.

By motion, the ARC recommended approval to the Planning Commission with relief from the front‑entry orientation standard, acceptance of the requested front‑yard hardscape percentage, a requirement that waste bins be stored out of public view or screened, and a request that the applicant coordinate with neighbors on a low, city‑compliant neighborhood identifier at the corner. The motion passed unanimously among the four participating commissioners (one commissioner recused). The ARC’s recommendation and staff findings will be transmitted to the Planning Commission for the required rezoning/PUD and design approvals.

Next steps: the project will proceed to the Planning Commission, then to City Council as required for rezoning/PUD adoption.