PREPARED BY: MEL MACKSON DATE OF MEETING: 01/28/2025
SUBJECT:
TITLE
FINDING OF GENERAL PLAN CONFORMITY FOR THE ACQUISITION OF A 4.86-ACRE PARCEL TO BE DEVELOPED INTO A PUBLIC PARK BY THE CITY OF SAN PABLO, LOCATED AT 2600 MORAGA ROAD, AS REQUIRED UNDER GOVERNMENT CODE SECTION 65402. APN 416-140-053
CEQA: The Planning Commission’s conformity finding is not a “project” pursuant to California Environmental Quality Act (CEQA) Guidelines section 15378 because it is not a discretionary approval and is simply an administrative activity that will not result in any direct or indirect environmental impacts. Even if the conformity finding was considered a project, it would be exempt from review pursuant to CEQA Guidelines 15061(b)(3), the common-sense exemption, in that there is no possibility that the activity in question may have a significant effect on the environment. Any subsequent proposed development of the property by the County will require review under CEQA.
Label
Location: 2600 Moraga Road
APN: 416-140-053
Zoning: I, Institutional
CEQA: Not a project under CEQA
Owner: City of San Pablo
Applicant: City of San Pablo
Staff Contact: Mel Mackson, AICP, Assistant Planner, Community Development
Recommendation
Adopt Resolution
Body
REQUESTED ACTION
This is a City-initiated request involving a 4.86-acre site located at 2600 Moraga Road that is currently owned by the City of San Pablo. The City is seeking to develop a public park to be known as “McNeil Park” at this location. The City of San Pablo acquired the property from the West Contra Costa Unified School District in 2006 and, other than removal of vacant educational buildings, no development has occurred since. The City has secured funding to develop a public park and completion of a General Plan Conformity action is necessary for that project to proceed, pursuant to Government Code Section 65402, Staff is requesting that the Planning Commission make a General Plan Conformity Finding to allow for the development of the parcel into a public park identified as APN 416-140-053 in PLAN2501-0004.
Surrounding Zoning and Land Uses:
The Contra Costa College campus surrounds the project site on its northwestern and northeastern sides. A non-operational U.S. Army Reserve Armory is located to the west of the project site within the Moraga Road-Castro Road loop. A self-storage facility is located to the south on Moraga Road. The northeastern and eastern sides of the property abut Rheem Creek, with Contra Costa College and Middle College High School located just beyond the creek. The project site is zoned Institutional (I). Surrounding zoning and land uses include:
North: I, Institutional District -
Contra Costa College
South: I, Institutional District -
Extra Space Storage
East: I, Institutional District; PCI, Public, Cultural, and Institutional (Richmond)-
Contra Costa College; Middle College High School
West: I, Institutional District -
U.S. Army Reserve Center
ENVIRONMENTAL DETERMINATION
The Planning Commission’s conformity finding is not a “project” pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15378 because it is not a discretionary approval and is simply an administrative activity that will not result in any direct or indirect environmental impacts. Even if the conformity finding was considered a project, the proposed development of the identified parcel has been determined to be exempt from CEQA pursuant to CEQA Guidelines 15061(b)(3), the common-sense exemption, in that there is no possibility that the activity in question may have a significant effect on the environment.
SITE LOCATION AND PROJECT DESCRIPTION
The 4.86-acre project site is located to the southeast of the campus of Contra Costa College, and northeast of the intersection of El Portal Drive and Castro Road. The project site was formerly the location of the El Portal Elementary School, part of the West Contra Costa Unified School District, which has since been razed in preparation for new development.
After securing funding from California Natural Resource Agency (CNRA), Urban Greening Program and from the CA State Parks, Office of Grants and Local Services (OGALS) program and extensive community outreach efforts, the City of San Pablo intends to develop this property for the purpose of creating a new public park, to be known as “McNeil Park”.
BACKGROUND
The El Portal Elementary School closed in 1997. In 2006, the City of San Pablo acquired the site as part of a larger parcel formerly designated as 416-140-050. In 2021, the parcel was subdivided creating two separate parcels, and the southern portion was sold and developed as a Self-Storage facility. The remaining 4.86-acre parcel, now designated as APN 416-140-053, is owned by the City and is being proposed as a public park. The City first began pursuing funding for a future park on the site in 2019. After numerous rounds of unsuccessful funding applications, the City was finally awarded funding in 2023. Funding sources include the California Natural Resources Agency (CNRA) Urban Greening Grant Program of 2022 and the CA State Parks - Office of Grants and Local Services (OGALS) Legislatively Specified Grant Program (2023/2024).
According to Government Code Section 65402, no real property shall be acquired by dedication or otherwise for street, square, park or other public purposes until the location, purpose and extent of such acquisition has been submitted to and reported upon by the Planning Commission as to conformity with the City’s adopted General Plan. The Planning Commission shall render its report as to conformity within forty (40) days after the matter is submitted to it, or such longer period of time as may be designated by the City Council.
Action by the Planning Commission on this request at its meeting on January 28, 2025 will fulfill the City’s obligations under this Statute.
GENERAL PLAN CONFORMANCE
The General Plan designation of the applicable parcel is Institutional. This designation is intended to implement the public/semi-public land use designation in the general plan by providing for uses such as parks, government administrative offices, schools and school playgrounds, hospitals, convalescent homes, fire stations, public utility stations, post offices, and various types of state and federal facilities. The proposed use can be characterized as Recreation - Parks and Playgrounds. This use type is shown as permitted with a conditional use permit in the Institutional zone. The following relevant General Plan Goals, Policies, and Programs pertain to the proposal:
Land Use Implementing Policies
LU-I-32
Designate land for civic and institutional land uses, including parks and open spaces, health and medical facilities, emergency services, educational institutions, and other City services.
LU-I-34
Designate the El Portal School and Armory sites as future land use planning opportunities for uses complementary to adjacent land use patterns.
The proposed project designates the former El Portal School property as a public recreational park.
Parks, Schools, Community Facilities & Utilities Guiding Policies
PSCU-G-1
Provide an expanded, high quality, and diversified park system which allows varied recreational opportunities for the entire community.
PSCU-I-3
Develop new park and recreation facilities and continue to upgrade existing ones with universal accessibility, durability, and low maintenance in mind.
The proposed project would add an additional park facility to the City, expanding recreation amenities for residents.
Community Health/Environmental Justice Guiding Policies
CHEJ-G-1
Ensure that all San Pablo residents have access to a variety of transportation and physical activity options that enhance health and that work for diverse lifestyles, incomes, and abilities.
The proposed project would expand access to physical activity options for San Pablo residents. The location would allow for these amenities to be provided within walking distance of a number of neighborhoods.
For the reasons mentioned above, Planning Staff finds that the proposed use is consistent with the San Pablo General Plan land use, community facilities and community health-related policies. The project would be consistent with these policies and would help to facilitate future reuse of the site in conformity with the General Plan.
ZONING CONFORMANCE
The subject parcel is currently designated Institutional (I). According to Table 17.36-A, Public and Semi-Public Districts: Use Regulations, of the San Pablo Zoning Code, Recreation, Parks and Playgrounds are permitted with a Use Permit. Staff will bring forward a request of a Conditional Use Permit and Major Design Review for the development of the park at a future meeting.
ANALYSIS AND CONCLUSION
The parcel identified as 416-140-053 located at 2600 Moraga Road is in conformity with the San Pablo General Plan and Zoning Ordinance. The proposed use is consistent with the Institutional land use designation. Staff recommends that the Planning Commission adopt Resolution PC25-02 for PLAN2501-0004, finding that the development of the parcel by the City is in conformance with the General Plan.
ATTACHMENTS
A) Resolution PC25-02
B) Location Map
C) Park Concept Plan