PREPARED BY: GRIFFEN DEMPSEY DATE OF MEETING: 07/21/25
SUBJECT:
TITLE
CONSIDER AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN PABLO AMENDING THE SAN PABLO MUNICIPAL CODE (TITLE 17 - ZONING ORDINANCE) CHAPTER 17.32, RESIDENTIAL DISTRICTS, ALLOWED USES, AND DEVELOPMENT STANDARDS, CHAPTER 17.34, COMMERCIAL AND INDUSTRIAL DISTRICTS, ALLOWED USES, AND DEVELOPMENT STANDARDS AND CHAPTER 17.38, OVERLAY AND SPECIAL DISTRICTS, SECTION 17.38.080, SPECIFIC PLAN DISTRICTS; AMENDMENTS TO THE SAN PABLO ZONING MAP TO REDESIGNATE 139 LAND PARCELS TO BE CONSISTENT WITH THE LAND USE DESIGNATIONS OF THE SAN PABLO GENERAL PLAN UPDATE 2035; AND AMENDMENTS TO THE SAN PABLO AVENUE SPECIFIC PLAN FIGURE 2-4, LAND USE DIAGRAM, TO REDESIGNATE 18 PARCELS TO BE CONSISTENT WITH THE LAND USE DESIGNATIONS OF THE SAN PABLO GENERAL PLAN 2035.
CEQA: The proposed zoning text amendments, zoning map amendments, and San Pablo Avenue Specific Plan amendments implement the updated land use map and policies of the San Pablo General Plan Update 2035. An Addendum to the General Plan 2030 EIR (certified on April 18, 2011) has been prepared for the proposed San Pablo General Plan Update 2035, which found that there would not be any new or additional significant environmental impacts that have not been previously evaluated.
Label
CITY MANAGER RECOMMENDATION
Recommendation
Conduct public hearing; waive first reading; introduce Ordinance
Body
Compliance statements
FY 2025-2027 Council Priority Workplan Compliance Statement
Updating the Zoning Ordinance, Zoning Map, and San Pablo Avenue Specific Plan to implement land use changes and new land use designations set forth in the San Pablo General Plan 2035 update would help to promote the City Council Major Policy Goal of Expand Housing Options, Priority 301, Update/Certify the General Plan and Housing Element, 301.1 Increase Housing Production Through Zoning (Via the General Plan Update and Rumrill Corridor Plan Process in 2025).
CEQA Compliance Statement: The proposed Zoning Ordinance text amendment, zoning map amendment, and amendment to the San Pablo Avenue Specific Plan (the “Project”) would implement updates to the proposed San Pablo General Plan 2035 which was considered for adoption by the City Council on July 7, 2025. In 2011, by Resolution 2011-045, the City of San Pablo certified the Final EIR for the San Pablo General Plan 2030 (“2011 EIR”) and adopted a Statement of Overriding Considerations for significant and unavoidable transportation impacts. For the General Plan Update 2035, the City prepared an Addendum to the 2011 EIR. This Addendum includes updated analysis of traffic and vehicle miles traveled, noise, air quality and greenhouse gas emissions. The Addendum determined that there are no substantial changes proposed by the General Plan Update 2035 or the circumstances in which the General Plan Update 2035 would be undertaken that would require major revisions to the General Plan 2030 EIR, that there are no mitigation measures or alternatives previously found not to be feasible that would in fact be feasible, and that the General Plan Update 2035 would be consistent with and within the scope of the 2011 EIR in accordance with CEQA Guidelines section 15162.
Since the proposed Project would implement General Plan Update 2035, including new land use designations, densities, and development standards, the Addendum adequately and accurately evaluates the Project’s environmental impact. There are no substantial changes proposed by the General Plan Update 2035 or the Project or the circumstances in which the Project would be undertaken that would require major revisions to the 2011 EIR. There are no mitigation measures or alternatives previously found not to be feasible that would in fact be feasible, and the Project would be consistent with and within the scope of the 2011 EIR in accordance with CEQA Guidelines section 15162.
The 2011 EIR for the San Pablo General Plan 2030 is available for viewing at these links:
<https://www.sanpabloca.gov/DocumentCenter/View/565/San-Pablo-GP-FEIR--021011?bidId=>
The Addendum for the General Plan Update 2035 is available at this link:
<https://www.sanpabloca.gov/2804/General-Plan-Housing-Element-Update>.
PUBLIC HEARING NOTICE
A Public Hearing Notice was published in the West County Times (West Contra Costa edition of the East Bay Times) newspaper on Tuesday July 1, 2025. In addition, notice letters were mailed to the owners of all the parcels proposed for Zoning Map or Specific Plan Map redesignation.
BACKGROUND
The proposed Ordinance would implement zoning changes to reflect changes to the land use map set forth in the City’s proposed update to the General Plan, which is called the San Pablo General Plan 2035 or the General Plan Update 2035, and which includes an Area Plan for the Rumrill Corridor, extending from Brookside Drive south to the City Limits at Costa Avenue. This update to the General Plan was initiated by the City in late 2019, by applying for and receiving substantial grant funds from California Department of Housing and Community Development (HCD) in the form of Senate Bill 2 (SB2) funds and Local Early Action Planning (LEAP) Grants and from ABAG/MTC in the form of Regional Early Action Planning (REAP) Grants and Priority Development Area (PDA, for the Rumrill Corridor) grants, all of which have been combined with previously allocated general funds to assist the City with completing the General Plan/Housing Element Update as part of a multi-year capital planning project. On March 15, 2021, the City Council adopted Resolution 2021-025 accepting the HCD SB2 and LEAP planning grants and authorizing the City Manager to enter into an agreement with Dyett & Bhatia for planning services related to the General Plan and Housing Element Updates.
After an extensive public review and HCD review process, the City adopted the 2023-2031 Housing Element, a revised Community Health & Environmental Justice Element, and an updated Noise and Safety Element on March 18, 2024, by Resolution 2024-041. The Housing Element was certified by HCD on May 20, 2024. Completion of the Housing Element allowed the consulting team and staff to focus on completion of updates to the remaining Elements of the General Plan and the Rumrill Corridor Plan for the San Pablo General Plan Update 2035.
On May 27th, 2025, the draft General Plan Update 2035 was reviewed by the Planning Commission and a public hearing was held. The Planning Commission recommended approval by the City Council by a vote of 3-0 (three ayes, with two members absent). The City Council held a public hearing to consider the General Plan Update 2035 on July 7, 2025, and voted to approve by a vote of 3 - 0 (three ayes, one absent, and one recusal).
The General Plan Update 2035 includes an updated Land Use map, with 139 parcels citywide receiving updated land use designations. The Rumrill Corridor Plan area, which includes 84 of the parcels being redesignated, also calls for the creation of three new land use categories: Employment Mixed Use, Mixed Use Center West, and Planned Development/ Infill Opportunity. The new Land Use map reflects the creation of these new designations.
In order to implement the new Land Use Map and the Rumrill Corridor Plan to be consistent with the General Plan Update 2035, the City must also update the Zoning Code, Zoning Map, and San Pablo Avenue Specific Plan Land Use Diagram. The proposed Ordinance would implement the new General Plan Update 2035 and bring the Zoning Ordinance, Zoning Map, and San Pablo Avenue Specific Plan map into alignment with the San Pablo General Plan Update 2035, as required by State planning law.
SUMMARY OF CHANGES
Zoning Ordinance Text Amendment
This is a City-initiated text amendment to Chapter 17.32, Sections 17.32.020, 17.32.030, and 17.32.040, and Chapter 17.34, Sections 17.34.020, 17.34.030, and 17.34.040 of the Municipal Code to implement three newly established land use designations set forth in the Rumrill Corridor Plan Appendix of the San Pablo General Plan 2035. The proposed amendment includes the following changes:
1. Chapter 17.32, Residential Districts, Allowed Uses, and Development Standards.
a. Section 17.32.020, Intent of individual districts, is amended to include a description of the intent of the newly established PD - Planned Development district. The PD District is described as follows:
i. “PD District. The PD - Planned Development district is intended to implement the Planned Development/Infill Opportunity land use designation of the General Plan and the Rumrill Corridor Plan. The intent of the PD district is to promote high density residential and/or mixed-use development on a cluster of adjacent City-owned sites. Permitted residential density is up to 60 dwelling units per acre. A mix of unit types and live-work housing are encouraged, along with complementary non-residential uses.”
b. Section 17.32.030, Uses Allowed, Table 17.32-A-Residential Districts: Use Regulations is amended to include a new column for the PD - Planned Development district, setting forth the uses that will be allowed in this district. The uses allowed in the PD district are as follows:
i. Uses allowed by right: Accessory Dwelling Units, Animal Keeping, Large Family Day Care, Small Family Day Care, Multiple-Family Dwellings, Emergency Shelters, Home Occupations, Live-Work Facilities, Residential Care Facilities, Single-Room Occupancy, Residential Care Facilities, Supportive Housing, Transitional Housing, Bed and Breakfasts, Business and Professional Services, Food and Beverage Sales - Convenience, Food and Beverage Sales - General, Funeral and Internment Services, Health Food Stores, Nurseries, Offices, Personal Services, Limited Repair Services, Restaurants - General, Retail Sales - General, and Retail Sales - Local.
ii. Uses allowed subject to an administrative use permit: Community Gardens, Animal Care, Dance and Fitness Studios, and Tattoo Parlors.
iii. Uses allowed subject to a conditional use permit: Assisted Living Facilities, Boarding Houses, Community Care Facilities, Community Facilities, Day Care Centers, Hospitals and Clinics, Public Services, Indoor Recreation, Recreation - Parks and Playgrounds, Religious Institutions, Wireless Facilities, Major Utilities, Minor Utilities, Alcoholic Beverage Sales, Farmers Markets, Hotels and Motels, Massage Establishments, Mobile Vending, General Repair Services, Fast Service Restaurants, Outdoor Retail Sales, Regional Retail Sales, Secondhand Dealers, Automotive Parts Sales, and Recycling Services - Donation/Collection Boxes.
c. Section 17.32.040, Development Standards is amended to include a new column for the PD - Planned Development district, establishing the development standards applicable to this zone. The development standards of the zone are shown in the table below:
|
Land Use/Zoning District |
PD |
|
Parcel Dimensions1 |
|
Parcel Area, min |
|
Interior Parcels |
10,000 sf |
|
Corner Parcels |
10,000 sf |
|
Parcel Frontage, min |
|
|
Interior Parcels |
70 feet |
|
Corner Parcels |
70 feet |
|
Coverage, Density, and Intensity |
|
Parcel Coverage, max |
75% |
|
Density, max3 |
60du/ac3 |
|
Floor Area Ratio (FAR), max |
- |
|
Setbacks4 |
|
Front, min |
05 |
|
Side, max |
25 feet/20% of parcel width for both sides |
|
Side, min |
|
1st Story |
0 feet; 10 feet when abutting a conforming residential use |
|
2nd Story |
- |
|
1- to 2-Story Building |
5 feet per side |
|
3-Story Building |
8 feet per side |
|
4+ Story Building |
12 feet per side |
|
Single-Row Dwelling Access8 |
12 feet |
|
Rear, min |
0 feet; 10 feet when abutting a conforming residential use |
|
Site Development Measurements |
|
Height, max |
|
At Eave |
60 feet |
|
At Roof Peak |
75 feet |
|
Stories, max |
6 |
|
Building Separation, min |
Building Code |
|
Width of Driveways and Driveway Cuts at Curb |
|
Single Driveway |
12 feet |
|
Double Driveway |
22 feet or 40% of the lot frontage, whichever is less |
|
Width of Inner Court Providing Access to Double-Row Dwelling Group |
22 feet |
|
Required Open Space per Unit, min |
150 sf of common open space and 60sf of private open space |
|
Accessory Structures14 |
|
Height, max |
12 feet |
2. Chapter 17.34, Commercial and Industrial Districts, Allowed Uses, and Development Standards.
a. Section 17.34.020, Intent of individual districts, is amended to include descriptions of the intentions of the newly established EMU - Employment Mixed Use and MUCW - Mixed Use Center West zoning districts. The EMU and MUCW districts are described as follows:
i. “EMU District. The EMU employment mixed-use district is intended to implement the employment mixed-use land use designation in the General Plan and the Rumrill Corridor Plan by providing opportunities for a range of production, distribution, and repair-oriented businesses, including food production and distribution; small-scale auto and appliance repair; apparel, electronics, and furniture manufacturing; and other creative demonstration, showcase, and assembly uses. On-site live/work housing is also encouraged. On sites over 0.25 acres, multifamily housing is permitted where adequate buffering and noise mitigation is provided. Maximum non-residential FAR is 0.6.”
ii. “MUCW District. The MUCW - Mixed-Use Center West district is intended to implement the Mixed Use Center West land use designation of the General Plan and the Rumrill Corridor Plan. This district is intended to provide for the creation of a prominent gateway into San Pablo with multifamily residential development between 30 to60 dwelling units per acre and/or activity-generating commercial uses with a maximum FAR of 2.5. A mix of uses is encouraged, with desired commercial uses including a grocery store, restaurants, community-serving shops and services, a food truck park, a production facility with a tasting room or retail sales, or a commercial kitchen with on-site dining.”
b. Section 17.34.030, Uses Allowed, Table 17.34-A-Commercial and Industrial Districts: Use Regulations is amended to include two new columns for the EMU - Employment Mixed-Use and MUCW - Mixed-Use Center West zoning districts, laying out the types of uses that will be allowed in these new zones. The uses allowed in the EMU zone are as follows:
i. Uses allowed by right: Accessory Dwelling Units, Community Care Facilities, Multiple-Family Dwellings, Single-Family Attached Dwellings, Home Occupations, Live-Work Facilities, Residential Care Facilities, Single-Room Occupancy, Supportive Housing, Transitional Housing, Medical and Dental Offices, Public Services, Indoor Recreation, Recreation - Minor Arcades, Recreation - Outdoor Passive, Recreation - Parks and Playgrounds, Minor Utilities, Artist Studios, Banks, Financial Institutions, and Credit Unions, Building Materials - Indoor Sales, Business and Professional Services, Food and Beverage Sales - Catering Services, Food and Beverage Sales - Convenience, Food and Beverage Sales - General, Funeral and Internment Services, Nurseries, Health and Exercise Clubs, Healthy Food Stores, Nurseries, Offices, Personal Services, Limited Repair Services, General Repair Services, Restaurants - Coffee Shops/Cafes, Restaurants -Full Service, Restaurants - General, General Retail Sales, Local Retail Sales, Outdoor Retail Sales, Regional Retail Sales, Secondhand Dealers, Specialty Food Retail, Specialty Goods Retail, Wholesaling, Automotive Parts Sales, Industry - Limited, Research and Development, and Enclosed Warehousing and Storage.
ii. Uses allowed subject to an administrative use permit: Community Gardens, Animal Care, Dance and Fitness Studios, Farmers Markets, Mobile Vending, Outdoor Dining, Tattoo Parlors, and Minor Automotive Repair.
iii. Uses allowed subject to a conditional use permit: Emergency Shelters, Incidental/Caretaker Residences, Community and Religious Assembly, Community Facilities, Day Care Centers, Hospitals and Clinics, Recreation - Amusements, Recreation - Major Arcades, Religious Institutions, Private Schools, Public Schools, Vocational Schools, Wireless Facilities, Major Utilities, Alcoholic Beverage Sales, Animal Boarding, Bed and Breakfasts, Cannabis Retail, Commissaries, Live Entertainment, Hotels and Motels, Massage Establishments, Nightclubs and Bars, Pawnshops and Pawnbrokers, Fast Service Restaurants, Smoke Shops, Major Automotive Repair, Automotive Washing, Building Materials Yards, General Industry, Maintenance Yards, Consumer Recycling Services, Recycling Services - Donation/Collection Boxes, Personal Storage, and Outdoor Warehousing and Storage.
The uses allowed in the MUCW - Mixed-Use Center West zone are as follows:
i. Uses allowed by right: Accessory Dwelling Units, Community Care Facilities, Large Family Day Cares, Small Family Day Cares, Multiple-Family Dwellings, Home Occupations, Live-Work Facilities, Residential Care Facilities, Single-Room Occupancy, Supportive Housing, Transitional Housing, Medical and Dental Offices, Public Services, Recreation - Minor Arcades, Recreation - Outdoor Passive, Minor Utilities, Artist Studios, Banks, Financial Institutions, and Credit Unions, Bed and Breakfasts, Business and Professional Services, Food and Beverage Sales - Convenience, Food and Beverage Sales - General, Nurseries, Health and Exercise Clubs, Healthy Food Stores, Nurseries, Offices, Personal Services, Restaurants - Coffee Shops/Cafes, Restaurants -Full Service, Restaurants - General, General Retail Sales, Local Retail Sales, Specialty Food Retail, and Specialty Goods Retail.
ii. Uses allowed subject to an administrative use permit: Community Gardens, Animal Care, Dance and Fitness Studios, Food and beverage Sales - Catering Services, Mobile Vending, Limited Repair Services, Outdoor Dining, Secondhand Dealers, and Tattoo Parlors.
iii. Uses allowed subject to a conditional use permit: Assisted Living Facilities, Boarding Houses, Emergency Shelters, Incidental/Caretaker Residences, Community and Religious Assembly, Community Facilities, Day Care Centers, Hospitals and Clinics, Indoor Recreation, Recreation - Major Arcades, Recreation - Parks and Playgrounds, Religious Institutions, Private Schools, Public Schools, Vocational Schools, Wireless Facilities, Major Utilities, Alcoholic Beverage Sales, Building Materials - Indoor Sales, Cannabis Retail, Check Cashing Businesses, Farmers Markets, Funeral and Internment Services, Live Entertainment, Hotels and Motels, Massage Establishments, Nightclubs and Bars, Fast Service Restaurants, Outdoor Retail Sales, Regional Retail Sales, Smoke Shops, Automotive Parts Sales, Recycling Services - Donation/Collection Boxes, and Research and Development.
c. Section 17.34.040, Development Standards is amended to include two new columns for the EMU - Employment Mixed-Use and MUCW - Mixed Use Center West zoning districts, establishing the development standards for these new zones. The table below shows the development standards for these zones:
|
|
EMU |
MUCW |
|
Minimum parcel area (sf) |
No minimum3 |
No minimum |
|
Maximum building height (feet) |
60 |
60 |
|
Minimum floor area ratio (FAR) |
- |
0.5 |
|
Maximum floor area ratio (FAR) |
0.64 |
2.5 |
|
Office |
- |
- |
|
Non-office |
- |
- |
|
Maximum density (du/ac) |
60 |
30-605 |
|
Minimum setbacks (feet) |
See Section 17.34.040 <https://www.codepublishing.com/CA/SanPablo/>(B) |
Additionally, three new footnotes are added, reading as follows:
3Minimum parcel size of 0.25 acres required for multifamily residential uses.
4Maximum floor area of 0.6 for non-residential uses only. No applicable FAR maximum for residential uses.
5Bonus density of up to 10% is allowed with the provision of one or more of the following: A public plaza, on-site recreational amenities, such as a playground or fitness area; provision of on-site public art, or high-quality architectural design features that build the visual presence of the Rumrill/Market gateway as determined through the Design Review process.
3. Chapter 17.38, Overlay and Special Districts, Section 17.38.080, Specific plan districts (SP#). B. Designation. Strike reference to 1. 23rd Street Specific Plan (SP1). This 23rd Street Specific Plan is proposed to be repealed with the adoption of the General Plan 2035, which includes more updated policies directed towards development along the 23rd Street Corridor. The zoning within this area will remain Commercial Mixed Use (CMU) and development in this area will be regulated by the Zoning Ordinance rather than by a separate Specific Plan.
Zoning Map Amendment
As discussed in the Staff Report for the adoption of the General Plan Update 2035, the land use designation changes contained in that document reflect a “right zoning” of parcels that do not include the existing and reasonable future uses of the sites; parcels where property owner have requested appropriate changes to their future land use; changes that reflect the need to promote more housing production in San Pablo; and the creation of new zoning designations along the Rumrill Corridor, including a new designation of Employment Mixed Use, Mixed Use Center West, and Planned Development/Infill Opportunity. Rezoning of these parcels to match the new Land Use designations is required for implementation of the General Plan Update 2035.
This is a City-initiated amendment to the Zoning Map to implement changes to the General Plan Land Use Designations for 139 parcels (identified by address and/or assessor parcel number (APN) city-wide, including 84 parcels within the Rumrill Corridor Plan area and 18 parcels within the San Pablo Avenue Specific Plan. Pursuant to the new Land Use Designations contained in the General Plan 2035, affected addresses and parcels throughout San Pablo, but outside of the Rumrill Corridor and the San Pablo Avenue Specific Plan are shown in the table below:
|
Address |
APN |
Current Zoning |
Proposed Zoning |
|
1723 14th St |
410-264-016 |
NC |
CMU |
|
1770 14th St |
410-267-018 |
NC |
R3 |
|
1780 14th St |
410-267-017 |
NC |
R3 |
|
2856 15th St |
413-213-013 |
NC |
R3 |
|
2783 16th St |
412-160-001 |
NC |
R3 |
|
2841-2845 16th St |
413-213-026 |
NC |
R3 |
|
1500 Broadway Ave |
412-142-009 & 412-142-011 |
NC |
R3 |
|
1501 Broadway Ave |
412-213-022 |
NC |
R3 |
|
1516 Broadway Ave |
412-142-010 |
NC |
R3 |
|
1525 Broadway Ave |
413-213-010 |
NC |
R3 |
|
2929 Castro Rd |
416-140-041 |
NC |
R3 |
|
2424 Church Ln |
417-090-024 |
I |
R3 |
|
2523 El Portal Dr |
416-140-048 |
NC |
R3 |
|
2555 El Portal Dr |
416-140-047 |
NC |
R3 |
|
3300 Giant Rd |
413-110-031 |
NC |
IMU |
|
3400 Giant Rd |
413-100-033 |
NC |
IMU |
|
3420 Giant Rd |
413-100-034 & 413-100-035 |
NC |
IMU |
|
1418 Market Ave |
410-267-002 |
NC |
R3 |
|
1420 Market Ave |
410-267-003 |
NC |
R3 |
|
1424 Market Ave |
410-267-004 |
NC |
R3 |
|
1434 Market Ave |
410-267-005 |
NC |
R3 |
|
1700 Market Ave |
410-271-012 |
NC |
R3 |
|
1716 Market Ave |
410-271-015 |
NC |
R3 |
|
2700 San Pablo Dam Rd |
419-020-016 |
OS |
CR |
|
3410 San Pablo Dam Rd |
420-130-026 |
R2 |
R4 |
|
3101 Willow Rd |
417-290-008 |
CR |
R3 |
|
3107 Willow Rd |
417-290-009 |
CR |
R3 |
|
3111 Willow Rd |
417-290-010 |
CR |
R3 |
|
(at Giant/Palmer) |
413-160-013 & 413-160-014 |
OS |
I |
|
|
416-140-051 |
NC |
R3 |
|
|
416-140-049 |
NC |
R3 |
|
|
420-040-013 |
I |
CR |
|
|
410-265-003 |
NC |
R3 |
|
|
410-251-002 |
NC |
CMU |
Legend:
NC = Neighborhood Commercial
I = Institutional
CR = Regional Commercial
CMU = Commercial Mixed Use
R4 = High Density Residential
R3 = Multifamily Residential
R2 = Two-Family Residential
OS = Open Space
IMU = Industrial Mixed Use
Pursuant to the new Land Use Designations contained in the General Plan 2035, affected addresses and parcels in the Rumrill Corridor Plan area are shown in the table below:
|
Address |
APN |
Current Zoning |
Proposed Zoning |
|
1150 Brookside Drive |
411-020-022 |
R3 |
R4 |
|
1200 Brookside Drive |
411-020-013 |
R3 |
R4 |
|
1230 Brookside Drive |
411-020-012 |
R3 |
R4 |
|
1212 California St |
410-022-005 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU EMU |
|
|
|
1200 Chesley Ave |
410-021-001 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU EMU |
|
|
|
1327 Fillmore St |
410-022-015 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>I EMU |
|
|
|
1301 Fillmore St |
410-022-016 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1303 Fillmore St |
410-021-018 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1309 Fillmore St |
410-021-022 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1314 Fillmore St |
410-022-013 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1318 Fillmore St |
410-022-012 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1321 Fillmore St |
410-021-023 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1329 Fillmore St |
410-021-024 |
IMU |
R4 |
|
1334 Fillmore St |
410-022-004 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1343 Fillmore St |
410-021-019 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1375 Fillmore St |
410-021-014 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1300 Market Ave |
410-268-001 <https://gis.cccounty.us/HTML5/assessorPDF/410p26x0.pdf>CMU MUCW |
|
|
|
1302 Pine Ave |
410-220-029 <https://gis.cccounty.us/HTML5/assessorPDF/410p22x0.pdf>NC CMU |
|
|
|
2145 Rumrill Blvd |
411-020-025 <https://gis.cccounty.us/HTML5/assessorPDF/411p02x0.pdf>NC EMU |
|
|
|
1153 Rumrill Blvd |
741-002-007 <https://gis.cccounty.us/HTML5/assessorPDF/741p00x0.pdf>IMU R3 |
|
|
|
1157 Rumrill Blvd |
410-023-002 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU EMU |
|
|
|
1291 Rumrill Blvd |
410-023-012 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU EMU |
|
|
|
1317 Rumrill Blvd |
410-022-009 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1405 Rumrill Blvd |
410-021-007 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1411 Rumrill Blvd |
410-021-021 |
I |
PD |
|
1411 Rumrill Blvd |
410-021-028 |
I |
PD |
|
1411 Rumrill Blvd |
410-021-026 |
IMU |
PD |
|
1441 Rumrill Blvd |
410-021-002 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU EMU |
|
|
|
1452 Rumrill Blvd |
410-220-012 <https://gis.cccounty.us/HTML5/assessorPDF/410p22x0.pdf>NC CMU |
|
|
|
1454 Rumrill Blvd |
410-220-045 |
NC |
CMU |
|
1472 Rumrill Blvd |
410-220-044 <https://gis.cccounty.us/HTML5/assessorPDF/410p22x0.pdf>NC CMU |
|
|
|
1484 Rumrill Blvd |
410-220-027 <https://gis.cccounty.us/HTML5/assessorPDF/410p22x0.pdf>NC CMU |
|
|
|
1503 Rumrill Blvd |
410-012-009 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>IMU EMU |
|
|
|
1509 Rumrill Blvd |
410-012-008 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>IMU EMU |
|
|
|
1522 Rumrill Blvd |
410-230-036 |
NC |
CMU |
|
1524 Rumrill Blvd |
410-230-032 <https://gis.cccounty.us/HTML5/assessorPDF/410p23x0.pdf>NC CMU |
|
|
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1527 Rumrill Blvd |
410-012-006 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>IMU EMU |
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|
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1532 Rumrill Blvd |
410-230-019 <https://gis.cccounty.us/HTML5/assessorPDF/410p23x0.pdf>NC CMU |
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|
|
1533 Rumrill Blvd |
410-012-013 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>IMU EMU |
|
|
|
1542 Rumrill Blvd |
410-230-037 <https://gis.cccounty.us/HTML5/assessorPDF/410p23x0.pdf>NC CMU |
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|
|
1550 Rumrill Blvd |
410-230-024 <https://gis.cccounty.us/HTML5/assessorPDF/410p23x0.pdf>NC CMU |
|
|
|
1600 Rumrill Blvd |
410-251-012 <https://gis.cccounty.us/HTML5/assessorPDF/410p25x0.pdf>NC CMU |
|
|
|
1610 Rumrill Blvd |
410-251-014 |
NC |
CMU |
|
1620 Rumrill Blvd |
410-251-015 <https://gis.cccounty.us/HTML5/assessorPDF/410p25x0.pdf>NC CMU |
|
|
|
1621 Rumrill Blvd |
410-012-012 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>IMU EMU |
|
|
|
1634 Rumrill Blvd |
410-251-022 |
NC |
CMU |
|
1640 Rumrill Blvd |
410-251-023 <https://gis.cccounty.us/HTML5/assessorPDF/410p25x0.pdf>NC CMU |
|
|
|
1646 Rumrill Blvd |
410-251-024 |
NC |
CMU |
|
1652 Rumrill Blvd |
410-251-001 <https://gis.cccounty.us/HTML5/assessorPDF/410p25x0.pdf>NC CMU |
|
|
|
1665 Rumrill Blvd |
410-012-001 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>IMU EMU |
|
|
|
1700 Rumrill Blvd |
410-264-012 <https://gis.cccounty.us/HTML5/assessorPDF/410p26x0.pdf>NC CMU |
|
|
|
1712 Rumrill Blvd |
410-264-011 <https://gis.cccounty.us/HTML5/assessorPDF/410p26x0.pdf>NC CMU |
|
|
|
1718 Rumrill Blvd |
410-264-010 <https://gis.cccounty.us/HTML5/assessorPDF/410p26x0.pdf>NC CMU |
|
|
|
1732 Rumrill Blvd |
410-264-009 <https://gis.cccounty.us/HTML5/assessorPDF/410p26x0.pdf>NC CMU |
|
|
|
1742 Rumrill Blvd |
410-268-011 <https://gis.cccounty.us/HTML5/assessorPDF/410p26x0.pdf>NC CMU |
|
|
|
1752 Rumrill Blvd |
410-268-008 <https://gis.cccounty.us/HTML5/assessorPDF/410p26x0.pdf>CMU MUCW |
|
|
|
1757 Rumrill Blvd |
410-011-002 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>CMU EMU |
|
|
|
1789 Rumrill Blvd |
410-011-001 <https://gis.cccounty.us/HTML5/assessorPDF/410p01x0.pdf>CMU MUCW |
|
|
|
1801 Rumrill Blvd |
411-030-004 <https://gis.cccounty.us/HTML5/assessorPDF/411p03x0.pdf>CMU MUCW |
|
|
|
1817 Rumrill Blvd |
411-030-006 <https://gis.cccounty.us/HTML5/assessorPDF/411p03x0.pdf>CR MUCW |
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|
|
1820 Rumrill Blvd |
411-041-009 <https://gis.cccounty.us/HTML5/assessorPDF/411p04x0.pdf>CMU MUCW |
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|
|
1836 Rumrill Blvd |
411-041-007 <https://gis.cccounty.us/HTML5/assessorPDF/411p04x0.pdf>NC CMU |
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|
|
1852 Rumrill Blvd |
411-048-001 <https://gis.cccounty.us/HTML5/assessorPDF/411p04x0.pdf>NC CMU |
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|
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1865 Rumrill Blvd |
411-030-008 <https://gis.cccounty.us/HTML5/assessorPDF/411p03x0.pdf>NC CMU |
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|
|
1868 Rumrill Blvd |
411-048-002 <https://gis.cccounty.us/HTML5/assessorPDF/411p04x0.pdf>NC CMU |
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|
|
1869 Rumrill Blvd |
411-030-010 <https://gis.cccounty.us/HTML5/assessorPDF/411p03x0.pdf>NC CMU |
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|
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1883 Rumrill Blvd |
411-030-009 <https://gis.cccounty.us/HTML5/assessorPDF/411p03x0.pdf>NC R3 |
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|
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1940 Rumrill Blvd |
411-244-012 <https://gis.cccounty.us/HTML5/assessorPDF/411p24x0.pdf>NC CMU |
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|
|
1942 Rumrill Blvd |
411-244-013 <https://gis.cccounty.us/HTML5/assessorPDF/411p24x0.pdf>NC CMU |
|
|
|
1964 Rumrill Blvd |
411-244-015 <https://gis.cccounty.us/HTML5/assessorPDF/411p24x0.pdf>NC CMU |
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|
|
1970 Rumrill Blvd |
411-245-015 |
NC |
CMU |
|
2001 Rumrill Blvd |
411-020-019 |
NC |
R4 |
|
2025 Rumrill Blvd |
412-142-010 |
NC |
EMU |
|
2031 Rumrill Blvd |
411-020-036 |
NC |
EMU |
|
1200 Sanford Ave |
410-023-010 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
1230 Sanford Ave |
410-023-009 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
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|
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1240 Sanford Ave |
410-023-008 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
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1250 Sanford Ave |
410-023-007 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
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|
1260 Sanford Ave |
410-023-011 <https://gis.cccounty.us/HTML5/assessorPDF/410p02x0.pdf>IMU R4 |
|
|
|
|
410-011-005 |
IMU |
EMU |
|
|
410-012-007 |
IMU |
EMU |
|
|
410-021-027 |
IMU |
EMU |
|
|
410-022-006 |
IMU |
EMU |
|
|
411-020-034 |
R3 |
R4 |
Legend:
NC = Neighborhood Commercial
I = Institutional
CR = Regional Commercial
CMU = Commercial Mixed Use
R4 = High Density Residential
R3 = Multifamily Residential
IMU = Industrial Mixed Use
EMU = Employment Mixed Use
MUCW = Mixed Use Center West
PD = Planned Development/Infill Opportunity
A map showing the parcels that are proposed to be rezoned can be found in Attachment B. The proposed citywide zoning map can be found in Exhibit 1 to Attachment A.
Specific Plan Map Amendments
This is a City-initiated amendment to the San Pablo Avenue Specific Plan Figure 2-4, Land Use Diagram. A total of 18 parcels within the San Pablo Avenue Specific Plan area will receive new land use designations as part of the General Plan Update 2035. The San Pablo Avenue Specific Plan Land Use Diagram implements the General Plan land use designations and must be amended to reflect the new designations. Parcels proposed to be redesignated in the San Pablo Avenue Specific Plan are shown in the table below:
|
Address |
APN |
Current Zoning |
Proposed Zoning |
|
1901 Church Ln |
411-151-013 |
SP2 - I |
SP2 - MDR |
|
2300 El Portal Dr |
416-160-039 |
SP2 - NC |
SP2 - CMU |
|
2400 El Portal Dr |
416-160-047 |
SP2 - NC |
SP2 - CMU |
|
14350 Laurie Ln |
416-160-053 |
SP2 - NC |
SP2 - CMU |
|
2550 Mission Bell Dr |
416-160-038 |
SP2 - NC |
SP2 - CMU |
|
13561 San Pablo Ave |
417-180-026 |
SP2 - MDR |
SP2 - Mixed Use Center South |
|
13880 San Pablo Ave |
411-340-033 & 411-340-041 |
SP2 - I |
SP2 - CMU |
|
14270 San Pablo Ave |
416-160-057 |
SP2 - NC |
SP2 - CMU |
|
14280 San Pablo Ave |
416-160-056 |
SP2 - NC |
SP2 - CMU |
|
14330 San Pablo Ave |
416-160-055 |
SP2 - NC |
SP2 - CMU |
|
14400 San Pablo Ave |
416-150-012 |
SP2 - NC |
SP2 - CMU |
|
2023 Vale Rd |
417-180-010 |
SP2 - I |
SP2 - CMU |
|
2089 Vale Rd |
417-220-018 |
SP2 - I |
SP2 - CMU |
|
2101 Vale Rd |
417-270-017 |
SP2 - I |
SP2 - CMU |
|
|
416-160-046 |
SP2 - NC |
SP2 - CMU |
|
|
417-180-006 |
SP2 - I |
SP2 - CMU |
|
|
417-190-013 |
SP2 - I |
SP2 - CMU |
Legend:
SP2 = San Pablo Avenue Specific Plan
NC = Neighborhood Commercial
I = Institutional
MDR = Medium Density Residential
CMU = Commercial Mixed Use
MUCS = Mixed Use Center South
Additionally, the zoning map will be updated to reflect the sunsetting of the 23rd Street Specific Plan, which is called for as part of the General Plan 2035 update. All parcels within the 23rd Street Specific Plan area will revert to CMU zoning designations.
A map showing the properties within the San Pablo Avenue Specific Plan that would receive new zoning designations can be found in Attachment C. The proposed new San Pablo Avenue Specific Plan Land Use Diagram can be found in Exhibit 2 to Attachment A.
GENERAL PLAN COMPLIANCE
The proposed ordinance is consistent with the following General Plan policies:
ED-G-1: Review, assess, and respond to changing economic conditions.
LU-G-1: Promote a sustainable, balanced land use pattern that responds to existing and future needs of the City, as well as physical constraints.
LU-G-2: Ensure planned land uses are compatible with existing uses and provide for appropriate transitions or buffers for new uses, as needed.
LU-I-1: Amend the Zoning Ordinance to implement new General Plan land use designations and promote Transit-Oriented Development (TOD) at appropriate locations.
LU-I-3: Ensure that land use development occurs in an orderly fashion and in pace with the expansion of public services and utilities.
LU-G-7: Retain and enhance existing commercial, industrial, education, and entertainment land use areas to strengthen San Pablo’s economic base.
LU-I-43: Support the development of underutilized and vacant parcels at the intersection of Market Avenue and Rumrill Boulevard and encourage uses that are conducive to creating commercial synergy and a safe environment for the west side of the city.
The proposed Ordinance would implement new zoning designations and land use changes required by the General Plan Update 2035, helping to create a more balanced land use pattern throughout the city and particularly implementing a new vision for the Rumrill Boulevard corridor that better reflects current market trends and existing conditions.
ZONING ORDINANCE COMPLIANCE:
By updating the Zoning Ordinance to reflect pending changes to the General Plan, the proposed amendments are consistent with the purposes of the Zoning Ordinance:
Pursuant to Zoning Ordinance Section 17.01.020, “Purpose,” the purpose of the ordinance is to promote growth of the city in an orderly manner and to promote and protect the public health, safety, peace, comfort, and general welfare in conformance with the general plan.
The proposed amendment helps to implement the changes required by General Plan Update 2035 which are designed to better promote the orderly and harmonious development of the City by establishing new zoning designations and rezoning parcels to better match the existing and planned future conditions of the sites in question.
SPECIFIC PLAN CONFORMANCE
This project seeks to amend the land use diagram in the San Pablo Avenue Specific Plan. The San Pablo Avenue Specific Plan contains the following policies that are of relevance to the proposed Amendment:
Guiding Policy for Land Use:
2-G-1 Promote development of San Pablo Avenue as an attractive boulevard, lined with a diverse array of uses that promote vibrant street life, and maintain eyes on the street at all times.
Implementing Policies:
2-I-1 Establish mixed-use, transit-supportive nodes of development near the intersections of San Pablo Avenue and the following streets: Rumrill Boulevard, El Portal Drive, Church Lane, and San Pablo Dam Road.
2-I-12 Allow commercial uses to occupy the Public/Institutional area on the north side of Vale Road if medical office facilities vacate.
Guiding Policy for Urban Design and Building Development Standards:
4-G-3 Encourage a mix of uses that is compatible with and caters to the needs of the community design
Implementing Policy:
4-I-6 Line San Pablo Avenue, the new “main street” and any other principal street frontages with commercial uses.
The project supports these Specific Plan policies by updating the land use diagram to better reflect the development potential and market demand for 18 parcels within the specific plan area. By “right-zoning” these parcels, the City can better position land within the Specific Plan area to be redeveloped with uses and built form that meets the vision and goals of the document.
SPECIFIC PLAN AMENDMENT PROCESS
According to Section 17.04.040 and Table 17.16-A, the Planning Commission is responsible for hearing and making recommendations to the City Council on applications for General and Specific Plan Amendments. According to State Law, a Specific Plan is prepared, adopted, and amended in the same manner as a general plan but may be amended as often as deemed necessary (Section 65453(a)).
According to Section 17.22.030.D, an amendment to specific plan text and map may be initiated by the Planning Commission or the City Council, or may be initiated by the original applicant for the specific plan district or a successor thereto, provided such applicant or successor has, at the time of application for an amendment, a continuing controlling interest in development or management of uses within the planned community zone.
SPECIFIC PLAN AMENDMENT FINDINGS
The proposed Ordinance would include an amendment to the Land Use Diagram of the San Pablo Avenue Specific Plan (Figure 2-4) to reflect the changed designation of 18 parcels, as identified above. The following findings may be made to support the approval of the amendment to the San Pablo Avenue Specific Plan:
1. The amendment would be in the general interest of the public interest by providing for additional mixed-use development and housing opportunities along the San Pablo Avenue corridor
2. The amendment would remain internally consistent with the policies of the San Pablo Avenue Specific Plan and San Pablo General Plan Update 2035
3. The amendment would further the goals of the San Pablo Specific Plan and General Plan related to Land Use, Housing, and Economic Development along San Pablo Avenue.
4. CEQA: In 2011, by Resolution 2011-045, the City of San Pablo certified the Final EIR for the San Pablo General Plan 2030 (“2011 EIR”) and adopted a Statement of Overriding Considerations for significant and unavoidable transportation impacts. For the proposed General Plan Update 2035, the City has prepared an Addendum to the 2011 EIR. This Addendum includes updated analysis of traffic and vehicle miles traveled, noise, air quality and greenhouse gas emissions. The Addendum determined that there are no substantial changes proposed by the General Plan Update 2035 or the circumstances in which the General Plan Update 2035 would be undertaken that would require major revisions to the 2011 EIR, that there are no mitigation measures or alternatives previously found not to be feasible that would in fact be feasible, and that the General Plan Update 2035 would be consistent with and within the scope of the 2011 EIR in accordance with CEQA Guidelines section 15162. Since the proposed Project would implement General Plan Update 2035 including new land use designations, densities, and development standards, the Addendum adequately and accurately evaluates the Project’s environmental impacts. There are no substantial changes proposed by the General Plan Update 2035 or the Project or the circumstances in which the Project would be undertaken that would require major revisions to the 2011 EIR. There are no mitigation measures or alternatives previously found not to be feasible that would in fact be feasible, and the Project would be consistent with and within the scope of the 2011 EIR in accordance with CEQA Guidelines section 15162.
5. A Public Hearing Notice was published in the West County Times (West Contra Costa edition of the East Bay Times) newspaper on Wednesday, July 1, 2025.
PLANNING COMMISSION RECOMMENDATION
The San Pablo Planning Commission held a duly noticed public hearing on the proposed amendments at its regular meeting on June 24, 2025 and approved PC25-12, by a vote of 4 ayes and 1 absent, recommending adoption of the proposed Ordinance, Zoning Map amendment, and San Pablo Avenue Specific Plan amendment by the City Council, contingent upon the City Council’s adoption of the San Pablo General Plan Adoption (which occurred on July 7, 2025).
PUBLIC COMMENTS RECEIVED
At the Planning Commission meeting, there was one public comment made by Olivia Liou, Rumrill Properties, LLC regarding the proposed designation for 2025 - 2031 Rumrill Boulevard, which is proposed to be rezoned from NC, Neighborhood Commercial to EMU, Employment Mixed Use. Ms. Liou subsequently sent two emails, one on July 7, 2025 and one on July 8, 2025 (copies attached). She also spoke during the public comment period at the City Council meeting on July 7, 2025. Ms. Liou was dissatisfied with the help provided by City staff and the action taken by the Planning Commission. She would like to see her property rezoned to Industrial Mixed Use (IMU) or for additional uses to be allowed by right in the EMU zone.
CONCLUSION
Staff recommends that the City Council review the proposed zoning ordinance amendment, zoning map amendment, and Specific Plan amendment, take public testimony, and introduce the attached ordinance amending the Zoning Ordinance (Title 17) Chapter 17.32, Chapter 17.34, and Chapter 17.38; the attached Zoning Map; and the attached San Pablo Avenue Specific Plan map, implementing new zoning designations and land use changes set forth in the San Pablo General Plan 2035 update.
The Proposed City Council Ordinance (Attachment A) incorporates the recommended amendments to the Zoning Ordinance. The Draft Zoning Map (Exhibit 1 to Attachment A) shows the proposed new Zoning Map. Attachment B shows which specific properties would receive new zoning designations. The Draft San Pablo Avenue Specific Plan map (Exhibit 2 to Attachment A) shows the proposed new land use map for the San Pablo Avenue Specific Plan. Attachment C shows which specific properties within the San Pablo Avenue Specific Plan area would receive new designations.
FISCAL IMPACT
There is no fiscal impact for this action.
ATTACHMENTS
A. Proposed City Council Ordinance
Exhibit 1: Proposed Zoning Map
Exhibit 2: Proposed San Pablo Avenue Specific Plan Land Use Diagram
B. Citywide Properties Proposed to be Rezoned
C. San Pablo Avenue Properties Proposed to be Rezoned
D. Resolution PC25-12 recommending approval of the Zoning Ordinance Text, Zoning Ordinance Map, and San Pablo Avenue Specific Plan amendment to the City Council.
E. Public Comments Received
F. Proof of Publication