PREPARED BY: LIBBY TYLER DATE OF MEETING: 07/07/2025
SUBJECT:
TITLE
CONDUCT A PUBLIC HEARING AND CONSIDER REPEALING THE 23rd STREET SPECIFIC PLAN AND THE SAN PABLO GENERAL PLAN 2030 (EXCLUDING THE 2023-2031 HOUSING ELEMENT), AND ADOPTING THE SAN PABLO GENERAL PLAN 2035, WHICH INCLUDES CHANGES TO MULTIPLE ELEMENTS TO UPDATE BACKGROUND INFORMATION, SYNCHRONIZE POLICY DIRECTION WITH THE 2023-2031 HOUSING ELEMENT, ENSURE INTERNAL CONSISTENCY ACROSS ELEMENTS, AND ADD THE RUMRILL CORRIDOR PLAN AS AN AREA PLAN WITH NEW LAND USE DESIGNATIONS AS AN APPENDIX. THIS IS A CITY INITIATED PROJECT AND IT APPLIES TO THE ENTIRE SAN PABLO PLANNING AREA
CEQA: An Addendum to the 2030 General Plan EIR (certified on April 18, 2011) was prepared for the proposed Amendments and Updates for the San Pablo General Plan 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; adopt Resolution
Body
COMPLIANCE STATEMENTS
FY 2025-27 City Council Priority Workplan Compliance Statement:
Adopted Major Policy Goals under FY 2025-27 City Council Priority Workplan, effective April 7, 2025, include the following:
“Expand Housing Options” is a Major Policy Goal and Priority 301. is to “Update/Certify the General Plan 2040 and Housing Element.” Priority 301.1 is to “Increase Housing Production through Zoning (via the General Plan Update and Rumrill Boulevard Corridor Plan Process in 2025.” Priority 311 is to “Pursue Necessary Amendments to City-Wide General Plan, San Pablo Avenue Specific Plan, and after 23rd St. Specific Plan Sunsets to Facilitate New Mixed Use Development Opportunity Sites.”
CEQA Compliance Statement
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 Project, 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 Project or the circumstances in which the Project 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 Project would be consistent with and within the scope of the General Plan 2030 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 Project is available at this link:
<https://www.sanpabloca.gov/2804/General-Plan-Housing-Element-Update>.
REQUESTED ACTIONS
This is a City-initiated request to have the City Council conduct a public hearing and consider the adoption of General Plan 2035, which includes amendments and updates to the existing San Pablo General Plan 2030 and the addition of the Rumrill Corridor Plan (an Area Plan) as an appendix. The request also includes the repeal of the 2007 23rd Street Specific Plan and San Pablo General Plan 2030, excluding the recently-adopted 2023-2031 Housing Element. The General Plan 2035 includes revisions to the Land Use Designations for 137 parcels to better reflect existing conditions, development potential and housing production goals. In addition, the 23rd Street Specific Plan is now outdated, and the area is better addressed through the development regulations for the Commercial Mixed Use designation. The repeals of General Plan 2030 (excluding the 2023-2031 Housing Element) and the 23rd Street Specific Plan, along with the adoption of General Plan 2035, are collectively the “Project” that the City Council is considering for adoption.
The California Environmental Quality Act (“CEQA”) requires environmental review of all amendments to the General Plan. Thus, an Addendum to the Final Environmental Impact Report for General Plan 2030 has been prepared.
The Planning Commission held a public hearing and took public comment on the Project on May 27, 2025. The City Council will also hold a public hearing and provide an opportunity for additional public comment at its regular meeting on July 7, 2025. A public review draft of the San Pablo General Plan 2035 has been made available on the City’s website in accordance with State Law at <https://www.sanpabloca.gov/2804/General-Plan-Housing-Element-Update>. The Rumrill Corridor Plan has been made available on the City’s website at <https://www.sanpabloca.gov/2863/Rumrill-Corridor-Plan>. Public comments may be presented at the City Council hearing and/or submitted to:
generalplan@sanpabloca.gov <mailto:generalplan@sanpabloca.gov>.
BACKGROUND
The City’s General Plan is a state-required long-range policy document that provides guidance to decision makers regarding the allocation of resources, and the future physical form and character of development for the City. San Pablo’s General Plan was last comprehensively updated in 2011 by the Oakland-based consulting firm of Dyett & Bhatia. The plan has served as a critical policy planning document for the City over the past 14 years, helping to set the stage for subsequent actions such as the Climate Action Plan, San Pablo Avenue Specific Plan, and Bicycle and Pedestrian Master Plan. Updates to the General Plan, including the recently adopted Housing Element 2023-2031, have been underway over the past few years to recognize the community progress that has been made since 2011, to outline future land use and growth strategies, to ensure consistency with other planning documents and initiatives, and to allow for increased focus in the areas of housing production, reductions to vehicle miles traveled, environmental justice, and updates to land use planning along the Rumrill Boulevard and 23rd Street corridors and other key locations.
San Pablo initiated the General Plan/Housing Element Update process in late 2019/early 2020 by applying for and receiving substantial grant funds from the 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.
Presentations to the Planning Commission on progress on the General Plan/Housing Element Update were made on January 25, 2022, July 26, 2022, August 30, 2022 (public hearing), February 28, 2023, October 24, 2023, February 27, 2024 (public hearing), October 29, 2024 (Rumrill Corridor Plan), April 22, 2025, and May 27, 2025 (public hearing). Presentations to the Economic Development, Housing & Project Management Standing Committee of the City Council were made on December 8, 2021, September 21, 2022, August 30, 2023, and May 29, 2025. Presentations to the full City Council were made on March 15, 2021, September 19, 2022 (public hearing), September 5, 2023, and March 18, 2024.
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 March18, 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 currently proposed Project.
PLANNING PROCESS
Since commencing work on the Project, the Consulting team along with City staff have completed several milestones, including:
• Completed an Existing Conditions/Key Trends Report
• Prepared future land use maps
• Conducted a review of existing policies
• Prepared a Public Engagement Strategy
• Conducted an on-line and pop-up Community Survey
• Held workshops, pop-up events, Instagram reel surveys, and a block party to solicit community engagement
• Held property owner forums and one-on-one engagement, especially along the Rumrill Corridor
• Targeted stakeholder interviews
• Publicized updates in El Portal, on the City website, and in social media
• Completed a Profile report for the Rumrill Corridor Priority Development Area (PDA)
• Completed a Market Conditions & Trends Report for the Rumrill Corridor
• Established a Technical Advisory Committee for the Rumrill Corridor Plan and held three meetings of the TAC to review progress on the Rumrill Corridor Plan.
Many of these engagement efforts were combined with the extensive outreach for the Housing Element 2023-2031. Special focused efforts, including the formation of a Technical Advisory Committee (TAC) were made for the Rumrill Corridor, under the terms of the overseeing contract with ABAG/MTC. Additional information on the planning process for the General Plan 2035 and the Rumrill Corridor Plan is provided in the project links noted above and in the discussion sections below.
The City conducted its Tribal Consultation under SB 18 and AB 52 on the Project commencing with initial outreach on December 8, 2022 and extended to all identified Tribes provided by the Native American Heritage Commission. Pursuant to this process, the City consulted with the Confederated Villages of Lisjan Nation, who expressed an interest in being consulted with on future development projects
State law (Government Code Section 65352) requires a 45-day review period for General Plan Amendments, such as the Project. The law further requires notification of the following agencies: cities or counties within or abutting the area; elementary, high school or unified school district with the area; local agency formation commission; areawide planning agency; affected federal agencies; public water system, State Water Resources Control Board; Bay Area Air Quality Management District; Native Tribes identified by the Native American Heritage Commission; State Board of Forestry and Fire Protection and local fire district. The City sent notice to these entities and individuals as well as all those who have expressed interest in remaining informed about the Project.
In addition, the City has mailed a courtesy notice to 137 parcels where the Land Use designation would be modified in the Future Land Use Map of General Plan 2035. The land use designation changes reflect a “right zoning” of properties that do not reflect the existing and reasonable future uses of the sites; properties where the 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 new designations of Employment Mixed Use, Mixed Use Center West, and Planned Development/Infill Opportunity. Rezoning of these properties to match the new Land Use designations would occur following Project adoption.
The Draft Rumrill Corridor Plan was released on April 15 and had a public review period of April 15, 2025, to May 31, 2025. The remaining portions of the General Plan 2035 were released on May 19, 2025, with a public review period of May 20, 2025, to July 5, 2025. The Planning Commission hearing occurred during the two public review periods, and the City Council hearing will occur after the close of the public review periods. This will ensure that public review will occur during the City’s review and adoption process and that the City will not take final action until after the closing the review periods.
GENERAL PLAN 2035 CONTENTS
The San Pablo General Plan 2035 follows the content requirements established by Government Code Section 65302 and the General Plan Guidelines promulgated by the Governor’s Office of Land Use and Climate Innovation. It includes the following Chapters:
1. Introduction
Description of purpose and process, planning context, General Plan requirements, General Plan organization, and administration of the General Plan.
2. Economic Development
Economic vision, the economy of San Pablo, strategic readiness, workforce development, improving the business climate, working regionally, marketing and promotion, and fiscal health.
3. Land Use & Physical Design
Background and context, General Plan land use diagram, urban form, community design, residential neighborhoods, Priority Development Areas, commercial, entertainment, and industrial uses, civic and institutional uses, and special planning subarea.
4. Growth Management
Urban Limit Line, development review and mitigation, transportation planning, and housing options.
5. Circulation
Circulation framework, roadway network, bicycle and pedestrian circulation, public transit, truck routes and freight rail, parking, and Transportation Demand Management.
6. Parks, Schools, Community Facilities & Utilities
Parks and recreation, schools and community facilities, and public utilities
7. Open Space & Conservation
Open space resources, biological resources, water resources, land resources, cultural resources, air quality and climate change.
8. Community Health & Environmental Justice (no changes since the 2024 update adoption)
9. Safety & Noise
Seismic and geologic hazards, flood hazards, fire hazards, hazardous materials, safety services and emergency response, and noise
10. Implementation & Monitoring
Responsibilities, the regulatory system, and Capital Improvements Program
APPENDIX: Rumrill Corridor Plan
The San Pablo Housing Element 2023-2031 is contained within a separate document and has not been amended by the General Plan Update 2035.
GENERAL PLAN 2035 SUMMARY OF CHANGES
The revisions to the General Plan 2030 are summarized as follows:
Introduction: This Chapter was edited to revise the section entitled “Why Update Now”, including reference to adoption of the 2023-31 Housing Element and the current update effort.
Economic Development: This Element was extensively updated to better reflect the character of the current economy; and to update population figures, numbers of employed residents by industry group, numbers of employed residents in San Pablo and Contra Costa County, the discussion of strengths, weaknesses, opportunities, and threats, recommended target industries, and the city’s role in economic development. Guiding and Implementing Policies were added to address the 2024 Economic Development Strategy and to update the Implementing Policies for Cultivating and Attracting a Skilled, Educated and Well-Trained Work Force. Marketing and Promotion Implementing Policies were revised to remove reference to the Redevelopment Agency, which no longer exists. Policies related to Improving the City’s Image were also updated.
Land Use & Physical Design: The most substantive updates to the General Plan 2035 were focused on the Land Use & Physical Design Element. This Element was revised to:
• Refresh data and update content for consistency with the 2023-2031 Housing Element and Rumrill Corridor Plan
• Reset the horizon year to 2035 keeping the buildout projections the same
• Reorganized the Element to better reflect the focus on promoting mixed use and the infill development in Priority Development Areas (PDAs).
• Add a new Map of PDAs added
• Add a suite of 21 new implementing policies to guide land use and community design within PDAs
• Add new Policies LU-I-25 through LU-I-46 to address site/building design, active streetscape, buffering of uses and parking
• Maintain San Pablo Dam Road as a special focus area
• Add new maps and new land use designations from the Rumrill Corridor Plan
• Modify other land use designations to remove height and lot size details that belong in the Zoning Code
In addition, the description of Land Use Characteristics was revised to better match current land use patterns. The Table of Existing Land Use acreage was updated to reflect current conditions. The Map of Existing Land Uses was updated. The description of Recent Development was updated. The General Plan Land Use Diagram was revised as shown on the attached Tables and Figure. Discussion of Density/Intensity Standards for Residential Development were revised. Discussion of Mixed Use designations were updated. The new designation of Mixed Use Center West and Employment Mixed Use were included (see below). Commercial/Industrial uses were updated, including the Entertainment District Overlay (from the San Pablo Avenue Specific Plan) and Planned Development/Infill Opportunity district. The new designations were added to Table 3.2.1, General Plan Land Use Density and Intensity Standards. The General Plan Buildout numbers were updated in Table 3.2-2. Implementing Policies for Zoning Ordinance Amendments were updated. The discussion of Residential Neighborhoods and Implementing Policies was updated. A discussion of Priority Development Areas and Guiding and Implementing Policies was added. The section on Industrial and Service Commercial Uses was updated and Implementing Policies added. The Special Planning Areas section was also revised and updated.
Growth Management. This Element had minor edits. There is a new section added to describe the Contra Costa Transportation Authority Measure C and its funding mechanisms and opportunities. References to Level of Service traffic standards have also been removed for consistency with State Law.
Circulation. This Element has extensive updates. The City’s complete street and road diet projects along San Pablo Avenue, 23rd Street and Rumrill Boulevard have been incorporated. The Major Transportation Improvements Table 5.2-2 has been updated. The Planned Improvements Figure 5-2 has been updated. Street design cross-sections have been replaced with updated graphics. Discussion of Level of Service has been replaced with discussion of Vehicle Miles Traveled. A new section is added on recently adopted transportation studies and plans, including the Bicycle and Pedestrian Corridor Study, Local Road Safety Plan, Contra Costa College Mobility Hub Plan, and Sustainable Transit Oriented Development Master Plan. Relevant policies have been updated to reflect these new plans, add reference to complete streets, and remove reference to levels of service. Under Bicycle and Pedestrian Circulation, the Bicycle and Pedestrian Master Plan and Safe Routes to School Master Plan are described and related policies have been added. The map of Existing and Proposed Bicycle Systems is updated. The discussion of Transit includes discussion of Transit Oriented Development and relevant policies added. The map of Transit and Truck Routes is updated. Additional policies are added to the Parking and Transportation Demand Management sections.
Parks, Schools, Community Facilities & Utilities. This Element was moderately updated to include new information on San Pablo parks and facilities in the text, table of existing parks (Table 6.1-1), discussion of park demand, and summary of proposed parks (Table 6.1-2). The discussion of Schools and Community Facilities was updated to include new information where available. The tables of School Enrollment (Table 6.2-1) and Student Generation Factors (Table 6.2-2) were updated. Minor changes were made to the Implementing Policies. For Public Utilities, updated information was added where available. The Table of Projected Water Demand and Supply in EBMUD Service Area was updated (Table 6.3-1). Information on Solid Waste Collection and Recycling was updated.
Open Space and Conservation. This Element was moderately updated. A new discussion of Rewilding was added under Biological Resources. Under Water Resources, the Surface Water Quality discussion was updated. Under Air Quality and Climate Change, the Table of Air Pollutant Standards was updated (Table 7.6-1) and discussion of Air Quality in San Pablo was also updated. A discussion of the Community Emissions Reduction Plan was added. Under Climate Change and Greenhouse Gases, a discussion of the Climate Action Plan was added. Policies were amended to reflect the Climate Action Plan.
Health. The 2030 Health Element has been replaced with the Community Health and Environmental Justice Element adopted in 2024. This newly adopted Element is included in the General Plan 2035 as Chapter 8 and does not contain any new or additional changes as part of the Project.
Safety & Noise. This Element was amended in 2024. This amended version is included in General Plan 2035 as Chapter 9. Additional minor changes include an update to the Fire Hazard section to reference and include the new draft Fire Hazard Severity Zones which will soon be adopted by the Contra Costa County Fire Protection District.
Implementation and Monitoring. This Chapter has minor changes. Updates were made to some of the City Departments. Reference to the Redevelopment Agency was removed. The description of some of the City’s Committees was updated. Text was added to describe the San Pablo Avenue Specific Plan, which was adopted following the General Plan 2030, and to describe the proposed sunsetting of the 23rd Street Specific Plan.
RUMRILL CORRIDOR PLAN
Rumrill Boulevard is a two-lane arterial corridor that extends north from San Pablo’s southwestern City limit to connect with Broadway Avenue and San Pablo Avenue. The City has designated the southern portion of the corridor between Brookside Drive and Costa Avenue as a Priority Development Area (PDA), a designation for areas that are near public transit and planned for new homes, jobs, and community amenities. This designation is reflected as an Overlay District in the San Pablo Zoning Code Section 17.38.040. The Rumrill PDA is also identified as an Employment Focus Area in Plan Bay Area 2050, the regional sustainable growth strategy that coordinates housing plans, open space conservation efforts, economic development strategies, and transportation investments.
With a grant from the Metropolitan Transportation (MTC) in conjunction with the Association of Bay Area Governments (ABAG), the City of San Pablo has undertaken preparation of the Rumrill Corridor Plan to develop a shared vision for the Corridor and to identify a variety of policy tools to guide its evolution. The planning effort began in 2022 but was paused while the fifth cycle Housing Element Update was completed. The process restarted in 2024, and the Draft Plan has now been released for public review and comment.
The Corridor Plan seeks to expand the range of housing choices available in the Corridor and to improve environmental conditions and economic opportunities. It is designed to guide revitalization of the corridor with strategies to integrate a wider variety of housing types, stimulate economic development and job creation, enhance recreational and entertainment options, improve the visual quality of buildings and streetscapes, and enrich the quality of life for local residents.
The shared vision for the future that emerged from the planning process is for Rumrill Boulevard to be a highly livable corridor and a destination for “food and fun” that attracts San Pablo residents as well as visitors from around the region. It will be a vibrant neighborhood, with a variety of housing choices for people of all ages and incomes, and a place where successful businesses that provide quality jobs for corridor residents and opportunities for local entrepreneurs can locate and thrive. It will also be a place where people come together for soccer games at the Rumrill Sports Complex, to enjoy a meal at a popular local restaurant or food truck, or to meet with friends in a new public plaza at the prominent intersection of Market and Rumrill or at other nearby open spaces. Attractive architecture, branded signage, and public art reflecting local heritage and culture will all contribute to a memorable sense of place.
The Rumrill Corridor Plan is organized into the following chapters:
1. Introduction.
This chapter outlines the purpose and uses of the Corridor Plan, describes its relationship to other City planning documents, and provides an overview of the Plan.
2. Corridor Profile.
Drawing on the background reports prepared during the initial phase of work, this chapter describes the existing land use and development patterns, population characteristics, and economic activities in the Corridor to provide a profile of key conditions and trends with implications for the Plan.
3. Vision and Planning Framework.
This chapter summarizes the planning process and the shared vision for the future of the Rumrill Corridor that has emerged from the planning process. It also includes a detailed General Plan Land Use map for the Corridor and provides descriptions of the General Plan land use designations that apply, including specific standards for the density and intensity of development.
4. Goals, Policies, and Actions.
This chapter contains a framework of goals, policies and actions that, taken together, describe a vision for the Corridor and the steps needed to achieve it.
5. Implementation and Monitoring.
This chapter summarizes the specific actions to be taken to carry out the Plan. For each action, the timing and priority for implementation is identified together with the responsible agency and department. It also identifies a series of indicators that can be used to track progress toward achieving the goals of the Plan.
PROPOSED LAND USE DESIGNATIONS
General Plan 2035
The proposed Land Use & Physical Design Element redesignates 53 properties to another Land Use designation to facilitate additional residential and commercial development opportunities and to better reflect actual and proposed land uses. The properties and the existing and proposed designations are shown on the attached spreadsheet.
The properties affected by these changes are as follows:
Four parcels on Broadway Ave. (1500, 1501, 1516, 1525) to go from Neighborhood Commercial (NC) to Medium Density Residential (MDR); one parcel on Castro Rd. ((2929) to go from NC to MDR; two parcels on Church Ln. (1901, 2424) to go from Institutional (I) to MDR; three parcels on El Portal (2523, 416-140-049, 2555) to go from NC to MDR; three parcels on El Portal (2300, 2400, 416-160-046) to go from NC to Commercial Mixed Use (CMU); three parcels on Giant Rd. (3300, 3400, 3420) to go from NC to Industrial Mixed Use (IMU); two parcels on Giant Rd. at Palmer Ave. (413-160-013 & 413-160-014) to go from Open Space (OS) to I; one parcel on Laurie Ln. (14350) to go from NC to CMU; seven parcels on Market Ave. (1418, 1420, 1424, 1434, 1700, 1716, 410-265-003) to go from NC to MDR; one parcel on Mission Bell Dr. (2550) to go from NC to CMU; one parcel off of Moraga Rd. (416-140-051) to go from NC to MDR; four parcels on San Pablo Ave. (14400, 14330, 14280, 14270) to go from NC to CMU; one parcel on San Pablo Ave. (13561) to go from MDR to Mixed Use Center (MUC); one parcel on San Pablo Ave. (13880) to go from I to CMU; one parcel on San Pablo Dam Rd. (3410) to go from MDR to High Density Residential (HDR); one parcel on San Pablo Dam Rd. (420-040-013) to go from OS to Regional Commercial (CR); one parcel on San Pablo Dam Rd. (2700) to go from I to CR; one parcel on Sutter Ave. (410-251-002) to go from NC to CMU; five parcels on Vale Rd. (2023, 2089, 2101, 417-180-006, 417-190-013) to go from I to CMU; three parcels on Willow Rd. (3101, 3107, 3111) to go from CR to MDR; two parcels on 14th St. (1770, 1780) to go from NC to MDR; one parcel on 14th St. to go from NC to CMU; one parcel on 15th St. (2856) to go from NC to MDR; and two parcels on 16th St. (2783, 2841-2845) to go from NC to MDR.
Rumrill Corridor Plan
In addition, the new Rumrill Corridor Plan section of General Plan 2035 would redesignate 84 properties to another Land Use designation. These redesignations include three new designations of Employment Mixed-Use, Mixed-Use Center West, and Planned Development/Infill Opportunity. These three new designations are described as follows:
Mixed Use Center West.
Mixed use development at this prominent western gateway (Rumrill Boulevard and Market Avenue) into San Pablo will include multiunit residential development with a permitted density of 30-60 units per gross acre and/or activity-generating commercial uses with a maximum FAR of 2.5. The maximum permitted density and FAR may be calculated over the total area of adjoining parcels if they are proposed for redevelopment together as part of a single project. A mix of uses is encouraged but not required on individual sites. Typical building height is expected to be four to five stories with mixed use in either a vertical or horizontal format. Desired commercial uses include a grocery store, restaurants, and community-serving shops and services. Other potential commercial uses include a food truck park with communal seating, a production facility with a tasting room or retail sales point, and/or a commercial kitchen with on-site sales and dining. Residential developments that are “affordable by design” are encouraged, such as co-housing, micro-apartments, and modular construction. Bonus density and other regulatory incentives will be available for projects that provide public plazas, on-site recreational amenities, public art, and high-quality design features that build the visual presence of the Rumrill/Market gateway.
Employment Mixed Use
This designation seeks to foster 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 a host of other creative demonstration, showcase, and assembly uses. The intent is to provide opportunities for smaller scale commercial, office, industrial, and hybrid uses seeking affordable spaces that do not require direct access to the regional transportation network and to provide jobs with good wages that do not require a college degree for local residents. On-site live/work housing is also encouraged within this designation. On sites over 0.25 acres, multiunit housing is permitted where adequate buffering and noise mitigation is provided. Maximum permitted FAR for non-residential uses is 0.6.
Planned Development/Infill Opportunity
This designation is intended 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 units per net acre prior to any density bonus and an affordable housing component is required, consistent with Gov. Code, §§ 54220-54234. Residential development should include a mix of unit types, including studios, one-bedroom units, micro-units and other smaller unit types suitable for singles and students as well as larger units for families. Live/work housing that provides opportunities for compatible homebased businesses is encouraged. The site may be developed with residential uses alone; however, complementary non-residential uses such as business incubator space, commercial recreational uses, or space for workforce development and training activities are also desired.
The properties affected by these changes are as follows:
Four parcels on Brookside Dr. (1150, 1200, 1230, 411-020-034) to go from MDR to HDR; two parcels on California St. (1212, 410-022-006) to go from IMU to a new designation identified as Employment Mixed Use (EMU); one parcel on Chesley Ave. (1200) to go from IMU to EMU; one parcel on Fillmore St. (410-022-006) to go from IMU to EMU; one parcel on Fillmore St. (1327) to go from I to EMU; 10 parcels on Fillmore St. (1301, 1303, 1309, 1314, 1318, 1321, 1329, 1334, 1343, 1375) to go from IMU to HDR; one parcel on Market Ave. (1300) to go from CMU to a new designation identified as Mixed Use Center West (MUCW); one parcel on Pine Ave. (1302) to go from NC to CMU; three parcels on Rumrill Blvd. (2145, 2031, 2025) to go from NC to EMU; one parcel on Rumrill Blvd. (2001) to go from NC to HDR; two parcels on Rumrill Blvd.(1865, 1869) to go from NC to CMU; one parcel on Rumrill Blvd. (1883) to go from NC to MDR; 28 parcels on Rumrill Blvd (1452, 1454, 1472, 1484, 1522, 1524, 1532, 1542, 1550, 1600, 1610, 1620, 1634, 1640, 1646, 1652, 1700, 1712, 1718, 1732, 1742, 1836, 1852, 1868, 1940, 1942, 1964, 1970) to go from NC to CMU; one parcel on Rumrill Blvd. (1817) to go from CR to MUCW; four parcels on Rumrill Blvd. (1752, 1789, 1801, 1820) to go from CMU to MUCW; one parcel on Rumrill Blvd. (410-011-005) to go from IMU to EMU; one parcel on Rumrill Blvd. (1757) to go from CMU to EMU; eleven parcels on Rumrill Blvd. (1157, 1291, 1441, 1527, 1533, 1503, 1621, 1665, 410-011-005, 410-012-007, 410-021-027) to go from IMU to EMU; two parcels at 1411 Rumrill Blvd. (410-021-021, 410-021-028) to go from I to a new designation identified as Planned Development/Infill Opportunity (PDIO); one parcel at 1411 Rumrill Blvd. (410-021-006) to go from IMU to PD/IO; two parcels on Rumrill Blvd. (1317, 1405) to go from IMU to HDR; one parcel on Rumrill Blvd. (1153) to go from IMU to MDR; and five parcels on Sanford Ave. (1200, 1230, 1240, 1250, 1260) to go from IMU to HDR.
23rd Street Specific Plan
While the General Plan Update 2035 would include the sunsetting of the 23rd Street Specific Plan, the properties within this plan area would continue to be designated Commercial Mixed Use. Relevant policies within the Specific Plan that remain pertinent today have been included within the Land Use & Physical Design Element.
GENERAL PLAN CONSISTENCY REQUIREMENTS
The General Plan and all Elements thereof are required to be internally consistent and to contain goals and policies that are compatible. State Law also prohibits the City from amending the mandatory elements of the General Plan (including the Housing Element, Safety Element, and Environmental Justice Element) more than 4 times per year, and requires any amendment to the General Plan to be in the public interest. The proposed General Plan 2035 contains internally consistent goals and policies, and its adoption is in the public interest as it reflects changed conditions since the previous plan was adopted in 2011 and incorporates updated future goals for the City of San Pablo and the addition of a new focused plan for the Rumrill Boulevard corridor.
FISCAL IMPACT
The adoption of the Project would not have a direct fiscal impact on the City. However, it would help to promote additional development within the City which will be beneficial to the local economy. In addition, Project adoption assists the City in complying with grant requirements for the funding sources that contributed to the preparation of General Plan 2035.
ATTACHMENTS:
(A) Draft Resolution 2025-###
1.San Pablo General Plan 2035 w/Rumrill Corridor Plan Review Draft
2. Addendum to 2030 General Plan EIR, Vol 1
3. Addendum to 2030 General Plan EIR, Vol 2
(B) Planning Area Map
(C) Planning Commission Resolution PC25-07
(D) City Council Resolution 2021-025
(E) City Council Resolution 2011-045
(F) City Council Resolution 2011-046
(G) City Council Resolution 2021-151
(H) City Council Resolution 2024-041
(I) City Council Resolution 2007-121
(J) Proposed Land Use Maps
(K) List of Properties with Proposed Land Use Changes
(L) Public Review Comments Received
(M) Proof of Publication