PREPARED BY: GRIFFEN DEMPSEY DATE OF MEETING: 1/27/2026
SUBJECT:
TITLE
CONSIDERATION OF A MINOR DESIGN REVIEW, MINOR ADJUSTMENTS, AND A CONDITIONAL USE PERMIT TO CONSTRUCT A TWO-STORY SINGLE-FAMILY RESIDENCE WITH REDUCED FRONT AND REAR SETBACKS ON A SUBSTANDARD 2,925-SQUARE FOOT LOT LOCATED AT 1825 CALIFORNIA AVENUE, SAN PABLO, APN: 410-152-035
CEQA: This project is categorically exempt under the California Environmental Quality Act, Section 15303, New Construction, Class 3(a), one single-family residence. Class 3(a) consists of construction and location of a limited number of new, small facilities or structures. Examples of this exemption include one single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. The project will involve the construction of a new single-family residence in a residential location. None of the exceptions set forth in CEQA Guidelines Section 15300.2 which would preclude the use of this exemption are applicable.
Label
Location: 1825 California Avenue
APN: 410-152-035
PLAN No: PLAN2512-0005
Zoning: R-1, Single-Family Residential
Owner: Tomer Steinberg / Bay Area JV, LLC
Applicant: Jonathan J. McKim, Architect
Staff Contact: Griffen Dempsey, Assistant Planner
Recommendation
Conduct public hearing; adopt Resolution
Body
REQUESTED ACTION
A request for approval of a Minor Design Review and Conditional Use Permit to allow the construction of a new two-story single-family residence on a substandard 2,925-square foot lot and a Minor Adjustment request to reduce the front and rear setbacks by two feet each, to be located at 1825 California Ave, APN: 410-152-035. The parcel is designated as Low Density Residential in the General Plan and is within the R-1, Single-Family Residential zoning district.
Surrounding Zoning and Land Uses:
The project site is currently a vacant parcel located in the Old Town neighborhood of San Pablo, west of 23rd Street near Downer Elementary School. Surrounding zoning and land uses are as follows:
North: R-1, Single-Family Residential, existing single-story single-family home
South: R-1, Single-Family Residential, existing single-story single-family home
East: R-1, Single-Family Residential, existing single-story single-family home
West: R-1, Single-Family Residential, vacant lot, proposed to be reconfigured and developed with a two-story single-family home
ENVIRONMENTAL DETERMINATION
CEQA: This project is categorically exempt under the California Environmental Quality Act, Section 15303, New Construction, Class 3(a), one single-family residence. Class 3(a) consists of construction and location of a limited number of new, small facilities or structures. Examples of this exemption include one single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. The project will involve the construction of a new single-family residence in a residential zone. None of the exceptions set forth in CEQA Guidelines Section 15300.2 which would preclude the use of this exemption are applicable.
PUBLIC HEARING NOTICE
Notices regarding this public hearing were mailed to owners and residents of properties within a 300-foot radius of the site on January 14, 2026. In addition, a Public Hearing Notice was published in the West County Times newspaper (West Contra Costa edition of the East Bay Times) on Saturday, January 17, 2026.
SITE LOCATION AND PROJECT DESCRIPTION
The project is located at the northwest corner of California Avenue and 19th Street. The immediate vicinity consists of single-family residences, mostly single-story. The site formerly contained a single-family home, which was demolished in 2008, and the property has been vacant ever since. The site is designated R-1, Single-Family Residential. A single-family house is allowed by right in the Single-Family Residential district. The parcel is considered substandard given its dimensions; therefore, the development standards for R-1 districts and substandard parcels in the San Pablo Zoning Ordinance Section 17.32.050 apply.
The project site is on one of two adjacent vacant parcels, and these parcels are proposed to be reconfigured as part of the development project. The existing configuration of two narrow side-by-side lots fronting California Avenue would be replaced with a new configuration wherein the two parcels would be more square-shaped, with one parcel on the corner fronting California Avenue and the second parcel fronting 19th street (see attached exhibit). This reconfiguration is proposed in order to allow for the proposed homes to have more functional floor plans and present a more attractive street frontage. The parcel is a 2,925 square-foot lot and would retain this square footage after the proposed lot reconfiguration. Completion of a Lot Line Adjustment to accomplish this configuration will be required as a condition of approval.
The applicant, Jonathan McKim, Architect, is requesting the approval of a Minor Design Review, Minor Adjustments, and a Conditional Use Permit to build a new two-story residence with reduced front and rear setbacks. The proposed house will include three bedrooms, 2.5 bathrooms and a single-car garage with tandem parking in the driveway directly in front of the garage. A new single-family residence is subject to Minor Design Review under the Zoning Administrator Decisions section of Chapter 17.18 of the Zoning Ordinance. However, pursuant to Table 17.32-C under the Development Standards for substandard parcels in the R-1 District, a Conditional Use Permit is required to allow a second story on a 2,500-3,000 square-foot substandard lot. Footnote 3 of Table 17.32-C also requires Planning Commission review to determine if the placement of the second-story side yard windows would jeopardize the privacy of adjacent neighbors. In addition, the applicant has requested two Minor Adjustments to reduce front and rear setbacks. Section 17.18.070 of the Zoning Code allows for minor adjustments to be granted to modify certain requirements of the code in order to allow creative design solutions and accommodate unique site conditions. Table 17.18-A states that a maximum reduction of setbacks of up to two feet or 20%, whichever is less, may be considered. The applicant has requested to reduce the front setback by two feet from 20 feet to 18 feet, and to reduce the rear setback by two feet from 15 feet to 13 feet.
Section 17.16.070(B) Multiple Entitlements states that when a proposed project requires more than one permit with more than one approving authority, all project permits shall be processed concurrently and final action shall be taken by the highest-level designated approving authority for all such requested permits. Therefore, the required Minor Design Review and Minor Adjustments for this project will be reviewed by the Planning Commission along with the required Conditional Use Permit for the second story request for the new single-family house. The required Lot Line Adjustment will be required as a condition of approval of the zoning approvals and will be reviewed by the Planning Manager for conformance with Chapter 16.30.
GENERAL PLAN CONFORMANCE
The proposal to allow a new two-story residence with an attached one-car garage at this location is consistent with the following General Plan Actions and Policies for the Residential District in which it would be located:
Urban Form:
LU-G-1
Promote a sustainable, balanced land use pattern that responds to existing and future needs of the City, as well as physical and natural 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.
Community Design:
LU-G-3
Preserve and strengthen the City’s overall image and create a safe, walkable and attractive urban environment for the current and future generations of residents.
Residential Neighborhoods:
LU-G-4
Protect and enhance quality of life in the city’s residential neighborhoods.
LU-G-5
Promote a variety of housing types and prices within neighborhoods to serve the economic needs of all segments of the community.
LU-1-12
Allow for a range of residential development intensities throughout the community to cultivate a mix of housing types at varying sales price points and rental rates, provide options for residents of all income levels, and protect existing residents from displacement.
LU-I-14
Facilitate the development of 3 and 4-bedroom homes and accessory dwelling units that cater to larger, multi-generational families.
LU-I-16
Encourage building placement variations, roofline variations, architectural projections, and other embellishments to enhance the visual interest along residential streets.
LU-I-18
Ensure that new development in or adjacent to established neighborhoods is compatible in scale and character with the surrounding area by:
• Promoting a transition in scale and architectural character between new buildings and established neighborhoods; and
• Requiring pedestrian circulation, transit access, and vehicular routes to be well integrated.
LU-I-21
Support residential infill on vacant and underused lots within existing neighborhoods.
Infill should be sensitive to the design elements (building elements, setbacks, and heights) of adjacent properties. Use of accessory dwelling units, by-right duplexes, and missing middle density residential can help add housing and enhance affordable housing opportunities in existing neighborhoods.
Housing Element- Housing Action Plan Goals
Housing Goal #1. Increase housing supply and facilitate production of at least 800 new homes by 2031.
Policy 1-2: Promote development of a variety of housing types, sizes, and densities that meet community needs based on the suitability of the land, including the availability of infrastructure, the provision of adequate services and recognition of environmental constraints.
Policy 1-5: Continue to encourage the provision of a variety of housing choices and types in the community, including innovative forms of housing.
The proposed project would be responsive to these policies by developing a new single-family home on a site that is currently vacant. The proposal fits the scale and context of the surrounding neighborhood and would help improve the vitality of the area by replacing an empty lot with a well-designed new home. The home will have three bedrooms, helping fill the need for larger units in the City. The proposed house is thoughtfully designed and makes the most of the small lot, ensuring that the final product is a quality structure that will enhance the appearance of the neighborhood.
For reasons mentioned above, Planning Staff finds that the proposed use is consistent with the San Pablo General Plan land use and housing-related policies.
ZONING CONFORMANCE
The applicant proposes to construct a two-story single-family house with an attached single-car garage. Table 17.32C allows a two-story house on a substandard lot with a conditional use permit and with Planning Commission approval for the placement of second-story windows.
Summary of Zoning Ordinance Development standards:
|
DEVELOPMENT STANDARDS FOR R-1 ZONING DISTRICT |
|
Standards |
Zoning Ordinance Requires |
Proposed Project |
Complies? |
|
Front yard setbacks |
20 feet |
18 feet |
No; Minor Adjustment requested |
|
Rear yard setbacks |
15 feet minimum |
13 feet |
No; Minor Adjustment requested |
|
First Floor Side setbacks |
3 feet minimum |
6 feet |
Yes |
|
Second Floor Side setbacks |
3 feet minimum |
6 feet |
Yes |
|
Height limits |
27 feet maximum |
25 feet |
Yes |
|
Lot coverage |
45% maximum |
31% |
Yes |
The proposed residence would meet the required side setbacks, height limit, and lot coverage. The applicant has requested minor adjustments to the front and rear setbacks to reduce each setback by two feet. This is discussed below in the Minor Adjustment section.
DESIGN REVIEW
The City’s Residential Design Guidelines encourage street-facing entry doors for residences and minimal garage doors. The project is a residential use in a single-family neighborhood. The proposal is to provide the two required off-street parking spaces with one space in the garage and one space in the driveway. This would result in a smaller portion of the front elevation being dedicated to auto uses. If a two-car garage were proposed, much of the front elevation would consist of the garage frontage. In addition, the proposed second story setback adds visual interest to the house and creates articulation along the front elevation of the residence, in keeping with the recommendations of the design guidelines to step back second stories in order to reduce visual impact on the street and on neighboring properties. Overall, the design meets the intent of the residential development guidelines for small or narrow lots less than 3,000 square feet.
The proposed floor plan establishes all common areas on the first floor (i.e., living room, dining room and kitchen), as well as a half bathroom. The second floor includes the master bedroom and bathroom, two additional bedrooms and one common bathroom. The exterior elevations show fiber cement vertical board siding, a metal standing seam roof, stone veneer on the first floor, and black farmhouse windows. These elements should add depth and dimension to the appearance of the structure, which would exhibit the “Modern Farmhouse” style.
Construction of a new two-story single-family residence at this location is in keeping with the character of adjacent residential land uses and complies with the adopted City of San Pablo design guidelines.
The proposed project satisfies all of the review criteria set forth in San Pablo Municipal Code section 17.18.090(C) and staff recommends that the Planning Commission make the findings set forth in section 17.18.090(D). The project is consistent with applicable design guidelines and General Plan policies, and meets the zoning requirements with regard to setbacks, parcel coverage, and height limits, with the exception of the front and rear setbacks, for which the applicant has requested a Minor Adjustment. The location and design protect privacy and views on adjoining properties to foster orderly and harmonious development, and will not be detrimental to the public health, safety, or welfare.
MINOR ADJUSTMENTS
Section 17.18.070 of the San Pablo Municipal Code allows for minor adjustments to certain provisions of the code in order to allow creative design solutions to accommodate unique site conditions. The project applicant has requested two minor adjustments: (1) a reduction in the rear yard setback by two feet, and (2) a reduction in the front yard setback by two feet. These reductions are requested in order to ensure that a feasible floor plan can be designed within the constraints of the substandard lot dimensions. The lot is proposed to be 55 feet 10 inches wide by 52 feet 6 inches deep.
Table 17.18-A lists which standards are subject to Minor Adjustment and enumerates the maximum modification to each standard. This table establishes that applicants may request reductions in setbacks by up to two feet or 20% of the setback, whichever is less, and no closer to the property line than the average of the developed lots on the same block face, and that no projection into a public utility easement is allowed. In the case of both the front and rear yard setbacks, a decrease in two feet is the lesser of the two measurements. The applicant proposes a two-foot decrease to each setback, resulting in a 13-foot rear setback and an 18-foot front setback. The average front setback on the block face is approximately 17 feet, and the average rear setback is 12 feet. The proposed reductions would not result in any projections into public utility easements.
Per Section 17.16.070(B), when a project requires multiple entitlements from multiple approving authorities, all project permits shall be processed concurrently, and the final action shall be taken by the highest-level approving authority. Thus, the decision in the granting of a Minor Adjustment is elevated to the Planning Commission in the case of this project.
In order for the Planning Commission to approve or approve with conditions the application for a Minor Adjustment, all of the following findings must be made:
1. The proposed development is of sufficient size and is designed so as to provide a desirable environment within its own boundaries.
2. The proposed development is compatible with existing and proposed land uses in the surrounding area.
3. Any exceptions to or deviations from the density, requirements, or design standards result in the creation of project amenities that would not be available through strict adherence to code provisions (e.g., additional open space, protection of natural resources, improved pedestrian connectivity, public plazas). All minor adjustments shall be consistent with density bonus provisions outlined in Section 17.60.020 <https://www.codepublishing.com/CA/SanPablo/>, Density bonus and other incentives.
4. Granting the minor adjustment will not adversely affect the interests of the public or the interests of residents and property owners in the vicinity of the premises in question.
5. The minor adjustment is consistent with the general plan or any applicable specific plan or development agreement.
6. The exception is the minimum required in that it allows the specified improvement or development to occur, but does not provide additional development rights.
The Minor Adjustments requested by the project applicant would allow for a more desirable home with a more livable floor plan, as well as ensuring that a garage of the proper depth can be built on the property. The proposed three-bedroom home would also respond to the Housing Element Policy Goal 1-2 by facilitating the development of a larger home to accommodate larger families. The reductions would be compatible with the surrounding land uses and would not adversely affect the public interest. The development as proposed would be consistent with the General Plan and the Minor Adjustment request would not grant additional development rights.
CONDITIONAL USE PERMIT
Through the Use Permit process, the Planning Commission is given an opportunity to review certain uses, impose conditions of approval, approve or deny such proposals, and set terms for revocation of uses. In approving a Use Permit, the Planning Commission shall make a finding that the establishment, maintenance, or operation of the use applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
As mentioned in the project description, second stories are allowed on substandard lots subject to a Conditional Use Permit and Planning Commission review. To issue the Conditional Use Permit and approve the project, the Planning Commission must find that the placement of side-yard windows would not jeopardize the privacy of adjacent neighbors. The adjacent property to the north, in the proposed lot reconfiguration, would be developed with a new single-family home fronting 19th St. While plans for the home on the neighboring parcel have not yet been submitted by the applicant, preliminary floor plans show that side of the garage of this home will face the north wall of the proposed project, reducing potential privacy issues. Second-floor rear windows are designed to be smaller and higher up, and are placed in hallways and bathrooms, further ensuring that they do not significantly impact sight lines or privacy. The west side of the property is developed with an existing single-story single-family home. The garage of the proposed home faces this existing home, and no windows are on the first floor. A single, narrow window on the second floor in the corner of the master bedroom would not significantly jeopardize the privacy of this neighboring home.
Based upon the planning and zoning conformance analysis contained in this staff report, the project meets the required findings to support a Conditional Use Permit. Specific findings to support the granting of a Conditional Use Permit in this case include the following:
A. The proposed project is consistent with the general plan.
B. The proposed use is in accordance with the objectives of the zoning ordinance and the purposes of the district in which the site is located.
C. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or in the vicinity.
D. The project is exempt from provisions of CEQA, consistent with CEQA guidelines Section 15303, New Construction, Class 3(a), one single-family residence.
E. Public notice of the hearing has been given by mail to the applicants, local affected agencies, all property owners within 300 feet of the subject property, and has been published in the West County Times, in accordance with the requirements of Government Code Section 65905.
Approval of this project will not materially adversely affect the health or safety of persons residing or working in the neighborhood of the property and will not be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. As stated above, the proposed single-family home would be located in a residential area with primarily single-family residences. The proposal would develop a lot that has been vacant for many years. Construction of a new two-story single-family residence at this location is in keeping with the character of adjacent residential land uses and complies with the adopted City of San Pablo design guidelines. The proposal would be responsive to general land use policies by promoting the preservation of the integrity of existing stable residential neighborhoods.
CONCLUSION
Staff recommends approval of the Minor Design Review, Minor Adjustments, and Conditional Use Permit, subject to the conditions of approval identified in the attached proposed Resolution PC26-01 (Attachment A). Any changes to the approvals must first be submitted to the City of San Pablo for review.
ATTACHMENTS
A. Resolution PC26-01
B. Project Application
C. Illustration of proposed lot reconfiguration
D. Site plan, floor plan, elevations, and color and materials board
E. Proof of Publication