The blue box should read:
SECTIONS
2.01 Intent and Use of the Code
2.02 Administration of Regulating Code
2.03 Regulating Plan
2.04 Development Standards
2.05 Supplemental General Development Standards
2.06 General Public and Private Open Space Standards
2.07 Definitions
Agenda Item No. 7.A.
Agenda Packet Page 193 of 263
2
The FBC Table 08a should read:
Allowed Uses Required shop frontage must be occupied by commercial, public, semipublic, and service uses
which are permitted in the applicable transect
zone pursuant to FBC Table 02
Section 2.02.06.04.02(A)(2)
The last sentence in the section should read:
A Notice of Application shall be provided pursuant to Section 2.02.098.03 of this Specific Plan.
2.03.02 Transect Zones
The map should be depicted as attached.
2.05.06.03 Private Shared Open Space Design Standards
The dimension at the bottom of the figure should read:
(2015 ft. minimum in every
horizontal dimension)
Attachment:
Revised Page 02-35
Agenda Packet Page 194 of 263
Form-Based Code
San Pablo Avenue Specific Plan - August, 2014 - Corrected - 02-35 El Cerrito
Richmond
SAN PABLO
CARLSON
MOESER
CENTRAL
ARLINGTON
FAIRMOUNT
KEY
ELM
RICHMOND
RICHMOND
UNION PACIFIC 55TH
EVERETT
NORVELL
SCHMIDT
MANILA
47TH
NAVELLIER
BLAKE
SAN JOAQUIN
DONAL
STOCKTON
BALRA
LINCOLN
PORTOLA
SAN MATEO
GLADYS
ELLS
BERK
POMONA
HAGEN
MEADE
SUTTER
HILL
SCOTT
FRESNO
CLAYT
AVIS
TAFT
ALBEMARLE
52ND
56TH
CARL
45TH
KNOTT FALL
MONTEREY
49TH
58TH
59TH
BUTTE
BELL
GANGES
VAN FLEET
TERRACE
LAWRENCE
SHASTA
51ST
SANTA CRUZ
50TH
GATELY
GATTO
OVEREND
CENTRAL
F
CARQUINEZ
M
TAMALPA
HUNTINGTON
SAN JOSE
BEHR
STATE
PIERCE
KEARNEY
57TH
FLEMING
YOSEMITE
MERCED
ALAMEDA
AVILA
ISABEL
CLUB VIEW
VIEW
FALLON
EL DORADO
MARIPOSA
HARPER
FRAY
CREELY
KENT
IMPERIAL
FERN
PLANK
46TH
CONLON
BELMONT
HARTNETT
RYDIN
SCHOOL
SAN BENITO
OAK
OHIO
MADISON
MENDOCINO
COLUMBIA
JEFFERSON
CARLOS
SNOWDON
43RD
LIBERTY
GLEN MAWR
WESLEY
WALL
LASSEN
LASSEN
WALNUT
OSCAR
JULIAN
RIVERA
ORCHARD
CENTER
NUNN
HUMB
REGENCY
SEAVIEW
ROGER
KENILWORTH
PANAMA
WENK
REID
SAN LUIS
PINEHURST
TEHAMA
CABRILLO
ARNO
YOLO
WALDO
MOUND
SANTA CLARA
PLUMAS
VICTORIA
FAIRVIEW
CASTILLA
REECE
MANOR
NAPA
HIGHLAND
SACRAMENTO
CORONADO
BURLINGAME
PLAZA
MORRIS
CAROL
DOUGLAS
EDNA HERSHEY
MAIDEN
KINGS
49TH
KEARNEY
EUREKA
EVERETT
KEARNEY
45TH
LIBERTY
45TH
LIBERTY
CYPRESS
SANTA CLARA
SANTA CLARA
50TH
ELM
46TH
KEARNEY
KEARNEY
WALDO
47TH
MARIPOSA
NORVELL
LEXINGTON
LIBERTY
MERCED
BAYVIEW
LIBERTY
ELM
EVERETT
49TH
56TH
COLUMBIA
Ohlone Greenway
San Francisco Bay
ADAMS
CARLSON
CUTTING
POTRERO
Castro
Park
Hillside
Natural Area
Point Isabel
Regional
Shoreline
Booker T Anderson Park
State Court
Park
Canyon
Trail Park
Cerrito
Vista
Park
Fairmount Park
Central
Park
Creekside Park
Albany Hill
Park
Hillside
Natural Area
Baxter
Creek
Park
Bruce King
Dog Park
80 580
T
T
CA
MERCED
MARIPOSA
SANTA CLARA S
MERCED
CAR
ED
O
D
MIDTOWN
TAFT
50TH
OVEREND
REECE
49TH
T
CUTTING C
UPTOWN
Creeksi Creekside C ksi
Pa
kside DOWNTOWN Par
Albany
EADE
49TH
51ST
ISABEL
HARTNETT
50TH
San Francisco Bay
Point Isabel Point Is
Regional Re
Shoreline ho
5 EA
08.03.2014
Data sources:
El Cerrito GIS, Alta Planning, City of Berkeley GIS
City Limit
Park
Creek
Engineered Channel
Underground Storm Drain
1/2 Mile BART Pedestrian
Service Area
El Cerrito
Transit-Oriented
Higher-Intensity Mixed Use
Transit-Oriented
Mid-Intensity Mixed Use
Theater District Overlay
Richmond
T5 Main Street
T4 Main Street
San Pablo
Avenue
Specific Plan
Transect Zones
Plan
N 500 0 500 250 ft
2.03.02 TRANSECT ZONES
FBC Figure 02. Transect Zones Map
TRANSECT ZONES |
Zoning designations for all properties in the City of Richmond are subject to change pursuant to the Richmond Livable Corridors Form-Based Code adoption process. Please refer to the Richmond Livable Corridors Form-Based Code for all zoning regulations.
Parcels in both jurisdictions shall be subject to the entitlement process of the jurisdiction in which it has the majority of its lot acreage.
Agenda Packet Page 195 of 263
Planning Commission Resolution PC2022-14
A RESOLUTION OF THE CITY OF EL CERRITO PLANNING COMMISSION RECOMMENDING THAT THE EL
CERRITO CITY COUNCIL CERTIFY THE FINAL SUPPLEMENTAL ENVIRONMENTAL IMAPCT REPORT FOR
THE SAN PABLO AVENUE SPECIFIC PLAN UPDATE
WHEREAS, on September 22, 2014, the El Cerrito City Council adopted Resolution 2014-50, certifying the Environmental Impact Report for the San Pablo Avenue Specific Plan; and WHEREAS, on November 20, 2020 the City of El Cerrito issued a Notice of Preparation for a Supplemental Environmental Impact Report (SEIR) for the San Pablo Avenue Specific Plan update, pursuant to the California Environmental Quality Act (CEQA) Guidelines; and WHEREAS, on December 3, 2020, the Planning Commission held a public scoping meeting for the SEIR and received public comments; and
WHEREAS, the Draft SEIR was circulated on July 19, 2022; and WHEREAS, the public comment period for the Draft SEIR ended on September 2, 2022; and WHEREAS, the Final SEIR has been prepared in accordance with the CEQA Guidelines; and WHEREAS, on October 19, 2022, the Planning Commission, after due consideration of all evidence and reports offered for review does find and determine the following:
1. Pursuant to the CEQA Guidelines a Notice of Preparation of a Supplemental Environmental Impact Report (SEIR) was circulated on November 20, 2020. A scoping meeting was held on December 3, 2020. The Draft Supplemental Environmental Impact Report was circulated on July 19, 2022. The public comment period on the Draft SEIR ended on September 2, 2022.
Pursuant to CEQA, comments received during the comment period have been responded to in the Final SEIR which is now before the Planning Commission for consideration.
2. The analysis contained in the SEIR has been had been developed using experts in related fields to professional standards stipulated by the CEQA Guidelines and by prevailing CEQA case law.
3. The Final SEIR was presented to the Planning Commission prior to the October 19, 2022 meeting. The Planning Commission reviewed the Final SEIR and has considered the analysis contained therein.
4. The Final SEIR has been developed by City of El Cerrito staff and the City’s consultant, using the analysis of experts in related fields. The Final SEIR reflects the independent expert analysis the City of El Cerrito’s independent judgment.
NOW, THEREFORE, BE IT RESOLVED, that after careful consideration of maps, facts, exhibits, correspondence, and testimony, and other evidence submitted in this matter, and, in consideration of the findings, the El Cerrito Planning Commission hereby recommends that the El Cerrito City Council Agenda Packet Page 196 of 263
Agenda Packet Page 197 of 263
Planning Commission Resolution PC2022-15
A RESOLUTION OF THE CITY OF EL CERRITO PLANNING COMMISSION RECOMMENDING THAT THE EL
CERRITO CITY COUNCIL ADOPT AN UPDATE TO THE SAN PABLO AVENUE SPECIFIC PLAN WITH
AMENDMENTS TO REQUIRE BUILDING ELECTRIFICATION FOR ALL NEW BUILDINGS SUBJECT TO TIER II OR
TIER IV DESIGN REVIEW, AND TO INCREASE THE ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE) REQUIREMENT TO 20% OF PARKING SPACES FOR ALL NEW BUILDINGS SUBJECT TO TIER II OR TIER IV
DESIGN REVIEW, WITH POTENTIAL APPEALS PROCESSES, WAIVERS, AND SMALL PROJECTS AND SPECIAL
CASES CLARIFICATIONS AS DETERMINED BY STAFF
WHEREAS, on September 22, 2014, the El Cerrito City Council adopted Resolution 2014-52, adopting the San Pablo Avenue Specific Plan; and
WHEREAS, on September 22, 2014, the El Cerrito City Council adopted Resolution 2014-51, approving a General Plan amendment for properties located in the San Pablo Avenue Specific Plan area; and WHEREAS, on September 22, 2014, the El Cerrito City Council introduced Ordinance 2014-06, rezoning properties located in the San Pablo Avenue Specific Plan area; and WHEREAS, Ordinance 2014-06 became effective on November 6, 2014, making the San Pablo Avenue Specific Plan effective as of this date; and
WHEREAS, in 2019, the City of El Cerrito commenced the preparation of an update to the San Pablo Avenue Specific Plan; and
WHEREAS, on January 16, 2019, the Planning Commission and Design Review Board reviewed the scope of the Specific Plan update; and
WHEREAS, on February 5, 2019, the El Cerrito City Council reviewed the scope of the Specific Plan update; and
WHEREAS, on March 31, 2021, the Planning Commission and Design Review Board reviewed focused areas within the scope for the Specific Plan update; and WHEREAS, the Draft of the Specific Plan update was released for public review on July 19, 2022; and WHEREAS, the Draft Supplemental Environmental Impact Report for the San Pablo Avenue Specific Plan update was circulated on July 19, 2022; and
WHEREAS, the Final SEIR was prepared in accordance with the CEQA Guidelines; and WHEREAS, on August 17, 2022, the Planning Commission and Design Review Board reviewed the draft of the San Pablo Avenue Specific Plan Update; and
WHEREAS, this update to the San Pablo Avenue Specific Plan complies with the provisions of Government Code Section 65453; and
WHEREAS, on October 19, 2022, the Planning Commission, after due consideration of all evidence and reports offered for review does find and determine the following:
1. 1. The San Pablo Specific Plan is in the public interest and will advance the health, safety, and general welfare of the City of El Cerrito.
Agenda Packet Page 198 of 263
Agenda Packet Page 199 of 263
RESOLUTION 2022-XX
A RESOLUTION OF THE CITY OF EL CERRITO CITY COUNCIL ADOPTING THE
UPDATED SAN PABLO AVENUE SPECIFIC PLAN WITH AMENDMENTS
REGARDING BUILDING ELECTRIFICATION AND ELECTRIC VEHICLE CHARGING WHEREAS, on September 22, 2014, the El Cerrito City Council adopted Resolution 2014-50, certifying the Environmental Impact Report for the San Pablo Avenue Specific Plan; and
WHEREAS, on September 22, 2014, the El Cerrito City Council adopted Resolution 2014-51, adopting a General Plan Amendment for the San Pablo Avenue Specific Plan; and
WHEREAS, on September 22, 2014, the El Cerrito City Council adopted Resolution 2014-52, adopting the San Pablo Avenue Specific Plan; and WHEREAS, on September 22, 2014, the El Cerrito City Council adopted Ordinance 2014-06, rezoning properties within the San Pablo Avenue Specific Plan area; and
WHEREAS, the draft Specific Plan update was released for public review on July 19, 2022; and
WHEREAS, on July 19, 2022, the City released for a 45-day public review period a Draft Supplemental Environmental Impact Report (SEIR) which identified and evaluated the potential environmental impacts of the proposed Specific Plan; and WHEREAS, the City completed the Final Supplemental Environmental Impact Report and a final draft of the San Pablo Avenue Specific Plan update and released both documents for public review on October 15, 2022; and WHEREAS, adoption of the Specific Plan update has complied with the provisions of Government Code Section 65453; and
WHEREAS, the Planning Commission held a duly noticed public hearing on October 19, 2022 at which it received testimony and other evidence and recommended that the City Council certify the Supplemental Environmental Impact Report and adopt the San Pablo Avenue Specific Plan update with amendments regarding building electrification and electric vehicle charging; and
WHEREAS, building electrification reduces carbon emissions and staff will provide additional information supporting the building electrification amendments referenced herein.
WHEREAS, scientific evidence has established that natural gas combustion, procurement and transportation produce significant greenhouse gas emissions that contribute to global warming and climate change.
Agenda Packet Page 200 of 263
WHEREAS, Section 2.05.05.01.04 of the San Pablo Avenue Specific Plan update is reasonably necessary because of local climatic, geologic and topographical conditions as listed below:
1. As a coastal city located on the San Francisco Bay, El Cerrito is vulnerable to sea level rise, and human activities releasing greenhouse gases into the atmosphere cause increases in worldwide average temperature, which contribute to melting of glaciers and thermal expansion of ocean water--resulting in rising sea levels.
2. El Cerrito is situated along a wildland-urban interface and is extremely vulnerable to wildfires and firestorms, and human activities releasing greenhouse gases into the atmosphere cause increases in worldwide average temperature, drought conditions, vegetative fuel, and length of fire seasons.
3. Structures in El Cerrito are located along or near the Hayward fault, which is likely to produce a large earthquake in the Bay Area.
WHEREAS, substitute electric heating and cooling infrastructure in new buildings fueled by less greenhouse gas intensive electricity is linked to significantly lower greenhouse gas emissions and is cost competitive because of the aggregate cost savings associated with all electric designs that avoid new gas infrastructure and increasing natural gas fuel prices.
WHEREAS, reducing natural gas infrastructure benefits the health, welfare, and resiliency of El Cerrito and its residents.
WHEREAS, the most cost-effective time to integrate electrical infrastructure is in the design phase of a building project because building systems and spaces can be designed to optimize the performance of electrical systems inasmuch as projects can take full advantage of avoided costs and space requirements from the elimination of natural gas piping and equipment venting systems.
WHEREAS, it is the intent of the San Pablo Avenue Specific Plan to reduce obsolete natural gas infrastructure and associated greenhouse gas emissions in new buildings where electric infrastructure can be most practicably integrated, thereby reducing the environmental and health hazards produced by the consumption and transportation of natural gas.
NOW, THEREFORE, BE IT RESOLVED that the El Cerrito City Council, based on its review and consideration of the San Pablo Avenue Specific Plan update, attached exhibits, associated Final Supplemental Environmental Impact Report, and all other information and testimony, hereby adopts the San Pablo Avenue Specific Plan update, with amendments as set forth in Exhibit A and Exhibit B, and finds as follows:
1. The San Pablo Avenue Specific Plan update is in the public interest and will advance the health, safety, and general welfare of the City of El Cerrito.
Agenda Packet Page 201 of 263
2. The San Pablo Avenue Specific Plan update is consistent with the El Cerrito General Plan.
BE IT FURTHER RESOLVED that this resolution shall become effective immediately upon passage and adoption.
I CERTIFY that at a regular meeting on November 15, 2022 the City Council of the City of El Cerrito passed this Resolution by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
IN WITNESS of this action, I sign this document and affix the corporate seal of the City of El Cerrito on November , 2022.
________________________
Holly M. Charléty, City Clerk
APPROVED:
________________________
Gabe Quinto, Mayor
Agenda Packet Page 202 of 263
San Pablo Avenue Specific Plan (SPASP) Update
November 15, 2022
El Cerrito City Council
Agenda Packet Page 203 of 263
• Background/Vision
• Implementation
• Present Final Plan
Update (Form Based
Code)
• Present Final
Supplemental EIR
• Current Issues
• Discussion
Meeting Purpose
Agenda Packet Page 204 of 263
Background/Vision
Imagine San Pablo Avenue as a grand
boulevard stretching from Oakland to
Hercules, with jewels of pedestrian-friendly
and family-friendly mixed-use urban and
distinctive neighborhoods along the
way. The San Pablo Avenue of the
future will include a diverse range
of housing, business, service, recreational,
educational, transportation and
civic opportunities with distinct nodes of
activity in each city connected by an
attractive, multi modal world class
boulevard.
Loni Hancock
Former State Assemblymember/State Senator
Destination: San Pablo Avenue/SR 123 Vision
(2004)
Agenda Packet Page 205 of 263
Background/Vision
• Caltrans/State Route 123
o Sidewalk Relinquishment
(2005)
o Cerrito Theater (2006)
• City Hall (2008)
• Baxter Creek Gateway (2006)
• SPA Streetscape (2011)
o New Enhanced Crosswalks,
LED lights, Bicycle Racks, 300+
Trees/Median plantings, New
Enhanced Crosswalks; Bus
Benches, Dual Stream
Containers, Signage
• Complete Streets/del Norte
Complete Streets (2023)
Agenda Packet Page 206 of 263
5 San Pablo Avenue
Specific Plan
(2014/2022)
Climate Action
Plan (2013)
General Plan
(1999)/Housing
Element
Economic
Development
Action Plan
(2006/16)
Urban Greening
Plan (2015)
Active
Transportation
Plan
(2007/2016)
Strategic Plan
(2013)
Agenda Packet Page 207 of 263
General Plan (1999)
Major Issues: Development within SPA corridor is
unattractive & not pedestrian friendly
Housing Element
2007-2014: Calls for streamlining to support more dense development
2015-2022: Utilizes Form Based Code/SPASP EIR to
streamline development. Adopt Inclusionary Zoning. “On
Track” for RHNA
2023-2031: Provides 92% of new RHNA within SPASP area
Climate Action Plan (2013/2023)
Land Use, Transportation & Community Development
Sustainable Community Goal
1.Encourage compact, higher density infill development along transportation corridors
2.Encourage more pedestrian friendly economic activity
3.Invest in walking/biking/transit infrastructure
Agenda Packet Page 208 of 263
Strategic Plan (2013)
Goal B: Achieve long-term financial
sustainability
o Attract & maximize opportunities for
new/expanding businesses
Goal C: Deepen a sense of place &
community identity
o Reimagine underdeveloped and
underutilized properties through
advance planning that encourages
investment and/or new development
o Encourage use of alternative modes of
transportation
Goal F: Foster environmental
sustainability citywide
o Implement CAP by reducing vehicle
miles traveled through a wellconnected bicycle, pedestrian and transit oriented urban form
Corner of Cutting and San Pablo
Avenue…over time Agenda Packet Page 209 of 263
Economic Development
Action Plan (2006/2016)
o Create a consistent 2020
vision with a transition to an
urban lifestyle environment
attracting high-quality
development in key
commercial areas
Urban Greening (2015) &
Ohlone Greenway Master
(2009) Plans
o Enhance quality of life for
residents by improving
existing and creating new
public places and open
spaces to support increased
density
11335-41 San
Pablo Avenue
6501 Fairmount
Centennial Park
Mews @ Mayfair
Agenda Packet Page 210 of 263
San Pablo Avenue Specific Plan (2014)
Economic Feasibility
o Allowed Increase in Height to 5-6
stories “by right”
o Reduced Parking Requirements
o Allowed ground floor residential
Quality of Life/Design
o Form Based Code + Complete Street
Plan
o 1% for Art
o Private/Public Open Space
o Frontage Improvements
o Fees
▪ New: Stege SPA Capacity Fee;
Transportation Impact Fee
▪ WCCUSD, Subregional
Transportation Mitigation Program
Agenda Packet Page 211 of 263
San Pablo Avenue Specific Plan (2014)
Streamlined Permitting
o Provided EIR capacity for first 1,706* units
+243,112 sf net new commercial
o Created objective design standards (= certainty)
o Removed requirement for Use Permit for food
uses/restaurants
o Created Tier I Process for Minor Improvements
▪ Administrative
▪ Façade Improvements
▪ Signage
* Includes projects approved prior to
SPASP
Agenda Packet Page 212 of 263
Since 2014 # of
Projects
# of Units Square
Foot Comm
ercial
Note
Entitled 18 1,025 Differs from Program EIR
Constructed 4 243 12,707 sf -3,000 convert to L/W
Construction Phase* 6 321 3,431+ 124
room hotel
*3- Ready to Pull Permit/Demo
*3- Preparing to Submit Permit
Agenda Packet Page 213 of 263
Since 2014 # of
Projects
# of Units Square
Foot
Commercial
Note
Entitled 18 1,025 Differs from Program EIR
Constructed 4 243 12,707 sf 3,000 conv. To L/W
Construction
Phase*
6 321 12,563+
124 room
hotel
*3- Bldg Permit Ready/Demolition
*3- Preparing to Submit Permit
6115 Potrero/11335 SPA 6501 Fairmount
10290 SPA 11645 SPA
Mayfair Affordable
10919 SPA
Agenda Packet Page 214 of 263
Since 2014 Projects # of Units SF Comm. Note
Entitled 18 1,025 Differs from Program
EIR
Entitled/“Inactive” 6* 493 8,130 * Re-entitle
Expired Entitlement 2
10192 San Pablo Avenue* 11965 San Pablo Avenue "Polaris" 11795 San Pablo Avenue 10167 San Pablo Avenue
921 Kearney 10135 San Pablo Avenue
Agenda Packet Page 215 of 263
Since 2014 Projects # of Units SF Comm. Note
Entitled 18 1,025 Differs from Program
EIR
Entitled/“Inactive” 6* 262 10192 Re-entitling
Expired Entitlement 2
10810 San Pablo Avenue: "The
Village" Infill
11048 San Pablo Avenue (now
Harbor Freight Tools)
Agenda Packet Page 216 of 263
San Pablo Avenue Specific Plan (2014)
Year Housing Units Entitled Commercial S.F. Entitled
2015 5 813
2016 63 2,400
2017 279 8,893
2018 224 7,455
2019 534 92,067
2020 182 0
2021 45 1,800
2022 63 7,354
Agenda Packet Page 217 of 263
• San Pablo Avenue Specific Plan
adopted in 2014.
• Environmental Impact Report
analyzed development capacity
of 1,706 residential units and
243,000 square feet of
commercial space.
• Over 1,500 units had been
entitled by 2020.
• Supplemental EIR needed to
increase development capacity
• Plan update is incremental;
based largely on lessons learned
from implementation
Background
Agenda Packet Page 218 of 263
• Project commenced early 2019
• Applied for/obtained by MTC and SB 2
grants
• Joint Planning Commission and Design
Review Board Study Sessions in Jan 2019
and March 2021
• City Council received presentation on Plan
update in February 2019
• Diverse community engagement forums
including community meeting in March
2019 and Open House in July 2019
• SPASP Update and SEIR published on July
19, 2022
• Joint Planning Commission and Design
Review Board Study Session in August 2022
SPASP Update Process
Agenda Packet Page 219 of 263
• SPASP Update has four chapters:
• Introduction
• Form Based Code
• Complete Streets
• Infrastructure Systems
• SPASP Update implements the General Plan for the San Pablo Avenue corridor
• SPASP Update is mainly a form-based land use plan
• Complete Streets and Infrastructure chapters plan for infrastructure needed to facilitate new development in the corridor
• General Plan and Specific Plan establish a framework to develop new policies that are consistent with those documents SPASP Update Overview
Agenda Packet Page 220 of 263
Reviewed and endorsed by Planning Commission, Design Review Board, and City Council in 2019
• Commercial Land Uses
• Daylight Plane and Shadow Standards
• Tier IV Process
• Land Use Regulations
• Major Commercial Street Standards
• Neighborhood Street Standards
• Stormwater Infrastructure
• Open Space Standards
• Parking
• Light and Air Exposure to Units
SPASP Update Scope
Agenda Packet Page 221 of 263
Related Efforts
• Housing Element Update
• Climate Action Plan Update
• Safety Element Update
Agenda Packet Page 222 of 263
Introduction
Agenda Packet Page 223 of 263
• Updates to City policy
documents and State
Regulations since 2014
• Updates to Plan Goals and
Policies
Introduction
Agenda Packet Page 224 of 263
2014 Goals and Policies
Goal A: Strengthen Sense of
Place
Goal B: Ensure Return on
Investment
Goal C: Encourage Practical &
Market Friendly Development
Goal D: Enhance & Humanize
the Public Realm
Goal E: Catalyze Mode Shift
p. 01-18
2022 Goals and Policies
Goal A: Enliven San Pablo
Avenue
Goal B: Encourage Practical &
Market Friendly Development
Goal C: Support Climate Action
Goals
Goal D: Create Housing That
Supports a Diverse Population
p. 01-19
Agenda Packet Page 225 of 263
36 Form Based
Code
Agenda Packet Page 226 of 263
• Administration of Regulating Code
•Design Review Process
•Public Meeting Process
•Land Use Regulations
• Regulating Plan & Development Standards
•Transect Zones
•Street Types
– San Pablo Ave Commercial Street
– Major Commercial
– Neighborhood Street
– Midblock Connection
Form Based Code Elements
Agenda Packet Page 227 of 263
• Supplemental General Development Standards
•Shadows and Daylight Plane Standards
•Frontage Types
•Sustainable Design Elements
– Energy
– Ecology
•Open Space Standards
•Parking Standards
•Sign Regulations and Signage Standards
Form Based Code Elements
Agenda Packet Page 228 of 263
Regulating Plan
Transit Oriented High-Intensity
Mixed Use & Theater District
Overlay
Transit Oriented Mid-Intensity
Mixed Use
Agenda Packet Page 229 of 263
Street Types
Proposed Refinements
• SPA Commercial
Street
• Major Commercial
Street
• Neighborhood Street
Agenda Packet Page 230 of 263
Street Types
– Expand SPA Commercial
• Central to Lincoln
• Burlingame to
Portola
• Blake to Madison
• Cutting to Wall
SPA Commercial Street &
Major Commercial Street:
Proposed Location
Agenda Packet Page 231 of 263
Street Types
– Expand SPA Commercial
• Central to Lincoln
• Burlingame to
Portola
• Blake to Madison
• Cutting to Wall
– Expand Major
Commercial
• Moeser
• Potrero
SPA Commercial Street &
Major Commercial Street:
Proposed Location
Agenda Packet Page 232 of 263
Street Types
– Clarify 50% of street
frontage of new
development be
commercial and publicserving uses
– Require ground floor
uses to have mechanical
shafts to vent to the roof
to allow for future food
service uses
SPA Commercial Street &
Major Commercial Street:
Other Changes
Agenda Packet Page 233 of 263
Street Types – A new table for Major
Commercial
– Refine to balance
constrained ROW and
adjoining lots, existing
street configuration and
street operations: • Reduce Amenity Zone
to 4’ min; Reduce to 2’
min. in areas where
trees are planted in
parking lane
(Fairmount Ave)
• Reduce Pedestrian
Zone to min. 6’
• No change A B
C
ABC
Major Commercial Street:
Development Standards
ABCDEF
Agenda Packet Page 234 of 263
Street Types – Provide two way
protected, grade
separated Class IV bike
facility on the south
side of Hill Street
Major Commercial Street:
Development Standards
ABCDEF
Agenda Packet Page 235 of 263
Street Types
– Refine standards to
respect the
predominant
residential character
while allowing TOD
Neighborhood Street:
Development Standards
Agenda Packet Page 236 of 263
Street Types
– Refine standards to
respect the predominant
residential character while
allowing TOD:
• Increase Activity Zone
to 10’ to allow for
ground floor open
spaces such as front
yards, porches, and
other open spaces
• Require ground-floor
street-facing units to
have private open space
in front
Neighborhood Street:
Development Standards
Agenda Packet Page 237 of 263
Supplemental General
Development Standards
Agenda Packet Page 238 of 263
– Clarify shadow
standards: Buildings
shall not cast shadows
on December 21 at
1:30pm
– Maintain existing
shadow standards for
Front and Upper Floor
Setbacks along:
• SPA Commercial, Major
Commercial, SPA
Community and
Gateway
• Ohlone Greenway
Shadow and Daylight Plane Standards
Agenda Packet Page 239 of 263
– Clarify and revise Front
and Upper Floor Setback
standards for
Neighborhood Streets in
favor of shadow
standards instead of
daylight plane standards
– Modify Rear and Upper
Floor Setback Adjacent to
Existing Residential
• Use Daylight Plane for
side and rear setback
adjoining single-family,
multi-family and mixeduse residential
Shadow and Daylight Plane Standards
Agenda Packet Page 240 of 263
– Modify and update Energy policies:
• Strongly encourage applicants and
building operators to commit to an
energy program that maximizes the
use of renewable energy
• Require applicant to evaluate the cost
of constructing buildings as all
electric
• Enhance EV requirements in Final
SPASP Update
– Require provision of three waste
streams
– Modify guidelines and standards to
align with City’s Green Infrastructure
Plan goals
Sustainable Design Elements
Agenda Packet Page 241 of 263
– Require on-site public open
spaces based on:
• Location:
– Urban Greening and Green
Infrastructure opportunity
sites
– New key locations such as
BART Stations
• Size:
– When size of development
parcel exceeds 1 acre
– When size of development
exceeds 150 units
Open Space Standards
Public Open Space
Agenda Packet Page 242 of 263
– Ensure upper floor
courtyards have a min.
1:1 ratio
Open Space Standards
Private Shared Open Space
Agenda Packet Page 243 of 263
– Ensure 30% of all private
common open spaces be
private individual open
– Allow for diverse private
individual open spaces
• Ground floor front yards
• Balconies as a result of upper
floor setbacks
• Balconies (Recessed, semirecessed and cantilevered)
– Landscape 50% of all ground
floor open space on
Neighborhood Streets
Open Space Standards
Private Individual Open Space
Agenda Packet Page 244 of 263
– Revise standards for bicycle
parking
– Clarify process for
requesting automobile and
bike parking reductions
Parking
Agenda Packet Page 245 of 263
– Refine Signage Standards
• Allow signs on sites with
multiple frontages
• Align sign area with City’s
municipal code
Sign Regulations and
Signage Standards
Agenda Packet Page 246 of 263
– Refinements to existing
uses
– Addition of new uses
Land Use Regulations
Agenda Packet Page 247 of 263
– Refinement of Design
Review Tiers to clarify the
applicability of each tier
– Changes to Tier III and Tier
IV Design Review Process
– Remain objective as per
State law
Design Review Process
Agenda Packet Page 248 of 263
– Community Meeting
• Required early in design process
– Master Site Plan Review
• Required site plan approval process for large projects – Unit Mix Requirement
– Waivers
Other
Agenda Packet Page 249 of 263
Planning Commission Recommendation:
Require building electrification for all new building subject to Tier II and Tier IV Design Review with potential appeals, waivers, and small project and special case clarifications to be determined by staff.
Exhibit A to Resolution:
• Require electrification (natural gas prohibition) for new housing units in buildings of subject to Tier II and Tier IV Design Review
• Exceptions for technical and financial infeasibility
– Burden on applicant to provide evidence
Building Electrification
Agenda Packet Page 250 of 263
EVSE – Charging equipment
EV Ready – Adequate electricity supplied to support charging equipment (wiring and junction box or outlet)
EV Capable – Electric panel has capacity to support future charging equipment; raceways installed
2022 CalGreen Code requirements for 20+ unit multi-family:
EVSE – 5% of spaces
EV Ready for low power Level 2 – 20% of spaces
EV Capable – 10% of spaces
Electric Vehicle Charging Infrastructure
Agenda Packet Page 251 of 263
Planning Commission recommendation:
Require 20% of parking spaces for all new building subject to Tier II and Tier IV Design Review with potential appeals, waivers and small projects and special cases clarifications to be determined by staff.
Exhibit B to Resolution:
• Require 20% EVSE for new Tier II and Tier IV buildings of 5 units or more or 6,000 s.f. of commercial space
• Allow Automatic Load Management System to distribute
electric load for multiple charging vehicles
• Exceptions for technical and financial infeasibility
– Burden on applicant to provide evidence
Electric Vehicle Charging Infrastructure
Agenda Packet Page 252 of 263
Complete
Streets
Agenda Packet Page 253 of 263
• The Complete Streets chapter not
updated during the 2022 Specific Plan
Update
• The Plan depicts the city's overall efforts
to help support safe multimodal
circulation and mobility
• Projects will be designed and built both
by development projects when the
improvements are directly connected to
the project or through grants and
developer contributions over the life of
the Plan
• Details for the improvements depicted
in concept form are developed when
funding is secured
Complete
Streets
Agenda Packet Page 254 of 263
Infrastructure
Systems
Agenda Packet Page 255 of 263
• Address four systems:
• Storm drainage
• Water
• Sanitary sewer
• Dry utilities
• Revise recommendations to:
• Accommodate changes City policy
documents and State Regulations
since 2014
• Address needs in terms of
increased development capacity
Infrastructure
Analysis
Agenda Packet Page 256 of 263
San Pablo Avenue Specific Plan Update
Final Supplemental Environmental Impact Report (SEIR)
Chris Dugan, MIG
City Council Meeting Agenda Packet Page 257 of 263 – November 15, 2022 • San Pablo Avenue Specific Plan Adopted in 2014:
– Certified Program EIR (State Clearinghouse # 2014042025) – Analyzed impacts of 1,706 dwelling units and 243,110 square feet of commercial space – Identified 5 significant and unavoidable effects related to Aesthetics (scenic views), Cultural Resources (loss of historic resources), Noise and Vibration (temporary construction effects), Cumulative Traffic at San Pablo Avenue/Cutting Boulevard (reduced level-of-service, or LOS)
– City Council found the environmental, economic, fiscal, social, and housing benefits of the Plan outweighed its adverse impacts
• Update to the Adopted Plan Initiated in 2019:
– Changes to Plan area, form-based code, etc.
– Increased development: 2,500 dwelling units, 100,000 square feet of commercial space – If adopted, the Plan Update could support a total of 4,206 dwelling units and 343,110 square feet of commercial space in a transit-oriented corridor (at full development) San Pablo Avenue Specific Plan Update Background
Agenda Packet Page 258 of 263
• The Draft SEIR for the San Pablo Avenue Specific Plan Update was released on July 19, 2022 (State Clearinghouse #2014042025).
– Still a Program EIR that evaluates a long-term plan, identifies mitigation for future development projects, and streamlines environmental review of future projects – Not a new EIR, but a supplement to the certified 2014 EIR (CEQA Guidelines §15163) – Focus on the differences between the approved Plan and the updated Plan pursuant to current CEQA statute and guidelines
• Development of the Draft SEIR included:
San Pablo Avenue Specific Plan Update
Draft SEIR Background
– Notice of Preparation (Nov 2020)
– City/Agency coordination
– Public notice, scoping meeting, and
comments
– Research and analyses on 14
environmental issue areas
Agenda Packet Page 259 of 263
• The Draft SEIR (Chapters 4 thru 19):
– Identifies 14 potentially significant impacts in 6 different resource areas – Included 14 mitigation measures to reduce adverse effects – Concluded 4 impacts would remain significant and unavoidable, even with mitigation:
Aesthetics (scenic views), Cultural Resources (loss of historic resources), Noise and Vibration (temporary construction effects)
– Only one new supplemental impact identified (tribal cultural resources) • Draft SEIR Public Review Occurred July 19 to September 2, 2022 (45 days):
Draft SEIR Findings and Public Review
– Presented to Environmental Quality
Committee
– Presented to Planning Commission, and
Design Review Board (public comments
received)
– 8 written comment letters received:
– 6 letters from individuals and
organizations
– 2 agency letters (Department of Toxic
Substances Control and East Bay
Municipal Utility District)
Agenda Packet Page 260 of 263
• The City reviewed the modifications made to the updated Plan and the public comments received on the Draft SEIR and prepared a Final SEIR in October 2022 that:
– Provides responses to comments received on the Draft SEIR (Final SEIR Chapter 2) – Makes minor corrections to the Draft SEIR (Final SEIR Chapter 3) • Amendment to Final SEIR issued on November 4, 2022 – clarifies that certain mitigation language in the Draft SEIR summary table (e.g., odor mitigation) is not needed due to changes in the Plan made in 2014.
• If adopted, Plan amendments (e.g., all electric residential units, enhanced EV charging requirements) further reduce less than significant impacts. • The Final SEIR, Final SEIR Amendment, and Plan amendments do not change the Draft SEIR impact conclusions or mitigation measures.
San Pablo Avenue Specific Plan Update Final SEIR
Agenda Packet Page 261 of 263
Current Issues
• State Laws versus SPASP “Advantage”
– Parking Minimums eliminated within ½ mi transit everywhere – SB35 Streamlining applies in neighboring cities
• Interest Rates
– Flat rents, rising costs
– “Brutal debt market”
• Vacant Properties
– Entitled, No Project, Unleased Businesses
• Strategy
– Marketing: Business Attraction
– Public Improvements
– Adaptability-Flexibility
– Other Incentives?
Agenda Packet Page 262 of 263
Recommendation
1. Certify the SEIR and adopt written findings regarding significant effects, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP)
2. Adopt a General Plan Amendment for the SPASP update
3. Adopt the San Pablo Avenue Specific Plan Update with amendments regarding building electrification and electric vehicle charging infrastructure
4. Introduce an ordinance for the rezoning for the SPASP update If the City Council takes these actions, staff will file a Notice of Determination pursuant to CEQA.
Agenda Packet Page 263 of 263