San Pablo
Sustainable Transit Oriented Development
Master Plan
Plan Update Presentation
October 17 , 2023
Housing, Economic Development, and Project Management Committee
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN Planning Process
EXPLORE ENVISION PLAN
T echnical
Te a m
Public &
Stakeholder
Input
• Existing Conditions Analysis
reviewed in layers:
• Transportation
• Open Space
• Development
• Housing
• Climate
• Quantitative & Qualitative
Spatial Analysis
• Base Mapping
• Community Pop-Ups
• Stakeholder Meetings
• Online Engagement
• Establish a TOD Vision for
San Pablo
• Identify TOD Priority Areas
• Develop the Streetscape
T oolkit design tool
• Opportunities & Possibilities
Analysis
• Community Charrette
• Stakeholder Workshops
• Survey
• Analysis of all inputs and
results
• Policy recommendations
• Priority Matrix
• Implementation Plan
• Public Plan Review Period
• Stakeholder Open House
Scheduled for November 2023
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
EXPLORE PHASE
Needs Assessment
Policy & Context Review Key Needs Identified
T Transportation
• Safety for pedestrians and cyclists
• Housing near transportation
• Improved facilities and amenities
• More options for active and public transit
modes
• Preparation for low or zero carbon transport
O Open Space
• More parks and trails
• Conserve open space by containing sprawl
• Better public spaces and streetscapes
• Parks and amenities near affordable housing
and schools
• Public spaces connected by transportation
network
• Serve all ages and abilities
D Development
• Remove regulatory barriers
• High density, efficient, sustainable land use
• Use partnerships and empower land owners
• Maintain existing assets and infrastructure
• Develop near transit
Housing
• Compact, dense, affordable housing
near daily needs and schools
• Rental housing
• Variety of housing types
• Housing for families and large households
• Suitable and appropriate housing for
diverse groups including seniors and
young adults
H
Climate Resiliency
• Prepare for extreme weather events
• Address urban heat island effect
• Implement catalyst green infrastructure
projects
• Preserve permeable green space
• Prepare for emergencies including
power outages
R
note: not all documents reviewed are shown
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
TOD Priority Areas
0 N
0.25 0.5
Mi
am Rd
Richmond P
k w y
S tan t on A v e
Rd 2 0
E l P or tal Dr
M ar k e t A v e
Rd 2
0 B r o o k side Dr
B r oad
w a y A
v e
11t h S
t
R umr ill B l v d
Rumr
ill B
lvd
23r
d S
t
San P
ablo A
v e
San P ablo D
CIVIC
DISTRICT
R umr
ill B
lv d
San P
ablo A
v e
San P
ablo D
am Rd
r
Ch u ch L
n
PE l or tal Dr0Rd 2
San P
ablo A
v e
2 3r
d S
t
San P
ablo A
v e
WanlassPark
John HerbertDavis Park
Brentz LaneNeighborhoodPark
Salesian
CollegePrepatory
BayviewElementary
LakeElementary
23rd
DISTRICT
Contra CostaCollege
RiversideElementary
CIVIC
DISTRICT
REGIONAL
COMMERCIAL
DISTRICT
CENTRAL
DISTRICT
Downer Elementary School
SAN P
ABL
O D
AM
ROAD CORRIDOR
RUMRILL CORRIDOR
SAN P
ABL
O A
VE
NOR
TH CORRIDOR
KennedyPlaza
RumrillSportsComplex
Core Districts
Outlying Corridors
Priority Area Map
Core Districts
Concentrated, connected, transit-serviced, and all on
or near San Pablo Avenue.
• 23rd Street District
• Central District
• Civic District
• Regional Commercial District
Outlying Corridors
Additional areas that create a supportive network
without all of the functions of the Priority Areas.
• San Pablo Ave Corridor North
• Rumrill Boulevard Corridor
• San Pablo Dam Road Corridor
City-Wide
San Pablo may implement the policies and direction
in this plan elsewhere in the city as needed, when
targeted for revitalization.
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
A TOD Vision for San Pablo
TOD Vision Cont… | San Pablo Sustainable TOC MP | 16 Feb 2023 San Pablo has the perfect combination of: a rich history and culture; ideal and manageable size; and access to nearby jobs and resources. sense of place. Transit-Oriented Development can tackle the most complex and challenging mobility concerns while at the same time, providing sustainable and attractive built form that amenities.
01 District Gateway:
A place to Enter (T,O)
02 Corridors:
A place to Go Through (T,R)
03 Activity Nodes:
A place to Live (O,D,H,R)
05 Neighborhood Connections:
A place to Connect (T,O,R)
04 Community Heart:
A place to Gather (O,D)
San Pablo’s TOD Priority Areas contain the key
components to ensure long term success.
CENTRAL DISTRICT
CIVIC DISTRICT
MH
MH
Church Ln
El Portal Dr
Rd 20
Church Ln
San Pablo AveVan Ness St
San Pablo
Community
Centre
Helms Middle
School
Old Maple
Hall
Alvarado
Adobe
Museum
College
Center
Walgreens
23rd St
Rd 20
El Portal Dr
San Pablo Ave
Brookside Dr
Rd 20
San Pablo
Supermarket
San Pablo
Supermarket
Kennedy
Plaza
23rd Street District Civic District
Central District Regional Commercial District
entry point
where people arrive by
different modes
main travel routes
activated streetscapes
housing
shops & services
community assets
gathering places
destinations
COMPONENTS WHA T THIS LOOKS LIKE
local streets
pedestrian & cyclist
network
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
Transportation Opportunity Analysis
CENTRAL DISTRICT
CIVIC DISTRICT
EXCHANGE DISTRICT
MH
MH
MH
Church Ln
tS dr32
San Pablo
Avenue
El Portal Dr
Rd 20
Brookside Dr
Market
Ave
San Pablo Dam Road
MICROMOBILITY HUB FACILITY /
CENTRO DE MICROMOVILIDAD
ENHANCED TRANSIT STOP /
PARADA DE TRANSPORTE MEJORADA
NEW BRIDGE OVER CREEK /
PUENTE NUEVO SOBRE ARROYO
ENHANCED PEDESTRIAN CROSSING /
PASO DE PEATONES MEJORADO
“GREAT STREET” STREESCAPE
IMPROVEMENT /
MEJORA DE PAISAJE CALLEJERO
“CALLES EXCELENTES”
NEW PEDESTRIAN & BICYCLE PATH
(SEPARATED) /
NUEVO CARRIL PEATONAL Y PARA
BICICLETA (SEPARADOS)
TRAFFIC CALMED EXISTING STREET /
CALLE EXISTENTE CON TRÁFICO
CALMADO
ENHANCED NEW INTERSECTION /
NUEVA INTERSECCIÓN MEJORADA
MH
NEW STREET (INTERCONNECTED
STREET NETWORK) /
CALLE NUEVA (RED DE CALLES
INTERCONECTADAS)
TRANSIT
TRANSPORTE
Legend
Leyenda
23rd DISTRICT
MH
tS dr32
Brookside Dr
Market
Ave
Market
Dover Ave
University
Ave
Church Ln
23rd Street
Van Ness St
Mason St
Wildcat Creek
Legend
Enhanced New Intersection
Micromobility Hub
Enhanced Transit Stop
New Bridge Over Creek
Enhanced Pedestrian Crossing
“Great Street” Streetscape
Improvement
New Pedestrian & Bicycle Path
(Separated)
Traffic Calmed Existing Street
New Street
(Interconnected Street Network)
Transportation Opportunities Summary
San Pablo Avenue
• Implement “Great Street” improvements along San Pablo Ave to support its role as the primary corridor
Support Transit Routes
• Provide enhanced stops, crossings, and amenities to
improve the experience of transit users
Accommodate Multiple Travel Modes
• Consider micromobility users’ needs including e-scooters, cyclists, pedestrians with strollers or mobility aids, and offer accessible places for mode transition and storage.
Connect Through Large Blocks
• Create a new, interconnected street network when
redeveloping large impermeable blocks
Complete Greenway & Trail System
• Provide access to creek trail system and connect open spaces via pedestrian and cyclist priority greenways
Smooth the Flow of Traffic
• Direct vehicle traffic to wider corridors and calm
neighborhood streets
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
Open Space Opportunity Analysis
Open Space Opportunities Summary
Designate New Parks
• When sites redevelop, require new park space to serve new and existing residents and workers in that area
Enhance Creeks and Natural Areas
• Restore creeks and adjacent natural areas, and provide welcoming, attractive frontages and access points to
activate these linear green spaces
Build Urban Plazas
• Provide plazas at regular intervals along corridors to support “Great Street” streetscapes and offer places to gather
Utilize and Connect Open Spaces
• Ensure broad access to schoolgrounds and sports
fields for community use during off-hours, and connect
destination open spaces through a series of green linkages Schools & Sports Fields
Existing Creek
Active Frontage T owards
Open Space
Green Linkages
Urban Plaza
Creek Enhancement
Urban Park
Creekside Natural Park
and Restoration
Creek Daylighting
Legend
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN TRANSIT-ORIENTED DEVELOPMENT 101
T Transportation
• Modes of transportation
• walking, cycling, transit, cars, ride share...
• Infrastructure & amenities
• ROW lanes, parking spots, bus stops...
O Open Space
• Public domain
• plazas, patios, parks, sidewalk
• “Space Between” stepping off of transport and
before entering a building
• Can be public or private property
D Development
• Buildings
• Activities and land uses occur here
• homes, offices, shops, schools...
• Trip destinations
COMPONENTS
(the ingredients)
CHARACTERISTICS
(what it looks like)
PROCESS
(the how-to)
• Density
• Mixed Use
• Mobility Options
• Placemaking
• Sustainable
• Healthy
• Community Spaces
• Equity
T O D+ +
Combined, intential planning for dense,
mixed use landuse that is served by a
network of frequent transit and walkable
services with a high standard of design
in a compact area.
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
Development Opportunity Analysis
Development Opportunities Summary
Infill Residential Blocks
• Allow gentle intensification and a light mix of uses
throughout established residential neighborhoods, at a
slow pace and led by residents
Mid-Density Redevelopment
• Along transit routes and activity nodes, encourage mid- density development with a mix of housing types, sizes, and levels of affordability
Facade Improvements
• Maintain and revitalize existing development by making improvements to frontages and exterior updates
Comprehensive Development
• On large redevelopment sites, undertake a master
planning process to incorporate an appropriate mix of
uses, built form, density, open space and amenities at the time of redevelopment
Big Box Store Sites
• Utilize box stores with surface parking space for catalyst projects including adding housing, plaza space, and
streetscape improvements at these already-established
community hearts
Legend
“Soft” Single Family
Neighborhood Redensification
Acquisition for Greenway
Facade Realignment/Frontage
Densification
Lower-Density Infill
Mid-Density Contextual
Redevelopent
Large-Scale Comprehensive
Redevelopment
Big Store Redevelopment
Tribal Trust (Reservation) Lands
Tribal Fee Lands
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PUBLIC INPUT
What We Heard Summary
EXPLORE PHASE ENVISION PHASE PLAN PHASE
Engagement
Program
• Virtual Stakeholder Meetings
• Social Media Campaign
• Online Portal + Survey
• 3 Community Pop-ups
• 6 Stakeholder Listening Sessions
• Social Media Campaign
• Online Portal + Survey
• 3 Community Pop-ups
• Community Charrette
• Virtual Stakeholder Meeting(s)
• Draft Plan Online Public Review Period
• Online Portal + Comment Period
Engagement
Objectives
• What are the issues that the TOD Plan should
address?
• What are your concerns and aspirations regard-
ing mobility and land use?
• How do you get around San Pablo?
• What are your ideas for streetscape design?
• What do you need on your street to get around
more comfortably, safer, and faster?
• What are your priorities in the TOD Priority Areas?
• Check out the draft plan
• What is the plan missing?
• What do you like in the plan?
Insights and
Results
• Key themes included cleanliness, safety, and
convenience
• Restaurants and New Parks were the top desires
• Areas needing most improvement ws reported
to be bikability, access to park space, and safety
while traveling
• Respondents reported wanting to live in closer
proximity to shopping/services, schools, and
work
• Respondents generally had neutral or positive
views of many aspects of life in San Pablo
including their ability to travel by transit, walk, and public services
• T op elements desired for all TOD Priority Areas:
• Streetscape Improvements
• Safer Pedestrian/Cyclist Zones
• More Walkable Destinations
• Transportation needs reported:
• Connectivity to other areas from San Pablo
• Bike & pedestrian connections to green space
• Improved traffic flow & safety
• Open Space needs reported:
• Safety in creek trails including lighting
• Better maintenance of public spaces
• Street beautification and placemaking
• Development needs reported:
• Locate public transportation near housing
• High-density, affordable housing
TBD
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Policy Recommendation Framework
66 recommendations
Policy Interventions Physical Interventions
The draft policy report contains 66 recommendations
for transportation, open space, and development, which
are built on the opportunities analysis. Each category has recommendations for policy (program and plan) interventions and physical (site-specific) interventions.
T
O
D
H R
Two equity lenses are applied to the recommendations:
Housing and Climate Resiliency. These evaluate or enhance the policy recommendations in ways that support on-going work at the local and state level to promote equity within the community.
Housing Lens Climate Resiliency
Lens
Recommendations that
improve San Pablo’s
ability to mitigate,
respond, and adapt to
climate-related stresses
and events.
Recommendations that
support the goals of
the Draft 2023 Housing
Element, focused on
using the TOD Priority
Areas as catalysts.
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Recommendations Summary
TRANSPORT A TION OPEN SP ACE DEVELOPMENT
Policy
Interventions
Physical
Interventions
T O D
• Update existing plans to support
TOD on roads, streets, and frontages
• Implement a Complete Streets
Policy
• Enhance role of developers to
support multi-modal travel, improve
streetscape, and support transit-
supportive land uses
• Establish partnerships to
cooperatively improve regional
transit, bike route, and trail networks
• Implement “Great Street” measures
• Improve and complete trail network
• Redesign intersections & crossings
• Traffic calm main streets
• Enhance transit stops
• Create a fine-grained street network
• Update existing plans to support
TOD in existing and planned open
spaces
• Enhance role of developers to
improve open spaces or frontages
onto open spaces
• Establish partnerships to coordinate
efforts to advance the open space
network
• Require and build new parks and
plazas
• Renaturalize and enhance creeks
• Connect open spaces with green
linkages
• Align with regional TOC efforts
• Support attractive, high-quality built
form and architecture
• Use public lands for community uses
• Prioritize processing of TOD Priority
Area housing and mixed use
development
• Preserve existing and create new
affordable housing
• Work with partners, including
developers, to attain goals
• Encourage appropriate infill and
density
• Comprehensively redevelop large
sites and shopping centers
• Create T owne Center Design
Guidelines
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Prioritization Matrix
TIME FRAME
COST
2> years 2-5 years 5+ years
$
$$
$$$
QUICK
START
PLANNING
HORIZON
BIG MOVES
Quick Starts
Specific, contextual, and responsive to an immediate
need with the fewest regulatory barriers.
• May include pilot projects, activations, events.
• Generally smallest impact, but don’t underestimate the results that small budgets and short time frames can
produce.
• Some quick starts include relatively simple plan/policy updates that enable big moves during implementation.
Planning Horizon
Recommendations that fit within a typical municipal
process
• May include policy updates, development review, general analysis and reporting.
• Introduce iterative and innovative ways to make changes continually over time with better projects and programs.
Big Moves
Often requiring their own plan, Big Moves define the
standard for look and feel for the whole city.
• May include campus or mall-scale master planning sites or new policy programs
• Most stakeholders, costs, and time requirement, but have the ability to have long-lasting impacts.
Prioritization Levels Examples
• Establish partnerships to
advocate for rapid bus
• Daylight underground
segments of Wildcat Creek
• Build affordable housing on
surplus public lands
T
O
D
• Redesign pedestrian
crossings by schools
• Build new plazas on main
corridors
• Require tenant protection and
provision of tenant services
T
O
D
•
Enhance transit stops
• Offer a Plaza Activation Fund
• Enable manufactured (pre-
fabricated) builds
T
O
D
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Implementation Plan
TOD implementation is set in motion by three key drivers, which are assigned to each recommendation:
Funding Team Assignment Prompt
Grant cycles and municipal budget cycles
play a key role in determining project
priority, timeframe, and viability.
• Municipal operating and capital project
budget
• Partner and private market investment/land
value capture
• Grants and loan programs
T eams to lead various initiatives, from
grant applications through to project
completion.
• Typically led by Community Services, Planning
& Zoning, Housing or Building Services
departments
• May be further broken down into task forces,
committees, or project teams
• May include stakeholder groups including
steering committees with members of the
public
The reason for the project to kick-off.
• Often is tied to receiving funding and grant
timelines
• May be tied to a private land owner’s
redevelopment interest timeline
• May be prompted by council direction or
community priorities including results of new
studies, urgent event, or emerging needs
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
MILESTONES & NEXT STEPS
2021
City of San
Pablo awarded
CalTrans
Sustainable
Communities
Grant
Spring
2022
RFP for
consulting team
to complete
project awarded
to IBI Group
(now Arcadis)
Plan research,
writing, and
public input
Fall 2022 -
Current
Draft plan
issued for
review by city,
stakeholders,
and the public
Fall
2023
Plan finalization
and presentation
to Council
Winter
2023
Plan adopted by
Council
Winter
2023
we are here
Thank you
Q&A