San Pablo Sustainable TOD
Master Plan
Housing, Economic
Development, and Project
Management Committee
January 29, 2024
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PURPOSE
Holistic planning to
align State, Regional,
and Municipal goals
Integrate and improve
mobility options in
San Pablo
Prepare for future
growth and
investment
Align and implement
best practices for
Transit-Oriented
Development
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 and
Committees
Winter
2024
Plan adopted
by Council
Spring
2024
we are here
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
COMPONENTS
(the ingredients)
CHARACTERISTICS
(what it looks like)
PROCESS
(the how-to)
Density
Mix of Uses
Mobility Options
Placemaking
Sustainable
Healthy
Community Spaces
Equity
+ +
Planning for dense, mixed use
places that are served by a network
of frequent transit and walkable
services with a high standard of
design in a compact area.
TRANSIT-ORIENTED DEVELOPENT 101
T Transportation
O Open Space
D Development
walking
cycling
transit
cars
parking
bus stops
plazas
patios
parks
sidewalks
gardens
buildings
homes
offices
shops
schools
industry
T O D
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLANNING PROCESS
• Existing Conditions Analysis
• Quantitative & Qualitative Spatial
Analysis
• Base Mapping
• Community Pop-Ups
• Stakeholder Meetings
• Online Engagement
• Set a TOD Vision for San Pablo
• Identify TOD Priority Areas
• Develop the Streetscape Toolkit
design tool
• Opportunities 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
Technical
Team
EXPLORE ENVISION PLAN
Public &
Stakeholder Input
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
EXPLORE PHASE
Policy & Context Review Key Needs Identified
note: not all documents reviewed are shown
Transportation
1: Balance Local and Regional Travel
2: Identify and Close Gaps in the Active
Transportation Network
3: Improve access to Higher-Order Transit
Open Space
4: Increase Parks and Open Space
5: Build Strong Connections to Parks and
Open Space
6: Prioritize New Open Spaces near
Redevelopment Areas with High Densities
Development and Housing
7: Focus on City Centre
8: Embrace Regional and State Housing Direction
9: Align TOD with Housing Element and General
Plan Updates
Climate Resiliency
10: Create and Track Sustainability Goals
11: Tap into the Evolving Sustainability Market
12: Incorporate Green, Resilient Infrastructure in
Projects and Developments
O
T
R
D
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
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
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)
entry point
where people arrive
main travel routes
streets full of life
housing
shops
community services
gathering places
destinations
COMPONENTS WHAT THIS LOOKS LIKE
local streets
pedestrian & cyclist
network
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
Transportation Opportunity Analysis
Transportation Opportunities Summary
• “Great Street” improvements along San Pablo Ave
• Enhance bus stops with shelters and amenities
• Add new crossings for pedesetrians
• Improve accessibility for users of all modes
• Prioritize pedestrian connectivity through large
impermeable blocks
• Complete trail system with improved access
• Connect open spaces via pedestrian and cyclist
priority greenways
• Smooth traffic flow
• Calm neighborhood streets
San Pablo Dam Road
Ridge Rd
Willow Rd
Vale Rd
Gateway Ave
Chattleton Ln
Villa Dr
Salesian
College
Prepatory
City Hall
San Pablo
Community
Center
Helms Middle
School
CENTRAL DISTRICT
CIVIC DISTRICT
REGIONAL COMMERCIAL
DISTRICT
MH
MH
MH
Church Ln
23rd St
El Portal Dr
Rd 20
Brookside Dr
Market Ave
San Pablo Dam Road
San Pablo Avenue
San Pablo Avenue
Ave
Market
Dover Ave
University
A
ve
Church Ln
Van Ness St
Mason St
Wildcat Creek
MH
Tribal
Lands
Wildcat Creek
Wildcat Creek Trail
San Pablo Avenue
Existing Trail System
Area to be Prioritized for
Pedestrian Connectivity
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
Open Space Opportunity Analysis
Open Space Opportunities Summary
• Designate new parks
• Renaturalize creeks and surrounding areas
• Improve the interface and access between building
and open space
• Build urban public open spaces
• Utilize and connect open spaces
Tribal
Lands
23rd DISTRICT
CIVIC DISTRICT
REGIONAL
COMMERCIAL DISTRICT
SCHOOLS & SPORTS FIELDS /
ESCUELAS Y CAMPOS DEPORTIVOS
EXISTING CREEK /
ARROYO EXISTENTE
ACTIVE FRONTAGE TOWARDS OPEN
SPACE /
FRONTAL ACTIVO HACIA EL ESPACIO
ABIERTO
GREEN LINKAGES /
VÍNCULOS VERDES
URBAN PLAZA /
PLAZA URBANA
STREETSCAPE CREEK ENHANCEMENT
MEJORA DE PAISAJE CALLEJERO
HACIA EL ARROYO
URBAN PARK /
PARQUE URBANO
CREEK DAYLIGHTING /
DRENAJE NATURAL DEL ARROYO
CREEKSIDE NATURAL PARK AND
RESTORATION /
PARQUE NATURAL AL LADO DEL
ARROYO Y RESTAURACIÓN
23rd St
San Pablo Avenue
San Pablo Dam Road
Church Ln
El Portal Dr
Rd 20
Brookside Dr
Market Ave
OPEN SPACE
ESPACIO ABIERTO
Legend
Leyenda
San Pablo Avenue
San Pablo Avenue
Rd 20
23rd St
San Pablo Dam Road
Ridge Rd
Willow Rd
Vale Rd
Gateway Ave
Chattleton Ln
Villa Dr
San Pablo Avenue
Salesian
College
Prepatory
City Hall
Wildcat Creek
St. Paul
School
Wildcat Creek Trail
Schools and Sports Fields
Existing Creek
Active Frontage
Towards Open Space
Green Linkages
Public Urban Open Space
Creekside Natural
Park and Restoration
Creek Daylighting
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
ENVISION PHASE
Development Opportunity Analysis
Development Opportunities Summary
• Revitalize main streets through infill development
• Implement building frontage improvements
• Redevelop large blocks with mid-density
development
• Guide planning during shopping centre
comprehensive redevelopment
San Pablo
Supermarket
College Center
Tribal
Lands
CIVIC DISTRICT
CENTRAL DISTRICT
Church Ln
23rd St
San Pablo Avenue
“SOFT” DETACHED RESIDENTIAL
NEIGHBORHOOD REDENSIFICATION /
REDENSIFICACIÓN “SUAVE” DEL
VECINDARIO
DEVELOPMENT
& HOUSING
DESARROLLO Y VIVIENDAS
ACQUISITION FOR GREENWAY /
ADQUISICIÓN PARA VÍA VERDE
LOWER-DENSITY INFILL /
RELLENO DE BAJA DENSIDAD
MID-DENSITY CONTEXTUAL
REDEVELOPMENT /
URBANIZACIÓN CONTEXTUAL DE
DENSIDAD MEDIA
LARGE-SCALE COMPREHENSIVE
REDEVELOPMENT /
REDESARROLLO INTEGRAL DE GRAN
ESCALA
FACADE REALIGNMENT / FRONTAGE
DENSIFICATION
REALINEACIÓN DE FACHADA / DENSIFI-
CACIÓN DE FRONTALES
BIG STORE REDEVELOPMENT /
RENOVACIÓN DE TIENDAS
GRANDES
TRIBAL TRUST (RESERVATION) LANDS /
TIERRAS DE FIDEICOMISO TRIBALES
(RESERVA)
TRIBAL FEE LANDS /
TIERRAS DE TARIFAS TRIBALES
Rd 20
San Pablo Dam Road
Legend
Leyenda
FOCUS AREA /
AREA DE ENFOQUE
REGIONAL
COMMERCIAL DISTRICT
San Pablo Dam Road
Ridge Rd
Willow Rd
Vale Rd
Gateway Ave
Chattleton Ln
Villa Dr
San Pablo Avenue
Salesian
College
Prepatory
City Hall
San Pablo
Community
Center
Helms Middle
School
23rd DISTRICT
El Portal Dr
Brookside Dr
San Pablo Avenue
San Pablo Avenue
Rd 20
23rd St
Ave
Market
Dover Ave
University
Ave
Church Ln
Van Ness St
Mason St
Wildcat Creek
Acquisition for
Greenway
Frontage
Improvements
Lower-Density
Contextual Infill
Medium-Density
Contextual Areas
Large-Scale
Comprehensive Areas
Big Store Areas
Legend
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PUBLIC INPUT
What We Heard
Engagement
Program
Engagement
Objectives
Insights and
Results
EXPLORE ENVISION PLAN
• Virtual Stakeholder Meetings
• Social Media Campaign
• Online Portal + Survey
• 3 Community Pop-ups
• What are the issues that the TOD
Plan should address?
• What are your concerns and
aspirations for mobility and land use?
• How do you get around San Pablo?
• Themes: cleanliness, safety, and
convenience
• Desires: restaurants, new parks,
living in closer proximity to shopping,
services, schools, work
• Areas needing most improvement:
bikability, access to park space, and
safety while traveling
• Generally neutral or positive views
of many aspects of life in San Pablo
including transit access, walking, and
public services
• 6 Stakeholder Listening Sessions
• Online Portal + Survey
• 3 Community Pop-ups
• Community Charrette
• 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?
Transportation needs:
• Connectivity to other areas from San Pablo
• Bike & pedestrian connections to green space
• Improved traffic flow & safety
Open Space needs:
• Safety in creek trails
• Better maintenance of public spaces
• Street beautification and placemaking
Development needs:
• Locate public transportation near housing
• High-density, affordable housing
• Virtual Stakeholder Meeting(s)
• Draft Plan Online Public Review
• Online Portal + Comment Period
• Check out the draft plan
• What is the plan missing?
• What do you like in the plan?
• Well recieved by Stakeholders
• Opportunities for further
partnerships with innovative
programs in the region
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Policy Recommendation Framework
57 recommendations
Policy
Recommendations
Physical
Recommendations
T
O
D
Housing
Lens
Climate
Resiliency
Lens
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Recommendations Summary
Policy
Recommendations
Physical
Recommendations
• Update and implement existing plans to
support TOD
• Implement a Complete Streets Policy
• Support developers to improve streetscape,
and encourage transit-supportive land uses
• Partnerships to improve regional transit, bike
route, and trail networks
• Implement “Great Street” measures
• Improve and complete trail network
• Redesign intersections & crossings
• Improve Main Streets
• Enhance transit stops
• Prioritize a pedestrian-friendly, fine-grained
street network when redeveloping large blocks
• Support TOD in existing and planned open
spaces
• Enhance role of developers to improve open
spaces or frontages onto open spaces
• Coordinate efforts through partnerships to
advance the open space network
• Designate and build new parks and plazas
• Renaturalize and enhance creeks and creek
access
• 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 contextual infill and density
• Comprehensively redevelop large sites
and shopping centers
• Create Towne Center Design Guidelines
T O DTransportation Open Space Development
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Prioritization Matrix
Quick Starts
Planning Horizon
• Redesign pedestrian crossings by schools
• Provide creek access
• TOC Policy for density and parking
Big Moves Examples
Prioritization Levels
• Establish partnerships to advocate for rapid bus
• Daylight underground segments of Wildcat Creek
• Comprehensive redevelopment of shopping centres
T
• Enhance transit stops
• Activate frontages facing open spaces
• Encourage land assemblies
T
T
O
O
O
D
D
D
BIG MOVES
PLANNING
HORIZON
QUICK
START
<1 year 2-5 years 5+ years
$
$$
$$$
T I M E F R A M E
C O S T
CITY OF SAN PABLO - SUSTAINABLE TRANSIT-ORIENTED DEVELOPMENT MASTER PLAN
PLAN PHASE
Implementation Plan
Funding
• City budget
• Private market investment
• Land value capture
• Grants
• Loans
Team
• Community Services
• Planning
• Building Services
• Committees
• Project teams
• Stakeholder groups
• Partnerships
Prompt
• Program timelines
• Redevelopment applications
• Council/committee priorities
• 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 and
Committees
Winter
2024
Plan adopted
by Council
Spring
2024
we are here
Thank you